Agenda packet — Brea City Council, April 1, 2025 (part 1 of 4)

City Council
Agenda
Study Session - 6:45 p.m.

General Session - 7:00 p.m.

Tuesday, April 1, 2025, 7:00 PM

COUNCIL CHAMBERS
1 Civic Center Circle
Brea, California 92821
** Revised **
Blair Stewart, Mayor Cecilia Hupp, Mayor Pro Tem Christine Marick, Council Member Marty Simonoff, Council Member Steven Vargas, Council Member This agenda contains a brief general description of each item Council will consider. The City Clerk has on file copies of written documentation relating to each item of business on this Agenda available for public inspection.

Contact the City Clerk’s Office at (714) 990-7756 or view the Agenda and related materials on the City’s website at www.cityofbrea.gov. Materials related to an item on this agenda submitted to the Council after distribution of the agenda packet are available for public inspection in the City Clerk’s Office at 1 Civic Center Circle, Brea, CA during normal business hours. Such documents may also be available on the City’s website subject to staff’s ability to post documents before the meeting.

Procedures for Addressing the Council
The Council encourages interested people to address this legislative body by making a brief presentation on a public hearing item when the Mayor calls the item or address other items under Matters from the Audience. State law generally prohibits the City Council from responding to or acting upon matters not listed on this agenda.

The Council encourages free expression of all points of view. To allow all persons the opportunity to speak, please keep your remarks brief. If others have already expressed your position, you may simply indicate that you agree with a previous speaker. If appropriate, a spokesperson may present the views of your entire group. Council rules prohibit clapping, booing or shouts of approval or disagreement from the audience. Please silence all cell phones and other electronic equipment while the Council is in session. Thank you.

Written comments may be submitted in advance of the meeting by emailing [email protected].

Written comments received by 3 p.m. on the day of the meeting will be provided to the Council, will be made available to the public at the meeting, and will be included in the official record of the meeting.

Special Accommodations
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk’s Office at (714) 990-7757. Notification 48 hours prior to the meeting will enable City staff to make reasonable arrangements to ensure accessibility. (28 CFR 35.102.35.104 ADA Title II) Important Notice
The City of Brea shows both live broadcasts and replays of City Council Meetings on Brea Cable Channel 3 and over the Internet at www.cityofbrea.gov. Your attendance at this public meeting may result in the recording and broadcast of your image and/or voice as previously described.

1. STUDY SESSION - EXECUTIVE CONFERENCE ROOM 3RD FLOOR - 6:45 P.M. 1A. Call to Order/Roll Call
1B. Public Comment
1C. Clarify Regular Meeting Topics
1D. City Council to appoint an ad hoc committee for the Orange County Waste Recycling (OCWR) Waste Infrastructure System Enhancement (WISE) Agreement and Cooperative (COOP) Terms
1E. Council Member Reports/Requests
1F. Study Session Adjournment

2. GENERAL SESSION - COUNCIL CHAMBERS PLAZA LEVEL - 7:00 P.M. 2A. Call to Order/Roll Call
2B. Pledge of Allegiance: Boy Scout Troop 707
2C. Invocation: Pastor Dan Crane, Formation Church
2D. Report - Prior Study Session
2E. Community Announcements
2F. Matters from the Audience
2G. Response to Public Inquiries

3. PUBLIC HEARINGS
This portion of the meeting is for matters that legally require an opportunity for public input. Audience participation is encouraged and is limited to 5 minutes per speaker. 3A. Brea Plaza Shopping Center Residential Project – General Plan Amendment (GPA) No. 2024-01, Zone Change (ZC) No. 2024-01, Density Bonus (DB) No. 2024-01, Precise Development (PD) No. 2024-01 and Conditional Use Permit (CUP) Nos. 2024-03, 2024- 04, and 2025-05.
— 1. Approve Resolutions approving the following entitlements, based on findings and conclusions in the corresponding resolutions, and subject to the recommended conditions of approval:
— a. GPA No. 2024-01, Resolution No. 2025-16, to change the General Plan Land Use designation of the Project site from General Commercial to Mixed Use II and approving the Addendum to the Final Environmental Impact Report (FEIR) for the Brea Plaza Expansion Project (EIR SCH No. 2020079022 Addendum No. 1) pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15164;
— b. DB No. 2024-01, Resolution No. 2025-17, to utilize the various Density Bonus provisions pursuant to Density Bonus Law;
— c. PD No. 2024-01, Resolution No. 2025-18, to allow the construction of a new residential development consisting of a four-story, 120-unit apartment building atop a two-level parking structure with 95 parking spaces, demolition and reconstruction of an existing restaurant building with a smaller footprint, and a surface parking area with 53 parking spaces; — d. CUP No. 2024-03, Resolution No. 2025-19, to establish a multi-family dwelling use; — e. CUP No. 2024-04, Resolution No. 2025-20, to allow modifications of off-street parking requirements; and
— f. CUP No. 2025-05, Resolution No. 2025-21, to amend the existing comprehensive sign program for the shopping center for the apartment building’s signs, including addressing, directional, residential project name signs, and a freeway-oriented building-mounted sign. — 2. Introduce by title only and waive further reading of an ordinance, Ordinance No. 1256, approving ZC No. 2024-01, to change the zoning of the site from General Commercial with a Precise Development Overlay and Flood Plain Overlay District to Mixed-Use II, with the existing Flood Plain Overlay District over Assessor Parcel Numbers 319-391-02 and 319-391-03 retained as is.
— 3. Schedule adoption of the aforementioned ordinance at the next regular City Council meeting. There is no fiscal impact to the General Fund. 3B. Greenbriar Residential Development Project (The Village at Greenbriar) - Environmental Impact Report No. 2024-01, Vesting Tentative Tract Map No. 2024-01 (TTM No. 19394), General Plan Amendment No. 2024-02, Zone Change No. 2024-02, Precise Development No. 2024-02, and Development Agreement No. 2024-01. — 1. Adopt Resolution No. 2025-22 certifying a California Environmental Quality Act (CEQA) Environmental Impact Report (EIR), State Clearinghouse No. 2024071235, which analyzed the environmental impacts resulting from construction and operation of the Project, and which was prepared pursuant to CEQA Guidelines Section 15132 (Contents of Final EIR), and CEQA Guidelines Section 15090 (Certification of the Final EIR); — 2. Adopt resolutions approving the following entitlements, based on findings and conclusions in the corresponding resolutions, and subject to the recommended conditions of approval:
— a. TTM No. 2024-01 (TTM No. 19394), Resolution No. 2025-24, to allow for a subdivision of the Project site for condominium purposes;
— b. GPA No. 2024-02, Resolution No. 2025-23, to change the land use designation of the Project site from General Commercial to a Mixed Use II land use designation; — c. PD No. 2024-02, Resolution No. 2025-25, to allow the demolition of an existing 164,908 square foot office building, a three-level parking structure, and surface parking and associated landscape areas, and construction of a residential development consisting of 179 single-family units (detached and attached) including landscaping and common open space areas, which would include a private park;
— 3. Introduce by title only and waive further reading of ordinances approving the following entitlements, based on findings and conclusions in the corresponding ordinances:
— a. ZC No. 2024-02, Ordinance No. 1257, to change the zoning designation of the Project site from C-G General Commercial Zone with a PD Precise Development Overlay to MU-II Mixed Use II; and
— b. DA No. 2024-01, Ordinance No. 1258, for a contract between the Applicant and the City, defining terms of development proposed by vesting the City’s approval while specifying public benefits and improvements.
— 4. Schedule adoption of aforementioned ordinances at the next regular City Council meeting. There is no fiscal impact to the General Fund.

4. CONSENT CALENDAR
The City Council/Successor Agency approves all Consent Calendar matters with one motion unless Council/Agency or Staff requests further discussion of a particular item. Items of concern regarding Consent Calendar matters should be presented during “Matters from the Audience." 4A. March 18, 2025 Regular Meeting Minutes
— 1. Approve.
4B. Approve Purchase of Night Hawk Software from Leads Online — 1. Approve Police Department's 3-year agreement with Leads Online to purchase Night Hawk social media mining software for $60,527 (3-year cost). The Police Department currently has sufficient funds in 110-21-2121-4321 to cover this expenditure. Future years will cost $20,080 (FY25-26) and $20,682 (FY26-27), and will be programmed as part of the Fiscal Years 2025-27 budget.
4C. Approve Grant-Funded Purchase of Portable Surveillance Cameras — 1. Approve Police Department's grant-funded purchase of portable surveillance cameras from Sandoval Custom for $114,000. The purchase has been pre-approved by the BSCC, and will be reimbursed by the BSCC Organized Retail Theft grant. It should be noted that future maintenance, support and subscription costs incurred starting in January 2027 will be appropriated as part of a future biennial budget process. 4D. Approval of the Memorandum of Understanding with County of Orange to allow the City of Brea to continue using the County' s Countywide Mass Notification System, AlertOC.
— 1. Approve and authorize the City Manager to execute and manage, on behalf of the City of Brea, a Memorandum of Understanding with Brea and the County of Orange to allow their use of the County' s Countywide Mass Notification System under the terms and conditions of the County' s Countywide Mass Notification System Operating Guidelines and vendor- provided agreements, commencing on December 30, 2024, through December 30, 2029. There is no fiscal impact to the General Fund.
4E. City Manager Review Period Ordinance Update
— 1. Waive full reading of and adopt Ordinance No. 1255, "An Ordinance of the City Council of the City of Brea amending the Brea City Code to increase the City Manager review period and approving a CEQA exemption determination." There is no fiscal impact to the General Fund. 4F. Approval of Agreement with Amazon for Use of the Old Bank of America Building for Fire Department Training Purposes
— 1. Approve the contract and authorize the Brea Fire Department to enter into an agreement with Amazon for the use of the old Bank of America building located at 275 Valencia Avenue, Brea, CA, for training purposes. There is no fiscal impact to the General Fund. 4G. City Disbursement Registers for March 14, 2025, March 21, 2025 and March 28, 2025
— Receive and file.

5. ADMINISTRATIVE ANNOUNCEMENTS
5A. City Manager
5B. City Attorney
5C. Council Requests

6. COUNCIL ANNOUNCEMENTS
6A. Council Announcements

7. ADJOURNMENT
7A. Meeting Adjournment
Date Posted: March 27, 2025
City of Brea
City Council Regular Meeting Communication
A. Brea Plaza Shopping Center Residential Project – General Plan Amendment (GPA) No. 2024-01, Zone Change (ZC) No. 2024-01, Density Bonus (DB) No. 2024-01, Precise Development (PD) No. 2024-01 and Conditional Use Permit (CUP) Nos. 2024-03, 2024-04, and 2025-05.

Meeting
Tuesday, April 1, 2025, 7:00 PM
Agenda Group
PUBLIC HEARINGS Item: 3A.

TO
Honorable Mayor and City Council Members
FROM
Kristin Griffith, City Manager

EXECUTIVE SUMMARY
The Applicant, Architects of Orange, represented by Jahn Nguyen, has submitted planning entitlements for the Brea Plaza Shopping Center Residential Project. The project proposes to redevelop a 1.7-acre portion of land within the northwest portion of the 15.58-acre Brea Plaza Shopping Center site by constructing the following on an existing surface parking lot:

A four-story, 118,620-square-foot multi-family residential building with a maximum of 120 apartments above a two-level parking structure with 95 parking spaces shared by residents and commercial businesses.

A surface parking area of 53 spaces located within the project construction area.

A demolition of an existing 7,500-square-foot freestanding restaurant building (currently occupied by Buca di Beppo) and the construction of a new 5,000-square-foot standalone restaurant building with a 1,101-squarefoot outdoor dining area.

The proposed project requires approval of the following: 1) General Plan Amendment (GPA) No. 2024-01; 2) Zone Change (ZC) No. 2024-01; 3) Density Bonus (DB) No. 2024-01; 4) Precise Development (PD) No. 2024-01; and 5) Conditional Use Permit (CUP) Nos. 2024-03, 2024-04, and 2025-05.

The above-mentioned entitlements are herein referred to as the "Project".

RECOMMENDATION
Staff recommends that the City Council take the following actions:

1. Approve Resolutions (Attachments A through F) approving the following entitlements, based on findings and conclusions in the corresponding resolutions, and subject to the recommended conditions of approval (Attachment H):
a. GPA No. 2024-01, to change the General Plan Land Use designation of the Project site from General Commercial to Mixed Use II and approving the Addendum to the Final Environmental Impact Report (FEIR) for the Brea Plaza Expansion Project (EIR SCH No. 2020079022 Addendum No. 1) pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15164; b. DB No. 2024-01, to utilize the following Density Bonus provisions pursuant to Density Bonus Law: 1) Density Bonus parking standards; 2) one Density Bonus concession/incentive for exemption from the Zoning Code's Art in Public Places requirement; 3) five Density Bonus waivers of development standards, to allow for (a) the increase in the maximum height, (b) the reduction of the minimum rear setback, (c) the reduction of minimum common open space, (d) the reduction of the minimum private open space, and (e) the reduction of the required landscaping for the building perimeter; and 4) one additional incentive under Brea City Code (BCC) Chapter 20.40 to allow for deferral of development impact fees payment to certificate of occupancy;
c. PD No. 2024-01, to allow the construction of a new residential development consisting of a four-story, 120-unit apartment building atop a two-level parking structure with 95 parking spaces, demolition and reconstruction of an existing restaurant building with a smaller footprint, and a surface parking area with 53 parking spaces;
d. CUP No. 2024-03, to establish a multi-family dwelling use; e. CUP No. 2024-04, to allow modifications of off-street parking requirements; and f. CUP No. 2025-05, to amend the existing comprehensive sign program for the shopping center for the apartment building’s signs, including addressing, directional, residential project name signs, and a freeway-oriented building-mounted sign.

3. Introduce by title only and waive further reading of an ordinance (Attachment G) approving ZC No. 2024-01, to change the zoning of the site from General Commercial (C-G) with a Precise Development (PD) Overlay and Flood Plain Overlay Districts to Mixed-Use II (MU-II), with the existing Flood Plain Overlay District over Assessor Parcel Numbers 319-391-02 and 319-391-03 retained as is.

4. Schedule adoption of the aforementioned ordinance at the next regular City Council meeting.

BACKGROUND
Project Location
The Project site, commonly known as Brea Plaza Shopping Center (Brea Plaza), is approximately 15.58 acres in size and is bounded by Associated Road to the east, Imperial Highway to the south, and 57 Freeway to the west.

The Project construction area is approximately 1.7 acres and is located at the northwest portion of the site. Figure 1 below shows the Project construction area outlined in yellow, with the boundary of Brea Plaza, highlighted in orange, and surrounding zoning designations.

FIGURE 1– PROJECT VICINITY MAP
Recent Entitlement History
On April 19, 2022, the City Council certified the Final Environmental Impact Report (Certified FEIR) (State Clearinghouse [SCH] #2020079022) for the Brea Plaza Expansion Project (Previous Project) by adopting Resolution No. 2022-030 and approved Precise Development No. 2021-03 (Resolution No. 2022-031) for the Previous Project, which included an approximately 187,477-square-foot mixed-use building comprising 189 residential dwelling units, 21,355 square feet of commercial space, and a parking structure. In addition, the City Council also approved a modification of off-street parking requirements through Conditional Use Permit No. 2021-18 (Resolution No. 2022-032).

On May 3, 2022, the City Council adopted Resolution No. 2022-033 and Ordinance No. 1226 for the Previous Project. Resolution No. 2022-033 approved General Plan Amendment No. 2021-04 to change the land use designation of the site from General Commercial to Mixed Use II. Ordinance No. 1226 approved Zone Change No. 2021-02 to change the zoning designation of the site from C-G to MU-II.

On August 16, 2022, the City Council adopted Ordinance No. 1231 repealing Ordinance No. 1226 to rescind approval of Zone Change No. ZC 2021-02, and approved Resolution No. 2022-062 repealing Resolution Nos. 2022-031 and 2022-032 to rescind approvals of Precise Development No. 2021-03 and Conditional Use Permit Nos. 2021-17 and 2021-18. These actions rescinded all approvals of the planning entitlement applications associated with the Previous Project and nullified the Previous Project. However, Resolution No. 2022-030, which certified the FEIR, was not repealed, and as such, the certification of the Certified FEIR is still in place.

On August 9, 2023, the Brea Planning Commission approved Precise Development No. 2022-02 (Resolution No. PC 2023-08) to allow the demolition of Building F (21,460-square-foot movie theater) and remodeling of Buildings E & G for retail ground floor use and new second floors for office use with outdoor patios.

On March 19, 2024, the Applicant filed the planning entitlement applications for the Project, which included the aforementioned entitlements.

Private agreement: Brea Plaza and the Mercury Insurance property to the north are currently under an existing memorandum of understanding (MOU) that provides an additional 180 parking spaces during normal business hours, approximately 500 surface spaces after 5:00 p.m. and on weekends. The MOU expires on April 15, 2026, unless voluntarily terminated by both parties sooner.

Project Processing Timeline
On March 19, 2024, the Applicant filed the planning applications for the Project, which included the aforementioned entitlements.

On March 11, 2025, the Planning Commission held a duly noticed public hearing to review the Project and approved a resolution recommending the City Council approve the proposed Project, with modified conditions of approval and other recommendations, for City Council consideration, and the Addendum to the Final Environmental Impact Report (EIR) approved for the Brea Plaza Expansion Project (SCH # 2020079022recommended the City Council approve the Project. Refer to the Planning Commission Recommendation section of this report for more details.

DISCUSSION
Project Description
The Project proposes the construction of an approximately 118,620-square-foot, four-story apartment building with 120 residential units above a two-story parking structure containing 95 spaces and parking lot reconfiguration to add a surface parking area with 53 parking spaces. The project also includes the demolition of an existing 7,500 square-foot freestanding restaurant building (currently occupied by Buca di Beppo) and the construction of a new 5,000 square-foot standalone restaurant building, resulting in a reduction of 2,500 square feet of commercial building square footage. To accommodate the new residential building, the Project would require a General Plan Amendment to modify the Project site’s General Plan designation from General Commercial to Mixed Use II, a Zone Change to modify the zoning designation from C-G with a PD Overlay to MU-II, utilization of the Density Bonus Law (Gov. Code § 65915) and BCC Affordable Housing Ordinance provisions, modification of off-street parking standards, and amendment to the Brea Plaza comprehensive sign program.

Figures 2 and 3 below show the proposed site plan and the Project renderings for the proposed apartment building.

A summary of the Project components is provided below in Table 1.

FIGURE 2 – PROPOSED SITE PLAN
FIGURE 3– APARTMENT BUILDING RENDERINGS
Internal View from Brea Plaza of Proposed Southeast Apartment Elevation 57 Freeway View of Proposed Northwest Apartment Elevation TABLE 1 – OVERVIEW OF PROJECT COMPONENTS
Project Component Description
Apartment Building
Construction of a four-story apartment building with 120 units atop a two-story parking structure with 95 spaces.

Restaurant Building
Demolition of an existing 7,500 square-foot restaurant building (currently occupied by Buca di Beppo) and construction of a new 5,000 square-foot restaurant building with 1,101 square-foot outdoor patio.

New Signage
Amendment to the Brea Plaza comprehensive sign program to include new signage for the apartment building, including addressing, directional, residential project name signs, and a freeway-oriented wraparound building-mounted sign.

Affordable Housing The Project provides a total of six affordable units for extremely low-income households.

Density Bonus Requests
The Project qualifies to utilize various Density Bonus provisions pursuant to the Density Bonus Law (Gov. Code § 65915). As such, the Project includes utilization of the following Density Bonus provisions:

Density Bonus parking standards
One Density Bonus concession/incentive for exemption
from the City’s Art in Public Places requirement
Five Density Bonus waivers of development standards,
which include 1) the increase of the maximum height to
64’-4”; 2) the reduction of the rear setback to 6’-6”; 3) the reduction of common open space requirement to 49.75
square feet per dwelling unit; 3) the reduction of the private open space requirement to 53 square feet per dwelling unit; and 5) waiver of the required landscaping for the building perimeter
In addition, the Project utilizes one additional incentive under BCC Chapter 20.40 to allow for the deferral of development impact fees payment to the issuance of a certificate of occupancy.

Parking
The Project consists of a two-story, 23’-4” tall, podium parking structure containing 95 spaces along with a 53-space surface parking area. The Project would also provide 16 electric vehicle charging stations distributed throughout the parking structure.

With the Project, a total of 789 parking spaces would be provided at Brea Plaza.

Modification of Off-Street
Parking Standards
The parking demand study prepared for the Project analyzed the Project site’s peak parking demand to determine the Project site’s true parking demand and determined that the 789 parking spaces provided are sufficient to accommodate the peak parking demand of the Project site.

A detailed discussion of the proposed Project is provided in the March 11, 2025, Planning Commission Staff Report (Attachment I).

Also, the Technical Background, Vicinity Map, Project Applications, Project Plans, Parking Demand Study, Apartment Building Signage Plans, and Project Narrative are provided as Attachments J through P, respectively.

ANALYSIS
A summary of the planning entitlements for the proposed Brea Plaza Shopping Center Residential Project is provided in Table 2 below.

TABLE 2 – OVERVIEW OF PROJECT ENTITLEMENTS
Entitlement Request
Complies
with BCC and
General Plan
General Plan Amendment No.
2024-01
Change the General Plan Land Use designation
of the Project site from General Commercial to
Mixed Use II Yes
Zone Change No. 2024-01
Change the zoning designation of the Project site
from C-G General Commercial with a Precise
Development (PD) Overlay and Flood Plain
Overlay District to Mixed-Use II (MU-II), with the
existing Flood Plain Overlay District over
Assessor Parcel Numbers 319-391-02 and 319-
391-03 retained as is.

Yes
Density Bonus No. 2024-01*
Allow utilization of various Density Bonus
provisions pursuant to Density Bonus Law and
one BCC Affordable Housing Ordinance
provision, as described under the Density Bonus
Requests section of Table 1
Yes
Precise Development No.
2024-01
Allow construction of the Project Yes**
Conditional Use Permit No.
2024-03
Allow a multi-family dwelling use in the MU-II
zoning designation Yes
Conditional Use Permit No.
2024-04
Allow shared parking for residential and
commercial uses within the shopping center Yes
Conditional Use Permit No.
2025-05
Amend the comprehensive sign program for the
Project. Yes
*The State Density Bonus Law requires that local jurisdictions grant the requested incentives, waivers, and reduced parking ratios if requested by the qualifying housing developments **BCC compliant with the utilization of Density Bonus provisions pursuant to State Density Bonus Law
A detailed analysis of the proposed Project consistency and compliance with the General Plan and BCC is provided in the March 11, 2025, Planning Commission Staff Report (Attachment I) and the associated resolutions and ordinance attached to this report.

ENVIRONMENTAL ASSESSMENT
The proposed Project has been assessed in accordance with the California Environmental Quality Act (CEQA) Guidelines (California Administrative Code, Title 14, Section 15000 et seq.) Environmental review of the proposed Project was provided through an addendum to the previous Certified EIR (EIR SCH No. 2020079022 Addendum No. 1, herein referred to as “Addendum”), in accordance with Section 15164(a) of the CEQA Guidelines. An addendum to an EIR may be prepared if the Project requires changes and/or additions to the previously certified EIR, but none of which would create a new or more significant environmental effect.

The Addendum concluded that the Project is a reduced-scale version of the Previous Project assessed in the Certified FEIR and does not introduce new significant environmental impacts or substantially increase the severity of previously identified impacts. Therefore, the Certified FEIR remains valid, and the Addendum finds that the Project results in lesser environmental impacts than the Previous Project that was analyzed in the Certified FEIR.

The Project-specific Mitigation Monitoring and Reporting Program (MMRP) will be implemented to ensure potential environmental impacts associated with the proposed Project are consistent with the impact conclusions outlined in the Certified FEIR and are included as part of the Conditions of Approval for the Project (Attachment H).

The Addendum can be accessed via the following
link: https://www.cityofbrea.gov/DocumentCenter/View/17716/Brea-Plaza-Residential-Project-AddendumMemorandum---COMBINED In addition, as an additional response to a Planning Commissioner's question related to the potential cumulative impacts of current projects compared to those listed in the Certified FEIR, a separate memorandum was prepared (Attachment Q).

PLANNING COMMISSION RECOMMENDATION
On March 11, 2025, the Planning Commission on a 3 (ayes) - 1 (abstain) - 1 (recusal) vote, approved Resolution No.

PC 2025-03 recommending approval of the Addendum and all associated entitlements for the Project. As part of its action, the Planning Commission included one additional condition of approval, which requires the Applicant to participate in a micro-transit circulation system/program (i.e. trolley system) if such a program becomes available.

In addition, the Planning Commission recommended that the City Council consider the following:

Require the Applicant to include at least one California-native, drought-tolerant tree in the landscaping plan; and
Direct staff to communicate with Orange County Transit Authority (OCTA) regarding potential extension/modification of the existing bus service along Associated Road to accommodate future residential dwelling units in the area.

It should be noted that the proposed conditions of approval now incorporate the recommendations related to the landscaping, and the City’s Traffic Engineer already initiated communications with OCTA regarding the bus service.

The draft meeting minutes of the March 11, 2025 Planning Commission meeting are provided as Attachment R.

PUBLIC NOTICE AND COMMENTS
This Project was noticed in accordance with the City’s public noticing requirements, which involved publication in the Brea Star-Progress and mailed notices to property owners within the Project site’s 500-foot radius. The public hearing notice for this Project is provided as Attachment S.

As of the writing of this report (Tuesday, March 24, 2025), staff has received a total of six public comment emails/letters for the Project (Attachment T). Two public comments of support were received from Brea Chamber of Commerce and a Brea Plaza Shopping Center business owner commending the Project and the addition of new housing for the community. Four public comments were received from nearby residents expressing concerns related to parking, building and population density, and traffic. These collective comments are in addition to previous public comments received for the Planning Commission meeting for this Project. Any additional comments received will be forwarded to the City Council.

FISCAL IMPACTS/SUMMARY
There are no requests for financial assistance or fee waivers associated with the construction of the Project.

Although the Applicant is requesting and entitled to the deferred payment of development impact fees to the issuance of a certificate of occupancy pursuant to BCC Section 20.40.060.B, the Project is still required to pay such development impact fees in full. Therefore, the Project would not have a negative impact on the City’s General Fund.

CONCLUSION
The Project is consistent with the goals and policies of the General Plan and provisions of the BCC. In addition, the Project would promote the City’s proposed 6th Cycle (2022-2029) Housing Element by producing 120 new residential dwelling units, including 6 affordable housing units. In addition, the Addendum prepared for the Project concluded that the Project results in lesser environmental impacts than the previous project analyzed in the previously Certified FEIR. It is for the reasons discussed and the information provided within this report with its attachments that staff recommends the City Council approve the Project.

