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HomeMy WebLinkAbout2012-013 - Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2011-46ROH - 03/05/12 RESOLUTION NO. 2012-013 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM, ENVIRONMENTAL REVIEW NO. 2011-46; APPROVING VESTING TENTATIVE TRACT MAP NO. 2012-01 AS CONDITIONED; AND, APPROVING SITE PLAN REVIEW NO. 2012-01 AS CONDITIONED FOR THE PROPERTY LOCATED AT 200 EAST FIRST AMERICAN WAY 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. Vineyard Development is requesting approval of an amendment to an existing development agreement, zoning ordinance amendment, vesting tentative tract map, and site plan review to allow the construction of a multifamily residential project with 278 units at 200 East First American Way. B. This Resolution came before the Planning Commission for a duly noticed public hearing on January 23, 2012. At that time, the Planning Commission continued the matter to February 13, 2012. Staff recommended that the Planning Commission vote to recommend that the City Council: 1. Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2011-46. 2. Adopt an ordinance approving Zoning Ordinance Amendment No. 2012-01 to amend Specific Development Plan No. 43. 3. Adopt an ordinance approving Amendment to Development Agreement No. 2004-03 for the VDC at The Met project. 4. Adopt a resolution approving Vesting Tentative Tract Map No. 2012-01 (County Map No. 17437) as conditioned. 5. Adopt a resolution approving Site Plan Review No. 2012-01 as conditioned. On February 13, 2012, the Planning Commission split by a vote of 3:3 (Commissioner Yrarrazaval absent) on a motion to approve the project, thus creating an impasse. Pursuant to Planning Commission Bylaws (Resolution 01-44, § 8e), the applicant desired to proceed to City Council. Resolution No. 2012-013 Page 1 of 6 C. In accordance with State law, the zoning ordinance amendment and the project's close proximity to the John Wayne Airport (JWA) requires the project to be submitted to the Airport Land Use Commission (ALUC) for a determination of consistency with the Airport Environs Land Use Plan (AELUP) for JWA. The project received FAA clearance on January 26, 2012, with Aeronautical Study No.2012-AWP-393-OE. At the regular meeting of the ALUC for Orange County on February 16, 2012, the Commission found that the proposed Met at South Coast Multi-Family project located at 200 First American Way is consistent with the AELUP for JWA, and that the project is consistent with the AELUP for Heliports. D. Vesting Tentative Tract Map No. 2012-01 (County Map No. 17437) has been filed seeking approval of a vesting tentative tract map for condominium purposes. 1. To adopt a Vesting Tentative Tract Map, California Government Code Section 66474 requires the following findings: The proposed project, as conditioned, and its design and improvements are consistent with the District Center designation on the General Plan and are otherwise consistent with all other elements of the General Plan. The proposed subdivision, Vesting Tentative Tract Map No. 2012-01 is consistent with the District Center land use designation and density prescribed and all other elements of the General Plan. The proposed project, as conditioned, conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. The proposed subdivision conforms to the minimum condominium requirements, as well as meets the letter and intent of the State of California Subdivision Map Act Provisions. Vesting Tentative Tract Map No. 2012-01 is in keeping with the Site Plan Review (Development Project No. 2011-11) and Chapter 34 and 41 of the Santa Ana Municipal Code. Covenants, Conditions and Restrictions (CC&Rs) are required for the project, which need to be approved by the City prior to City Council approval of the final map. iii. The project site is physically suitable for the type and density of the proposed project. The proposed site consists of approximately three acres of land within SD-43, which is physically Resolution No. 2012-013 Page 2 of 6 suitable for the residential development as proposed. Access to the site will occur on First American Way for automobiles. There are no physical constraints on the site to preclude development. iv. 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. A mitigated negative declaration (MND) was prepared pursuant to the California Environment Quality Act for the project. The MND has provided mitigation measures to address plant and wildlife populations existing on the project site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. V. The design or improvements of the proposed project will not cause serious public health problems. The proposed subdivision is not going to have any detrimental effects upon the general public. The MND has identified and addressed impacts and provided mitigation measures to address potential impacts from the project. vi. The design or improvements of the proposed project will not conflict with the easements acquired by the public at large for access through or use of property within the proposed project. There is no easement for public access on this property, therefore the proposed project will not conflict with easements necessary for public access through or use of the property. Public access will be provided from First American Way, MacArthur Boulevard and MacArthur Place. E. The Applicant is requesting site plan approval for the project (Site Plan Review No. 2012-01). The zoning designation for the subject property is Specific Development Plan No. 43 (SD-43). Section 41-593.5(c) of the Santa Ana Municipal Code requires review of all plans within a specific development plan area to ensure the project is in conformity with the Specific Plan. Resolution No. 2012-013 Page 3 of 6 2. Considering adoption of the amendments to SD-43 requested by the applicant, the project is in compliance with all applicable development standards outlined within the Specific Development Plan (SD-43). 