RESPECTFULLY SUBMITTED:

Prepared by: Jessica Newton, Senior Planner
Concurrence: Jason Killebrew, Assistant City Manager/Community Development Director Joanne Hwang, AICP, City Planner
Attachments
Attachment A - Draft Resolution Approving Adoption of GPA No. 2024-01.pdf Attachment B - Draft Resolution Approving Adoption of DB No. 2024-01.pdf Attachment C - Draft Resolution Approving Adoption of PD No. 2024-01.pdf Attachment D - Draft Resolution Approving Adoption of CUP No. 2024-03.pdf Attachment E - Draft Resolution Approving Adoption of CUP No. 2024-04.pdf Attachment F - Draft Resolution Approving Adoption of CUP No. 2025-05.pdf Attachment G - Draft Ordinance Approving Adoption of ZC No. 2024-01.pdf Attachment H - Draft Conditions of Approval.pdf
Attachment I - March 11, 2025, Planning Commission Staff Report updated.pdf Attachment J - Technical Background.pdf
Attachment K - Vicinity Map.pdf
Attachment L - Project Applications.pdf
Attachment M - Project Plans.pdf
Attachment N - Parking Demand Study.pdf
Attachment O - Apartment Building Signage Plans.pdf
Attachment P - Project Narrative.pdf
Attachment Q - Cumulative Projects Response Memorandum.pdf Attachment R - Draft March 11, 2025, Planning Commission Meeting Minutes.pdf Attachment S - Public Hearing Notice.pdf
Attachment T - Public Comment.pdf

ATTACHMENT A
RESOLUTION NO. 2025-16

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BREA
APPROVING GENERAL PLAN AMENDMENT NO. 2024-01 TO CHANGE THE

GENERAL PLAN LAND USE DESIGNATION FROM GENERAL

COMMERCIAL TO MIXED USE II FOR THE BREA PLAZA SHOPPING
CENTER RESIDENTIAL PROJECT, LOCATED AT 1639 EAST IMPERIAL

HIGHWAY, AND APPROVING AN ADDENDUM TO A CERTIFIED FINAL

ENVIRONMENTAL IMPACT REPORT
A. RECITALS:
(i) Jahn Nguyen, Architects of Orange, has applied for approval of the Brea Plaza Shopping Center Residential Project, which includes General Plan Amendment No. 2024-01 (GPA No. 2024-01), Zone Change No. 2024-01 (ZC No. 2024-01), Density Bonus No. 2024-01 (DB No. 2024-01), Precise Development No. 2024-01 (PD No. 2024-01), and Conditional Use Permit Nos. 2024-03, 2024-04, and 2025-05 (CUP Nos. 2024-03, 2024-04, 2025-05) to allow the construction of a new residential development consisting of a four-story, 120-unit apartment building with a private terrace atop a twolevel parking structure with 95 parking spaces, a surface parking area with 53 parking spaces, demolition and reconstruction of an existing restaurant building with a smaller footprint, a modification of off-street parking requirements based on a shared parking analysis, and a comprehensive sign program amendment (the “Project”). (ii) The Project is generally located at 1639 E. Imperial Highway, which is further described as Assessor Parcel Nos. 319-391-01, 319-391-02, 319-391-03, and 319-391-04, as shown in the latest records of the County of Orange Assessor's Office (the “Project Site”).
(iii) GPA No. 2024-01, which is the subject of this Resolution, would amend the City’s General Plan to change the land use designation of the Project Site from General Commercial (C-G) to Mixed Use II (MU-II).

Resolution No. 2025-16

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(iv) On April 19, 2022, in accordance with the California Environmental Quality Act (CEQA) (Pub. Res. Code § 21000 et seq.), a Final Environmental Impact Report (EIR) (State Clearinghouse No. 2020079022) was certified and a Mitigation Monitoring and Reporting Program (MMRP) was adopted by the City Council (Resolution No. 2022- 030) for the Brea Plaza Expansion Project at the Project Site. (v) Pursuant to CEQA Guidelines Section 15162 and 15164 (a), the City has prepared an addendum to the previously certified Final EIR for the Project (EIR SCH No. 2020079022 Addendum No. 1) (the “Addendum”), which analyzed impacts evaluated in the Final EIR relative to the Project and concluded that the Project would not result in any environmental impacts beyond those identified in the Final EIR and, as such, constitutes substantial evidence supporting the conclusions that preparation of a supplemental or subsequent EIR is not required.
(vi) On March 11, 2025, the Planning Commission held a duly noticed public hearing on the Project and the Addendum, after which it recommended that the City Council approve the Project, with modified conditions of approval and other recommendations to be considered by the City Council, and the Addendum. (vii) On April 1, 2025, the City Council held a duly noticed public hearing on the Project and the Addendum, during which it received and considered all evidence and testimony presented prior to the adoption of this Resolution. (viii) All legal prerequisites to the adoption of this Resolution have occurred.

B. RESOLUTION:

Now, therefore, the City Council of the City of Brea does find, determine, and resolve as follows:

Resolution No. 2025-16

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Applicant: Jahn Nguyen, Architects of Orange
GPA No. 2024-01
SECTION 1. All facts set forth above in the Recitals, Part A of this Resolution, are true and correct.

SECTION 2. Based on the facts set forth above and the entirety of the evidence presented at the above-referenced public hearing, including all written evidence and testimony presented during the hearing, and the independent judgment of the City Council, the City Council finds as follows:
a. GPA 2024-01 would be consistent with goals, policies, and provisions of the General Plan, including the following:
i. General Plan Goal CD-1 is to “Provide a balance of land uses to meet the present and future needs of all residents.” The Project would adhere to Goal CD-1 by providing residential dwelling units that would serve the City’s existing residents and workforce, and those seeking to relocate to Brea. The Project would create a variety of housing opportunities by providing studio to two-bedroom rental dwelling units, including six units allocated for extremely low-income households. ii. General Plan Policy CD-1.5 is to “Provide opportunities for development of housing that responds to diverse community needs in terms of density, size, location, design, and cost.” The Project would adhere to Policy CD-1.5 by allowing a mixed-use development with 120 rental dwelling units within the existing shopping center that would serve a new population of residents that desires to live in a development where commercial and retail amenities are within walking distance. iii. General Plan Policy CD-1.9 is to “Encourage new development that is organized around compact, walkable, mixed-use neighborhoods and districts to Resolution No. 2025-16

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GPA No. 2024-01
conserve open space resources, minimize infrastructure costs, and reduce reliance on the automobile.” The Project would adhere to Policy CD-1.9 by creating a compact mixed-use, in-fill development at a property that consists of a horizontal mix of a variety of commercial uses (i.e. restaurants, retail, and office uses), thereby conserving open spaces elsewhere while providing new options for people to live within walking distance of places to shop, dine, and work.
iv. General Plan Policy CD-26.3 is to “Explore opportunities for mixeduse development projects on sites historically supporting commercial centers.” The Project would adhere to Policy CD-26.3 by allowing a mixed-use development on a site that has been developed and maintained as a commercial shopping center since 1976. v. General Plan Housing Element Goal 2.0 is to “Assist in the provision of adequate housing to meet the needs of the community. Establish a balanced approach to meeting housing needs that includes the needs of both renter and owner households.” The Project would adhere to Housing Element Goal 2.0 as the Project would provide an additional 120 rental dwelling units to the City’s housing stock.

The Project would provide housing to meet the needs of the community and establish a balance approach to meeting housing needs.
vi. General Plan Housing Element Goal 3.0 is to “Provide adequate housing sites through appropriate land use, zoning, and specific plan designations to accommodate Brea’s share of regional housing growth needs.” The Project would adhere to Housing Element Goal 3.0 by facilitating housing growth and assisting in Resolution No. 2025-16

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GPA No. 2024-01
achieving the City’s 6th Cycle Housing Element regional housing needs allocation. The Project seeks to provide diverse quality housing types and living experiences that accommodate Brea’s residents and workforce. Additionally, the Project includes six affordable units for extremely-low income households.
b. The proposed General Plan amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The Project Site is physically suitable for a Mixed Use II Land Use Designation, which would be compatible with adjoining land uses. The Project has been evaluated and conditioned so as to upgrade necessary utilities and ensure proper traffic circulation to minimize vehiclepedestrian conflicts. The Addendum, which analyzed impacts evaluated in the Final EIR relative to the Project by evaluating environmental factors (including noise, aesthetics, traffic, and greenhouse gas emissions), concluded that with the imposition of the mitigation measures found in the Project-specific MMRP, the Project would not result in any significant adverse environmental impacts.

SECTION 3. Based on the findings set forth above, the City Council determines that the Addendum is the appropriate environmental document for the Project, approves the Addendum, and approves GPA No. 2024-01 to change the land use designation of the Project Site from General Commercial to Mixed Use II, subject to the requirements of the Project-specific MMRP, which is attached as Exhibit A. The City of Brea General Plan Land Use Map is amended to incorporate the approval of GPA 2024-01, as shown in Exhibits B and C.

SECTION 4. The City Clerk shall certify to the adoption of this Resolution.

Resolution No. 2025-16

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Applicant: Jahn Nguyen, Architects of Orange
GPA No. 2024-01
APPROVED AND ADOPTED this 1st day of April 2025.

Blair Stewart, Mayor
I, Lillian Harris-Neal, City Clerk of the City of Brea, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the City Council of the City of Brea held on the 1st day of April 2025 by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ATTEST: ___________________________
Lillian Harris-Neal, City Clerk
Resolution No. 2025-16

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Applicant: Jahn Nguyen, Architects of Orange
GPA No. 2024-01

EXHIBIT A

EXISTING GENERAL PLAN LAND USE DESIGNATION FOR

BREA PLAZA SHOPPING CENTER
Resolution No. 2025-16

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GPA No. 2024-01

EXHIBIT B

PROPOSED GENERAL PLAN LAND USE DESIGNATION FOR

BREA PLAZA SHOPPING CENTER

ATTACHMENT B
RESOLUTION NO. 2025-17

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BREA
APPROVING DENSITY BONUS NO. 2024-01 TO ALLOW UTILIZATION OF

STATE DENSITY BONUS LAW PROVISIONS FOR THE BREA PLAZA
SHOPPING CENTER RESIDENTIAL PROJECT, LOCATED AT 1639 EAST

IMPERIAL HIGHWAY
A. RECITALS:
(i) Jahn Nguyen, Architects of Orange, has applied for approval of the Brea Plaza Shopping Center Residential Project, which includes General Plan Amendment No. 2024-01 (GPA No. 2024-01), Zone Change No. 2024-01 (ZC No. 2024-01), Density Bonus No. 2024-01 (DB No. 2024-01), Precise Development No. 2024-01 (PD No. 2024-01), and Conditional Use Permit Nos. 2024-03, 2024-04, and 2025-05 (CUP Nos. 2024-03, 2024-04, 2025-05) to allow the construction of a new residential development consisting of a four-story, 120-unit apartment building with a private terrace atop a twolevel parking structure with 95 parking spaces, a surface parking area with 53 parking spaces, demolition and reconstruction of an existing restaurant building with a smaller footprint, a modification of off-street parking requirements based on a shared parking analysis and a comprehensive sign program amendment (the “Project”). (ii) The Project is generally located at 1639 E. Imperial Highway, which further is described as Assessor Parcel Nos. 319-391-01, 319-391-02, 319-391-03, and 319- 391-04, as shown in the latest records of the County of Orange Assessor's Office (the “Project Site”).
(iii) DB No. 2024-01 would allow the Applicant to utilize the following Density Bonus provisions pursuant to the Density Bonus Law (Gov. Code § 65915) and the Brea City Code (BCC): 1) Density Bonus parking standards; 2) one Density Bonus concession/incentive for exemption from the Zoning Code’s Art in Public Places Resolution No. 2025-17

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DB No. 2024-01
requirement; 3) five Density bonus waivers of development standards, to allow for (a) the increase of the maximum height to 64’-4”, (b) the reduction of the rear setback to 6’- 6”, (c) the reduction of common open space requirement to 49.75 square feet per dwelling unit, (d) the reduction of the private open space requirement to 53 square feet per dwelling unit, and (e) the reduction of the required landscaping for the building perimeter to vary between 0’ to 5’; and 4) one additional incentive under BCC Chapter

20.40 to allow for deferral of development impact fees payment to certificate of occupancy.
(iv) On April 19, 2022, in accordance with the California Environmental Quality Act (CEQA) (Pub. Res. Code § 21000 et seq.), a Final Environmental Impact Report (EIR) (State Clearinghouse No. 2020079022) was certified and a Mitigation Monitoring and Reporting Program (MMRP) was adopted by the City Council (Resolution No. 2022- 030) for the Brea Plaza Expansion Project at the Project Site. (v) Pursuant to CEQA Guidelines Section 15162 and 15164 (a), the City has prepared an addendum to the previously certified Final EIR for the Project (EIR SCH No. 2020079022 Addendum No. 1) (the “Addendum”), which analyzed impacts evaluated in the Final EIR relative to the Project and concluded that the Project would not result in any environmental impacts beyond those identified in the Final EIR and, as such, constitutes substantial evidence supporting the conclusions that preparation of a supplemental or subsequent EIR is not required.
(vi) On March 11, 2025, the Planning Commission held a duly noticed public hearing on the Project and the Addendum, after which it recommended that the City Resolution No. 2025-17

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DB No. 2024-01
Council approve the Project, with modified conditions of approval and other recommendations to be considered by the City Council, and the Addendum. (vii) On April 1, 2025, the City Council held a duly noticed public hearing on the Project and the Addendum, during which it received and considered all evidence and testimony presented prior to adoption of this Resolution. (viii) All legal prerequisites to the adoption of this Resolution have occurred.

B. RESOLUTION:

Now, therefore, the City Council of the City of Brea does hereby find, determine, and resolve as follows:

SECTION 1. All facts set forth above in the Recitals, Part A of this Resolution, are true and correct.

20.40.060. The Project was reviewed by the Building & Safety Division, Public Works Department, Fire Department, and Police Department and is required to meet all applicable Codes. Based on the Project’s details, the proposed waivers are not Resolution No. 2025-17

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DB No. 2024-01
expected to cause any specific adverse impacts upon health or safety. In addition, the proposed Project is consistent with the General Plan Housing Element Goal 6 in that the Project will provide a variety of housing types and support production of affordable housing through density bonus incentives.

SECTION 3. Based on the findings set forth above, the City Council approves Density Bonus No. 2024-01, subject to the Conditions of Approval included in a separate resolution approving PD No. 2024-01, and the requirements of the Projectspecific MMRP, as included in a separate resolution approving GPA No. 2024-01.

SECTION 4. The City Clerk shall certify to the adoption of this Resolution.

APPROVED AND ADOPTED this 1st day of April 2025.

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ATTEST: ___________________________
Lillian Harris-Neal, City Clerk

ATTACHMENT C
RESOLUTION NO. 2025-18

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BREA
APPROVING PRECISE DEVELOPMENT NO. 2024-01 TO ALLOW

CONSTRUCTION OF THE BREA PLAZA SHOPPING CENTER RESIDENTIAL PROJECT, LOCATED AT 1639 EAST IMPERIAL HIGHWAY
A. RECITALS:
(i) Jahn Nguyen, Architects of Orange, has applied for approval of the Brea Plaza Shopping Center Residential Project, which includes General Plan Amendment No. 2024-01 (GPA No. 2024-01), Zone Change No. 2024-01 (ZC No. 2024-01), Density Bonus No. 2024-01 (DB No. 2024-01), Precise Development No. 2024-01 (PD No. 2024-01), and Conditional Use Permit Nos. 2024-03, 2024-04, and 2025-05 (CUP Nos. 2024-03, 2024-04, 2025-05) to allow the construction of a new residential development consisting of a four-story, 120-unit apartment building with a private terrace atop a twolevel parking structure with 95 parking spaces, demolition and reconstruction of an existing restaurant building with a smaller footprint, a surface parking area with 53 parking spaces, a modification of off-street parking requirements based on a shared parking analysis and a comprehensive sign program amendment (the “Project”). (ii) The Project is generally located at 1639 E. Imperial Highway, which further is described as Assessor Parcel Nos. 319-391-01, 319-391-02, 319-391-03, and 319- 391-04, as shown in the latest records of the County of Orange Assessor's Office (the “Project Site”).
(iii) PD No. 2024-01 would allow the development of the Project as described in Recital (i) above.
(iv) On April 19, 2022, in accordance with the California Environmental Quality Act (CEQA) (Pub. Res. Code § 21000 et seq.), a Final Environmental Impact Report (EIR) (State Clearinghouse No. 2020079022) was certified and a Mitigation Monitoring Resolution No. 2025-18

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and Reporting Program (MMRP) was adopted by the City Council (Resolution No. 2022- 030) for the Brea Plaza Expansion Project at the Project Site. (v) Pursuant to CEQA Guidelines Section 15162 and 15164 (a), the City has prepared an addendum to the previously certified Final EIR for the Project (EIR SCH No. 2020079022 Addendum No. 1) (the “Addendum”), which analyzed impacts evaluated in the Final EIR relative to the Project and concluded that the Project would not result in any environmental impacts beyond those identified in the Final EIR and, as such, constitutes substantial evidence supporting the conclusions that preparation of a supplemental or subsequent EIR is not required.
(vi) On March 11, 2025, the Planning Commission held a duly noticed public hearing on the Project and the Addendum, after which it recommended that the City Council approve the Project, with modified conditions of approval and other recommendations to be considered by the City Council, and the Addendum. (vii) On April 1, 2025, the City Council held a duly noticed public hearing on the Project and the Addendum, during which it received and considered all evidence and testimony presented prior to adoption of this Resolution. (viii) All legal prerequisites to the adoption of this Resolution have occurred.

B. RESOLUTION:

Now, therefore, the City Council of the City of Brea does hereby find, determine, and resolve as follows:

SECTION 1. All facts set forth above in the Recitals, Part A of this Resolution, are true and correct.

Resolution No. 2025-18

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Applicant: Jahn Nguyen, Architects of Orange
PD No. 2024-01
SECTION 2. Based on the facts set forth above and the entirety of the evidence presented at the above-referenced public hearing, including all written evidence and testimony presented during the hearing, and the independent judgment of the City Council, the City Council finds as follows:
a. The Project furthers and is consistent with the objectives of the General Plan. The Project includes GPA No. 2024-01, which amends the City’s General Plan to change the land use designation of the Project Site from General Commercial (C-G) to Mixed Use II. PD No. 2024-01 will therefore be consistent with the General Plan as amended and would be consistent with other goals, policies, and provisions or the General Plan as set forth in the resolution approving GPA No. 2024-01. b. The Project is in compliance with applicable provisions of the Brea City Code and all requirements of law and would not be detrimental to the public safety and general welfare of the community.
i. The Project Site is suitable for mixed use development as proposed by the Project. Except as permitted by waivers obtained pursuant to the Density Bonus Law (Gov. Code § 65915), the Project complies with Mixed-Use II (MU-II) zone development standards, including residential density, nonresidential floor area ratio (FAR), and setbacks. The MU-II zone allows for and encourages commercial and residential uses that are compatible with adjoining land uses. The Project includes a mix of residential and commercial uses over a 1.7-acre area within a 15.58-acre shopping center presently developed with various retail stores, offices, and restaurants. The Project introduces additional commercial floor area and residential uses that are compatible with existing development at the shopping center. The proposed building is Resolution No. 2025-18

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PD No. 2024-01
designed with horizontal and vertical features that include building modulation, articulation, and exterior finishes that would be integrated with, and complimentary to, the existing commercial development on the site.
ii. The Project is not detrimental to the use of land in any adjacent zone. The Project Site is physically suitable for a Mixed Use II Land Use Designation, which would be compatible with adjoining land uses. The Project has been evaluated and conditioned to upgrade necessary utilities and ensure proper traffic circulation to minimize vehicle-pedestrian conflicts and as otherwise required by the attached conditions of approval and the requirements of the Project-specific MMRP. The Addendum also evaluated environmental factors (including noise, aesthetics, traffic, and greenhouse gas emissions) and found that the proposed Project is a reduced-scale version of the previous project and does not introduce new significant environmental impacts or substantially increase the severity of previously identified impacts. With the imposition of the conditions of approval and mitigation measures found in the Projectspecific MMRP, the Project would not result in any significant adverse environmental impacts.

SECTION 3. Based on the findings set forth above, the City Council approves PD No. 2024-01, subject to the conditions of approval found in Exhibit A of this resolution, and the requirements of the Project-specific MMRP, as included in a separate resolution approving the GPA No. 2024-01.

SECTION 4. The City Clerk shall certify to the adoption of this Resolution.

Resolution No. 2025-18

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Applicant: Jahn Nguyen, Architects of Orange
PD No. 2024-01
APPROVED AND ADOPTED this 1st day of April 2025.

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ATTEST: ___________________________
Lillian Harris-Neal, City Clerk

ATTACHMENT D
RESOLUTION NO. 2025-19

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BREA
APPROVING CONDITIONAL USE PERMIT NO. 2024-03 TO ESTABLISH THE

MULTI-FAMILY DWELLING USE FOR THE BREA PLAZA SHOPPING
CENTER RESIDENTIAL PROJECT, LOCATED AT 1639 EAST IMPERIAL

HIGHWAY
A. RECITALS:
(i) Jahn Nguyen, Architects of Orange, has applied for approval of the Brea Plaza Shopping Center Residential Project, which includes General Plan Amendment No. 2024-01 (GPA No. 2024-01), Zone Change No. 2024-01 (ZC No. 2024-01), Density Bonus No. 2024-01 (DB No. 2024-01), Precise Development No. 2024-01 (PD No. 2024-01), and Conditional Use Permit Nos. 2024-03, 2024-04, and 2025-05 (CUP Nos. 2024-03, 2024-04, 2025-05) to allow the construction of a new residential development consisting of a four-story, 120-unit apartment building with a private terrace atop a twolevel parking structure with 95 parking spaces, a surface parking area with 53 parking spaces, demolition and reconstruction of an existing restaurant building with a smaller footprint, a modification of off-street parking requirements based on a shared parking analysis and a comprehensive sign program amendment (the “Project”). (ii) The Project is generally located at 1639 E. Imperial Highway, which is further described as Assessor Parcel Nos. 319-391-01, 319-391-02, 319-391-03, and 319-391-04, as shown in the latest records of the County of Orange Assessor's Office (the “Project Site”).
(iii) CUP No. 2024-03 would establish the multi-family dwelling use at the Project Site.
(iv) On April 19, 2022, in accordance with the California Environmental Quality Act (CEQA) (Pub. Res. Code § 21000 et seq.), a Final Environmental Impact Report Resolution No. 2025-19

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CUP No. 2024-03
(EIR) (State Clearinghouse No. 2020079022) was certified and a Mitigation Monitoring and Reporting Program (MMRP) was adopted by the City Council (Resolution No. 2022- 030) for the Brea Plaza Expansion Project at the Project Site. (v) Pursuant to CEQA Guidelines Section 15162 and 15164 (a), the City has prepared an addendum to the previously certified Final EIR for the Project (EIR SCH No. 2020079022 Addendum No. 1) (the “Addendum”), which analyzed impacts evaluated in the Final EIR relative to the Project and concluded that the Project would not result in any environmental impacts beyond those identified in the Final EIR and, as such, constitutes substantial evidence supporting the conclusions that preparation of a supplemental or subsequent EIR is not required.
(vi) On March 11, 2025, the Planning Commission held a duly noticed public hearing on the Project and the Addendum, after which it recommended that the City Council approve the Project, with modified conditions of approval and other recommendations to be considered by the City Council, and the Addendum. (vii) On April 1, 2025, the City Council held a duly noticed public hearing on the Project and the Addendum, during which it received and considered all evidence and testimony presented prior to adoption of this Resolution. (viii) All legal prerequisites to the adoption of this Resolution have occurred.

B. RESOLUTION:

Now, therefore, the City Council of the City of Brea does find, determine, and resolve as follows:

SECTION 1. All facts set forth above in the Recitals, Part A of this Resolution, are true and correct.

Resolution No. 2025-19

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Applicant: Jahn Nguyen, Architects of Orange
CUP No. 2024-03
SECTION 2. Based on the facts set forth above and the entirety of the evidence presented at the above-referenced public hearing, including all written evidence and testimony presented during the hearing, and the independent judgment of the City Council, the City Council finds CUP No. 2024-03 as follows:
a. Pursuant to Brea City Code (BCC) Table 20.11.020.A, multi-family dwellings are permitted through approval of a CUP in the Mixed-Use II (MU-II) zone, as included in the request for ZC No. 2024-01.
b. Approval of CUP No. 2024-03, subject to the conditions of approval and the requirements of the MMRP, is necessary or desirable for the development of the community, in harmony with the various elements or objectives of the General Plan, and not detrimental to existing uses or to uses specifically permitted in the MU-II zone. The proposed new residential use would contribute to the success of the Project and is compatible with existing development at the shopping center. The Project also includes GPA No. 2024-01, which amends the City’s General Plan to change the land use designation of the Project site from General Commercial to Mixed Use II, and the Project as a whole will be consistent the goals, policies, and provisions or the General Plan as set forth in the resolution approving GPA No. 2024-01. c. The Project Site is adequate in size and shape to accommodate the Project. Except as permitted by waivers obtained pursuant to the Density Bonus Law (Gov. Code § 65915), the Project complies with the Mixed-Use II (MU-II) zone development standards, including residential density, nonresidential floor area ratio (FAR), and setbacks. The Project can also accommodate sufficient parking to meet the Resolution No. 2025-19

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CUP No. 2024-03
typical peak parking demand for the proposed 120 units apartment and will construct a two-story parking structure to be primarily used by the residents. d. The Project Site relates to streets and highways that are properly designed and improved to carry the type and quantity of traffic generated or to be generated by the Project. The Project Site will continue to be served by the existing Brea Plaza shopping center driveways, including a signalized intersection of Imperial Highway at SR-57 NB Ramps/Brea Plaza; a right-turn-only driveway on Associated Road; a full access, unsignalized driveway on Associated Road; and a right-turn-only driveway on Imperial Highway. The Project has been evaluated and conditioned to ensure proper circulation and sight distances and prevent traffic-related impacts associated to vehicle queuing for near- and long-term conditions. e. Approval of CUP No. 2024-03 subject to the conditions of approval and the requirements of the MMRP, will not adversely affect the public health, safety, or general welfare. The Project has been evaluated and conditioned to upgrade necessary utilities and ensure proper traffic circulation to minimize vehicle-pedestrian conflicts and as otherwise required by the attached conditions of approval and the requirements of the MMRP.

SECTION 3. Based on the findings set forth above, the City Council approves the CUP No. 2024-03, subject to the conditions of approval included in a separate resolution approving PD No. 2024-01, and the requirements of the Project-specific MMRP, as included in a separate resolution approving GPA No. 2024-01.

SECTION 4. The City Clerk shall certify to the adoption of this Resolution.

Resolution No. 2025-19

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Applicant: Jahn Nguyen, Architects of Orange
CUP No. 2024-03
APPROVED AND ADOPTED this 1st day of April 2025.

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ATTEST: ___________________________
Lillian Harris-Neal, City Clerk

ATTACHMENT E
RESOLUTION NO. 2025-20

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BREA
APPROVING CONDITIONAL USE PERMIT NO. 2024-04 TO MODIFY OFFSTREET PARKING REQUIREMENTS AT THE BREA PLAZA SHOPPING

CENTER FOR THE BREA PLAZA SHOPPING CENTER RESIDENTIAL
PROJECT, LOCATED AT 1639 EAST IMPERIAL HIGHWAY
A. RECITALS:
(i) Jahn Nguyen, Architects of Orange, has applied for approval of the Brea Plaza Shopping Center Residential Project, which includes General Plan Amendment No. 2024-01 (GPA No. 2024-01), Zone Change No. 2024-01 (ZC No. 2024-01), Density Bonus No. 2024-01 (DB No. 2024-01), Precise Development No. 2024-01 (PD No. 2024-01), and Conditional Use Permit Nos. 2024-03, 2024-04, and 2025-05 (CUP Nos. 2024-03, 2024-04, 2025-05) to allow the construction of a new residential development consisting of a four-story, 120-unit apartment building with a private terrace atop a twolevel parking structure with 95 parking spaces, a surface parking area with 53 parking spaces, demolition and reconstruction of an existing restaurant building with a smaller footprint, a modification of off-street parking requirements based on a shared parking analysis and a comprehensive sign program amendment (the “Project”). (ii) The Project is generally located at 1639 E. Imperial Highway, which is further described as Assessor Parcel Nos. 319-391-01, 319-391-02, 319-391-03, and 319-391-04, as shown in the latest records of the County of Orange Assessor's Office (the “Project Site”).
(iii) CUP No. 2024-04 would modify the City’s off-street parking requirements for the Project to reduce the required number of spaces from 1,115 to a minimum of 788 spaces based on a shared parking demand study.

Resolution No. 2025-20

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Applicant: Jahn Nguyen, Architects of Orange
CUP No. 2024-04
(iv) On April 19, 2022, in accordance with the California Environmental Quality Act (CEQA) (Pub. Res. Code § 21000 et seq.), a Final Environmental Impact Report (EIR) (State Clearinghouse No. 2020079022) was certified and a Mitigation Monitoring and Reporting Program (MMRP) was adopted by the City Council (Resolution No. 2022- 030) for the Brea Plaza Expansion Project at the Project Site. (v) Pursuant to CEQA Guidelines Section 15162 and 15164 (a), the City has prepared an addendum to the previously certified Final EIR for the Project (EIR SCH No. 2020079022 Addendum No. 1) (the “Addendum”), which analyzed impacts evaluated in the Final EIR relative to the Project and concluded that the Project would not result in any environmental impacts beyond those identified in the Final EIR and, as such, constitutes substantial evidence supporting the conclusions that preparation of a supplemental or subsequent EIR is not required.
(vi) On March 11, 2025, the Planning Commission held a duly noticed public hearing on the Project and the Addendum, after which it recommended that the City Council approve the Project, with modified conditions of approval and other recommendations to be considered by the City Council, and the Addendum. (vii) On April 1, 2025, the City Council held a duly noticed public hearing on the Project and the Addendum, during which it received and considered all evidence and testimony presented prior to adoption of this Resolution. (viii) All legal prerequisites to the adoption of this Resolution have occurred.

B. RESOLUTION:

Now, therefore, the City Council of the City of Brea does find, determine, and resolve as follows:

Resolution No. 2025-20

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Applicant: Jahn Nguyen, Architects of Orange
CUP No. 2024-04
SECTION 1. All facts set forth above in the Recitals, Part A of this Resolution, are true and correct.

SECTION 2. Based on the facts set forth above and the entirety of the evidence presented at the above-referenced public hearing, including all written evidence and testimony presented during the hearing, and the independent judgment of the City Council, the City Council finds as follows:
a. Pursuant to Brea City Code (BCC) Section 20.08.040.G.1, modification of off-street parking requirements for multi-family developments and nonresidential developments is permitted through the approval of a CUP. The Project is a type of development eligible for modification of off-street parking requirements. b. Approval of CUP No. 2024-04, subject to the conditions of approval and the requirements of the MMRP, is necessary or desirable for the development of the community, in harmony with the various elements or objectives of the General Plan, and not detrimental to existing uses or to uses specifically permitted in the Mixed-Use II (MU-II) zone. The proposed modification of off-street parking requirements would allow construction of the Project, which will introduce a new residential use that is compatible with existing development at the shopping center. The Project also includes GPA No. 2024-01, which amends the City’s General Plan to change the land use designation of the Project site from General Commercial to Mixed Use II, and the Project as a whole will be consistent the goals, policies, and provisions or the General Plan as set forth in the resolution approving GPA No. 2024-01.
c. The Project Site is adequate in size and shape to accommodate the Project and approval of CUP No. 2024-04 as it can accommodate sufficient parking to Resolution No. 2025-20

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Applicant: Jahn Nguyen, Architects of Orange
CUP No. 2024-04
meet both the anticipated typical peak and holiday peak parking demand of the shopping center, including the Project.
d. The Project Site relates to streets and highways that are properly designed and improved to carry the type and quantity of traffic generated or to be generated by the Project. The proposed modification of off-street parking requirements would not alter or negatively impact the existing ingress and egress for the Project Site, nor the internal circulation within the Project Site.
e. Approval of CUP No. 2024-04 will not adversely affect the public health, safety, or general welfare. The shared parking study demonstrated that the total number of off-street parking spaces proposed by the Project is sufficient to accommodate both the anticipated typical peak and holiday peak demand of the shopping center, including the Project.

SECTION 3. Based on the findings set forth above, the City Council approves CUP No. 2024-04, subject to the conditions of approval included in a separate resolution approving PD No. 2024-01, and the requirements of the Project-specific MMRP, as included in a separate resolution approving GPA No. 2024-01.

SECTION 4. The City Clerk shall certify to the adoption of this Resolution.

APPROVED AND ADOPTED this 1st day of April 2025.

Blair Stewart, Mayor
Resolution No. 2025-20

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Applicant: Jahn Nguyen, Architects of Orange
CUP No. 2024-04
I, Lillian Harris-Neal, City Clerk of the City of Brea, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the City Council of the City of Brea held on the 1st day of April 2025, by the following votes:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ATTEST: ___________________________
Lillian Harris-Neal, City Clerk

ATTACHMENT F
RESOLUTION NO. 2025-21

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BREA
APPROVING CONDITIONAL USE PERMIT NO. 2025-05 TO AMEND AN

EXISTING COMPREHENSIVE SIGN PROGRAM AT THE BREA PLAZA

SHOPPING CENTER FOR THE BREA PLAZA SHOPPING CENTER
RESIDENTIAL PROJECT, LOCATED AT 1639 EAST IMPERIAL HIGHWAY A. RECITALS:
(i) Jahn Nguyen, Architects of Orange, has applied for approval of the Brea Plaza Shopping Center Residential Project, which includes General Plan Amendment No. 2024-01 (GPA No. 2024-01), Zone Change No. 2024-01 (ZC No. 2024-01), Density Bonus No. 2024-01 (DB No. 2024-01), Precise Development No. 2024-01 (PD No. 2024-01), and Conditional Use Permit Nos. 2024-03, 2024-04, and 2025-05 (CUP Nos. 2024-03, 2024-04, 2025-05) to allow the construction of a new residential development consisting of a four-story, 120-unit apartment building with a private terrace atop a twolevel parking structure with 95 parking spaces, a surface parking area with 53 parking spaces, demolition and reconstruction of an existing restaurant building with a smaller footprint, a modification of off-street parking requirements based on a shared parking analysis and a comprehensive sign program amendment (the “Project”). (ii) The Project is generally located at 1639 E. Imperial Highway, which is further described as Assessor Parcel Nos. 319-391-01, 319-391-02, 319-391-03, and 319-391-04, as shown in the latest records of the County of Orange Assessor's Office (the “Project Site”).
(iii) CUP No. 2025-05 would amend the Brea Plaza Shopping Center’s existing comprehensive sign program for the apartment building’s signs, including addressing, directional, and residential project name wall and canopy signs; and to allow the Resolution No. 2025-21

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Applicant: Jahn Nguyen, Architects of Orange
CUP No. 2025-05
addition of a freeway-oriented, building mounted sign that deviates from Brea City Code (BCC) development standards.
(iv) On April 19, 2022, in accordance with the California Environmental Quality Act (CEQA) (Pub. Res. Code § 21000 et seq.), a Final Environmental Impact Report (EIR) (State Clearinghouse No. 2020079022) was certified and a Mitigation Monitoring and Reporting Program (MMRP) was adopted by the City Council (Resolution No. 2022- 030) for the Brea Plaza Expansion Project at the Project Site. (v) Pursuant to CEQA Guidelines Section 15162 and 15164 (a), the City has prepared an addendum to the previously certified Final EIR for the Project (EIR SCH No. 2020079022 Addendum No. 1) (the “Addendum”), which analyzed impacts evaluated in the Final EIR relative to the Project and concluded that the Project would not result in any environmental impacts beyond those identified in the Final EIR and, as such, constitutes substantial evidence supporting the conclusions that preparation of a supplemental or subsequent EIR is not required.
(vi) On March 11, 2025, the Planning Commission held a duly noticed public hearing on the Project and the Addendum, after which it recommended that the City Council approve the Project, with modified conditions of approval and other recommendations to be considered by the City Council, and the Addendum. (vii) On April 1, 2025, the City Council held a duly noticed public hearing on the Project and the Addendum, during which it received and considered all evidence and testimony presented prior to the adoption of this Resolution. (viii) All legal prerequisites to the adoption of this Resolution have occurred.

Resolution No. 2025-21

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Applicant: Jahn Nguyen, Architects of Orange
CUP No. 2025-05
B. RESOLUTION:

Now, therefore, the City Council of the City of Brea does find, determine, and resolve as follows:

SECTION 1. All facts set forth above in the Recitals, Part A of this Resolution, are true and correct.

SECTION 2. Based on the facts set forth above and the entirety of the evidence presented at the above-referenced public hearing, including all written evidence and testimony presented during the hearing, and the independent judgment of the City Council, the City Council finds as follows:
a. Pursuant to BCC Section 20.28.045.B.3., comprehensive sign programs that consist of signs that do not comply with the requirements of BCC Chapter 20.28 (Sign Code) require approval of a CUP. The use of a sign program would include the freeway-oriented, building-mounted sign on the proposed residential building and would identify the residential project name and major tenants in the shopping center at the subject property, which is one for which the CUP is authorized. The proposed apartment building signs are of quality design and construction and are complimentary to the shopping center and new residential
b. Approval of CUP No. 2025-05, subject to the conditions of approval and the requirements of the MMRP, is necessary or desirable for the development of the community, in harmony with the various elements or objectives of the General Plan, and not detrimental to existing uses or to uses specifically permitted in the Mixed-Use II (MU-II) zone. This comprehensive sign program amendment would also be consistent General Plan Goal CD-20, which encourages site planning within Commercial and Resolution No. 2025-21

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Applicant: Jahn Nguyen, Architects of Orange
CUP No. 2025-05
Mixed-Use districts that functionally and visually integrate onsite facilities and uses, including building, services, access, and parking. The proposed comprehensive sign program would contribute to the success of the Project, be compatible with existing and renovated development at the shopping center, and would not result in any significant physical changes or impacts to the property or surrounding land uses. c. The proposed apartment building signs, including the freeway-oriented sign, are appropriate in size and scale to direct residents and patrons to the shopping center.
d. The Project Site relates to streets and highways that are properly designed and improved to carry the type and quantity of traffic generated or to be generated by the Project. The apartment building signs, including directional and addressing signs, will direct residents and patrons to the apartment building and shopping center.
e. Approval of CUP No. 2025-05, as conditioned, will not adversely affect the public health, safety, or general welfare. Prior to the installation of any sign, a building permit must be obtained. During the Building & Safety Division plan check, the Project will be required to meet all Codes adopted at the time of submittal, thereby assuring public health, safety, and welfare. This sign program amendment will enhance the aesthetics of the property by ensuring the design quality and proper placement of all signs.

SECTION 3. Based on the findings set forth above, the City Council approves the CUP No. 2025-05, subject to the conditions of approval included in a separate Resolution No. 2025-21

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Applicant: Jahn Nguyen, Architects of Orange
CUP No. 2025-05
resolution approving PD No. 2024-01, and the requirements of the Project-specific MMRP, as included in a separate resolution approving GPA No. 2024-01.

SECTION 4. The City Clerk shall certify to the adoption of this Resolution.

APPROVED AND ADOPTED this 1st day of April 2025.

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ATTEST: ___________________________
Lillian Harris-Neal, City Clerk

ATTACHMENT G
ORDINANCE NO. 1256
AN ORDINANCE OF THE CITY OF BREA APPROVING ZONE CHANGE NO. 2024-01 FOR THE BREA PLAZA SHOPPING CENTER RESIDENTIAL

PROJECT
THE CITY COUNCIL OF THE CITY OF BREA DOES ORDAIN AS FOLLOWS:

A. RECITALS:
(i) Jahn Nguyen, Architects of Orange (the “Applicant”) has applied for approval of the Brea Plaza Shopping Center Project (Brea Plaza Living), which includes General Plan Amendment No. 2024-01 (GPA No. 2024-01), Zone Change No. 2024-01 (ZC No. 2024-01), Density Bonus No. 2024-01 (DB No. 2024-01), Precise Development No. 2024-01 (PD No. 2024-01), and Conditional Use Permit Nos. 2024-03, 2024-04, and 2025-05 (CUP Nos. 2024-03, 2024-04, and 2025-05) to allow the construction of a new residential development consisting of a four-story, 120-unit apartment building with a private terrace atop a two-level parking structure with 95 parking spaces, a surface parking area with 53 parking spaces, a modification of the off-street parking requirements based on a shared parking analysis and a comprehensive sign program amendment (the “Project”), for that certain real property located at 1639 East Imperial Highway, in the City of Brea, and further legally described as Assessor Parcel Numbers 319-391-01, 319-391-02, 319-391-03, and 319-391-04, as shown in the latest records of the County of Orange Assessor’s Office (the “Project Site”). (ii) The Project Site is a 15.58-acre property known as Brea Plaza Shopping Center, with the proposed development occurring on an approximately 1.7-acre area located at the northwest corner of the shopping center. The Project Site currently has a General Plan Land Use designation of General Commercial and zoning designation of Ordinance No. 1256

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Applicant: Jahn Nguyen, Architects of Orange
ZC No. 2024-01
C-G General Commercial with a Precise Development (PD) Overlay and Flood Plain Overlay Districts.
(iii) In conjunction with GPA No. 2024-01, which would amend the General Plan Land Use designation of the Project Site to Mixed Use II, ZC No. 2024-01 would amend the zoning designation of the Project Site from General Commercial (C-G) with a Precise Development (PD) Overlay and Flood Plain Overlay Districts to Mixed-Use II (MU-II) zoning designation. The existing Flood Plain Overlay District over Assessor Parcel Numbers 319-391-02 and 319-391-03 will remain as is. On April 19, 2022, in accordance with the California Environmental Quality Act (CEQA) (Pub. Res. Code § 21000 et seq.), a Final Environmental Impact Report (EIR) (State Clearinghouse No. 2020079022) was certified and a Mitigation Monitoring and Reporting Program was adopted by the City Council (Resolution No. 2022-030) for the Brea Plaza Expansion Project at the Project Site.
(iv) Pursuant to CEQA Guidelines Section 15162 and 15164 (a), the City has prepared an Addendum to the previously certified Final EIR for the Project (EIR SCH No. 2020079022 Addendum No. 1), which analyzed impacts evaluated in the Final EIR relative to the Project and concluded that the Project would not result in any environmental impacts beyond those identified in the Final EIR and as such, constitutes substantial evidence supporting the conclusions that preparation of a supplemental or subsequent EIR is not required.
(v) On March 11, 2025, the Planning Commission held a duly noticed public hearing on the Project and the Addendum, during which it received and considered all evidence and testimony presented prior to adoption of this Resolution.

Ordinance No. 1256

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Applicant: Jahn Nguyen, Architects of Orange
ZC No. 2024-01
(vi) On April 1, 2025, the City Council held a duly noticed public hearing on the Project and the Addendum, during which it received and considered all evidence and testimony presented prior to adoption of this Resolution. (vii) The documents and other material that constitute the record of the proceedings concerning the Project upon which this Ordinance is based are kept by the City of Brea Community Development Department, located at 1 Civic Center Circle, Brea, California 92821.
(viii) All legal prerequisites to the adoption of this Ordinance have occurred.

B. ORDINANCE:

SECTION 1. All facts set forth above in Part A, Recitals, are true and correct.

SECTION 2. Based on the facts set forth above, the entirety of the evidence presented at the above-referenced public hearing, including all written evidence and testimony presented during the hearing, and the independent judgment of the City Council, the City Council finds as follows:
a. The proposed Zone Change of the Project Site from C-G General Commercial with a Precise Development (PD) Overlay and Flood Plain Overlay District to Mixed-Use II (MU-II) with the Flood Plain Overlay District over Assessor Parcel Numbers 319-391-02 and 319-391-03 remaining is in conformity with the General Plan, as amended by GPA No. 2024-01, which amends the General Plan to change the land use designation of the Project Site from General Commercial to Mixed-Use II. Approval of ZC No. 2024-01 will therefore align the Zoning Map with the General Plan. The Project would also be consistent with Ordinance No. 1256

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Applicant: Jahn Nguyen, Architects of Orange
ZC No. 2024-01
other goals, policies, and provisions or the General Plan as set forth in the resolution approving GPA No. 2024-01.
b. The proposed Zone Change is in the interest of public necessity, convenience, general welfare, and good zoning practice based in part of the following:
i. The Project Site is suitable for mixed use development as proposed by the Project. The MU-II Zone allows for and encourages commercial and residential uses that are compatible with adjoining land uses. The Project includes a mix of residential and commercial uses over a 1.7-acre area within a 15.58-acre shopping center presently developed with restaurant, retail, and office uses. The Project would create a mixeduse, in-fill development by introducing a multi-family residential use to a shopping center. The Project would be compatible with surrounding land uses and provide a pedestrian accessway connecting the Project Site and the adjacent private property to the north of the Project Site (Assessor’s Parcel Number 319-102-34).
ii. The proposed Zone Change is not detrimental to the use of land in any adjacent zone. The Project Site is physically suitable for a Mixed Use II Land Use Designation, which would be compatible with adjoining land uses. The Project has been evaluated and conditioned to upgrade necessary utilities and ensure proper traffic circulation to minimize vehicle-pedestrian conflicts. In addition, the Project includes a reduction in the overall building size, unit count, and parking demand Ordinance No. 1256

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Applicant: Jahn Nguyen, Architects of Orange
ZC No. 2024-01
compared to the project that was studied in the previously certified Final EIR; therefore, the Addendum concluded that the Project would result in lesser environmental impacts than those analyzed in the Final EIR.

SECTION 3. Based on the findings set forth above, the City Council approves Zone Change No. 2024-01 to change the zoning designation of the Project site from General Commercial (C-G) with a Precise Development (PD) Overlay and Flood Plain Overlay Districts to Mixed-Use II (MU-II) zoning designation, with the existing Flood Plain Overlay District over Assessor Parcel Numbers 319-391-02 and 319-391-03 retained as is. The City of Brea Zoning Map is amended to incorporate the approval of Zone Change No. 2024-01, as shown in Exhibits A and B.

SECTION 4. The City Clerk shall certify to the adoption of this Ordinance.

ADOPTED AND APPROVED this 1st day of April 2025.

Blair Stewart, Mayor
I, Lillian Harris-Neal, City Clerk of the City of Brea, do hereby certify that the foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Brea held on the 1st day of April 2025 and was finally passed at a regular meeting of the City Council of the City of Brea, held on the 15th day of April 2025, by the following votes:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

Ordinance No. 1256

Page 6 ends

Applicant: Jahn Nguyen, Architects of Orange
ZC No. 2024-01
ATTEST: ___________________________
Lillian Harris-Neal, City Clerk
Ordinance No. 1256

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Applicant: Jahn Nguyen, Architects of Orange
ZC No. 2024-01

EXHIBIT A

EXISTING ZONING DESIGNATION FOR BREA PLAZA SHOPPING
CENTER
Ordinance No. 1256

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Applicant: Jahn Nguyen, Architects of Orange
ZC No. 2024-01

EXHIBIT B

PROPOSED ZONING DESIGNATION FOR BREA PLAZA SHOPPING
CENTER

ATTACHMENT H

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EXHIBIT A OF RESOLUTION NO. 2025-18

BREA PLAZA SHOPPING CENTER RESIDENTIAL PROJECT
DENSITY BONUS NO. 2024-01; PRECISE DEVELOPMENT NO. 2024-01; AND CONDITIONAL USE PERMIT NOS. 2024-03, 2024-04, AND 2025-05

CONDITIONS OF APPROVAL
Planning Division – Community Development Department

1. Development shall occur in substantial compliance with the plans and documents reviewed and approved by the City Council on April 1, 2025, which include the site plan, floor plans, and elevations on file in the Planning Division, the conditions contained herein, and all applicable Federal, State, County, and local regulations. The City Planner may approve minor modifications to the approved project plans.

2. The Applicant shall prepare and submit a physical copy (suitable for archival storage) of the final plans and technical studies to the Brea Planning Division prior to the issuance of any building permits for the development.

3. Final architectural elevation plans and details shall be provided at the time of plan check for the review and approval of the City Planner prior to the issuance of building permits. Architecture and design features shall be consistent with the specifications and details provided in the approved Project plans and shall include high-quality materials and finishes. Requests to modify the approved building elevations, materials and details, colors, and other architectural elevation features may be reviewed and approved by the City Planner.

4. Within 30 days of the issuance of the final invoice and prior to the issuance of any building permits, the Applicant is responsible for paying all charges related to the processing of the Project. Failure to pay all charges shall result in delays in the issuance of required permits or may result in the revocation of the approval of this application.

5. Prior to the issuance of any permit, the applicant shall obtain Plan Review approval for Building K from the Planning Division. The Plan Review shall ensure that the proposed modifications to Building K, including but not limited to architectural design, site layout, and parking adjustments, are in substantial conformance with the approved entitlement plans and comply with all applicable Codes.

6. Prior to issuance of any permits, the Applicant shall submit a detailed final landscape plan for review and approval of the City Planner:
a. The final landscaping plan shall be in substantial conformance with the conceptual landscape plan on file and comply with the City’s Water Efficient Landscaping Requirements.

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b. The final landscaping plan shall incorporate, at minimum, one droughttolerant California native tree. c. Said plans shall demonstrate compliance with all applicable landscaping requirements for the MU-II zone.
d. Final landscape plans shall show all ground utility equipment and shall be properly screened by landscaping, paint, and/or screening materials or a combination thereof to be reviewed and approved by the City Planner. e. All landscaping and irrigation must be installed prior to the Certificate of Occupancy issuance.

7. All new landscaping shall be installed in conformance with the approved plans and applicable Brea City Code (BCC) and maintained in perpetuity. Landscaping shall be replaced in a timely manner in the event that it is removed, damaged and/or dead.

8. Prior to the issuance of a building permit, the Applicant shall submit photometric plans for review and approval by the Building Official and City Planner. Said plans shall show the location of all exterior lights, a measurement of light throughout the site, and include cut/specifications sheets for proposed lighting equipment.

9. Prior to the issuance of a building permit, final details regarding all window glazing and potentially reflective building surfaces, including balconies, shall be provided for the review and approval of the City Planner. Said glazing and surfacing shall be treated or designed in a manner to reduce glare impacts to adjacent uses, motorists, pedestrians, and wildlife (e.g. to reduce bird window strikes).

10. All roof-mounted and ground-mounted equipment shall be screened from public views at ground elevation. All screen designs shall be architecturally integrated with the building and shall be subject to the review and approval of the City Planner and Building and Safety Division.

11. Balcony run-off shall be integrated into the building structure and storm drain system. Balcony drain water shall not drain down the side of balconies and/or building exterior.

12. Prior to the issuance of any permit, the Applicant shall submit a parking management plan (PMP) to the Planning Division. The PMP shall implement parking demand strategies identified in the February 19, 2025 Parking Study prepared by LSA Associates. Strategies shall include, but are not limited to, the following:
a. Internally sharing parking resources;
b. Enforcement of parking management;
c. Establishing valet parking for Building K, depending on the future occupant;
d. Short-term and long-term bicycle parking; and
e. Residential overnight parking permits (on-site, within Project site).

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The plan shall be modified and implemented as necessary to ensure adequate on-site parking. Any modifications to the parking management plans shall be reviewed and approved by the City Planner.

13. Prior to the establishment of valet parking operations for Building K, if applicable, approval of a Minor Conditional Use Permit (BCC Section 20.408.030) shall be required. All requests for valet parking must be accompanied by a Valet Parking Management Plan that demonstrates that the service will not result in insufficient or inadequate parking.

14. Prior to the issuance of any building permit for Project-related signage, the Applicant shall update the Brea Plaza Shopping Center comprehensive sign program to include the apartment building freeway sign and revised Building K elevations for review and approval of the City Planner. The sign program shall be in substantial conformance with approved entitlement plans and all applicable City of Brea regulations, including all State and regulations.

15. Prior to building final, the Applicant shall prepare and submit a written report demonstrating completion of the mitigation monitoring and reporting program for review and approval of the City Planner.

16. Residents shall be notified in writing before taking up residence that they will be living in an urban type of environment and that the noise levels may be higher than a typical residential area (specific to mixed-use development projects).

17. The Applicant shall in good faith consider a request from the developer of the adjacent private property (Assessor’s Parcel Number 319-102-34) to enter into and execute an easement, agreement and/or any other appropriate instrument for pedestrian access to and across the site, as determined necessary, to the satisfaction of the Community Development Director.

18. Improvements that add square footage to Building G, approved as part of PD No. 2022-00078 (Planning Commission Resolution No. 2023-08), shall not be constructed.

19. All new electrical, telephone, community antenna, television, and similar service wires or cables that provide direct service to the property being developed shall be installed underground within the exterior boundary lines of such property unless deemed infeasible.

20. Any future tenant improvement and/or construction plans for a future land use shall demonstrate compliance with the minimum parking requirements, pursuant to BCC Section 20.08.040 (Off-Street Parking and Loading), to the satisfaction of the City Planner. The City reserves the right to require an updated shared parking analysis if deemed necessary.

21. All uses shall comply with the provision of BCC Chapter 20.20 including, but not limited to vibration, glare, emission of dust, smoke, and odors.

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22. The Applicant shall work in good faith with the City to participate in a future micro-transit circulation system/program (e.g. trolley service, etc.) and to provide an on-site location stop to accommodate the said micro-transit, if such microtransit program becomes available.

23. The Applicant shall comply with the Project-specific mitigation measures described in the mitigation monitoring and reporting program listed in the certified Environmental Impact Report adopted by City Council on April 19, 2022 (Brea Plaza Expansion Project Final Environmental Impact Report, State Clearinghouse [SCH] No. 2020079022), and as updated by EIR SCH No. 2020079022 Addendum No. 1.

24. Any permit is subject to expiration and revocation as provided in BCC Chapter

20.412.020, and said provisions are specifically made a part hereof without negating the applicability of any other provision of this title or any other ordinance.

25. Approval of General Plan Amendment No. 2024-01, Precise Development No. 2024-01, Density Bonus No. 2024-01 and Conditional Use Permit Nos. 2024-03, 2024-04, and 2025-05 are contingent upon City Council adoption of an ordinance, processed concurrently, to approve Zone Change No. 2024-01.

26. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold the City, its elected officials, officers, contractors serving as City officers, agents, and employees (“Indemnitees”) free and harmless from: (i) any and all claims, liabilities and losses whatsoever occurring or resulting to any and all persons, firms, entities, or corporations furnishing or supplying work, services, materials, or supplies in connection with, or related to, the performance of work or the exercise of rights authorized by approval of this permit; and (ii) any and all claims, lawsuits, liabilities, and/or actions arising out of, or related to the approval of this permit and/or the granting or exercise of the rights authorized by said approval; and (iii) from any and all claims, liabilities and losses occurring or resulting to any person, firm, entity, corporation for property damage, personal injury, or death, arising out of or related to the approval of, or exercise of rights granted by, this permit. Applicant's obligation to indemnify, defend, and hold the Indemnitees free and harmless as required hereinabove shall include, but is not limited to, paying all fees and costs incurred by legal counsel of the Indemnitees’ choice in representing the Indemnitees in connection with any such claims, losses, lawsuits, or actions, and any award of damages, judgments, verdicts, court costs or attorneys' fees in any such lawsuit or action.

Housing Division – Community Development Department

27. Six units shall be provided as rental affordable units for extremely low-income households for a minimum period of 55 years.

28. An Affordable Housing Agreement between the developer and the City, prepared by the City and executed by the City Manager shall indicate the number, type,

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location, approximate size, and construction scheduling of all dwelling units.