3. Considering adoption of the amendments to SD-43 requested by the applicant, the project has been determined to be in compliance with applicable parking, landscaping and architectural provisions governing the project. Section 2. The City Council has reviewed and considered the information contained in the initial study and the mitigated negative declaration and mitigation monitoring program, Environmental Review No. 2011-46, prepared with respect to this Project. The City Council has, as a result of its consideration 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, a mitigated negative declaration and mitigation monitoring program adequately addresses the expected environmental impacts of this Project. On the basis of this review, the City Council finds that there is no evidence from which it can be fairly argued that the Project will have a significant adverse effect on the environment. The City Council hereby certifies and approves the mitigated negative declaration and mitigation monitoring program and directs that the Notice of Determination be prepared and filed with the County Clerk of the County of Orange in the manner required by law. Pursuant to Title XIV, California Code of Regulations ("CCR") § 735.5(c)(1), the City Council has determined that, after considering the record as a whole, there is no evidence that the proposed project will have the potential for any adverse effect on wildlife resources or the ecological habitat upon which wildlife resources depend. The proposed project exists in an urban environment characterized by paved concrete, roadways, surrounding buildings and human activity. Therefore, pursuant to Fish and Game Code § 711.2 and Title XIV, CCR § 735.5(a) (3), the payment of Fish and Game Department filing fees is not required in conjunction with this project. Section 3. The City Council of the City of Santa Ana after conducting the public hearing hereby approves: A. Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2011-46. B. Vesting Tentative Tract Map No. 2012-01 as conditioned in Exhibit "A" attached hereto and incorporated herein. C. Site Plan Review No. 2012-01 as conditioned in Exhibit "B" attached hereto and incorporated herein. These decisions are based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Council Action dated March 5, 2012, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Resolution No. 2012-013 Page 4 of 6 Section 4. This Resolution shall not be effective unless and until Ordinance No. NS-2830 and Ordinance No. NS-2831 become effective. If said ordinances are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise do not go into effect for any reason, then this resolution shall be null and void and have no further force and effect. Section 5. This decision rendered by the City Council of the City of Santa Ana is final and is subject to judicial review pursuant to California Code of Civil Procedure section 1094.6. The Clerk of the Council shall give direct notice to the applicant of the Council's decision and these findings. ADOPTED this 19th day of March, 2012 mayor APPROVED AS TO FORM: Joseph A. Straka Interim City Attorney i? By:, myap V. My ge AssiIij'ant Attorney YES: Councilmembers: Alvarez, Benavides, Martinez Sarmiento Tinaiero, Pulido (6) NOES: Councilmembers: Bustamante (1) ABSTAIN: Councilmembers: None NOT PRESENT: Councilmembers: None (0) Resolution No. 2012-013 Page 5 of 6 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2012-013 to be the original resolution adopted by the City Council of the City of Santa Ana on March 19, 2012. Date: y1?2 s / Z- ) Clerk of the Council City of Santa Ana Resolution No. 2012-013 Page 6 of 6 • Conditions for Approval for Vesting Tentative Tract Map No. 2012-01 (County Map No. 17437) Should the Planning Commission approve Vesting Tentative Tract Map No. 2012-01, the approval is subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this vesting tentative tract map. The applicant must remain in compliance with all conditions listed below throughout the life of the vesting tentative tract map. Failure to comply with each and every condition may result in the revocation of the vesting tentative tract map. A. Planning Division 1. All proposed improvements must conform to the Site Plan Review approval of DP No. 2011-11 and the staff report exhibits. 2. Any amendment to this vesting tentative tract map 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. Landscaping, once installed, shall be maintained per the approved landscape plan. After project occupancy, landscaping is to be maintained to include the minimum level of plant materials installed at the time of occupancy and per the approved plan. 4. A Parking Management Plan documenting how the tandem parking stalls along with other parking operation will function must be submitted and approved prior to submittal into building plan check. The project shall incorporate on-site professional property management for the residential component. 