Provisions shall be provided for resale restrictions, monitoring affordability of the units, and the eligibility of the households. Prior to any permit issuance, this agreement shall be recorded in the office of the Orange County Recorder– our ordinance allows for the CM to sign and there’s no mention of Council approval required.

Building and Safety Division – Community Development Department

29. All designs shall comply with the Codes adopted at the time of the permit submittal. Currently the 2022 CA Building, Mechanical, Electrical, Plumbing, Cal Green, Energy, Fire Codes, BCC & Ordinances. Any submittals received after December 31, 2025 shall be compliant with the 2025 California Building Standards Code.

30. Building permits are required for all the proposed work, California Building Code (CBC) 2022 Sec [A]105.1. Upon formal submittal:
a. At the time of building permit submittal, some required construction documents are: Architectural, Structural, Mechanical, Electrical, Energy, Plumbing, Civil (Grading, Erosion Control), Landscaping, Structural Calculations, Energy Calculations, MEP related Calculations & Equipment Cut Sheets, Specs & Geotechnical Report.

The following, if applicable, requires separate submittals and permit issuance:
i. On-site & Off-site Demo work (Demolition Permit)
ii. Building construction documents (Building Permit)
iii. Civil construction documents (Grading Plans)
iv. Landscape construction documents (Landscape Permit) v. Accessory structures construction documents (Miscellaneous Permit)
vi. Fire Sprinklers (Fire Permit)
vii. Fire Alarm (Fire Permit)
viii. PV Systems (Building Permit)
ix. Energy Storage System (Building Permit)
x. Temporary Power (Temporary Permit)

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xi. Construction/Office Trailers (Temporary Permit)
b. The planning entitlement conditions of approval and the geotechnical investigation report recommendations shall be pasted on plans. c. Provide a digital file for all structural calculations generated on excel spreadsheets.
d. Bookmark and hyperlink the construction documents shall be bookmarked and hyperlinked.
e. Construction plans shall indicate on the plans whether or not the site is within any of the following zones:
i. Methane zone
ii. Fire zone
iii. Flood zone
iv. Liquefaction zone
f. Any code deviations would require the submittal of Alternative Materials, design, and Methods (CBC Sec. [A]104.11) or Modification request (CBC Sec. [A]104.10). Code sections and alternatives are required with complete justification for the request.

31. Temporary structures (i.e. construction trailers and power poles) require a building permit, and such permit would be valid for 180 days.

32. Upon formal submittal of building permits to the Building & Safety Division, the applicant shall submit a photometric plan showing exterior illumination to be not less than 1 foot-candle at the walking floor surface along the accessible route and path of travel components.

33. Entry doors from interior corridors must provide a minimum STC of 26.

34. Penetrations or openings in sound rated assemblies must be treated to maintain required ratings.

35. Floor-ceiling assembly design must provide a minimum STC of 50, based on lab tests. Field tested assemblies must provide a minimum FIIC of 45.

36. Structural details and calculations shall be provided for storefronts, curtain walls, glass railing, louvers, canopies, green walls, mechanical screens, stone veneers, fire sprinklers’ supports and lateral bracing.

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37. All exterior windows, doors, and sliding glass doors shall have a positive seal and leaks/cracks must be kept to a minimum.

38. A separate water meter for the landscaping shall be provided, clearly identify meter on the utility plans and the landscape plans.

39. All MEP equipment heavier than 300 lbs. must provide anchorage calculations, details and the details shall be reference on plans.

40. Upon formal submittal to the Building & Safety Division, clearly show on plan all ADA standard & van accessible stalls required, and those shall be located the closest to the main entrance.

41. Upon formal submittal to the Building & Safety Division, clearly identify on plans all units shall be adaptable (ADA) or visitable units.

42. In the event the Project receives Federal, State or Local funding, the Project shall fully comply with accessibility (ADA) requirements as prescribed on CBC 2022 Chapter 11B.

43. Upon formal submittal to the Building & Safety Division for grading or construction permits, a site-specific geotechnical investigation report is required.

The geotechnical feasibility study submitted for review during the planning entitlement review will not be accepted as part of a formal submittal to the Building & Safety Division.
a. The geotechnical engineer of record shall review the grading plans, foundation plans and foundation details for conformance with the Geotechnical Investigation Report, stamp and sign the plans and details.

44. The Applicant shall provide written evidence to the Brea Building & Safety Division that a geotechnical engineer has been retained to monitor the grading operation and assure implementation of the site grading recommendations. All recommendations shall be implemented to the performance standards specified in the Geotechnical Investigation report and to the satisfaction of the geotechnical engineer, City Engineer and Building Official. Evidence of implementation shall be provided to the Building & Safety Division prior to issuance of a building permit.

45. Upon formal submittal to the Building & Safety Division for grading or construction permits, a ground motion hazard analysis shall be performed and submitted in accordance with ASCE 7-16 Sec. 11.4.8 (Section 21.2) for this development.

46. Upon formal grading permit submittal to the Building & Safety Division, a color exhibit plan on the civil drawings showing the cut and fill areas shall be provided.

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47. Prior to the start of demolition of the existing Building K, an asbestos and lead analysis report shall be submitted for review to the Building and Safety Division.

If asbestos and/or lead is found on the building structure, it shall be removed and properly disposed of prior to commencing any demolition work.

48. Deferred submittal items shall have the prior approval of the building official, the applicant shall discuss with the building official whether or not the proposed deferred submittals will be allowed to be deferred.

49. Prior to the final building inspection, a building height certificate shall be prepared by a licensed civil engineer or surveyor registered in the state of California and it shall be submitted to the Building Official for review.

50. Prior to the building final inspection, an independent CASp report for new buildings and adjacent areas shall be submitted to the Building Official for review.

Said report shall identify any project deficiencies with recommendations for the owner to resolve all deficiencies prior to the Certificate of Occupancy issuance.

51. Prior to the Certificate of Occupancy issuance, all outstanding fees for the Project shall be paid.

52. Full project review shall be conducted when complete construction documents are submitted to the Building & Safety division.

53. Additional requirements may be imposed when the Project is submitted for Building & Safety Department plan check review and approval.

Public Works Department

54. The Applicant shall provide Site and Building Demolition Plans for the demolition of the existing site and building infrastructure. The Site and Building Demolition Plans shall be prepared by a registered Civil Engineer, be in accordance with City of Brea Standard Plans and standards, and be to the satisfaction of the Building & Safety Division and City Engineer. Said plans shall include an Erosion and Sediment Control Plan identifying the State issued WDID number and the contact information for the person that is to be reached in case of emergency.

Applicant shall obtain approval of the Site and Building Demolition Plans, prior to the issuance of any building permit for any proposed development phase.

55. Prior to the issuance of any building permits for the proposed developed site conditions, the Applicant shall submit and obtain approval for the Precise Grading Plans and all applicable technical studies. The Precise Grading Plans and technical studies shall be prepared by a registered Civil Engineer, be in accordance with City of Brea Standard Plans and standards, and be to the satisfaction of the Building & Safety Division and City Engineer. The Precise Grading Plan submittal shall include the following items:
a. Construction Document Plans for the review and approval of the Building & Safety Division and City Engineer. The Construction Document Plans

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shall identify all improvements required to facilitate the proposed development and associated infrastructure improvements, to the satisfaction of the City Engineer. Said Construction Document Plans shall include an Erosion and Sediment Control Plan identifying the State issued WDID number and the contact information for the person that is to be reached in case of emergency;
b. Soils Report for the review and approval of the Building & Safety Division and the City Engineer;
c. Final Sanitary Sewer Capacity Analysis for the review and approval of the City Engineer;
d. Final Hydrology & Hydraulic Study for the review and approval of the City Engineer. Said study shall meet all City and Orange County requirements;
e. Final Water Quality Management Plan (WQMP) for the review and approval of the City Engineer;
f. Final Water Demand Analysis for the review and approval of the City Engineer;
g. Solid Waste/Trash Collection Circulation Plan for the review and approval of the City Traffic Engineer;
h. On-site Circulation Plan as requested for the review and approval of the City Traffic Engineer.

56. Prior to construction permit submittal, the Applicant shall submit an Address Request Application and submit via email to
[email protected]. To obtain the application, please visit the following link: https://www.ci.brea.ca.us/DocumentCenter/View/14699/AddressRequest-Application-080323.

57. The Applicant shall maintain the Storm Water Pollution Prevention Plan during construction in accordance with NPDES guidelines, which shall incorporate all best management practices to mitigate pollutant runoff during construction.

58. The Applicant shall be responsible for the maintenance of all temporary and permanent Best Management Practices (BMP’s) and associated infrastructure located on public or private property.

59. The Applicant and any future successors, shall adhere to the approved Final WQMP during the life of the Project.

60. The Applicant shall maintain all public and private drainage facilities in good working order at all times.

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61. The Applicant shall be responsible to obtain all necessary permission to perform any work on adjacent private properties or within easement areas.

62. Prior to the issuance of any building permits for the proposed development, the Applicant shall provide verification to the satisfaction of the City Engineer, that all parties that have easements over the property, including entities such as dry utility purveyors, have granted authorization to construct the proposed improvements within existing easement areas or that all existing easements have been modified, removed, and/or quitclaimed or abandoned to accommodate the proposed development.

63. All improvements associated with the proposed development that are located within, and/or impacting facilities located within, easement areas within the property, including easements granted to entities such as dry utility purveyors, shall be constructed to the satisfaction of the easement holders and meet all associated local jurisdictional requirements.

64. All new improvements associated with the proposed development and property that are located on adjacent private property, shall be constructed to the satisfaction of the adjacent private property owners and meet all associated local jurisdictional requirements. Prior to the issuance of any building permits for the proposed developed site conditions or for new improvements proposed to be located on adjacent private property, the Applicant shall provide verification to the satisfaction of the City Engineer, that all adjacent private property owners have granted permission and authorization to perform the proposed work on the adjacent private property, and that agreements and/or easements are in place to allow for private improvements to be located on the adjacent property.

65. The Applicant shall prepare easement documents for all proposed easements, easement modifications, and easement quitclaims or abandonments as identified on the plans approved by the City Council, and for all proposed easements necessary to facilitate the proposed development, meeting all current City standards and all other jurisdictional requirements. Said proposed easements include, but are not limited to, public service easements, private driveway and access easements, and utility easements. Requirements to this condition are as follows:
a. Prior to the issuance of any building permits for the proposed developed site conditions, and prior to submittal to the Orange County Surveyor’s Office, the Applicant shall submit all easement documents for all proposed easements to the City Engineer for conformance review and approval. b. Prior to the issuance of any building permits for the proposed developed site conditions, the Applicant shall provide verification, to the satisfaction of the City Engineer, that all parties with rights to the existing private driveway and access easement(s) have granted authorization of the easement relocation.

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c. Prior to the issuance of any building permits for the proposed developed site conditions, the Applicant shall submit all easement documents to the Orange County Surveyor’s Office for review and approval, including all legal descriptions, maps, and any required supplemental information. The Applicant shall provide to the City Engineer documentation of submittal of all easement documents to the Orange County Surveyor’s Office prior to the issuance of any building permits for the proposed developed site conditions.
d. Prior to the Certificate of Occupancy issuance, the Applicant shall demonstrate that all proposed easement documents have been recorded at the County of Orange.

66. No proposed trees, structures for private utility infrastructure, lighting structures, utility vaults or cabinets; structures or walls with footing or foundation elements; building foundations, structural slabs, or building structural members; shall be located within existing or proposed public easement areas, or within the public right-of-way.

67. Domestic, irrigation, and fire services shall be replaced with new service connections consistent with the Conceptual Utility Plan.

68. All proposed domestic, irrigation, and fire services shall be per the latest City of Brea Public Works Standards, meeting all City Building & Plumbing Code requirements. All proposed water and fire service connections shall be made to the existing private water main located within the private property to the satisfaction of the City Engineer and the Brea Fire Department.

69. The Applicant shall install all water meters, vaults, fire hydrants, FDC’s, and above ground backflow prevention devices for all domestic, irrigation, and fire services and systems, at locations to the satisfaction of the City Engineer, the Building & Safety Division, and the Brea Fire Department.

70. All existing and proposed fire hydrant and fire service infrastructure locations shall be subject to the review and approval of the City Engineer, the Building & Safety Division, and the Brea Fire Department. Installation of fire hydrants and fire service infrastructure shall be in accordance with City of Brea Public Works Standards and all applicable building codes.

71. All proposed sanitary sewer laterals and connections shall be per City of Brea Public Works Standards, shall meet all City Building and Plumbing Code requirements, shall be connected to the on-site private sanitary sewer main located within the existing private property, and shall be to the satisfaction of the City Engineer and the Building & Safety Division.

72. The proposed development shall only be served by underground distribution utilities.

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73. Prior to the Certificate of Occupancy issuance, the Applicant shall pay all applicable impact fees and connection fees as set forth in the City ordinances and in effect at the time of permit approval.

74. Prior to the issuance of any building permit, a completed Waste Management Plan (WMP) shall be submitted through Green Halo Systems by the Applicant and approved by the Public Works Department to ensure compliance with CALGreen and SB 1383 requirements. Each individual building permit shall include its own separate WMP submittal through Green Halo Systems for the proposed scope of work associated with each building permit.

75. Prior to the issuance of any building permit for the proposed developed site conditions, the Applicant shall prepare Public Improvement Plans for the review and approval of the City Engineer, for all public improvements located within the public right-of-way of S. Associated Road or within adjacent easement areas.

The Public Improvement Plans shall be prepared by a registered Civil Engineer, be in accordance with City of Brea Standard Plans and standards, and be to the satisfaction of the City Engineer. Prior to any building permit issuance for the proposed developed site conditions, the Public Improvement Plans shall be approved by the City Engineer. All improvements shall be constructed to the satisfaction of the City Engineer, including any field punch list items, prior to the Certificate of Occupancy issuance. The public improvements shall include, but are not limited to, the following items:
a. Construction of a traffic signal, including, but not limited to, new electrical service connection, adaptive control, safety lighting, northbound left-turn arrows, and pedestrian, vehicle, and bike detection, at the intersection of S. Associated Road and the southerly driveway of the Brea Plaza development. The proposed traffic signal construction shall include all traffic signal infrastructure and associated improvements to facilitate full operations of the traffic signal to the satisfaction of the City Traffic Engineer and City Engineer;
b. Installation of all signage and striping improvements as necessary to implement the new traffic signal improvements at the intersection of S.

Associated Road and the southerly driveway of the Brea Plaza development to the satisfaction of the City Traffic Engineer; c. Installation of 2-inch conduit, pullboxes, fiber optic cable, and associated communications infrastructure required to connect the new traffic signal and video/surveillance systems at the intersection of S. Associated Road and the southerly driveway of the Brea Plaza development to the City of Brea’s communication system at the intersection of S. Associated Road & Greenbriar Lane to the satisfaction of the Brea Police Department, the City Traffic Engineer, and the City Engineer;
d. Construction and implementation of all Integrated Crime Center (ICC) improvements located within the public right-of-way or public easement areas, as identified by the Brea Police Department. ICC improvements

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may include, but are not limited to, the installation of PTZ surveillance cameras and automated license plate reading (ALPR) cameras, and all electrical and communications connections to facilitate full operations and connectivity to the existing City of Brea communications system. All improvements shall be designed and installed to the satisfaction of the Brea Police Department, the City Traffic Engineer, and the City Engineer; e. Dedication of all easements and implementation of improvements required to facilitate the construction and full operation of the traffic signal and ICC improvements and to the satisfaction of the Brea Police Department, the City Traffic Engineer, and the City Engineer;
f. Removal, replacement, and/or relocation of all existing infrastructure or structures interfering with the proposed improvements. This includes, but is not limited to, existing water meters, backflow prevention, utility vaults, utility meters, vent pipes, fire hydrants, signage, street lights, power poles, and paving.

76. All improvements and work within the Orange County Flood Control District (OCFCD) property or easement areas shall be constructed to the satisfaction of OCFCD and meet all associated local jurisdictional requirements.

77. The Applicant shall submit a Caltrans Encroachment Permit Application and obtain approval from Caltrans for all improvements, construction, or staging located within or impacting the Caltrans public right-of-way.

78. All public improvements, and improvements within the public right-of-way and public easement areas, shall be designed and constructed per current City standards and all other jurisdictional requirements, and shall be to the satisfaction of the City Engineer.

79. The Applicant shall enter into an Encroachment License Agreement with the City of Brea for all private improvements or non-standard improvements, improvements not in accordance with City of Brea Standard Plans and standards, located within the public right-of-way or within public easement areas.

80. All existing public utilities located within the public right-of-way or within existing easements are to be protected in place, unless indicated otherwise by improvement plans approved by the City Engineer.

81. A City of Brea Public Works Encroachment Permit shall be obtained prior to any construction, improvements, or staging in the public right-of-way or within existing public easement areas.

82. The Applicant shall complete the construction of all public improvements in the public right-of-way and within public easement or right-of-way dedication areas to the satisfaction of the City Engineer, and enter into a Subdivision Improvement Agreement and guarantee the installation of these improvements by providing sufficient bonds or sureties for both Faithful Performance and Labor and

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Materials in a form approved by the City Attorney before the approval of the Lot Line Adjustment. All bonds or sureties shall be provided in an amount to the satisfaction of the City Engineer.

83. Prior to the issuance of any building permit for the proposed developed site conditions, the Applicant shall submit a Lot Line Adjustment for review and approval of the City Engineer. The Lot Line Adjustment shall be submitted to the City Engineer for review and approval prior to submittal to the County of Orange for recordation. The Lot Line Adjustment shall be recorded with the County of Orange prior to the Certificate of Occupancy issuance. The Lot Line Adjustment shall be in accordance with all requirements set forth in the Subdivision Map Act and the BCC.

84. Applicant shall be responsible to prepare all documentation and pay for any publication fee (if applicable) for the proposed lot line adjustment, dedications, and/or vacations of right-of-way or easements.

85. Prior to the release of all Faithful Performance Bonds and Labor and Materials Bonds, all improvements shall be completed, constructed, and accepted by the City, and a warranty bond shall be provided in accordance with the Subdivision Improvement Agreement.

Fire Department

86. Final fire and life safety conditions will be addressed when the Fire Department reviews building plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code (CFC), and related codes which are in effect at time of building plan submittal.

87. Prior to any permit issuance, the applicant/developer shall submit a Brea Fire Master Plan which shall include an approved site plan for fire lanes and signage (CFC 501.3).

88. Prior to grading permit issuance, an Alternative Materials & Methods Request permit shall be issued.

89. The Fire Code Official is authorized to enforce the fire safety during construction requirements of CFC Ch. 33.

90. The permanent building address shall be provided and either internally or externally lit during hours of darkness. The address shall be clearly visible from the street fronting the property. The numbers shall be a minimum of 12” in height with a minimum stroke of 1”. The background and numbers shall be highly contrasting.

91. A fire hydrant shall be located within 50 feet of the FDC for buildings protected with a fire sprinkler system.

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92. Prior to any permit issuance, soil testing is required, which may require methane mitigation.

93. Prior to issuance of any permit, provide a fire flow report that has been completed within the last 6 months. The test flow shall be completed from the closest fire hydrant to the property. The minimum fire flow requirement is 2,500 GPM for 2-hours. The actual fire flow requirement will be based on the construction drawings issued for either the grading or construction permit (CFC 507.3).

94. Prior to Building Final, the applicant/developer shall install a fire sprinkler and standpipe system based on the information provided. Fire sprinkler plans shall be submitted to the Fire Department prior to installation (CFC 903).

95. Prior to Building Final, the applicant/developer shall install a monitored fire alarm system in accordance with CFC Section 907. Plans shall be submitted to the Fire Department prior to installation (CFC 907).

96. Prior to Building Final, a “Knox Box Rapid Entry System” shall be provided if deemed necessary. The Knox-Box shall be installed in an accessible location approved by the Fire Code Official. Electric powered gates shall be provided with Knox key switches for access by emergency personnel. Where manual operated gates are permitted, they shall be provided with a Knox box or Knox padlock (CFC 506.1 & 503.6).

97. Prior to the Certificate of Occupancy issuance, the building shall be provided with an emergency radio communication enhancement system that complies with the City of Brea, Guideline for Emergency Radio Responder Coverage. Plans for the emergency radio communication enhancement system shall be submitted to the Brea Fire Department for review and approval prior to installation.

98. Additional requirements may be imposed when the Project is submitted for Fire Department plan check review/ approval.

Police Department

99. Prior to issuance of any building permits, the Applicant shall pay all applicable impact fees as set forth in the City ordinances and in effect at the time of permit approval.
100. The City has established an Integrated Crime Center (ICC). The ICC is a system comprised of advanced technology that is revolutionizing how the Brea Police Department prevents, manages, and solves crime. The Project will benefit from the installation of various ICC elements in the vicinity of the development that will allow the Brea Police Department to generate investigative leads, manage critical incidents in real-time, monitor special events, conduct traffic management and Emergency Operation Center functions, and conduct other crime prevention and suppression activities. The applicant is; therefore, required to provide the following ICC elements:

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a. Prior to the Certificate of Occupancy issuance:
i. The Applicant is required to design and install an extension of the City’s fiber optic communications system from the traffic signal control cabinet at the intersection of S. Associated Road & Greenbriar Lane to the new traffic signal control cabinet installed at S. Associated Road and the southerly driveway of the Brea Plaza development on S. Associated Road. This new communications path will provide both ICC connectivity and traffic signal control and surveillance communications. Modifications to the City’s communication system may include, but are not limited to, installation of 2-inch conduit, pullboxes, fiber optic cable, communications cables, and associated communications
infrastructure as required to connect in the ICC elements and new traffic signal. The installation of all improvements in the public rightof-way must comply with the specific requirements set by the Department of Public Works and the Police Department and is subject to the approval of the City Engineer and City Traffic Engineer to ensure compliance with all relevant technical and safety standards.
ii. The Applicant shall provide funding for the procurement and installation of one PTZ video surveillance camera as determined and approved by the Brea Police Department. That camera is to be installed on a new traffic signal pole at the intersection of S.

Associated Road & the southerly driveway of the Brea Plaza development on S. Associated Road as determined by the Brea Police Department, the City Traffic Engineer, and the City Engineer.

iii. The Applicant shall provide funding for the procurement and installation of two ALPR cameras installed on the property as previously outlined. The ALPR cameras and their orientation are to be determined and approved by the Brea Police Department and the Community Development Department.
iv. The Applicant shall provide access to the Project site’s CCTV network for ingestion into the Police Department’s Video Management System, for both live viewing and recording. This access can be provided via hardwire connection to the City’s communication system at the new traffic signal, or via another method deemed reliable by the Police, Information Technology, and Public Works departments.

Community Services Department

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101. Prior to the Certificate of Occupancy issuance, the Applicant shall pay Park Development Fees applicable to multiple-family residential units, as set forth in the City ordinances and in effect at the time of permit approval.

Mitigation Compliance
102. The Applicant shall comply with all plans, programs, and policies (PPP) and the required mitigation measures (MM) included in the Mitigation Monitoring and Reporting Program listed in the Project’s Final Environmental Impact Report, as modified:
a. PPP AE-1: The proposed project is required to provide a minimum landscaped coverage of 15 percent of the net site area in accordance with municipal code Section 20.258.020, General Development Standards for the Mixed-Use Zoning Districts.
b. PPP AE-2: For parking areas, the proposed project is required to maintain an equivalent of one foot-candle of illumination on the average throughout the parking area. The lighting is required to be on a timeclock or photosensor system. The lighting shall be designed to confine direct rays to the premises. No spillover beyond the property line shall be permitted in accordance with municipal code Section 20.08.040(C)(5), Lighting. c. PPP AE-3: All lighting, interior and exterior, shall be designed and located so as to confine all direct rays to the premises in accordance with municipal code Section 20.220.040(L), Lighting. Lighting for nonresidential uses shall be appropriately designed, located, and shielded to ensure that they do not negatively impact the residential uses in compliance with Section 20.08.040(C)(5).
d. PPP AE-4: Signs shall be located in a manner to ensure that sight distance is not impaired at any locations for vehicular traffic to and from the premises, in accordance with municipal code Section 20.28, Signs.

The Brea Plaza comprehensive sign program will be amended, subject to Planning Commission approval. The proposed signage for the Brea Plaza Shopping Center on the residential building requires review by the Planning Commission to ensure that its size, location, content, coloring, or manner of illumination does not constitute a traffic hazard or a detriment to traffic safety by obstructing the vision of drivers, or detracting from the visibility of any official traffic control device, or by diverting or tending to divert the attention of drivers of moving vehicles from the traffic movement on the public streets and highway. Pursuant to Municipal Code Section

20.28.230, Sign Illumination, the approval of any illuminated sign shall not be final until 30 days after installation, during which period the Community Development Director or his or her designee may order the dimming of any illumination found to be excessively brilliant.
e. PPP AE-5: Loading areas for nonresidential uses shall be located as far as possible from residential units and shall be completely screened from

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view from the residential portion of the project and streets, in compliance with subsections 20.236.040(E), Walls and Fences, and 20.220.040(F), Fences, Walls, and Hedges, and subparagraph K. Screening and buffering standards for loading areas shall be compatible in architectural design and details with the overall project. The location and design of loading areas shall mitigate nuisances from odors when residential uses might be impacted, in accordance with subsection 20.258.030(I)(3), Loading Areas.
f. PPP AE-6: Recycling and refuse storage facilities for nonresidential uses shall be as far as possible from residential units and shall be completely screened from view from the residential portion of the project and streets in compliance with the standards in subsections 20.236.040(E), Walls and Fences, and 20.220.040(F), Fences, Walls, and Hedges, and subparagraph K, Screening and Buffering. Recycling and refuse storage facilities for nonresidential uses should be compatible in architectural design and details with the overall project. The location and design of trash enclosures shall mitigate nuisances from odors when residential uses might be impacted, in accordance with the standards in subsection

20.258.030(J), Recycling and Refuse Storage Facilities. g. PPP AE-7: In accordance with Section 20.258.030(D), Specific Development Standards for all Mixed-Use Projects, of the Brea Municipal Code, the architectural style and use of quality materials shall be consistent throughout the entire project; however, differences in architectural details and/or materials may occur to differentiate between the nonresidential and residential portions of the project. h. PPP AE-8: In accordance with Section 20.258.030(D)(3.F), Specific Development Standards for all Mixed-Use Projects, of the Brea Municipal Code, the design of the residential portion of the project shall be consistent with the design guidelines for multi-family residential development. In accordance with Section 20.258.030(A)(2), Specific Development Standards for all Mixed-Used Projects MU-I Zoning Districts, of the Brea Municipal Code, nonresidential and residential uses shall be vertically integrated whenever possible; however, stand-alone residential projects and stand-alone nonresidential projects are allowed when planned and designed as an integrated element of a larger mixed-use development area.
i. PPP AIR-1: New buildings are required to achieve the current California Building Energy and Efficiency Standards (Title 24, Part 6) and California Green Building Standards Code (CALGreen) (Title 24, Part 11). The 2022 Building and Energy Efficiency Standards became effective January 1, 2023. The Building Energy and Efficiency Standards and CALGreen are updated tri-annually with a goal for nonresidential buildings to achieve zero net energy by 2030.