5. Covenants, Conditions and Restrictions (CC&Rs) shall be provided for the project. At a minimum, the CC&Rs shall include provisions pertaining to owner occupancy, restrictions on home-based businesses, the prohibition of storage on balconies, and a restriction on truck delivery hours to non-peak periods shall be submitted prior to building plan check. 6. Prior to submittal into building plan check, detailed elevations shall be submitted to include exterior finishes, materials, and colors subject to approval of the Planning Division. Such plans shall include revised interior • EXHIBIT "A" VTTM NO. 2012-01 MARCH 5, 2012 PAGE 2 OF 7 elevations that use the exterior finishes and materials in the same quantity, subject to the approval of the Planning Division. 7. All parking for the project shall be made available free of charge. Two parking spaces per dwelling unit shall be provided as a part of the deed for each dwelling unit. 8. A Public Art Plan which proposes a specific work(s) of art for a specific location(s) shall be submitted to the Planning Commission for review and approval. All public art approved by the Planning Commission shall be completely installed prior to the issuance of a certificate of occupancy for the project. 9. After project occupancy, landscaping is to be maintained to include the minimum level of plant materials installed at the time of occupancy as required by the approved plans. 10. A detailed amenity deck plan must be reviewed and approved prior to issuance of any building permits. The plan shall include details on the hardscape design, lighting concepts and outdoor furniture for the amenity deck as well as an installation plan. The exact specifications for these items are subject to the review and approval of the Planning Commission. The amenity deck shall be maintained in the same condition as installed at the time of occupancy. 11. A detailed water feature plan must be reviewed and approved prior to issuance of any building permits. The plan shall include a minimum of one water feature within each public plaza, interior courtyard and roof top deck and include elevations, hardscape design, lighting concepts and an installation plan. The exact specifications for these items are subject to review and approval of the Planning Division. The water feature(s) shall be maintained in the same condition as installed at the time of occupancy. 12. At a minimum, the following items must be included as exterior amenities for the development: bike racks, enhanced paving on the walkways, an outdoor fireplace, barbeque and a pool on the amenity deck. The exact specifications for these items are subject to the review and approval of the Planning Division. 13. An interior building amenity plan of the Recreation Room must be reviewed and approved prior to issuance of any building permits. The plan shall include details on the various finishes and equipment to be provided in these EXHIBIT "A" • VTTM NO. 2012-01 MARCH 5, 2012 PAGE 3OF7 rooms. The exact specifications for these items are subject to the review and approval of the Planning Division. 14. The following items must be included as interior amenities within the common areas: granite counter tops, hardwood flooring or equivalent, and gas fireplaces. The exact specifications for these items are subject to the review and approval of the Planning Division. 15. The following items must be included as interior amenities within each unit: granite counter tops or equivalent, hardwood flooring or equivalent, General Electric Monogram appliances or equivalent, tiled bathroom and shower walls, stain grade hard wood cabinets and individual laundry hook-ups. The exact specifications for these items are subject to the review and approval of the Planning Division. 16. An elevator lobby plan of each lobby must be reviewed and approved prior to issuance of any building permits. The plan shall include details on the finishes and flooring to be provided. The exact specifications for these items . are subject to the review and approval of the Planning Division. 17. Pedestrian walkways shall be provided through the project. The amenities to be provided along this pathway shall include decorative concrete and paving, accent lighting, and landscape planters. The materials and design of the walkway is subject to the review and approval of the Planning Division. 18. A Resident Storage Plan shall be provided for the project. Storage shall be available at no cost to the residents. 19. Cast iron drain pipes shall be provided for the project. 20. Smart wiring, including cable television and high-speed cable for computers, shall be provided for each unit and within the project's common areas. 21. Signage to direct guests to the parking structure shall be provided. A directional sign plan needs to be submitted and approved by the Planning Division prior to issuance of a certificate of occupancy. 22. Construction workers for the project shall be prohibited from parking in the adjacent neighborhoods. • EXHIBIT "A" VTTM NO. 2012-01 MARCH 5, 2012 PAGE 4 OF 7 23. Prior to issuance of building permits, a Waste Management Plan shall be submitted to the Planning Division and Public Works Agency for approval. The plans shall include information on items such as pick-up, delivery, and types of bins required. The plan shall fully address operational as well as daily management functions and responsibilities. 24. Prior to occupancy of any units, a rental housing execution plan must be submitted to the Planning Division for review and approval. At a minimum, the plan shall identify the location of employee and visitor parking, the location of the rental office, hours of operation for the rental office, and signage affiliated with the Rental Housing Operational Plan. In addition, the rental plan must clearly note that the parking and project amenities must be provided free of charge to the residence. 25. Prior to submittal into building plan check, the design for the courtyard gates shall be submitted to the Planning Division for approval. The fences/gates shall be decorative and ornamental in nature as they are the entries to the interior courtyards. 26. The following best management practices (BMPs) need to be incorporated into the project construction and operation to minimize green house gas impacts: a. Install energy efficient lighting, appliances, heating, and cooling systems. b. Install efficient lighting for street and other outdoor lighting. C. Reduce unnecessary outdoor lighting. d. Provide education on energy efficiency to residents and/or tenants. e. Install water-efficient irrigations systems and devices. f. Design buildings to be water-efficient. Install water-efficient fixtures and appliances. g. Provide education about water conservation. h. Provide easy and convenient recycling opportunities for residents and tenants. i. Provide education on recycling waste. 27. In accordance with California Business and Professions Code section 11010(b)(13), the Final Tract Map and the Deed Disclosure Notice for residential property shall include the following language: "NOTICE OF AIRPORT IN VICINITY EXHIBIT "A" • VTTM NO. 2012-01 MARCH 5, 2012 PAGE 5OF7 This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you." 28. Designated outdoor common or recreational areas shall provide outdoor signage informing the public of the presence of operating aircraft. 29. Prior to issuance of any building permit, a storage plan shall be submitted and approved indicating storage areas measuring a minimum of 256 cubic feet per residential unit within the project's garage and assigned to each unit at no additional cost. • 30. Prior to submittal into Building Plan Check, a landscape plan shall be submitted. Such landscape plan shall be approved prior to issuance of any building permits. 31. Prior to submittal into building plancheck, submit revised plans indicating a new unit mix, adding a new smaller 1-bedroom floor plan option no smaller than 614 s.f. and the number of smaller units not to exceed nine. 32. Prior to submittal into building plancheck provide revised plans reflecting the following changes as reflected in the applicant's letter dated February 24, 2012: a. Maximum unit count of 278. b. Minimum 136 (49%) total units containing two and three bedrooms. C. Average overall project unit size of 915 s.f. d. Minimum 255 s.f. per unit of open space. e. Maximum 257 tandem parking stalls (42%). f. Addition of the following amenities: yoga veranda, business center, game lounge and pet-park. g. Minimum 1,900 s.f. fitness center. h. Minimum 1,625 s.f. pool. i. Minimum 17,647 s.f. rooftop lounge amenity area. 0 EXHIBIT "A" VTTM NO. 2012-01 MARCH 5, 2012 PAGE 6OF7 33. Project and amenities shall be consistent in quality, detail and finishes with all graphics, exhibits and other representations submitted by the applicant. B. Police Department The elevator lobby shall be redesigned by removing the elevator alcove and providing a secure lobby enclosed with fire rated glass partitions. 2. A security plan must be submitted to the Police Department at the plan check stage for approval. The plan must cover all aspects of the projects security including security personnel, surveillance/camera equipment (on each floor of parking structure, stairwells, and elevator lobby/cab) with internet viewing capability for the tenants of the project, and access control hardware. The project will be required to have a minimum of two state licensed uniformed security personnel. One security officer will be required for the residential buildings and one for the parking garage. Entrances/exits to the parking structure must be equipped with rolling overhead gates. 3. A security plan must be submitted to the Police Department at the plan check stage for approval. The plan must cover all aspects of the projects security including security personnel, surveillance/camera equipment (on each floor of parking structure, stairwells, and elevator lobby/cab) with internet viewing capability for the tenants of the project, and access control hardware. The project will be required to have a minimum of two state licensed uniformed security personnel. One security officer will be required for the residential buildings and one for the parking garage. Entrances/exits to the parking structure must be equipped with rolling overhead gates. Redesign Elevator lobby - Remove elevator alcove and provide a secure lobby enclosed with fire rated glass partitions. A minimum 12-inch shatterproof convex mirror shall be installed at each stair landing. All doors leading into stairwells shall be equipped with a minimum 5-inch by 20-inch fire rated window. The last flight of stairs shall be fully enclosed at its base. Duress alarms allowing voice communication with security personnel shall be placed in strategic locations, approved by the Police Department, throughout the parking garage. The elevator/stairwells serving the parking structure of the project shall be equipped with card readers at the garage levels to restrict unauthorized access into the residential areas. The elevator lobby shall be designed and constructed of material that allows maximum visibility of the interior of the lobby from the parking decks. Glazing material will be used to its maximum extent. Alternate means and methods can be proposed that mitigate the concerns specified above with Police Department approval. EXHIBIT "A" • VTTM NO. 2012-01 MARCH 5, 2012 PAGE 7OF7 4. The City of Santa Ana parking structure design standards shall be followed in its entirety. 