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j. PPP AIR-2: New buildings are required to adhere to the California Green Building Standards Code (CALGreen) requirement to provide bicycle parking for new buildings, or meet local bicycle parking ordinances, whichever is stricter.
k. PPP AIR-3: New buildings are applicable to adhere to the California Green Building Standards Code (CALGreen) mandatory measures for indoor air quality and to provide regularly occupied areas of the building with air filtration media for outside and return air that provides at least a Minimum Efficiency Reporting Value (MERV) of MERV 13 filters as deemed necessary and/or in effect at the time of building permit issuance. l. PPP AIR-4: Construction activities will be conducted in compliance with California Code of Regulations Title 13 Section 2449, which requires that nonessential idling of construction equipment is restricted to five minutes or less.
m. PPP AIR-5: Construction activities will be conducted in compliance with any applicable South Coast Air Quality Management District rules and regulations, including but not limited to:
• Rule 403, Fugitive Dust, for controlling fugitive dust and avoiding nuisance.
• Rule 402, Nuisance, which states that a project shall not “discharge from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, repose, health or safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property.”
• Rule 1113, which limits the volatile organic compound content of architectural coatings.
n. PPP BIO-1: In compliance with the California Fish and Game Code, birds and their active nests are protected; therefore, the trees on-site would be removed outside of the nesting season, either prior to February 15 or after August 15.
o. PPP CUL-1: Native American historical and cultural resources and sacred sites are protected under PRC Sections 5097.9 to 5097.991, which require that descendants be notified when Native American human remains are discovered and provide for treatment and disposition of human remains and associated grave goods.
p. PPP CUL-2: The removal, without permission, of any paleontological site or feature is prohibited from lands under the jurisdiction of the state or any city, county, district, authority, or public corporation or any agency thereof (PRC Section 5097.5). This applies to agencies’ own activities, including construction and maintenance, and permit actions by others.

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q. PPP CUL-3: Adverse impacts to paleontological resources from developments on public lands (state, county, city, and district) require reasonable mitigation. (PRC Section 5097.5)
r. PPP CUL-4: If human remains are discovered within a project site, disturbance of the site must stop until the coroner has investigated and made recommendations for the treatment and disposition of the human remains to the person responsible for the excavation, or to his or her authorized representative. If the coroner has reason to believe the human remains are those of a Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission. (California Health and Safety Code Section 7050.5).
s. CUL-1: If cultural resources are encountered during ground-disturbing activities, work in the immediate area shall cease, and an archaeologist meeting the Secretary of the Interior’s Professional Qualifications Standards for archaeology (National Park Service 1983) shall be contacted immediately to evaluate the find(s). If the discovery proves to be significant under CEQA, additional work, such as data recovery excavation and the preparation of an Archaeological Resources Treatment Plan prepared by the qualified archaeologist in consultation with the City, may be warranted and will be reported to the City.
t. CUL-2: Monitoring of mass grading and excavation activities in the areas identified as likely to contain paleontological resources by a qualified paleontologist who meets the standards of the Society of Vertebrate Paleontology. A paleontologist shall be on call in the event that paleontological resources are found during ground-disturbing activities.

The paleontologist shall be equipped to salvage fossils as they are unearthed to avoid construction delays and to remove samples of sediments that are likely to contain the remains of small fossils. The paleontologist shall be empowered to temporarily halt or divert equipment to allow for the removal of abundant or large specimens in a timely manner, and comply with the standard procedures listed by the Society of Vertebrate Paleontology Impact Mitigation Guidelines Revision Committee.
u. PPP E-1: New buildings are required to achieve the current California Building Energy Efficiency Standards (Title 24, Part 6) and California Green Building Standards Code (CALGreen) (Title 24, Part 11). The 2022 Building Energy Efficiency Standards became effective on January 1, 2023. The Building Energy Efficiency Standards and CALGreen are updated tri-annually with a longer-term goal to achieve zero net energy. v. PPP E-2: New buildings are required to adhere to the California Green Building Standards Code (CALGreen) requirement to provide bicycle parking for new non-residential buildings, or meet local bicycle parking

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ordinances, whichever is stricter (CALGreen Sections 5.106.4.1,

14.106.4.1, and 5.106.4.1.2).
w. PPP E-3: California’s Green Building Standards Code (CALGreen) requires the recycling and/or salvaging for reuse at minimum of 65 percent of the nonhazardous construction and demolition waste generated during most “new construction” projects (CALGreen §§ 4.408 and 5.408).

Construction contractors are required to submit a construction waste management plan that identifies the construction and demolition waste materials to be diverted from disposal by recycling, reuse on the project, or salvaged for future use or sale and the amount (by weight or volume). x. PPP E-4: Construction activities are required to adhere to Title 13 California Code of Regulations Section 2499, which requires that nonessential idling of construction equipment is restricted to five minutes or less.
y. PPP E-5: New buildings are required to adhere to the California Green Building Standards Code and Water Efficient Landscape Ordinance requirements to increase water efficiency and reduce urban per capita water demand.
z. PPP GHG-1: New buildings are required to achieve the current California Building Energy Efficiency Standards (Title 24, Part 6) and California Green Building Standards Code (CALGreen) (Title 24, Part 11). The 2022 Building Energy Efficiency Standards will become effective on January 1, 2023. The Building Energy Efficiency Standards and CALGreen are updated tri-annually with a longer-term goal to achieve zero net energy. aa.PPP GHG-2: New buildings are required to adhere to the California Green Building Standards Code (CALGreen) requirement to provide bicycle parking for new buildings, or meet local bicycle parking ordinances, whichever is stricter. Development of the project would require provision of anchored bicycle racks and long-term secured bicycle parking. bb.PPP GHG-3: California’s Green Building Standards Code (CALGreen) requires the recycling and/or salvaging for reuse at minimum of 65 percent of the nonhazardous construction and demolition waste generated during most “new construction” projects (CALGreen §§ 4.408 and 5.408).

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dd.PPP GHG-5: New buildings are required to adhere to the California Green Building Standards Code and Water Efficient Landscape Ordinance requirements to increase water efficiency and reduce urban per capita water demand.
ee.PPP LU-1: As part of the project review process, the City of Brea is requiring that the project applicant prepare a parking study. ff. PPP NOI-1: Project-related construction activity will be limited to the hours of 7:00 am to 7:00 pm on weekdays and Saturdays. Construction is prohibited on Sundays.
gg.PPP NOI-2: The project will comply with City of Brea’s stationary exterior noise standards.
hh.PPP NOI-3: The project will comply with the City of Brea’s vibration standards of 70 VdB at the property line of the sensitive receptor. ii. PPP NOI-4: The residential development will comply with the California Building Code (CBC), Title 24, Part 2, Volume 1, Chapter 12, Interior Environment, Section 1207.11.2, Allowable Interior Noise Levels.

Nonresidential development will comply with the CBC, Title 24, Building Standards Administrative Code, Part 11, CALGreen.
jj. PPP NOI-5: Outdoor nonresidential uses in mixed-use projects shall be prohibited from operating between the hours of 10:00 p.m. and 7:00 a.m. in accordance with Section 20.258.030 (H)(1) Hours of Operation of the Brea Municipal Code.
kk. PPP NOI-6: The covenants, conditions, and restrictions of a mixed-use project shall indicate the times when the loading and unloading of goods may occur on the street, provided that in no event shall loading or unloading take place after 10:00 p.m. or before 7:00 a.m. on any day of the week in accordance with Section 20.258.030 (H)(3) Loading and Unloading Activities, of the Brea Municipal Code.
ll. PPP NOI-7: Residents of a mixed-use development project shall be notified in writing before taking up residence that they will be living in an urban type of environment and that the noise levels may be higher than a typical residential area. The covenants, conditions, and restrictions of a mixed-use project shall require that the residents acknowledge their receipt of the written noise notification. Their signatures shall confirm receipt and understanding of this information in accordance with Section

20.258.030 (H)(4) Noise Notification, of the Brea Municipal Code. mm. PPP NOI-8: Residential dwelling units shall be designed to be sound attenuated against present and future project noise. New projects or new nonresidential uses in existing projects shall provide an acoustical analysis report, by an acoustical engineer, describing the acoustical

Page 23 of 27 ends

design features of the structure required to satisfy the exterior and interior noise standards in accordance with Section 20.258.030 (H)(6) Sound Mitigation, of the Brea Municipal Code.
nn.PPP NOI-9: Noise-generating equipment. Noise-generating equipment (e.g., refrigeration units, air conditioning, exhaust fans, etc.) shall require special consideration in their location and screening in order to avoid creating a nuisance in accordance with Section 20.258.030 (K)(3) Noise Generating Equipment.
oo.PPP POP-1: Noise-generating equipment. Noise-generating equipment (e.g., refrigeration units, air conditioning, exhaust fans, etc.) shall require special consideration in their location and screening in order to avoid creating a nuisance in accordance with Section 20.258.030 (K)(3) Noise Generating Equipment.
pp.PPP PS-1: Noise-generating equipment. Noise-generating equipment (e.g., refrigeration units, air conditioning, exhaust fans, etc.) shall require special consideration in their location and screening in order to avoid creating a nuisance in accordance with Section 20.258.030 (K)(3) Noise Generating Equipment.
qq.PPP PS-2: Noise-generating equipment. Noise-generating equipment (e.g., refrigeration units, air conditioning, exhaust fans, etc.) shall require special consideration in their location and screening in order to avoid creating a nuisance in accordance with Section 20.258.030 (K)(3) Noise Generating Equipment.
rr. PPP PS-3: Noise-generating equipment. Noise-generating equipment (e.g., refrigeration units, air conditioning, exhaust fans, etc.) shall require special consideration in their location and screening in order to avoid creating a nuisance in accordance with Section 20.258.030 (K)(3) Noise Generating Equipment.
ss. PPP PS-4: Noise-generating equipment. Noise-generating equipment (e.g., refrigeration units, air conditioning, exhaust fans, etc.) shall require special consideration in their location and screening in order to avoid creating a nuisance in accordance with Section 20.258.030 (K)(3) Noise Generating Equipment.
tt. PPP PS-5: Noise-generating equipment. Noise-generating equipment (e.g., refrigeration units, air conditioning, exhaust fans, etc.) shall require special consideration in their location and screening in order to avoid creating a nuisance in accordance with Section 20.258.030 (K)(3) Noise Generating Equipment.
uu.PPP PS-6: Noise-generating equipment. Noise-generating equipment (e.g., refrigeration units, air conditioning, exhaust fans, etc.) shall require special consideration in their location and screening in order to avoid

Page 24 of 27 ends

creating a nuisance in accordance with Section 20.258.030 (K)(3) Noise Generating Equipment.
vv. PPP PS-7: Noise-generating equipment. Noise-generating equipment (e.g., refrigeration units, air conditioning, exhaust fans, etc.) shall require special consideration in their location and screening in order to avoid creating a nuisance in accordance with Section 20.258.030 (K)(3) Noise Generating Equipment.
ww.PPP PS-8: Pursuant to AB 2926, new development is required to pay development impact fees to assist in providing school facilities to serve students generated by new development.
xx. PPP PS-9: Pursuant to SB 50, new development is required to offset the costs associated with increasing school capacity, where the funds collected go to acquiring school sites, constructing new school facilities, and modernizing existing school facilities.
yy. PPP REC-1: The proposed project is required to comply with Brea Municipal Code Section 18.64.080 that establishes the subdivision regulations for the provision of park and recreational facilities through land dedication, installation of improvements, payment of in-lieu fee thereof, or a combination. New development is required to fund park and recreational development and improvements through the payment of park development fees.
zz. PPP TRAF-1: The proposed project is required to pay development impact fees to the City of Brea pursuant to the City’s AB 1600 Transportation Improvement Nexus Program (Ordinance 996). Based on a transportation improvement nexus program study conducted in 2011, the City Council adopted Resolution 2011-096, which updated the impact fees, effective February 4, 2012. Fair-share fees offset or mitigate the cumulative traffic impacts caused by new development. The program ensures all future development in the City of Brea contributes on a fairshare basis. aaa. PPP TRAF-2: Modifications to the roadway network, including driveways, curbs, and sidewalks, are subject to approval of the City of Brea.

Construction work within the right-of-way of a public roadway requires the issuance of a permit by the City of Brea.
bbb. PPP TRAF-3: The proposed project is required to implement the following bicycle safety improvements as a condition of approval. The project shall restripe the west leg of the intersection of South Associated Road at Birch Street to provide an exclusive east-bound right-turn pocket. To implement this improvement, the existing traffic signal at South Associated Road and Birch Street shall be modified to allow for an eastbound right-turn overlap phase. In addition, the existing R73- 5(CA) sign for the northbound left-

Page 25 of 27 ends

turn lanes shall be replaced with a R73-6(CA) sign to restrict U-turns in the northbound direction.
ccc. PPP TCR-1: Pursuant to California Health and Safety Code Section 7050.5, if human remains are discovered on the project site, disturbance of the site shall halt and remain halted until the coroner has conducted an investigation. If the coroner determines that the remains are not subject to his or her authority and has reason to believe that they are those of a Native American, he or she shall contact the NAHC by telephone within 24 hours.
ddd. TCR-1: Prior to the commencement of any ground disturbing activity within the Project area, the Applicant shall retain two total Native American Monitors, each approved by the tribes that consulted on this Project pursuant to Assembly Bill 52 and Senate Bill 18 (the “Tribe” or the “Consulting Tribe”), and in concurrence with the City of Brea as the CEQA lead agency. The Applicant shall coordinate with each of the Consulting Tribes to develop an executed contract to pay for tribal monitors to be present during ground-disturbing activities. Prior to the issuance of any permit necessary to commence a ground-disturbing activity, a copy of the executed contract shall be submitted to the City of Brea Community Development Department.
• The Tribal monitors will only be present on-site and on off-site portions of the area included as part of the Project grading or improvement permits during the construction phases that involve ground-disturbing activities. Ground-disturbing activities are defined by the Tribes as activities that may include, but are not limited to, pavement removal, potholing or auguring, grubbing, tree removals, boring, grading, excavation, drilling, and trenching, within the Project area.
• The Tribal Monitors shall complete daily monitoring logs that provide descriptions of the day’s activities, including construction activities, locations, soil, and any cultural materials identified. • The monitoring shall be concluded when all ground-disturbing activities within the Project area are completed, or when the Tribal Representatives and Tribal Monitors have indicated that all upcoming ground-disturbing activities have little to no potential for impacting Tribal Cultural Resources.
eee. TCR-2: If tribal cultural resources are inadvertently discovered during ground disturbing activities for this Project. The following procedures will be carried out for treatment and disposition of the discoveries:
• Upon discovery of any Tribal Cultural Resources, construction activities shall cease in the immediate vicinity of the find (not less than the surrounding 100 feet) until the find can be assessed. • All Tribal Cultural Resources unearthed by Project activities shall be evaluated by the qualified archaeologist and Tribal monitors approved by the Consulting Tribes. If the resources are Native

Page 26 of 27 ends

American in origin, Consulting Tribes will share finds with one another and will retain it/them in the form and/or manner the Tribes deems appropriate, for educational, cultural and/or historic purposes. If agreement cannot be reached as to the disposition of cultural materials, they shall be curated at Western Science Center by default.
• If human remains and/or grave goods are discovered or recognized at the Project Site, all ground disturbance shall immediately cease within 100 feet of the discovery, and the county coroner shall be notified per Public Resources Code Section 5097.98, and Health & Safety Code Section 7050.5. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).
• Work may continue on other parts of the Project Site while evaluation and, if necessary, mitigation takes place (CEQA Guidelines Section 15064.5[f]). If a non-Native American resource is determined by the qualified archaeologist to constitute a “historical resource” or “unique archaeological resource,” time allotment and funding sufficient to allow for implementation of avoidance measures, or appropriate mitigation, must be available.

The treatment plan established for the resources shall be in accordance with CEQA Guidelines Section 15064.5(f) for historical resources and PRC Sections 21083.2(b) for unique archaeological resources.
• Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis. Any historic archaeological material that is not Native American in origin shall be curated at a public, non-profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Fowler Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.
fff. PPP USS-1: The project will pay the Sanitary Sewer Connection Fees collected by the City of Brea, which contribute to maintenance and installation of sewer improvements in the OCSD in accordance with Section 3.32.040, Sewer Service Fees and Charges, of the Brea Municipal Code.
ggg. PPP USS-2: The project will pay the water impact fees and water connection fees collected by the City of Brea, which covers costs to purchase water supplies and to operate and maintain the water distribution system in accordance with Ordinance 967.

Page 27 of 27 ends

hhh. PPP USS-3: Landscaping installed on-site shall conform to the California Green Building Standards Code and Water Efficient Landscape Ordinance requirements to increase landscape water efficiency.
iii. PPP USS-4: Plumbing fixtures installed on-site shall conform to California Green Building Standards Code requirements to increase water efficiency and reduce urban per capita water demand.
jjj. PPP USS-5: The project would comply with the City’s water conservation program during a drought or emergency situation, in accordance with Chapter 13.20, Water Management Program, of the City’s Municipal Code.
kkk. PPP USS-6: The project will be constructed and operated in accordance with the Santa Ana Regional Water Quality Control Board Municipal Stormwater (MS4) Permit for Orange County. The MS4 Permit requires the proposed project to prepare and implement a WQMP to:
• Control release of contaminants into storm drain systems. • Educate the public about stormwater impacts.
• Detect and eliminate illicit discharges.
• Control runoff from construction sites.
• Implement BMPs and site-specific runoff controls and treatments. lll. PPP USS-7: California’s Green Building Standards Code (CALGreen) requires the recycling and/or salvaging for reuse a minimum of 65 percent of the nonhazardous construction and demolition waste generated during most “new construction” projects (CALGreen Sections 4.408 and 5.408).

Green waste will be handled in accordance with AB 1826.

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ATTACHMENT J

TECHNICAL BACKGROUND
Case Nos: General Plan Amendment No. 2024-01 (GPA No. 2024-01), Zone Change No. 2024-01 (ZC No. 2024-01), Density Bonus No. 2024-01 (DB No. 2024-01), Precise Development No. 2024-01 (PD No. 2024-01), and Conditional Use Permit Nos. 2024-03, 2024-04, and 2025-05 (CUP Nos. 2024-03, 2024-04, and 2025- 05,)
Property Location: 1639 East Imperial Highway
Project area: 15.58 acres
Building Size: 118,620-square-foot apartment building (120 units) over a 43,451-square-foot parking structure
Applicant: Jahn Nguyen, Architects of Orange
144 North Orange Street
Orange, CA 92866
General Plan Designation: General Commercial
Zoning Designation: General Commercial (C-G) with a Precise Development (PD) Overlay
Adjacent Zoning
North: General Commercial (C-G) with a Precise Development (PD) Overlay; R-2 Multi-Family Residential (R-2) (Across Greenbriar Lane)
East: R-1 Single Family Residential (R-1) (Across Associated Road) South: City of Fullerton (Across Imperial Highway)
West: Mixed-Use I (MU-I) and Major Shopping Center (C-C) (Across 57 freeway)
Site and Neighborhood
Characteristics:

The Project site, commonly known as the Brea Plaza Shopping Center, is approximately 15.58-acres and is adjacent to an office building to the north, SR 57 freeway and Brea Mall to the west, residential uses to the east, and City of Fullerton to the south.

Public Hearing Notices
and Outreach:

Legal Notice was published in the Brea Star-Progress on March 20, 2025, and approximately 68 notices were sent to all property owners within a 500-foot radius of the subject property.

ATTACHMENT K

SUBJECT PROPERTY AND VICINITY MAP
DATE: APRIL 1, 2025
CASE NOS:

ACCELA RECORD NO. PLN-2024-00017
GENERAL PLAN AMENDMENT (GPA) NO. 2024-01
ZONE CHANGE (ZC) NO. 2024-01
DENSITY BONUS (DB) NO. 2024-01
PRECISE DEVELOPMENT (PD) NO. 2024-01
CONDITIONAL USE PERMIT (CUP) NOS. 2024-03, 2024-04, AND 2025-05
N

Page 1 of 9 ends

Last updated: June 26, 2024

SUBMITTAL INSTRUCTIONS FOR PROJECT APPLICATIONS
Project applications shall be submitted directly to the Planning Division through electronic email. Since August 15, 2022, the Planning Division no longer accepts in-person submittal. Please see instructions below for the electronic project application submission.

SUBMITTAL INSTRUCTIONS:

By email: Project applications shall be submitted to [email protected]. To confirm your application has been received, contact a Planner at 714-990-7674.

NOTE: No application will be considered submitted for Plan Review until the following is satisfied:
1 .

1. The required application deposit has been paid, as outlined in the Development Processing Fees.

Credit card (Visa or Mastercard) is accepted over the phone at 714-990-7674. Checks can be dropped off at the 3rd floor front counter of 1 Civic Center Circle, Brea, CA, 92821 or mailed. If a check is mailed, please address to ATTN: Planning Division. 2 .

2. Completed Application, pages 2-6.
3 .

3. Accompanying plans and documents outlined on pages 7-9. **It is HIGHLY RECOMMENDED to speak with a Planner prior to formal submittal. To speak with a Planner regarding your project, please contact the Planning Division at [email protected] or 714-990-7674.

Application Completeness:

Once the uniform application has been submitted, no later than thirty (30) days as determined in the application processing schedule, the Director shall determine, in writing, if such application is complete, and immediately transmit such determination to the applicant. If an application is determined not to be complete, the Director determination shall specify the deficiencies and the manner in which the application can be made complete. Upon determination that an application is complete and meets the requirements for acceptance, or expiration of the thirty (30) day period if no determination regarding completeness is made, the application shall be deemed accepted.

IMPORTANT UPDATE:

Since August 1, 2022, all planning development applications are accepted and reviewed based on the established application processing schedule, which includes a weekly submittal deadline. View the latest processing schedule on this page: https://www.ci.brea.ca.us/177/Planning

SHOULD YOU HAVE ANY QUESTIONS, PLEASE CONTACT
THE PLANNING DIVISON AT 714-990-7674 OR
[email protected]

ATTACHMENT L

Page 2 of 9 ends

Last updated: June 26, 2024

PROJECT APPLICATION
GENERAL INFORMATION REQUIRED: (Print or Type)
Name of Proposed Project:

Location of Project (Address Required): Legal Description of Project Location (Assessor’s Parcel No.):

APPLICANT INFORMATION:

Applicant’s Name: Phone:

Email:

Address:

City: State:

Zip Code:

PROJECT CONTACT PERSON: (If Different)
Contact Person: Phone:

Email:

PROJECT INFORMATION: (Print or Type)
Zoning Designation: General Plan Designation:

Existing Use: Proposed Use:

Type of Development:

Residential Commercial Industrial Mixed-Use
Lot Size (square feet): Lot Width: Lot Depth:

Existing Floor Area (square feet): Existing FAR: Existing Lot Coverage:

STAFF USE ONLY
Accela Record Number:

Project Manager:

Entitlement File Number(s):

SUBMITTAL INFO:

Date Time Received:

Related Files:

Received by: Deposit Received:

Jahn Nguyen 714-639-9860 [email protected] 144 North Orange Street Orange CA 92866 Waad J. Nadhir [email protected] C-G (PD) x

15.57 acres 0.23 0.22 248-613-2828 Existing retail commercial and proposed residential over parking structure 158,691 SF C-G (PD) Influenced Area: 76,280 SF 1639 E. Imperial Hwy, Brea, CA 92821 APN 319-102-25
APN 319-102-25
PBK 80X PG 42, PAR 1 Brea Plaza Expansion
MU2 (Mixed-Use 2)
General Commercial PLN-2024-00017 Jessica Newton DB No. 2024-01 03-19-2024 JN Yes GPA No. 2024-01; ZC No. 2024-01; PD No. 2024-01; CUP Nos. 2024-03, 2024-04, and 2025-05

Page 3 of 9 ends

Last updated: June 26, 2024
PROJECT INFORMATION: (Continued) ______
Proposed Floor Area (square feet): Proposed FAR: Proposed Lot Coverage:

Proposed No. of Stories: Proposed Building Height:

Existing Parking Stalls: Proposed Parking Stalls:

TYPE OF REVIEW REQUESTED: (Select all that apply)
Planning Commission/City Council
 Certificate of Compatibility  Planned Community  Zone Change  Conditional Use Permit  Precise Development Plan  Zone Variance  Development Agreement  Temporary Trailer  Other ____________  General Plan Amendment  Tentative Parcel Map 
 Historic Designation  Tentative Tract Map 
Administrative/Community Development Director
 Administrative Remedy  Plan Review  Tree Removal (see pg. 9) 
 Minor Conditional Use Permit Public Convenience or Necessity  Other ___________ Project Description: The project description should include a detailed description of demolition, on-side improvements, proposed use & operations, ect. In addition, please describe all building material and color as well as description of signage and their location. Please provide a separate PDF attachment labeled “Project Description” if more space is needed.
 Check if project description is attached.
320,998 SF 0.47 0.26 6 stories x
708 Stalls 63’-4” Top of Roof 799 Stalls x
x
x
x

Page 4 of 9 ends

Last updated: June 26, 2024

PROPERTY OWNER INFORMATION & AUTHORIZATION
(as listed in the Orange County Assessor’s records)
Legal Owner’s Name: Company Name:

Email: Phone:

Address:

City: State: Zip Code:

I hereby certify under penalty of perjury under the laws of the State of California that I am the owner(s) of the subject property, or have been authorized to sign on behalf of the property owner, and consent to the filing of this application on the above referenced property. If the owner did not sign below, a letter of authorization is required.

DESIGN PROFESSIONAL OR OWNER OF THE COPYRIGHT IF DIFFERENT (OPTIONAL) Name(s):

Email: Phone:

Address:

City: State: Zip Code:

AUTHORIZATION TO REPRODUCE PROJECT PLANS- Gov. Code § 65103.5(f)(2) I hereby grant permission for the City of Brea to provide the project plans for inspection as a part of the public record, to copy for members of the public, and post the plans online. This permission shall be constituted as the permission for architectural drawings that contain a copyright annotation and are protected by the federal Copyright Act of 1976 (Government Code Section 65103.5(f)(2).

By: Date: _
(Signature)
By:
(Printed Name)
By: Date: _
(Signature)
By:
(Printed Name)
[email protected] Troy MI 48084 6-27-14 Waad J. Nadhir 6-27-24 Waad J. Nadhir Waad Nadhir 248-613-2828 888 W. Big Beaver Rd., Suite 200 Bosc

Page 5 of 9 ends

Last updated: June 26, 2024

TRUST ACCOUNT OWNER INFORMATION
All project applications require the specified minimum deposit to a Trust Account. Additional funds and/or subsequent deposits may be required depending on the specified project and level of staff time necessary.

All unused funds will be reimbursed following the completion of project and/or review. Staff time devoted to your project will be billed according to our Development Processing Fees. The necessary staff time will vary according to the complexity of the project and may include, initial review and ongoing project processing by City staff and consultant time, if necessary.

TRUST ACCOUNT OWNER:

Name of the Organization unless there is an Individual Financially Responsible for the Project:

Address:

City:

State:

Zip Code:

Email: Phone:
*** Please note: Name and address will be used to generate invoices and refund checks ***

STATEMENT OF UNDERSTANDING AND AGREEMENT
I understand that my initial deposit is a retainer and not a fee. This deposit will be used to set up an account, against which fees shall be charged based on the hourly rate listed in the City fee schedule in effect at the time the work is performed. I understand that should the costs exceed the deposit, I will be billed monthly for any additional deposit amount intended to cover future charges. If I fail to pay the fees when due, I understand that the City will stop working on the application. If the final costs are less, the unused portion of the deposit will be issued to the contact information in the above section and returned to the organization and/or individual above after the conclusion of the process or final inspection of the completed project, whichever occurs later.

As the trust account owner, I assume full financial responsibility for all costs incurred by the City in processing this application(s).

BY SIGNING BELOW, I HEREBY CONSENT THAT I UNDERSTAND THE MATTERS AS DESCRIBED ABOVE AND AGREE TO THE TERMS. I HEREBY FURTHER REPRESENT THAT I HAVE THE AUTHORITY TO BIND MY BUSINESS BY SIGNING ON ITS BEHALF.

Trust Account Owner’s Signature Date
Trust Account Owner Printed Name
888 W. Big Beaver Rd., Suite 200 MI Troy 48084 [email protected] 248-613-2828 6-27-24 Waad J. Nadhir

Page 6 of 9 ends

Last updated: June 26, 2024

INDEMNIFICATION AGREEMENT

PLEASE READ, FILL IN, AND SIGN AT THE BOTTOM
I, the undersigned, certify that I am the applicant in the foregoing application, that I have read the foregoing application and know the content thereof, and state that the same is true and correct to the best of my knowledge and belief, and further certify that I shall comply with each and every condition of approval as stated herein.

Furthermore, _________________________, on behalf of ______________________ hereby agrees to defend, indemnify, and hold free and harmless the City of Brea, its elected officials, officers, employees, and agents, with respect to any and all liabilities, claims, suits, actions, losses, expenses or costs of any kind, whether actual, alleged or threatened, including the payment of actual attorney’s fees, court costs, and any and all other costs of defense.
_______________________________ _______________________ Applicant’s Signature Date
Staff Use Only
ACCELA RECORD NUMBER: TRUST ACCOUNT NUMBER:
6-27-24

Page 7 of 9 ends

Last updated: June 26, 2024
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SUBMITTAL CHECKLIST
If you obtained this application through our website, please contact a Planner at 714-990-7674 to confirm applicability of the submittal items. The items listed below are considered minimum. Additional information may be necessary for clarification during the review process.

APPLIES TO ALL APPLICATIONS

1. COMPLETED PROJECT APPLICATION - Property owner information & authorization must be included

2. PHOTOGRAPHS - Photographs should include the project site’s existing exterior and interior.

3. LETTER OF REQUEST - Describe the project/proposal and reason for the request. For businesses, include operations, number of employees, hours of operation, property tenant list, alcohol requests and any other pertinent information. For residential projects, include number of units, phasing/ timing plan and any other pertinent information. For tree removal permits, a statement indicating the reason for the removal or relocation of tree(s).

4. PLANS TITLE PAGE
□ Date (Resubmitted plans shall reflect new date of submittal) □ Project Address
□ Legal Description
□ Scope of work
□ List of Required Entitlements
□ Owner Information Architect/Designer Information
□ Zoning Conformance Development Standards (existing/allowed/proposed)

5. SITE PLAN
□ Show entire Parcel with property lines and dimensions □ Development Summary Table – noting pertinent information such as proposed square footage, floor area
□ Provide separate existing and proposed site plans Provide plan drawn to scale with dimensions □ Show all setbacks (front, rear and side)
□ Truck turning radius (industrial and commercial) Show location of:
o Carpool/van spaces
o Bicycle parking area
o Rideshare vehicle loading area
□ Distance between buildings
□ Location of utility poles and fire hydrants
□ Indicate locations of trash enclosures and SCE transformer □ Location of proposed monument signs
□ Proposed outdoor storage area, if any, and required screening Label proposed uses for all building sites on site
□ Location of bus stop improvements, if applicable to project □ Show locations of street and sidewalks, with all improvements (trees, light poles, curbs, etc.) □ Show all existing and proposed driveways and driveways immediately adjacent to the site □ Show all curb, gutter and driveway within the full right-of-way adjacent to the project site □ Photometric plan
□ Circulation plan

6. FLOOR PLAN
□ Provide separate existing and proposed floor plans
□ Provide plans drawn to scale with dimensions
□ Label room and/or areas
□ Provide a window and door schedule (when part of scope)

7. DEPOSIT - The application will NOT be considered submitted until payment is received. Please visit our Development Processing Fees to verify the deposit amount. x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x

Page 8 of 9 ends

Last updated: June 26, 2024
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8. ELECTRONIC PLAN COPIES - PDF format digital copies of all submitted plans, photographs and photographs of the colors and materials board in minimum 300 D.P.I. (dots per square inch) format for presentation purposes. A clean site plan and colored landscape plan with no construction information or dimensions is required for presentation purposes. Include one 750KB or less jpeg image of the proposed rendering to be displayed on the City’s development map. If you are submitting in person, all submitted material shall be saved in a USB Drive or CD.

APPLIES TO ALL NEW CONSTRUCTION, BUILDING ADDITIONS, AND BUILDING REMODELS:

9. PRELIMINARY TITLE REPORT - Must be dated within six (6) months.

10. ELEVATIONS
□ Show all sides of proposed
□ Elevations Provide plans drawn to scale with dimensions □ Provide the height of all structures
□ Label proposed colors, materials (with level of quality and longevity) □ Location and size of signs
□ Provide details of architectural elements, walls, and fences, as needed Line of sight drawings

11. RENDERING(S) – COLOR

12. SECTION PLAN

13. SIGN PLANS
□ Show location of all signs and on building and site plan □ Label size of signs

14. ROOF PLAN
□ Provide plans drawn to scale with dimensions Show roof pitches and slope □ Show all-roof mounted equipment
□ Cross-section demonstrating the roof-mounted equipment will be fully screened from view by the architectural design of the building

15. CONCEPTUAL LANDSCAPE PLAN
□ Proposed and existing improvements as shown on the site plan Dimensions such as setbacks and street widths shall be excluded. Identify plan materials by botanical and common names.

Identify size and spacing of plants
□ Identify mounted areas, turf, ground covered areas, shrub locations, accent trees, street trees, sloping planting materials. Private yard areas.
□ Location of community amenities including common or public recreation areas (open play areas, barbecue area, pool, spa, recreation building)
□ Location of primary and secondary entry point areas and their treatment (textured paving, security gates, accent or special planting, entry walls, monument signs) □ Location of emergency vehicle access, trail locations, public walkways, hardscape amenities (paving, benches etc.)

16. WATER QUALITY MANAGEMENT PLAN (WQMP) CHECKLIST

17. ENVIRONMENTAL INFORMATION FORM

18. COLOR & MATERIAL BOARD

19. PRELIMINARY GRADING PLANS
□ Proposed items should be designated with solid lines, existing with small dashes, and future with long dashes if a phased project.
□ Cross sections at all site boundaries (maximum & minimum conditions) □ Drainage and flood control facilities-size, type, etc. □ Easements, property lines, right-of-way
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x

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Last updated: June 26, 2024
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□ Earthwork quantities-borrow and disposal areas
□ Erosion control measures
□ Existing features within and 50 feet beyond the site boundaries (label to remain or to be removed)–natural ground, trees, structures, drainage courses, streets, trails, slopes, etc. □ Grading (Proposed)–structures, curbs, walls (height), gutters, pavement, walks, swales, mounding, slopes, open space, trails
□ Natural areas to be preserved
□ Parkway culverts where drainage is directed to streets, except for single family residences □ Retaining walls-top and footing elevations
□ Separate cut and fill areas with a line. In addition, one copy of the plan shall be submitted with fill areas colored in green and cut areas in red
□ Shade pavement areas and slopes 3:1 or steeper
□ Location, elevation, and size of proposed buildings pads □ Streets-cross sections, improvements, right-of-way, etc.

20. FIRE MASTER PLAN (applies to new commercial, multifamily residential, and subdivisions). Contact the Fire Department for more information.
□ Fire access road on property and streets
□ Fire hydrant locations(s) new and existing
□ Fire department connection location and control valve location APPLIES TO TREE REMOVAL PERMIT:

20. TREE REMOVAL SITE PLAN
□ Property Boundary with Property Line Dimensions
□ Tree(s) Locations(s)
□ Lot and Easements Lines
□ Scale
□ Pavement Areas
□ Structures
□ Fences, Gates, and Walls
□ Grading

21. ARBORIST REPORT (A written technical report and photographs from a certified arborist regarding the size, information, health and value of the tree(s) proposed for removal. □ Tree protection plan

OTHER DOCUMENTS OR STUDIES

21. PARKING JUSTIFICATION (for shared parking agreements or parking variance)

22. PARKING STUDY (if applicable)

23. ENVIRONMENTAL STUDIES (if applicable)
□ Traffic Impact Analysis/Traffic Assessment
□ Air Quality Study
□ Habitat Assessment/Jurisdiction Delineation
□ Noise Study
□ Phase 1 and/or 2 Assessment

24. ARTS AND PUBLIC PLACES

25. PUBLIC NOTIFICATION PACKET (if applicable)
x
x
x
x
x
x
x
x
x
x
□x
□x
□x
□x

DENSITY BONUS APPLICATION
Housing development project applicants intending to request a density bonus, incentives or concessions, modifications or waivers, and/or reduced parking pursuant to California Government Code Section 65915 et. seq. (Density Bonuses and Other Incentives) must complete the following application.

Density Bonus applications shall be submitted with the Uniform Project Application Form directly to the Planning Division through email at [email protected], along with Uniform Project Application. Please provide the following information:

GENERAL INFORMATION REQUIRED: (Print or Type)
Name of Proposed Project:

Location of Project (Address Required): Legal Description of Project Location (Assessor’s Parcel No.):

PROJECT INFORMATION: (Print or Type)
A. PROJECT DESCRIPTION. Include additional pages if needed.

Parcel size:

Total number of proposed base units:

Total number of units proposed with Density Bonus:

Consistent with the annual Orange County income limits published by the Department of Housing and Community Development (HCD), total number of units affordable to:

Extremely-Low Income Households: Lower Income Households:

Very-Low Income Households: Moderate Income Households:

Total number of:

Studio Units: 3-bedroom units:
1-bedroom units: 4 or more bedroom units:
2-bedroom units:
o The project includes a square foot child care facility. o The project is intended for a Special Needs Population. Please describe:

Staff Use Only
N/A
ACCELA RECORD NUMBER: RELATED ENTITLEMENT NUMBER(S):

Page 1 of 2 ends

Last updated: 5/31/2024
Brea Plaza Living
1639 East Imperial Highway, Brea, CA 92821
acres
120
120
APN: 319-391-01, 319-391-02, 319-391, 319-391-03, and 319-391-04 21 47
52 6

15.58 PLN-2024-00017
ATTACHMENT J GPA No. 2024-01; ZC No. 2024-01; PD No.
2024-01; CUP Nos. 2024-03, 2024-04, and 2025-05
B. TYPE OF DENSITY BONUS. Check the box next to the type of Density Bonus requested:
o General Density Bonus
o Land Donation (that satisfies the requirements of California Government Code Subsection 65915(g)(1))
o Child Care Facilities (that satisfies the requirements of California Government Code Subsection 65915(h))
C. DEVELOPMENT INCENTIVES. Describe below all incentives or concessions the applicant requests pursuant to California Government Code Section 65915 et seq. Attach additional pages as necessary to fully describe each incentive or concession.

D. PARKING RATIOS. Indicate the number of required parking spaces Brea City Code Section 20.08.040.D E. COMPLIANCE WITH CHAPTER 20.40 (AFFORDABLE HOUSING). Most housing developments are required to comply with the City’s Affordable Housing Ordinance, which is codified as BCC Chapter 20.40 of the Zoning Code. Describe how the proposed project complies with the requirements of said chapter:
x
The applicant is entitled to one concession or incentive, and the applicant requests an exemption from Brea’s Art in Public Places requirement. and the number of proposed parking spaces. Please also provide this information on the site pla n.Number of Parking Spaces Required per the City Code (BCC 20.08.040.D): 242 Number of Parking Spaces Provided: 146
The project also qualifies for unlimited waivers from development standards that would preclude construction of the project at the proposed density. The applicant requests waivers from: the rear setback requirement, height limit, and private and common open space requirements to accommodate the proposed 120 units. The applicant also requests a reduced parking ratio, as allowed by Cal. Gov. Code section 65915(p).

The proposed project will comply with the requirements of Chapter 20.40 (Affordable Housing) by reserving 5% of the total units (i.e., 6 units for extremely low-income households. The project will then qualify for four "incentives" listed in Table 20.40.060.B, in addition to the unlimited waivers and one concession/incentive provided by the State Density Bonus (described above). Under the local "incentive" program, the applicant requests: deferral of development impact fees until issuance of the certificate of occupancy and modified landscaping regulations -- landscaped 5-foot perimeter, trees every 30 feet at interior property line, and one tree per five parking stalls.

Scale
Job No.

Date
2024-0324
BREA, CA 92821
2025-03-03

BREA PLAZA LIVING

BREA, CA
ENTITLEMENT PACKAGE V3

BREA PLAZA LIVING

ATTACHMENT M
Scale
Job No.

Date
BREA, CA 92821
2024-0324
2 2025-03-03

BREA PLAZA LIVING

TOTAL LOT SIZE
BUILDING AREA @ GROUND

BUILDING ALL LEVELS
EXISTING F.A.R. 158,691 /678,229.2=0.23
EXISTING LOT COVERAGE 152,181/678,229.2 = 0.22
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
C1
C2
C3
C4
C5
C6
C7
C8
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14

COVER SHEET

PROJECT INFORMATION

SITE PHOTOS

EXISTING SITE PLAN

PROPOSED SITE PLAN

FIRE MASTER PLAN

PHOTOMETRIC PLAN
PROPOSED ENLARGED SITE PLAN (PLAN LEVEL 1)
PROPOSED FLOOR PLAN LEVEL 2
PROPOSED FLOOR PLAN LEVEL 3-4
PROPOSED FLOOR PLAN LEVEL 5
PROPOSED FLOOR PLAN LEVEL 6

PROPOSED BUILDING ROOF PLAN

PROPOSED UNIT TYPES

PROPOSED BUILDING ELEVATIONS

PROPOSED BUILDING SECTIONS

PROPOSED MATERIALS AND COLOR SELECTIONS

NORTH ELEVATION OPENING CALCULATION
3D VIEW-1
3D VIEW-2

CONCEPTUAL GRADING PLAN

CONCEPTUAL UTILITY PLAN

EASEMENT EXHIBIT

DEMO & EROSION PLAN
ALTA
ALTA
ALTA
LANDSCAPE SITE PLAN LEVEL 1
LANDSCAPE SITE PLAN LEVEL 1
LANDSCAPE SITE PLAN LEVEL 6

HARDSCAPE IMAGERY
LANDSCAPE TREE PLAN LEVEL 1
LANDSCAPE TREE PLAN LEVEL 1
LANDSCAPE TREE PLAN LEVEL 6
LANDSCAPE SHRUB PLAN LEVEL 1
LANDSCAPE SHRUB PLAN LEVEL 1
LANDSCAPE SHRUB PLAN LEVEL 6

LANDSCAPE SHADE CALCULATIONS
LANDSCAPE AREA CALC. / OPEN SPACE CALC.

CERTIFICATE OF LANDSCAPE DESIGN/ WATER EFFICIENT/

LANDSCAPE WORKSHEET

PLANTING IMAGERY

PROJECT INFORMATION

SHEET INDEX

AO PROPOSED CONTEMPORARY DESIGN AS NEW TRANSFORMATION OF THIS NEW DEVELOPMENT AND UNDER PREVIOUS ENTITLEMENT. PROJECT INCLUDES (4) STORIES APARTMENT WITH TOTAL AREA OF 118,620 SF ON TOP OF (2) STORIES PARKING STRUCTURE WITH TOTAL AREA OF 43,451 SF. THE ENTIRE PROJECT IS 100% PRIVATE FUNDING. THE PARKING STRUCTURE INCLUDES A MAIN LOBBY AND SUPPORTING OFFICE, MAIL ROOM AND BIKE ROOM LOCATED AT THE GROUND LEVEL. THE APARTMENTS INCLUDE THREE DIFFERENT UNIT TYPES SPREADING BETWEEN LEVEL 3 THROUGH LEVEL 6: STUDIO, ONE BEDROOM AND TWO BEDROOMS. THE PROJECT INCLUDES A FITNESS CENTER, COMMUNITY ROOM AND AN OUTDOOR TERRACE LOCATED AT THE 6TH LEVEL. OTHER SUPPORTING MECHANICAL ROOMS AND ELECTRICAL ROOMS SPREAD OUT IN VARIOUS LEVELS.

GENERAL PLAN AMENDMENT AND A ZONE CHANGE TO AMEND THE PROJECT SITE’S GENERAL PLAN AND ZONING DESIGNATION FROM GENERAL COMMERCIAL TO MIXED USE II, AND CONSTRUCT A NEW 6-STORY, 120-UNITS APARTMENT BUILDING AT THE NORTHWEST CORNER OF THE PROPERTY. THE PROJECT ALSO PROPOSES TO UTILIZE STATE DENSITY BONUS LAW PROVISIONS RELATED TO WAIVERS.

THE PROPOSED PROJECT ENTITLEMENT INCLUDES THE FOLLOWING:

O GENERAL PLAN AMENDMENT (GPA) NO. 2024-01
AMENDMENT OF THE GENERAL PLAN LAND USE DESIGNATION FROM GENERAL COMMERCIAL TO MIXEDUSE II O ZONE CHANGE (ZC) NO. 2024-01

AMENDMENT OF THE ZONING DESIGNATION FROM GENERAL COMMERCIAL (PRECISE DEVELOPMENT

OVERLAY) TO MIXED-USE II (MU-II)
O DENSITY BONUS (DB) NO. 2024-01
UTILIZATION OF AVAILABLE CONCESSIONS/INCENTIVES AND WAIVERS BY PROVIDING 6 AFFORDABLE UNITS
O PRECISE DEVELOPMENT (PD) NO. 2024-01
120 RESIDENTIAL HOUSING DEVELOPMENT ON TOP OF A TWO-STORY PARKING STRUCTURE;AND DEMOLITION OF AN EXISTING 7,500 SQUARE FOOT COMMERCIAL BUILDING (BUILDING K) AND RECONSTRUCTION OF A 5,000 SQUARE FOOT BUILDING.

O CONDITIONAL USE PERMIT (CUP) NO. 2024-03 & 2024-04

MULTI-FAMILY DWELLING LAND USE

AN EXCEPTION OR MODIFICATION TO OFF-STREET PARKING REQUIREMENTS FOR THE COMMERCIAL

COMPONENT OF THE SHOPPING CENTER VIA SHARED PARKING
O SIGN PROGRAM SUBMITTAL (CUP) NO.2025-05

NEW FOUR STORY RESIDENTIAL BUILDING, AMENITIES AND TWO LEVELS OF PARKING WITH NEW LANDSCAPE.

PROJECT SCOPE PROJECT NARRATIVES
CLIENT:

BOSC REALTY ADVISORS
888 W. BIG BEAVER ROAD, STE. 200
TROY, MI 48084
CONTACT:

WAAD J. NADHIR
EMAIL: [email protected]

ARCHITECT:

AO ARCHITECTS
144 N ORANGE STREET
ORANGE, CA 92866
CONTACT:

Bruce Greenfield, Partner LLP
TEL : 714-639-9860
EMAIL: [email protected]
CIVIL:

CA ENGINEERING
13821 NEWPORT AVE., SUITE 110
TUSTIN, CA 92780
CONTACT:

FRED CORNWELL
TEL: 949-724-9480
EMAIL: [email protected]
LANDSCAPE ARCHITECT:

AO ARCHITECTS
144 N ORANGE STREET
ORANGE, CA 92866
CONTACT:

Diego Alessi, Principal LLP
TEL : 714-639-9860
EMAIL: [email protected]
NOTE: PLEASE NOTE THAT THE SIGNAGE SUBMITTAL FOR THE PROJECT WILL BE DEFERRED TO A LATER DATE, PENDING FURTHER COORDINATION AND APPROVAL.

PROPERTY ADDRESS:

LEGAL DESCRIPTION:
1639 E. IMPERIAL HWY., BREA, CA 92821
APN: LOT AREA: 319-391-01, 319-391-04
OCFCD LEASE AREA: 319-391-02,319-391-03

PROJECT DATA
EXISTING USE:

PROPOSED USE:

LOT AREA:

RESIDENTIAL DENSITY

CONSTRUCTION AREA
FAR*:

LOT COVERAGE**:

ZONING:

PROPOSED BLDG HEIGHT
REQUIRED SETBACKS:

PROPOSED BLDG. AREA:

CONSTRUCTION TYPE:

FIRE SPRINKLER:

FIRE ALARM:

OCCUPANCY:

OFFICE/ RETAIL (M, B)

RESIDENTIAL W/ PARKING STRUCTURE

13.16 ACRES ( APN NOS. 319-391-01 & 319-391-04 )

2.42 ACRES (OC FLOOD CONTROL DISTRICT LEASE FLOOD
CHANNELS, APN NOS. 319-391-02 & 319-391-03)

15.58 ACRES IN TOTAL FOR 4 PARCELS
120 / 15.58 = 7.7 UNITS / ACRE
77,101 SF

0.47 0.26

MIXED-USE II
68’-4”’ TOP OF PARAPET
64’-4” TOP OF ROOF
40’ FROM PARKING STRUCTURE
FRONT (ASSOCIATED RD.): 15'
STREET SIDE (IMPERIAL HIGHWAY): 15'
SIDE NORTH PROPERTY LINE: 10'
REAR WEST PROPERTY LINE: 20' (10' Alternate Means)
162, 071 SF (PARKING STRUCTURE + APARTMENT)

TYPE-IA & TYPE IIIA

YES (FULLY SPRINKLERED)
YES
R-2, S-2, B

CODE AND PLANNING INFORMATION
(T) (T1) (T2) TOTAL
L01 ‐ ‐ ‐‐
L02 ‐ ‐ ‐‐
L03 5 12 13 30
L04 5 12 13 30
L05 6 12 13 31
L06 5 11 13 29
TOTAL 21 47 52 120 MIX 18% 39% 43%
AREA MARKET RATE AFFORABLE # OF UNITS
T 455 SF 20 1 21 T1 755 SF 45 2 47 T2 836 SF 49 3 52 TOTAL 114 6 120

RESIDENTIAL UNIT MIX
RESIDENTIAL (4 LEVELS)
Buildingj U Eyebrow Beauty               715
Friar Tux            1,517
Coldsum Café               756             2,988
Buuilding C Mothers's Market          13,006           13,006 Building V Butchery            3,200             3,200
Buildng D DXL          10,000
DSW          17,450           27,450
Building E Starbucks            1,195
XLB            1,435
New Tenant          12,000
CCM            3,620
Grand Salon 2nd Fl            6,500           24,750
Building G New Tenant            9,177             9,177 Building W Judy's Dog Grooming 1,090
Nail Salon            1,305             2,395
Building H Total Wine          18,013           18,013
Building J Chipotle            2,564
Fibo Kids Art               900
Joint            1,071
Jax Donuts            1,365
Dry Bar            1,608             7,508
Building K Buca            5,000             5,000
Building L FedEx            4,000
Panini Grill            1,604
Pho Ha            2,004             7,608
Building M Creamistry            1,141
European Wax            1,259
Jared            6,000             8,400
Building 0 Lucille's          11,829           11,829
Building P Panera            4,135
BBQ Korean Chicken 1,200
Cal Fish Grill            2,900
Brea Mail Center               663             8,898
Building T AT&T            4,700
CFA            3,759            8,459
TOTAL SQUARE FEET         158,681

PROPOSED BUILDING
TOTAL BUILDING AREA 162,071 SF

NEW BUILDING AREA
BUILDING AREA @ GROUND

BUILDING ALL LEVELS
PROPOSED F.A.R. 320,762 /678,229.2=0.47
PROPOSED LOT COVERAGE 180,063/678,229.2 = 0.26
180,063 SF
320,762 SF

EXISTING BUILDING AREA
Existing Tenant
Sushi Club
Building U
Building C
Building D
Bubbles Poke & Boba
Existing Tenant
EXISTING TOTAL SQUARE FEET 158,691
6,510 24,760
678,229.2 SF
152,181 SF
158,691 SF
Scale
Job No.

Date
BREA, CA 92821
2024-0324
3 2025-03-03

BREA PLAZA LIVING
02 03
05 06
08 01

BUILDINGS E & G BUILDINGS E & G BUILDING E

BUILDING E BUILDING E BUILDING G

PROPOSED CONSTRUCTION AREA PROPOSED CONSTRUCTION AREA KEY PLAN 04 07
01 06 02
05 04
08 07
03 N

SITE PHOTOS
Scale
Job No.

Date
BREA, CA 92821
2024-0324
4 2025-03-03

BREA PLAZA LIVING
01 05
04 03
07 08
06 02
02 03
05 06
01 04
07 08

BUILDING D

BUILDING K

BUILDING O

BUILDING K

BUILDING T

BUILDINGS L&M

BUILDINGS C&V BUILDING P
N

SITE PHOTOS
Scale
Job No.

Date
BREA, CA 92821
2024-0324
5 2025-03-03

BREA PLAZA LIVING
DCDA
T
T

LOADING
D Y H
+1'-10"
W W1 1/2" W1" W1"W1"G
TT
T
TE
6 27
7 3
6 13
37 4
27 6

NO PARKING
TE 16
2 8 DRIVE-THRU STACKS
30 EXISTING COMPACT PARKING STALLS
37 EXISTING COMPACT PARKING STALLS
C
C
C
C
C
C
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C
C
C
C
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C
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C
C
C
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C
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MAIN TEL.

BACKBOARD
8'H x 4'W x 3
4"T
2500A
MAIN
400A
METER
DP1
350A
METER
DP2
(3)200A
METER
HOUSE
PANEL
HL
4 FEET
AREA
KEEP
CLEAR
75KVA
TRANSF.

HOUSE
PANEL
HP
1200A
PANEL
EV
SEC
LCP
FACP
2500A
U.G.P.S.
1200A
METER
PANEL
EV

SERVICE AREA
8 2
4 8
6 14
28 16
13 4
5 8
14 23
49 55
56 60
20 14 20 9
12 11
13 29
15 10
7 5 6
7 8
13 19
2 651 STD. + 70 COMPACT +33 ADA = 754 EXISTING SURFACE PARKING RETAIL
3,620 SF
RETAIL
12,000SF
RETAIL
1,435 SF
RETAIL
1,195 SF
ELE
134
RETAIL
9,177 SF

NOT PART OF SCOPE

NOT PART OF SCOPE
409, 411A, 411B
S. ASSOCIATED RD.
419, 421, 423
S. ASSOCIATED RD.
443 S. ASS. RD.
437 S. ASS. RD.435 S. ASS. RD.
445 S. ASSOCIATED RD.
471 S. ASSOCIATED RD.
477A, 477B, 477C-1, 477C-2, 477D
S. ASSOCIATED RD.
1639 E. IMPERIAL HWY.
1643 & 1647
E. IMPERIAL HWY.

EXISTING EXISTING
429 & 431 S. ASSOCIATED RD.
413 S. ASSOCIATED RD.
415 S. ASSOCIATED RD.
1609 E. IMPERIAL HWY.
7,500 SF

NOT PART OF SCOPE

NOT PART OF SCOPE
3 (E) COMPACT STALLS
1615, 1617, 1619
E. IMPERIAL HWY.
1623. 1625, 1631
E. IMPERIAL HWY.
15 DRIVE-THRU STACKS
ACC
EV
ACC

EV VAN EV EV

LE LE V
LEVEL 1 50 scale
0 5' 20' 50' 75' 10' 100'
50'

EXISTING SITE

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA

EXISTING SITE PLAN
0 50’ 100’
57 HWY
IMPERIAL HWY.

S. ASSOCIATED RD.

SCALE: 1”= 50’-0”
PARKING AND EV CHARGERS TO BE DELIVERED UNDER 2023
ENTITLEMENT PD NO 2022-02 RESOLUTION NO PC 2023-08.

EXISTING PARKING COUNTS
STANDARD 651
COMPACT 70
ADA 33
SURFACE PARKING 754
QUEUING 23
TOTAL 777
*All parking spaces would be comply with
BCC 20.08.040.C.2.