5. A minimum 12-inch shatterproof convex mirror shall be installed at each stair landing. All doors leading into stairwells shall be equipped with a minimum 5-inch by 20-inch fire rated window. The last flight of stairs shall be fully enclosed at its base . 6. The City of Santa Ana parking structure design standards shall be followed in its entirety. Duress alarms allowing voice communication with security personnel shall be placed in strategic locations, approved by the Police Department, throughout the parking garage. 7. All project walkways shall be illuminated to a minimum maintained 1 footcandle of light. 8. The elevator/stairwells serving the parking structure of the project shall be equipped with card readers at the garage levels to restrict unauthorized access into the residential areas. The elevator lobby shall be designed and • constructed of material that allows maximum visibility of the interior of the lobby from the parking decks. Glazing material will be used to its maximum extent. 9. A repeater may be required for the project to insure adequate Police and Fire Communications from within the structures. • EXHIBIT "A" Conditions for Approval for Site Plan Review No. 2012-01 Site Plan Review No. 2012-01 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this site plan review approval. The applicant must remain in compliance with all conditions listed below throughout the life of the site plan review approval. Failure to comply with each and every condition may result in the revocation of the site plan review approval. A. Planning Division 1. All proposed improvements must conform to the Site Plan Review approval of DP No. 2011-11 and the staff report exhibits. 2. Any amendment to this site plan 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. Landscaping, once installed, shall be maintained per the approved landscape plan. After project occupancy, landscaping is to be maintained to include the minimum level of plant materials installed at the time of occupancy and per the approved plan. 4. A Parking Management Plan documenting how the tandem parking stalls along with other parking operation will function must be submitted and approved prior to submittal into building plan check. The project shall incorporate on-site professional property management for the residential component. 5. Covenants, Conditions and Restrictions (CC&Rs) shall be provided for the project. At a minimum, the CC&Rs shall include provisions pertaining to owner occupancy, restrictions on home-based businesses, the prohibition of storage on balconies, and a restriction on truck delivery hours to non-peak periods shall be submitted prior to building plan check. 6. Prior to submittal into building plan check, detailed elevations shall be submitted to include exterior finishes, materials, and colors subject to approval of the Planning Division. Such plans shall include revised interior elevations that use the exterior finishes and materials in the same quantity, subject to the approval of the Planning Division. EXHIBIT "B" . SPR NO. 2012-01 MARCH 5, 2012 PAGE 2OF7 7. All parking for the project parking spaces per dwelling each dwelling unit. shall be made available free of charge. Two unit shall be provided as a part of the deed for 8. A Public Art Plan which proposes a specific work(s) of art for a specific location(s) shall be submitted to the Planning Commission for review and approval. All public art approved by the Planning Commission shall be completely installed prior to the issuance of a certificate of occupancy for the project. 9. A detailed landscape plan must be reviewed and approved prior to issuance of any building permits. In addition to the landscaping palette, the plan shall include details on the hardscape design, lighting concepts and outdoor furniture. At a minimum, the project shall incorporate the amount and size of landscaping as shown on the preliminary landscape plan. In addition, the plan shall specify the incorporation of the `temporary landscape area' as a permanent landscape feature of the project. The exact specifications for these items are subject to the review and approval of the Planning Division. • 10. After project occupancy, landscaping is to be maintained to include the minimum level of plant materials installed at the time of occupancy as required by the approved plans. 11. A detailed amenity deck plan must be reviewed and approved prior to issuance of any building permits. The plan shall include details on the hardscape design, lighting concepts and outdoor furniture for the amenity deck as well as an installation plan. The exact specifications for these items are subject to the review and approval of the Planning Commission. The amenity deck shall be maintained in the same condition as installed at the time of occupancy. 12. A detailed water feature plan must be reviewed and approved prior to issuance of any building permits. The plan shall include a minimum of one water feature within each public plaza, interior courtyard and roof top deck and include elevations, hardscape design, lighting concepts and an installation plan. The exact specifications for these items are subject to review and approval of the Planning Division. The water feature(s) shall be maintained in the same condition as installed at the time of occupancy. • EXHIBIT "B" SPR NO. 2012-01 MARCH 5, 2012 PAGE 3OF7 13. At a minimum, the following items must be included as exterior amenities for the development: bike racks, enhanced paving on the walkways, an outdoor fireplace, barbeque and a pool on the amenity deck. The exact specifications for these items are subject to the review and approval of the Planning Division. 14. An interior building amenity plan of the Recreation Room must be reviewed and approved prior to issuance of any building permits. The plan shall include details on the various finishes and equipment to be provided in these rooms. The exact specifications for these items are subject to the review and approval of the Planning Division. 15. The following items must be included as interior amenities within the common areas: granite counter tops, hardwood flooring or equivalent, and gas fireplaces. The exact specifications for these items are subject to the review and approval of the Planning Division. 16. The following items must be included as interior amenities within each unit.. granite counter tops or equivalent, hardwood flooring or equivalent, General Electric Monogram appliances or equivalent, tiled bathroom and shower walls, stain grade hard wood cabinets and individual laundry hook-ups. The exact specifications for these items are subject to the review and approval of the Planning Division. 17. An elevator lobby plan of each lobby must be reviewed and approved prior to issuance of any building permits. The plan shall include details on the finishes and flooring to be provided. The exact specifications for these items are subject to the review and approval of the Planning Division. 18. Pedestrian walkways shall be provided through the project. The amenities to be provided along this pathway shall include decorative concrete and paving, accent lighting, and landscape planters. The materials and design of the walkway is subject to the review and approval of the Planning Division. 19. A Resident Storage Plan shall be provided for the project. Storage shall be available at no cost to the residents. 20. Cast iron drain pipes shall be provided for the project. 21. Smart wiring, including cable television and high-speed cable for computers, shall be provided for each unit and within the project's common areas. EXHIBIT "B" SPR NO. 2012-01 MARCH 5, 2012 PAGE 4 OF 7 22. Signage to direct customers and guests to the adjacent parking structure shall be provided. A directional sign plan needs to be submitted and approved by the Planning Division prior to issuance of a certificate of occupancy. 23. Construction workers for the project shall be prohibited from parking in the adjacent neighborhoods. 24. Prior to issuance of building permits, a Waste Management Plan shall be submitted to the Planning Division for approval. The plans shall include information on items such as pick-up, delivery, and types of bins required. The plan shall fully address operational as well as daily management functions and responsibilities. 25. Prior to occupancy of any units, a rental housing execution plan must be submitted to the Planning Division for review and approval. At a minimum, the plan shall identify the location of employee and visitor parking, the location of the rental office, hours of operation for the rental office, and signage affiliated with the Rental Housing Operational Plan. In addition, the • rental plan must clearly note that the parking and project amenities must be provided free of charge to the residence. 26. Prior to submittal into building plan check, the design for the courtyard gates shall be submitted to the Planning Division for approval. The fences/gates shall be decorative and ornamental in nature as they are the entries to the interior courtyards. 27. The following best management practices (BMPs) need to be incorporated into the project construction and operation to minimize green house gas impacts: a. Install energy efficient lighting, appliances, heating, and cooling systems. b. Install efficient lighting for street and other outdoor lighting. C. Reduce unnecessary outdoor lighting. d. Provide education on energy efficiency to residents and/or tenants. e. Install water-efficient irrigations systems and devices. f. Design buildings to be water-efficient. Install water-efficient fixtures and appliances. g. Provide education about water conservation. • EXHIBIT "B" SPR NO. 2012-01 MARCH 5, 2012 PAGE 5OF7 h. Provide easy and convenient recycling opportunities for residents and tenants. i. Provide education on recycling waste. 28. In accordance with California Business and Professions Code section 11010(b)(13), the Final Tract Map and the Deed Disclosure Notice for residential property shall include the following language: "NOTICE OF AIRPORT IN VICINITY This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you." 29. Designated outdoor common or recreational areas shall provide outdoor signage informing the public of the presence of operating aircraft. 