Compact Stalls shall be 8'x16' min.

COMPACT STALLS

ADA STALLS

DRIVE THROUGH

STACKING

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA
Scale
Job No.

Date
BREA, CA 92821
2024-0324
6 2025-03-03

BREA PLAZA LIVING
Hino 338 M + Wayne Royal GT14 Refuse Truck
WB-50 - Intermediate Semi-Trailer
WB-50 - Intermediate Semi-Trailer
TE
MAIN TEL.

BACKBOARD
8'H x 4'W x 3
4"T
2500A
MAIN
400A
METER
DP1
350A
METER
DP2
(3)200A
METER
HOUSE
PANEL
HL
4 FEET
AREA
KEEP
CLEAR
75KVA
TRANSF.

HOUSE
PANEL
HP
1200A
PANEL
EV
SEC
LCP
FACP
2500A
U.G.P.S.
1200A
METER
PANEL
EV
RETAIL
3,620 SF
RETAIL
12,000SF
RETAIL
1,435 SF
RETAIL
1,195 SF
ELE
134
TE
15 DRIVE-THRU STACKS
409, 411A, 411B
S. ASSOCIATED RD.
419, 421, 423
S. ASSOCIATED RD.
443 S. ASS. RD.
437 S. ASS. RD.435 S. ASS. RD.
445 S. ASSOCIATED RD.
471 S. ASSOCIATED RD.
477A, 477B, 477C-1, 477C-2, 477D
S. ASSOCIATED RD.
1643 & 1647
E. IMPERIAL HWY.
11 12
13 14
15 16
17 18
19 20

SERVICE AREA
IMPERIAL HWY.

S. ASSOCIATED RD.
10'-1"
S.B.
26'-0"
6FT STEEL FENCE

OVER RETAINING WALL

EXISTING EXISTING

ACCESSIBLE PATH

ACCESSIBLE PATH ACCESSIBLE PATH

ACCESSIBLE PATH

ACCESSIBLE

ACCESSIBLE PATH ACCESSIBLE PATH

ACCESSIBLE PATH ACCESSIBLE
429 & 431 S. ASSOCIATED RD.
413 S. ASSOCIATED RD.
415 S. ASSOCIATED RD.

PROPERTY LINE
35'-0"
6FT STEEL FENCE

TO MATCH EXISTING
6FT STEEL FENCE

TO MATCH EXISTING
WB-67 TRUCK W/ 2FT.

CLEARANCE
DDC
26'-0"
35'-4" 10'-2"
12'-9"
61'-4"
10'-0"
SB.

TRASH

RAMP UP TO
L2
AT 6.5% SLOPE

LOBBY &

LEASING
1,392SF
10 OCC
MAIL RM.
638 SF
3 OCC

SURFACE
CONF.
335 SF
3 OCC
19'-0" 26'-0" 19'-0"
ELEV.

VEST.
182 SF
2 OCC
MEP
390 SF
BIKE
RM.

OFFICE/
435 SF
3 OCC
7 31
41 L1
30" DIA.

PROPERTY LINE

RESIDENTIAL
ABOVE
REST
RM
CANOPY
ABOVE
10 26'-0" 19'-0"
FDC
9 EVEV EVEV

LOADING ZONE V
10 5 ACCESS. PATH
UP
ENTRY
V V
1609 E. IMPERIAL HWY.
5,000 SF

NO PARKING
3 15
16'-0"

COMPACT

COMPACT COMPACT

COMPACT

COMPACT
16'-0"

COMPACT

COMPACT
18 30'-1"

ACCESSIBLE PATH
8'-6"
22L1
FDC
(E) HYDRANT
9'-0" 16'-0"
19'-0" 26'-0" 19'-0"
36'-9"
ASSUMED P.L.
8'-6"

COMPACT
1 5'-0"
95'-7"
8'-0"
8'-7"
30'-1"
25'-8"
FDC
16 8'-6"

COMPACT

COMPACT
16'-0"
ASSUMED P.L.
30'-1" 34'-8"
24'-11"
30'-1"
34'-8"
30'-1" 28'-9"
ASSUMED P.L.

L1 = 53 (22 + 31) ASSUMED P.L.

LOADING ZONE
FH

COMPACT COMPACT
5'-0"
UP
UP
UP
4 4
4 EV
EV
V
EV
AMB
S S
162'-2"
30'-1"

EVCEVCEVCEVCEVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVC
30" DIA.
30" DIA.

R
T
R R

KITCHEN

WALL VENT

EXHAUST
9'-0"
9'-0"
9'-0"
6'-6"
3'-6"

SCE TRANS

SCE TRANS
FDC

NO PARKING
T O R
T
O
R
T
R
72'-0"
10'-0"
1,010 SF
26'-0"
30'-2"
30'-2"
TOTAL = 21 OCC
30'-2"

EVCEVC EVC EVC EVC
EVC
EVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
30'-5"
O O O
T R
T T
30" DIA.O
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
26'-0"
9'-0"
9'-0"
9'-0"
16'-10"
27'-8"

EXISTING PARKING

PROVIDED UNDER

ENTITLEMENT
27'-5"
30'-0"
10'-0"
VALET

COMPACT COMPACT COMPACT
8 DRIVE-THRU STACKS
1639 E. IMPERIAL HWY.
1615, 1617, 1619
E. IMPERIAL HWY.
1623. 1625, 1631
E. IMPERIAL HWY.
30 EXISTING COMPACT PARKING STALLS
3 (E) COMPACT STALLS
9'-6"
19'-3"

BUILDING
ABOVE
865'-6"
S.B.FROM ASSOCIATED ROAD
30'-1"

SIDE YARD OPEN AREA
437'-8"
S.B.FROM IMPERIAL HWY.
22'-10"
15'-6"
END OF

RETAINING WALL

END OF RETAINING WALL
16'-10"
8'-0"
9'-6"
19'-0"
24'-4" 25'-0"

PROPOSED

CONSTRUCTION AREA
77,101 SF
15'-0"
S.B.
* The review and approval of
an administrative preliminary
plan review application
would be required prior to
the issuance of any building
permit.

LOADING AREA LOADING AREA

SETBACK MODIFICATION WILL APPLY
TO 6'-6" AT BALCONY AT WEST WHERE
BALCONY CANTILEVERS 3'6" OVER

SETBACK

EXISTING FENCE

TO REMAIN

EXISTING FENCE

TO REMAIN

LE LE V
6FT STEEL FENCE

TO MATCH EXISTING
LEVEL
0 2' 10' 5'
20'

OVERALL SITE PLAN

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA

PROPOSED SITE PLAN
0 50’ 100’
SCALE: 1”= 50’-0”
1st Floor 53
2nd Floor 42 95
Surface Parking 671 671
CFA 15
Panera 8 23
TOTAL PARKING 789
Drive Thru Stacking

PARKING TABLE
Structured Parking

ACCESSIBLE PATH
OF TRAVEL TYP.

CONSTRUCTION AREA
S. ASSOCIATED RD.
57 HWY
IMPERIAL HWY.
*Prior to the issuance of a Certificate of
Occupancy the building shall be provided with an
emergency radio communication enhancement
system that complies with the City of Brea,
Guideline for Emergency Radio Responder
Coverage. Plans for the emergency radio
communication enhancement system shall be
submitted to the Brea Fire Department for review
and approval prior to installation.
**All parking spaces would be comply with
BCC 20.08.040.C.2.

Compact Stalls shall be 8'x16' min.

PARKING AND EV CHARGERS TO BE DELIVERED UNDER 2023
ENTITLEMENT PD NO 2022-02 RESOLUTION NO PC 2023-08.

PROPOSED PARKING COUNTS
STANDARD 668
COMPACT 57
ADA 41
TOTAL 766
QUEUING 23
TOTAL 789

COMPACT STALLS

ADA STALLS

DRIVE THROUGH

STACKING

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA
Scale
Job No.

Date
BREA, CA 92821
2024-0324
7 2025-03-03

BREA PLAZA LIVING
WB-50 - Intermediate Semi-Trailer
26'-0"
26'-0"

PROPERTY LINE

PROPERTY LINE
26'-6"
44'-3"
150'-0"R
150'-0"R
41'-7"R
45'-4"R
150'-0"R
TE
MAIN TEL.

BACKBOARD
8'H x 4'W x 3
4"T
2500A
MAIN
400A
METER
DP1
350A
METER
DP2
(3)200A
METER
HOUSE
PANEL
HL
4 FEET
AREA
KEEP
CLEAR
75KVA
TRANSF.

HOUSE
PANEL
HP
1200A
PANEL
EV
SEC
LCP
FACP
2500A
U.G.P.S.
1200A
METER
PANEL
EV
RETAIL
3,620 SF
RETAIL
12,000SF
RETAIL
1,435 SF
RETAIL
1,195 SF
ELE
134

BUILDING-O

BUILDING-M
TE
409, 411A, 411B
S. ASSOCIATED RD.
419, 421, 423
S. ASSOCIATED RD.
443 S. ASS. RD.
437 S. ASS. RD.435 S. ASS. RD.
445 S. ASSOCIATED RD.
471 S. ASSOCIATED RD.
477A, 477B, 477C-1, 477C-2, 477D
S. ASSOCIATED RD.
1615, 1617, 1619
E. IMPERIAL HWY.
1623. 1625, 1631
E. IMPERIAL HWY.
1639 E. IMPERIAL HWY.
1643 & 1647
E. IMPERIAL HWY.
11 12
13 14
15 16
17 18
19 20

SERVICE AREA
IMPERIAL HWY.

S. ASSOCIATED RD.

EXISTING EXISTING

ACCESSIBLE PATH ACCESSIBLE PATH

ACCESSIBLE PATH

ACCESSIBLE

ACCESSIBLE PATH ACCESSIBLE PATH

ACCESSIBLE PATH ACCESSIBLE
429 & 431 S. ASSOCIATED RD.
413 S. ASSOCIATED RD.
415 S. ASSOCIATED RD.

PROPERTY LINE
6FT STEEL FENCE

TO MATCH EXISTING
6FT STEEL FENCE

TO MATCH EXISTING
DDC
WB-50 - Intermediate Semi-Trailer
TRASH

RAMP UP TO
L2
AT 6.5% SLOPE

NO PARKING

SURFACE
MEP
390 SF
7 31
41 L1

PROPERTY LINE

RESIDENTIAL
ABOVE
REST
RM
10 9
LE LE

EVEV EVEV

LOADING ZONE V
10 5 ACCESS. PATH
UP
ENTRY
7 V
V
V

BUILDING K
1609 E. IMPERIAL HWY.
5,000 SF NO PARKING
3 15

COMPACT

COMPACT COMPACT

COMPACT

COMPACT
18 ACCESSIBLE PATH
22L1

COMPACT
1 FDC
16 COMPACT

COMPACT
L1 = 53 (22 + 31)

COMPACT COMPACT
UP
UP
UP
4 4
4 EV
EV
V
EV
AMB
S S

EVCEVCEVCEVCEVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
35'-0"
26'-0"
26'-0"
DDC

FIRE LANE NO PARKING FIRE LANE NO PARKING

FIRE LANE NO PARKING

FIRE LANE NO PARKING FIRE LANE NO PARKING FIRE LANE NO PARKING FIRE LANE NO PARKING

FIRE LANE NO PARKING

FIRE LANE NO PARKING
FIRE L. NO PARKING FIRE L. NO PARKING
FIRE L. NO PARKING
FIRE L. NO PARKING
FIRE L. NO PARKING
FIRE L. NO PARKING
FIRE L. NO PARKING
FIRE L. NO PARKING
FIRE L. NO PARKING
FIRE L. NO PARKING FIRE L. NO PARKING FIRE L. NO PARKING FIRE L. NO PARKING FIRE L. NO PARKING FIRE L. NO PARKING
FIRE L. NO PARKING
FIRE L. NO PARKING
FIRE L. NO PARKING
150'-0"R
FDC
FH
FH
FH
FH
FH
FH
FH
FH
FH
FH
FH
FH FDC
UP
KN
KN
KN
STDP
STDP
STDP
PIV

KITCHEN

SCE TRANS FDC

LOADING ZONE

SCE TRANS
FDC

NO PARKING

LOBBY &

LEASING
1,392SF
10 OCC
MAIL RM.
638 SF
3 OCC
335 SF
3 OCC
ELEV.

VEST.
182 SF
2 OCC
BIKE
RM.

OFFICE/
435 SF
3 OCC
TOTAL = 21 OCC
EVC

EVCEVC EVC
EVC
EVC
EVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVC
FH 30" DIA.
30" DIA.
30" DIA.

R
T

R R O O O
T R
T T
30" DIA.

O
27'-5"
30'-0"

EXISTING PARKING

PROVIDED UNDER

ENTITLEMENT
53'-0"R
70'-0"R
26'-0"R
10'-0"R
4'-0"R
10'-0"R
53'-8"R
39'-4"R
5'-0"R
50'-0"R
R27'-5"
Hino 338 M + Wayne Royal GT14 Refuse Truck

27.883

3.383 17.083
Hino 338 M + Wayne Royal GT14 Refuse Truck
Overall Length 27.883ft Overall Width 8.042ft Overall Body Height 10.488ft Min Body Ground Clearance 1.318ft Track Width 8.042ft Lock-to-lock time 6.00s Curb to Curb Turning Radius 27.400ft Hino 338 M + Wayne Royal GT14 Refuse Truck
15 DRIVE-THRU STACKS
8 DRIVE-THRU STACKS
CANOPY
ABOVE
6FT STEEL FENCE

OVER RETAINING WALL
END OF

RETAINING WALL

END OF RETAINING WALL

PROPOSED

CONSTRUCTION AREA
77,101 SF
LEVEL 1 50 Scale
0 5' 20' 50' 75' 10' 100'
50'
FH = FIRE HYDRANT
FDC = FIRE DEPARTMENT CONNECTON
DDC = DOUBLE DETECTOR CHECK VALVE
PIV = POST INDICATOR VALVE
KN = KNOX BOX

PROPOSED SITE (FIREMASTER)

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA
0 50’ 100’

FIRE MASTER PLAN
SCALE: 1”= 50’-0”
S. ASSOCIATED RD.
57 HWY
IMPERIAL HWY.
= FIRE LANE NO PARKING
Scale
Job No.

Date
BREA, CA 92821
2024-0324
8 2025-03-03

BREA PLAZA LIVING PHOTOMETRIC PLAN
LF3
MH: 12
Tilt: 0
LF3
MH: 12
Tilt: 0
LF3
MH: 12
Tilt: 0
LF1
MH: 25
Tilt: 0
LF1
MH: 25
Tilt: 0
LF3
MH: 12
Tilt: 0
LF3
MH: 12
Tilt: 0
LF3
MH: 12
Tilt: 0
LF3
MH: 12
Tilt: 0
LF3
MH: 12
Tilt: 0
LF3
MH: 12
Tilt: 0
LF3
MH: 12
Tilt: 0
LF4
MH: 18
Tilt: 0
LF4
MH: 18
Tilt: 0
LF3
MH: 12
Tilt: 0
LF3
MH: 12
Tilt: 0
LF3
MH: 12
Tilt: 0
LF2
MH: 25
Tilt: 0
LFX
MH: 14
Tilt: 0
LF2
MH: 20
Tilt: 0
LF2
MH: 20
Tilt: 0
LF4
MH: 18
Tilt: 0
LF4
MH: 18
Tilt: 0
LF4
MH: 18
Tilt: 0
LF4
MH: 18
Tilt: 0
LF4
MH: 18
Tilt: 0
LF4
MH: 18
Tilt: 0
LF4
MH: 18
Tilt: 0
LF4
MH: 18
Tilt: 0
LF2
MH: 25
Tilt: 0
LF2
MH: 25
Tilt: 0
LF2
MH: 25
Tilt: 0
LF4
MH: 18
Tilt: 0
LF3
MH: 12
Tilt: 0
LF2
MH: 25
Tilt: 0
LF2
MH: 25
Tilt: 0
LF2
MH: 25
Tilt: 0
LF4
MH: 18
Tilt: 0
LF4
MH: 18
Tilt: 0 LF4
MH: 18
Tilt: 0
LF4
MH: 18
Tilt: 0
LF5A
MH: 8
Tilt: -15
LF5A
MH: 8
Tilt: -15
LF5A
MH: 8
Tilt: -15
LF5A
MH: 8
Tilt: -15
LF5A
MH: 8
Tilt: -15
LF5A
MH: 8
Tilt: -15
LF5A
MH: 8
Tilt: -15
LF1
MH: 25
Tilt: 0
LF5B
MH: 8
Tilt: 0
LF5A
MH: 8
Tilt: -18
LF5A
MH: 8
Tilt: -18
LF5A
MH: 8
Tilt: -20
LF5A
MH: 8
Tilt: -22
LF5A
MH: 8
Tilt: -22
LF5A
MH: 8
Tilt: -18

5.9 0.9 12.9

8.0 4.3

1.5 1.2

1.4 3.4

1.3 8.7

0.8 10.1

5.1 1.8

0.2 1.2

0.3 2.8

4.8 4.9

0.8 4.4

3.0 0.7

1.1 1.3

1.2 2.7

7.3 5.6

2.4 1.8

0.8 1.5

1.0 2.4

1.2 6.0

10.2 4.8

2.3 1.1

0.4 1.1

2.2 3.9

2.3 12.9

0.5 6.0

3.4 1.3

0.3 1.5

3.4 5.2

1.9 10.2

0.4 3.2

2.3 1.3 2.2 9.0 8.4 2.0 1.3 1.1 1.3 3.6 11.9 5.3 1.5 1.1 1.2 1.6 5.7 11.5 3.2 1.2 1.0 1.3 2.1 9.1 8.2 2.0

1.5 2.7 4.2 4.1 2.6 1.3 0.5 2.0 3.0 4.7 3.5 2.4 0.8 0.9 2.5 3.7 4.8 3.1 2.0 0.4 1.5 2.7 4.3 4.1 2.6

0.1 0.3 0.5 0.8

0.2 0.3 0.4 0.7

0.1 0.2 0.4 0.6

0.1 0.2 0.3 0.5 0.8

0.1 0.1 0.2 0.4 0.5

0.1 0.2 0.3 0.4

0.1 0.1 0.2 0.2

0.1 0.1 0.1 0.2 0.7

0.1 0.1 0.1 0.5

0.0 0.0 0.1 0.4

0.0 0.0 0.1 0.2 0.6

0.0 0.1 0.2 0.4

0.0 0.1 0.1 0.3

0.0 0.0 0.1 0.2

0.0 0.0 0.1 0.1 0.2

0.0 0.0 0.1 0.1

0.0 0.0 0.0 0.1

0.0 0.0 0.0 0.1 0.2

0.0 0.0 0.1 0.2

0.0 0.0 0.1 0.1

0.0 0.0 0.0 0.1 0.2

0.0 0.0 0.0 0.1

0.0 0.0 0.0 0.1 0.3

0.0 0.0 0.1 0.2

0.0 0.0 0.0 0.1

0.0 0.0 0.0 0.0 0.2

0.0 0.0 0.0 0.1

0.0 0.0 0.0 0.1 0.4

0.0 0.0 0.1 0.2

0.0 0.0 0.0 0.1

0.0 0.0 0.0 0.2

0.0 0.0 0.1 0.2

0.0 0.0 0.0 0.1

0.0 0.0 0.0 0.1 0.1

0.0 0.0 0.0 0.0 0.1

0.0 0.0 0.0 0.1

0.0 0.0 0.0 0.1 0.2

0.0 0.0 0.1 0.2

0.0 0.0 0.0 0.1

0.0 0.0 0.2 0.5

0.0 0.0 0.0 0.4

0.0 0.0 0.0 0.1 0.2 0.2 0.3 0.3 0.2 0.3 0.2 0.2 0.2 0.3 0.2 0.2 0.2 0.3 0.2 0.3 0.3 0.2 0.3 0.1 0.3 0.3 0.4 0.3 0.4 0.5 0.3 0.4 0.4 0.5 0.6

0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.4

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3

0.0 0.0

0.0 0.1 0.1 0.1 0.4 0.6

0.0 0.1 0.1 0.2 0.5 0.9

0.1 0.1 0.1 0.2 0.6 0.8

0.1 0.1 0.1 0.2 0.5 0.8

0.1 0.1 0.1 0.3 0.6

0.1 0.1 0.2 0.3 0.6

0.1 0.1 0.2 0.3 0.5

0.1 0.1 0.2 0.3 0.4

0.1 0.1 0.2 0.2 0.4

0.1 0.1 0.1 0.2 0.5

0.1 0.1 0.1 0.2 0.4

0.0 0.1 0.1 0.1 0.2 0.4

0.0 0.1 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.1 0.4

0.0 0.0 0.0 0.0 0.1

0.0 0.0 0.0 0.1 0.2

0.0 0.0 0.0 0.1 0.3

0.0 0.0 0.0 0.1 0.2

0.0 0.0 0.0 0.0 0.1

0.0 0.0 0.0 0.1 0.2

0.0 0.1 0.1 0.2 0.2

0.1 0.1 0.2 0.6 1.0

0.1 0.1 0.2 0.6

0.1 0.1 0.3 0.6

1.2 1.4 1.8 2.0 2.2 2.6 3.4 4.3 5.4 6.2 6.0 5.5 5.0 4.7 4.9 4.7 5.4 5.9 6.2 5.6

1.1 1.4 1.7 2.0 2.2 2.6 3.3 4.2 5.4 6.2 6.1 5.5 4.6 4.1 4.3 4.1 5.2 6.0 6.2 5.7

0.9 1.1 1.2 1.5 1.8 2.2 2.8 3.7 4.6 5.7 6.6 6.5 6.1 6.1 6.4 6.4 6.3 6.0 6.3 6.6 5.8

1.0 1.2 1.4 1.8 2.1 2.6 3.3 4.2 4.9 5.8 6.5 6.8 7.1 7.0 6.9 7.1 7.2 7.2 6.8 6.5 5.6

0.9 1.1 1.4 1.8 2.3 2.8 3.5 4.4 5.2 6.0 6.4 6.6 6.9 6.7 6.8 7.0 7.0 6.9 6.4 5.9 5.3

0.8 1.0 1.3 1.8 2.3 3.0 3.7 4.5 5.4 6.1 6.4 6.5 6.8 6.8 6.6 6.7 6.8 6.6 6.0 5.4 4.8

0.7 0.9 1.3 1.8 2.5 3.2 4.0 4.8 5.4 6.0 6.5 6.7 6.7 6.6 6.6 6.8 6.6 6.5 6.1 5.3 4.5

0.6 0.9 1.2 1.8 2.5 3.5 4.3 5.1 5.6 6.2 6.7 6.9 6.9 6.7 6.8 7.0 6.5 6.4 6.0 5.2 4.2

0.6 0.8 1.2 1.8 2.6 3.5 4.4 5.4 6.3 6.7 7.1 7.1 7.2 7.0 6.8 7.0 6.7 6.5 5.8 4.8 3.8

0.9 1.2 1.6 2.1 2.7 3.5 4.5 5.7 6.6 6.8 6.9 7.1 7.0 6.8 6.8 6.8 6.8 6.6 5.7 4.5 3.3

1.8 2.7 3.3 3.3 3.3 3.3 4.3 5.6 6.4 6.2 5.7 5.4 5.4 5.4 5.3 5.7 6.2 6.4 5.5 4.2 2.9

2.6 4.2 5.5 4.7 3.7 3.1 4.2 5.6 6.3 6.1 5.2 4.1 4.1 4.0 4.2 5.4 6.1 6.3 5.4 4.0 2.8

2.5 5.4 9.7 5.6 3.9 3.4 4.4 5.6 6.5 6.2 5.7 5.8 5.9 5.9 5.7 5.7 6.2 6.3 5.4 4.1 3.0

0.0 3.2 3.6 4.5 5.5 6.3 6.5 6.6 6.5 6.4 6.4 6.5 6.6 6.4 6.0 5.1 4.1 3.2

0.1 5.7 5.6 5.7 5.8 5.6 5.7 5.6 5.6 5.7 5.5 5.1 4.6 3.9 3.7

1.5 4.9 4.5 4.6 4.7 4.6 4.3 4.3 4.6 4.6 4.4 4.0 3.7 3.4 3.4

3.8 3.6 3.5 3.7 3.8 3.5 3.4 3.4 3.5 3.7 3.4 3.1 2.8 2.6 2.7

6.3 2.6 2.6 3.1 3.1 2.7 2.7 2.7 2.6 2.8 2.6 2.3 2.0 1.8 1.9

7.6 2.5 2.4 2.0 2.1 2.1 1.9 1.9 1.8 1.6 1.4 1.3 1.3

4.6 2.3 2.1 1.7 1.8 1.8 1.5 1.5 1.4 1.2 1.0 1.0 1.0

2.3 2.7 2.5 2.2 2.1 2.1 1.9 1.8 1.6 1.4 1.2 1.1

1.1 3.9 3.6 3.2 3.0 2.9 2.8 2.7 2.4 2.0 1.8 1.6

3.2 5.4 4.9 4.4 4.1 4.0 3.9 3.7 3.2 2.8 2.5 2.4

5.8 6.2 5.9 5.4 4.8 4.9 4.9 4.6 4.1 3.7 3.4 3.2

9.3 7.6 7.0 6.4 6.1 6.1 5.9 5.7 5.2 4.8 4.3 3.8

0.3 5.6 8.5 7.9 7.3 7.3 7.1 6.9 6.7 6.3 5.8 4.8 4.2

1.0 4.1 2.3 4.8 6.6 7.2 7.4 7.7 7.9 8.4 8.5 8.4 7.7 7.4 7.1 7.1 6.5 6.4 6.6 6.3 5.2 4.2

1.2 2.1 2.7 5.4 7.1 7.3 7.6 7.6 7.7 8.2 7.9 7.5 6.6 5.2 5.2 4.8 5.3 6.0 6.3 6.3 5.1 4.0

1.0 1.3 2.5 5.6 7.3 7.4 7.6 7.3 7.5 8.1 7.9 7.5 6.7 5.4 5.3 4.9 5.4 6.0 6.3 6.3 5.2 4.0

1.1 1.3 2.3 5.5 7.4 8.0 8.1 7.7 7.6 8.2 8.5 8.3 8.0 7.8 7.4 7.2 6.6 6.5 6.7 6.4 5.2 4.2

1.2 1.5 2.3 5.0 7.7 8.7 8.8 8.0 7.5 7.7 7.9 8.4 8.5 7.9 7.5 7.3 7.0 6.8 6.5 5.9 5.0 4.3

1.1 1.4 2.1 4.4 7.1 8.1 8.1 7.1 6.7 6.8 6.8 7.4 7.5 7.1 6.6 6.4 6.1 6.0 5.6 5.2 4.6 4.2

1.3 2.0 3.7 6.4 7.3 7.1 6.3 5.8 5.8 5.8 5.7 6.7 6.3 5.5 5.1 5.2 5.0 4.7 4.6 4.3 4.2

1.2 1.9 3.4 5.9 6.9 6.4 5.4 4.7 4.8 5.1 5.1 5.7 4.4 4.4 3.9 4.2 4.2 3.9 4.0 3.9 4.4