30. Prior to issuance of any building permit, a storage plan shall be submitted and approved indicating storage areas measuring a minimum of 256 cubic feet per residential unit within the project's garage and assigned to each unit at no additional cost. 31. Prior to submittal into Building Plan Check, a landscape plan shall be submitted. Such landscape plan shall be approved prior to issuance of any building permits. 32. Prior to submittal into building plancheck, submit revised plans indicating a new unit mix, adding a new smaller 1-bedroom floor plan option no smaller than 614 s.f. and the number of smaller units not to exceed nine. 33. Prior to submittal into building plancheck provide revised plans reflecting the following changes as reflected in the applicant's letter dated February 24, 2012: a. Maximum unit count of 278. b. Minimum 136 (49%) total units containing two and three bedrooms. EXHIBIT "B" . SPR NO. 2012-01 MARCH 5, 2012 PAGE 6OF7 C. Average overall project unit size of 915 s.f. d. Minimum 255 s.f. per unit of open space. e. Maximum 257 tandem parking stalls (42%) f. Addition of the following amenities: yoga game lounge and pet-park. g. Minimum 1,900 s.f. fitness center. h. Minimum 1,625 s.f. pool. veranda, business center, Minimum 17,647 s.f. rooftop lounge amenity area. 34. Project and amenities shall be consistent in quality, detail and finishes with all graphics, exhibits and other representations submitted by the applicant. B. Police Department The elevator lobby shall be redesigned by removing the elevator alcove and providing a secure lobby enclosed with fire rated glass partitions. 2. A security plan must be submitted to the Police Department at the plan • check stage for approval. The plan must cover all aspects of the projects security including security personnel, surveillance/camera equipment (on each floor of parking structure, stairwells, and elevator lobby/cab) with internet viewing capability for the tenants of the project, and access control hardware. The project will be required to have a minimum of two state licensed uniformed security personnel. One security officer will be required for the residential buildings and one for the parking garage. Entrances/exits to the parking structure must be equipped with rolling overhead gates. 3. A security plan must be submitted to the Police Department at the plan check stage for approval. The plan must cover all aspects of the projects security including security personnel, surveillance/camera equipment (on each floor of parking structure, stairwells, and elevator lobby/cab) with internet viewing capability for the tenants of the project, and access control hardware. The project will be required to have a minimum of two state licensed uniformed security personnel. One security officer will be required for the residential buildings and one for the parking garage. Entrances/exits to the parking structure must be equipped with rolling overhead gates. Redesign Elevator lobby - Remove elevator alcove and provide a secure lobby enclosed with fire rated glass partitions. A minimum 12-inch shatterproof convex mirror shall be installed at each stair landing. All doors leading into stairwells shall be equipped with a minimum 5-inch by 20-inch fire rated window. The last flight of stairs shall be fully enclosed at its base. • Duress alarms allowing voice communication with security personnel shall EXHIBIT "B" SPR NO. 2012-01 MARCH 5, 2012 PAGE 7OF7 be placed in strategic locations, approved by the Police Department, throughout the parking garage. The elevator/stairwells serving the parking structure of the project shall be equipped with card readers at the garage levels to restrict unauthorized access into the residential areas. The elevator lobby shall be designed and constructed of material that allows maximum visibility of the interior of the lobby from the parking decks. Glazing material will be used to its maximum extent. Alternate means and methods can be proposed that mitigate the concerns specified above with Police Department approval. 4. The City of Santa Ana parking structure design standards shall be followed in its entirety. 5. A minimum 12-inch shatterproof convex mirror shall be installed at each stair landing. All doors leading into stairwells shall be equipped with a minimum 5-inch by 20-inch fire rated window. The last flight of stairs shall be fully enclosed at its base . 6. The City of Santa Ana parking structure design standards shall be followed in its entirety. Duress alarms allowing voice communication with security personnel shall be placed in strategic locations, approved by the Police Department, throughout the parking garage. 7. All project walkways shall be illuminated to a minimum maintained 1 footcandle of light. 8. The elevator/stairwells serving the parking structure of the project shall be equipped with card readers at the garage levels to restrict unauthorized access into the residential areas. The elevator lobby shall be designed and constructed of material that allows maximum visibility of the interior of the lobby from the parking decks. Glazing material will be used to its maximum extent. 9. A repeater may be required for the project to insure adequate Police and Fire Communications from within the structures. EXHIBIT "B"