1.1 1.9 3.7 6.2 6.6 6.2 4.8 3.5 3.9 3.5 3.5 3.0 3.2 3.3 3.1 3.1 3.0 3.3

0.9 3.1 4.2 6.7 7.0 5.7 2.6 2.6 2.3 2.5 2.6 2.4 2.6 2.6 2.7

5.0 4.6 2.2 2.2 1.9 2.0 2.2 2.0 2.1 2.1 2.5

2.0 2.0 1.7 1.6 1.8 1.8 2.2 2.3 2.8 0.8

1.4 1.8 1.7 1.4 1.4 1.6 1.7 1.9 2.2 2.0

1.8 1.6 1.5 1.3 1.4 1.2 1.4 1.8 1.8 2.2

1.8 1.6 1.4 1.1 1.2 1.2 1.3 1.5 1.7 1.7

1.2 1.4 1.3 1.1 1.4 1.3 1.3 1.6 1.8 1.7

1.5 1.4 1.3 1.6 1.5 1.5 1.6 1.6 2.1

1.6 1.6 1.4 1.5 1.5 1.6 1.7 1.8 2.0

1.5 1.5 1.3 1.2 1.4 1.5 1.3 1.2 1.0

1.1 1.4 1.3 1.1 1.4 1.5 1.3 1.1 0.9

1.6 1.5 1.4 1.4 1.8 1.9 1.8 1.7

1.8 1.6 1.4 1.3 1.8 2.2 2.0 2.3

1.3 1.4 1.4 1.3 2.0 2.2 2.4 1.8

1.1 1.5 1.5 1.6 2.3 2.6 2.8 1.8

1.7 1.6 1.7 2.4 2.9 2.9 2.4

1.6 1.7 1.7 2.3 3.1 3.3 3.5

1.3 1.6 1.8 2.2 3.3 4.3 3.8

1.7 2.0 2.4 3.6 5.3 5.3 5.3 5.4 5.5 4.3 4.0 4.3 5.2 5.5 5.1 5.4 6.4 6.9 7.3 8.7 10.0 10.2 9.5 9.8 10.0 9.3

2.0 2.1 2.6 3.5 4.9 5.2 5.7 5.8 5.8 5.2 4.9 5.0 5.4 5.1 4.8 4.9 5.3 6.2 6.9 8.0 9.2 8.1 7.1 9.0 8.9 8.0

1.8 2.1 2.6 3.7 5.0 5.7 6.4 6.6 6.8 6.5 6.2 6.0 6.0 5.4 4.9 5.0 5.3 5.8 6.5 7.7 8.4 7.4 6.4 8.3 8.3 7.5

1.6 2.2 2.9 3.8 5.0 5.7 6.6 7.1 7.0 6.8 6.9 6.8 6.1 5.1 4.7 4.7 4.9 5.4 6.3 7.4 7.9 6.4 5.5 7.5 7.7 6.7

2.5 3.1 4.0 5.1 6.0 6.7 7.0 6.4 6.3 6.5 6.8 6.2 5.3 4.9 4.9 5.1 5.5 6.3 7.2 7.5 6.2 5.6 7.1 7.6 6.6

2.5 3.2 4.0 5.0 6.0 6.8 7.1 5.9 5.4 5.9 7.0 6.4 5.7 5.4 5.4 5.6 5.9 6.6 7.5 7.6 6.9 7.0 7.4 8.0 6.9

2.1 2.8 3.7 4.6 5.8 6.7 7.1 5.7 4.2 5.9 7.0 6.4 5.8 5.5 5.6 5.8 6.1 6.8 7.7 8.2 8.0 8.2 8.6 8.6 7.4

1.8 3.0 4.0 4.5 5.7 7.0 7.1 5.9 4.3 6.2 6.9 6.6 5.8 5.7 5.9 6.2 6.6 7.3 8.1 8.7 8.9 9.1 9.5 9.3 8.1

3.3 4.1 4.8 5.8 7.0 7.3 6.0 4.4 6.3 7.0 6.7 6.1 6.0 6.4 6.8 7.2 8.0 8.5 8.8 9.0 9.1 9.2 8.7 7.8

3.3 4.1 5.0 6.0 7.1 7.4 6.0 4.7 6.1 7.2 6.8 6.5 6.4 6.7 7.2 7.9 8.7 8.9 9.1 9.0 8.7 8.7 8.3 7.7

3.5 4.4 5.2 6.2 7.4 7.6 6.5 6.1 6.3 7.4 7.2 6.9 7.0 7.3 7.9 8.7 9.4 9.5 9.4 9.2 8.6 8.2 7.6 7.1

3.6 4.5 5.1 6.1 7.3 7.7 7.2 7.0 7.0 7.4 7.2 7.0 7.3 7.6 8.3 9.1 9.5 9.1 9.0 9.2 9.1 8.7 8.6 8.1

4.2 4.9 5.7 6.8 7.4 7.4 7.2 7.2 7.1 6.9 6.9 7.3 7.7 8.5 9.1 9.0 8.5 8.8 9.4 10.5 10.7 11.0 11.0

3.7 4.2 5.1 5.8 6.1 6.2 6.2 6.1 5.9 6.1 6.3 6.8 7.3 8.1 8.8 8.7 7.7 8.0 9.8 11.0 11.1 11.3 11.7

3.5 4.0 4.8 5.1 5.1 4.9 4.7 4.8 5.0 5.3 5.8 6.4 7.1 8.2 8.9 9.1 7.3 7.5 10.4 10.9 10.8 10.6 11.0

3.7 4.2 4.5 4.3 3.9 3.7 3.7 4.0 4.6 5.6 6.3 7.0 8.2 9.2 9.1 7.5 7.8 10.1 10.4 10.1 9.4 9.6

2.9 3.4 3.6 3.0 2.8 2.7 2.7 3.0 3.8 4.8 5.7 6.8 8.4 9.1 9.0 6.9 7.1 9.1 9.2 8.6 7.8 7.0

8.1 9.0 8.6 7.1 7.2 7.8 8.3 7.3 6.5 5.6

7.8 9.1 9.0 7.5 7.6 7.8 7.9 6.7 5.7 4.8

7.1 8.0 8.1 7.6 6.2 5.2 4.1

6.5 7.3 7.2 6.6 5.5 4.6 3.6

4.8 5.6 5.6 5.3 4.7 4.1 3.2

3.6 4.1 4.3 4.1 3.8 3.5 2.8

2.7 3.0 3.0 3.0 2.8 2.3

1.7 1.9 2.0 2.0 1.9 1.7

0.9 1.0 1.1 1.2 1.2 1.2

0.6 0.6 0.7 0.8 0.8 0.8

3.4 1.5 0.5 0.5 0.5 0.6
TE
MAIN TEL.

BACKBOARD
8'H x 4'W x 3
4"T
2500A
MAIN
400A
METER
DP1
350A
METER
DP2
(3)200A
METER
HOUSE
PANEL
HL
4 FEET
AREA
KEEP
CLEAR
75KVA
TRANSF.

HOUSE
PANEL
HP
1200A
PANEL
EV
SEC
LCP
FACP
2500A
U.G.P.S.
1200A
METER
PANEL
EV
RETAIL
3,620 SF
RETAIL
12,000SF
RETAIL
1,435 SF
RETAIL
1,195 SF
ELE
134
TE
409, 411A, 411B
S. ASSOCIATED RD.
419, 421, 423
S. ASSOCIATED RD.
443 S. ASS. RD.
437 S. ASS. RD.435 S. ASS. RD.
445 S. ASSOCIATED RD.
471 S. ASSOCIATED RD.
477A, 477B, 477C-1, 477C-2, 477D
S. ASSOCIATED RD.
1615, 1617, 1619
E. IMPERIAL HWY.
1623. 1625, 1631
E. IMPERIAL HWY.
1639 E. IMPERIAL HWY.
1643 & 1647
E. IMPERIAL HWY.
11 12
13 14
15 16
17 18
19 20

SERVICE AREA
IMPERIAL HWY.

S. ASSOCIATED RD.

EXISTING EXISTING

ACCESSIBLE PATH

ACCESSIBLE PATH ACCESSIBLE PATH

ACCESSIBLE PATH

ACCESSIBLE

ACCESSIBLE PATH ACCESSIBLE PATH

ACCESSIBLE PATH ACCESSIBLE
429 & 431 S. ASSOCIATED RD.
413 S. ASSOCIATED RD.
415 S. ASSOCIATED RD.

PROPERTY LINE
Xref .\x-5152GHJ-fp-demo.dwg
6FT STEEL FENCE

TO MATCH EXISTING
6FT STEEL FENCE

TO MATCH EXISTING
WB-67 TRUCK W/ 2FT.

CLEARANCE
TRASH

RAMP UP TO
L2
AT 6.5% SLOPE

NO PARKING

SURFACE
MEP
390 SF
7 31
41 L1

PROPERTY LINE

RESIDENTIAL
ABOVE
REST
RM
CANOPY
ABOVE
10 9
LE LE

EVEV EVEV

LOADING ZONE V
10 5 ACCESS. PATH
UP
ENTRY
7 V
V
V

NO PARKING
3 15

COMPACT

COMPACT COMPACT

COMPACT

COMPACT
18 ACCESSIBLE PATH
22L1
FDC
(E) HYDRANT

COMPACT
1 FDC
16 COMPACT

COMPACT
L1 = 53 (22 + 31)
FH

COMPACT COMPACT
UP
UP
4 4
4 EV
EV
V
EV
AMB
S S

EVCEVCEVCEVCEVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
UP

KITCHEN

SCE TRANS FDC

LOADING ZONE

SCE TRANS
FDC

NO PARKING

LOBBY &

LEASING
1,392SF
10 OCC
MAIL RM.
638 SF
3 OCC
335 SF
3 OCC
ELEV.

VEST.
182 SF
2 OCC
BIKE
RM.

OFFICE/
435 SF
3 OCC
TOTAL = 21 OCC
EVR
EVC

EVCEVC EVC
EVC
EVC
EVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVC
FH
30" DIA.
30" DIA.
30" DIA.

R
T

R R O O O
T R
T T
30" DIA.

O
1609 E. IMPERIAL HWY.
5,000 SF

SIDE YARD OPEN AREA
6FT STEEL FENCE

OVER RETAINING WALL
END OF

RETAINING WALL

END OF RETAINING WALL

PROPOSED

CONSTRUCTION AREA
77,101 SF
LEVEL 1 50 Scale
0 5' 20' 50' 75' 10' 100'
50'
LEVEL-1 (PHOTOMETRICS)
Luminaire Schedule
Symbol Qty Label Arrangement Lum. Lumens LLF Description 3 LF1 SINGLE 18910 0.850 BEACON // RAR2-480L-240-4K7-3-BC 9 LF2 BACK-BACK 32174 0.850 BEACON // RAR2-480L-240-4K7-3-U 14 LF3 SINGLE 2468 0.850 BEACON // TRP1-24L-20-4K7-4W
15 LF4 SINGLE 3647 0.850 BEACON // TRP2-24L-30-4K7-4
13 LF5A SINGLE 3472 0.615 NLS // NV-1-T3-16L-40-40K8-UNV (LLF Derated from 53 to 40 Milliamps) 1 LF5B SINGLE 3444 0.850 NLS // NV-1-T4-16L-53-40K7-UNV 1 LFX Single 4291 1.561 Sternberg // VCOB-1843-4L40TS-MDL05-CSA__Prorated from MDL02 to MDL05) Calculation Summary
Label CalcType Units Avg Max Min Avg/Min Max/Min
Back Path Illuminance Fc 3.32 12.9 0.2 16.60 64.50
beyond property line Illuminance Fc 0.11 0.8 0.0 N.A. N.A. beyond property line EX Illuminance Fc 0.16 1.0 0.0 N.A. N.A.

Scope Illuminance Fc 4.93 11.7 0.0 N.A. N.A.

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA
0 50’ 100’
All wall mounted fixtures to match adjacent surface color.

SCALE: 1”= 50’-0”
S. ASSOCIATED RD.
57 HWY
IMPERIAL HWY.

Scale
Job No.

Date
BREA, CA 92821
2024-0324
9 2025-03-03
BREA PLAZA LIVING ENLARGED PROPOSED SITE PLAN (PLAN LEVEL 1) MAIN TEL.

BACKBOARD
8'H x 4'W x 3
4"T
2500A
MAIN
400A
METER
DP1
350A
METER
DP2
(3)200A
METER
HOUSE
PANEL
HL
4 FEET
AREA
KEEP
CLEAR
75KVA
TRANSF.

HOUSE
PANEL
HP
1200A
PANEL
EV
SEC
LCP
FACP
2500A
U.G.P.S.
1200A
METER
PANEL
EV
RETAIL
3,620 SF
RETAIL
12,000SF
RETAIL
9,177 SF

NOT PART OF SCOPE

NOT PART OF SCOPE
443 S. ASS. RD.
445 S. ASSOCIATED RD.
471 S. ASSOCIATED RD.

SERVICE AREA
10'-1"
S.B.
26'-0"
6FT STEEL FENCE

OVER RETAINING WALL

ACCESSIBLE PATH

ACCESSIBLE

ACCESSIBLE PATH A

ACCESSIBLE PATH

ACCESSIBLE

PROPERTY LINE
26'-6"
35'-0"
6FT STEEL FENCE

TO MATCH EXISTING
DDC
26'-0"
35'-4" 10'-2"
11'-0"
10'-0"
SB.

TRASH

RAMP UP TO
L2
AT 6.5% SLOPE

LOBBY &

LEASING
1,392SF
10 OCC
MAIL RM.
638 SF
3 OCC

SURFACE
CONF.
335 SF
3 OCC
19'-0" 26'-0" 19'-0"
ELEV.

VEST.
182 SF
2 OCC
MEP
390 SF
BIKE
RM.

OFFICE/
435 SF
3 OCC
7 31
41 L1
30" DIA.

PROPERTY LINE

RESIDENTIAL
ABOVE
REST
RM
CANOPY
ABOVE
10 26'-0" 19'-0"
11'-0"
FDC
9 LE LE

EVEV EVEV

V LOADING ZONE
10 5 ACCESS. PATH
UP
ENTRY
V
V
V
3 15
16'-0"

COMPACT

COMPACT
16'-0"

COMPACT

COMPACT
18 30'-1"
22L1
FDC
(E) HYDRANT
9'-0" 16'-0"
19'-0" 26'-0" 19'-0"
36'-9"
ASSUMED P.L.
8'-6"

COMPACT
1 30'-1"
25'-8"
FDC
16 8'-6"

COMPACT

COMPACT
16'-0"
ASSUMED P.L.
30'-1" 34'-8"
24'-11"
30'-1"
34'-8"
30'-1" 28'-9"
ASSUMED P.L.

ASSUMED P.L.

L1 = 53 (22 + 31) ASSUMED P.L.

LOADING ZONE
FH

COMPACT COMPACT
UP
UP
UP
4 EV
EV
V
EV
AMB
S S
162'-2"
30'-1"

EVCEVCEVCEVCEVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVC
30" DIA.
30" DIA.

R
T
R
R
19'-0"

KITCHEN

WALL VENT

EXHAUST
9'-0"
9'-0"
9'-0"
6'-6"
3'-6"

SCE TRANS

SCE TRANS
FDC

NO PARKING
T O R
T
O
R
T
R
26'-0"
30'-2"
30'-2"
TOTAL = 21 OCC
30'-2"

EVCEVC EVC EVC
EVC
EVC
EVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
30'-5"
FH
O
O
O
T
R
T
T
30" DIA.

O
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
26'-0"
9'-0"
9'-0"
9'-0"
16'-10"
27'-8"

EXISTING PARKING

PROVIDED UNDER

ENTITLEMENT
30'-0"

BUILDING
ABOVE
30'-1"

SIDE YARD OPEN AREA
22'-10"
15'-6"
END OF

RETAINING WALL

END OF RETAINING WALL

PROPOSED

CONSTRUCTION AREA
77,101 SF
15'-0"
S.B.

SETBACK MODIFICATION WILL APPLY
TO 6'-6" AT BALCONY AT WEST WHERE
BALCONY CANTILEVERS 3'6" OVER

SETBACK
TRASH
30" DIA.

COMPACT

COMPACT
UP
30" DIA.
30" DIA.

R
T
R
R

WALL VENT

EXHAUST

SCE TRANS
O
O
O
T
R
T
T
30" DIA.O
EXIT
16'-10"
27'-8"
ASSUMED P.L.
30'-1" 34'-8"

NO PARKING
T O R
O
T
R
22'-10"
15'-6"
T = (4) 3 YARDS TRASH
R = (4) 3 YARDS RECYCLE
O = (4) 2 YARDS ORGANIC

ENLARGED TRASH ENCLOSURE
LEVEL-1
T = (2) 3 YARDS TRASH
R = (2) 3 YARDS RECYCLE
O = (2) 2 YARDS ORGANIC

ENLARGED TRASH ENCLOSURE

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA
0 20’ 40’
57 HWY
SCALE: 1”= 20’-0”
Scale
Job No.

Date
BREA, CA 92821
2024-0324
10 2025-03-03

BREA PLAZA LIVING
LE LE

EVEV EVEV

COMPACT

COMPACT
V
FDC
FH

LOADING ZONE
FDC

SCE TRANS

SCE TRANS
FH
MAIN TEL.

BACKBOARD
8'H x 4'W x 3
4"T
2500A
MAIN
400A
METER
DP1
350A
METER
DP2
(3)200A
METER
HOUSE
PANEL
HL
4 FEET
AREA
KEEP
CLEAR
75KVA
TRANSF.

HOUSE
PANEL
HP
1200A
PANEL
EV
SEC
LCP
FACP
2500A
U.G.P.S.
1200A
METER
PANEL
EV
TE
TE

COMPACT COMPACT
445 S. ASSOCIATED RD.

RAMP DN TO
L1
AT 6.5% SLOPE
BOILER
230 SF
13 42L2
14 DN.

PROPERTY LINE

RESIDENTIAL
ABOVE
RETAIL
3,620 SF
443 S. ASS. RD.

RETAIL
1,435 SF
RETAIL
1,195 SF
ELE
134
437 S. ASS. RD.435 S. ASS. RD.
19'-0" 26'-0" 19'-0"
10'-0"
SB.
7 8
39 std. + 3 com.

UP
ACCESS. PATH
UP
UP
UP

COMPACT
EVR
EVR
EVR
EVR

EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR

EVR EVR
TRASH

EXHAUST
9'-0"
17'-3"
9'-0"
6'-6"
3'-6"

SCE TRANS

NO PARKING
/S.F.

OCCS:

OCPY:

S.F.

LEVEL 2
S2 200
141 27,882

EVREVREVREVR EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
9'-0"
14'-0"
9'-0"
12"
3'-3"
9'-1"
6'-0"
10'-5"
5'-11"
6'-11"
10'-5"
10'-5"
6'-11"
6'-0"
2'-8"
5'-11"
6'-11"
35'-0"
10'-1"
S.B.

PROPOSED

CONSTRUCTION AREA
77,101 SF

SETBACK MODIFICATION WILL APPLY
TO 6'-6" AT BALCONY AT WEST WHERE
BALCONY CANTILEVERS 3'6" OVER

SETBACK
65'-2"
312'-11"
267'-0"
112'-0"
162'-0"
75'-9"
LEVEL-2
REQ'D:

OCCS:

PRV'D:

STAIR-1
47 14.1"
48"
REQ'D:

OCCS:

PRV'D:

STAIR-2
47 14.1"
49"
REQ'D:

OCCS:

PRV'D:

STAIR-3
47 14.1"
48"
LEVEL 2 FLOOR PLAN
0 20’ 40’
57 HWY
SCALE: 1”= 20’-0”

COMPACT STALLS

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA
Scale
Job No.

Date
BREA, CA 92821
2024-0324
11 2025-03-03
BREA PLAZA LIVING LEVEL 3-4 FLOOR PLAN
0 20’ 40’
SCALE: 1”= 20’-0”
MAIN TEL.

BACKBOARD
8'H x 4'W x 3
4"T
2500A
MAIN
400A
METER
DP1
350A
METER
DP2
(3)200A
METER
HOUSE
PANEL
HL
4 FEET
AREA
KEEP
CLEAR
75KVA
TRANSF.

HOUSE
PANEL
HP
1200A
PANEL
EV
SEC
LCP
FACP
2500A
U.G.P.S.
1200A
METER
PANEL
EV
TE
TE
DW CB
W
D
DW
CB
W
D
DW CB
W
D
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
CB
W
D
DW
CB
W
D
DW
REF.
28"x32"
CB
DW
CB
W
D
W/D
DW REF.
28"x32"
CB
DW
CB
W
D
DW
CB
W
D
DW
CB
W
D
DW
REF.
28"x32"
CB
TRASH
DW
CB
W
D
DW
REF.
28"x32"
CB
DW
CB
W
D
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
REF. 28"x32"
CB
DW
REF.
28"x32"
CB
445 S. ASSOCIATED RD.

DW
CB
W
D
DW
REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
W/D
DW
REF.
28"x32"
CB
MECH.

PROPERTY LINE

PROPERTY LINE
10'-0"
SB.

DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
LE LE

EVEV EVEV

COMPACT

COMPACT
V
FDC
FH

LOADING ZONE
FDC

SCE TRANS
FH
W/D
DW REF.
28"x32"
CB
ELEC.

ELEV.

VEST. mech.

UP
UP
UP
72'-3"

EXHAUST
3'-6"
6'-6"

NO PARKING
/S.F.

OCCS:

OCPY:

S.F.

LEVEL 3-4
R2 200
150 29,938

STORAGE
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
12"12"
12"
9'-0"
4'-9"
12"
12"
12"
3'-6"
4'-6"
12"
3'-6"
3'-10"
10'-1"
S.B.

PROPOSED

CONSTRUCTION AREA
77,101 SF

SETBACK MODIFICATION WILL APPLY
TO 6'-6" AT BALCONY AT WEST WHERE
BALCONY CANTILEVERS 3'6" OVER

SETBACK
75'-9"
263'-1"
103'-3"
162'-0"
312'-11"
REQ'D:

OCCS:

PRV'D:

STAIR-1
50 15"
48"
REQ'D:

OCCS:

PRV'D:

STAIR-2
50 15"
49"
REQ'D:

OCCS:

PRV'D:

STAIR-3
50 15"
48"
LEVEL 3-4
57 HWY
(T) (T1) (T2) TOTAL
L01 ‐ ‐ ‐‐
L02 ‐ ‐ ‐‐
L03 5 12 13 30
L04 5 12 13 30
L05 6 12 13 31
L06 5 11 13 29
TOTAL 21 47 52 120 MIX 18% 39% 43%
AREA MARKET RATE AFFORABLE # OF UNITS
T 455 SF 20 1 21 T1 755 SF 45 2 47 T2 836 SF 49 3 52 TOTAL 114 6 120

RESIDENTIAL UNIT MIX
RESIDENTIAL (4 LEVELS)

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA
T UNIT
T1 UNIT
T2 UNIT
Scale
Job No.

Date
BREA, CA 92821
2024-0324
12 2025-03-03
BREA PLAZA LIVING LEVEL 5 FLOOR PLAN
0 20’ 40’
SCALE: 1”= 20’-0”
MAIN TEL.

BACKBOARD
8'H x 4'W x 3
4"T
2500A
MAIN
400A
METER
DP1
350A
METER
DP2
(3)200A
METER
HOUSE
PANEL
HL
4 FEET
AREA
KEEP
CLEAR
75KVA
TRANSF.

DW
CB
W
D
DW
REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
W/D
DW
REF.
28"x32"
CB
MECH.

PROPERTY LINE

PROPERTY LINE
10'-0"
SB.

DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
LE LE

EVEV EVEV

COMPACT

COMPACT
V
FDC
FH

LOADING ZONE
FDC

SCE TRANS
FH
W/D
DW REF.
28"x32"
CB
ELEC.

ELEV.

VEST. mech.

UP
UP
UP
162'-0"
72'-3"
263'-1"
75'-9"
103'-3"

EXHAUST
3'-6"
6'-6"

NO PARKING
/S.F.

OCCS:

OCPY:

S.F.

LEVEL 3-5
R2 200
150 29,938
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
12"12"
12"
12"
12"
12"
3'-6"
4'-6"
12"
3'-6"
3'-10"
9'-0"
4'-9"
10'-1"
S.B.

PROPOSED

CONSTRUCTION AREA
77,101 SF

SETBACK MODIFICATION WILL APPLY
TO 6'-6" AT BALCONY AT WEST WHERE
BALCONY CANTILEVERS 3'6" OVER

SETBACK
312'-11"
REQ'D:

OCCS:

PRV'D:

STAIR-1
50 15"
48"
REQ'D:

OCCS:

PRV'D:

STAIR-2
50 15"
49"
REQ'D:

OCCS:

PRV'D:

STAIR-3
50 15"
48"
LEVEL 5
(T) (T1) (T2) TOTAL
L01 ‐ ‐ ‐‐
L02 ‐ ‐ ‐‐
L03 5 12 13 30
L04 5 12 13 30
L05 6 12 13 31
L06 5 11 13 29
TOTAL 21 47 52 120 MIX 18% 39% 43%
AREA MARKET RATE AFFORABLE # OF UNITS
T 455 SF 20 1 21 T1 755 SF 45 2 47 T2 836 SF 49 3 52 TOTAL 114 6 120

RESIDENTIAL UNIT MIX
RESIDENTIAL (4 LEVELS)
57 HWY

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA
T UNIT
T1 UNIT
T2 UNIT
Scale
Job No.

Date
BREA, CA 92821
2024-0324
13 2025-03-03
BREA PLAZA LIVING LEVEL 6 FLOOR PLAN
0 20’ 40’
LE LE

EVEV EVEV

COMPACT

COMPACT
V
FDC
FH

LOADING ZONE
FDC

SCE TRANS
FH
MAIN TEL.

BACKBOARD
8'H x 4'W x 3
4"T
2500A
MAIN
400A
METER
DP1
350A
METER
DP2
(3)200A
METER
HOUSE
PANEL
HL
4 FEET
AREA
KEEP
CLEAR
75KVA
TRANSF.

HOUSE
PANEL
HP
1200A
PANEL
EV
SEC
LCP
FACP
2500A
U.G.P.S.
1200A
METER
PANEL
EV
TE
TE
DW CB
W
D
DW
CB
W
D
DW CB
W
D
DW
REF.
28"x32"
CB
DW
CB
W
D
DW
REF.
28"x32"
CB
DW
CB
W
D
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
445 S. ASSOCIATED RD.

W/D
DW REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
REF. 28"x32"
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
CB
W
D
DW
CB
W
D
DW
CB
W
D
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
CB
W
D
DW
CB
W
D
TRASH
DW
CB
W
D
DW
REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
T2

PROPERTY LINE

PROPERTY LINE
ELEV.

VEST.
10'-0"
SB.

DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
967 SF
898 SF

TERRACE

FITNESS
504 SF

AMENITY

RESIDENTIAL RESIDENTIAL
W/D
DW REF.
28"x32"
CB
UP
ELEC.
mech.

UP
UP
30X48 CLEAR

FLOOR SPACE
30X48 CLEAR

FLOOR SPACE

EXHAUST
6'-6"
3'-6"

NO PARKING
/S.F.

OCCS:

OCPY:

S.F.

FITNESS
B 150
6 898
/S.F.

OCCS:

OCPY:

S.F.

AMENITY
B 150
4 504
/S.F.

OCCS:

OCPY:

S.F.

OUTDOOR TERRACE
A 200
5 967

FIXED EQUIPMENT

FIXED EQUIPMENT
/S.F.

OCCS:

OCPY:

S.F.

LEVEL 6
R2 200
138 27,640
REQ'D:

OCCS:

PRV'D:

EXIT STAIR
46 13.8
48"
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
12"12"
12"
12"
12"
12"
3'-6"
4'-6"
12"
3'-6"
3'-10"
9'-0"
4'-9"
10'-1"
S.B.

PROPOSED

CONSTRUCTION AREA
77,101 SF

SETBACK MODIFICATION WILL APPLY
TO 6'-6" AT BALCONY AT WEST WHERE
BALCONY CANTILEVERS 3'6" OVER

SETBACK
162'-0"
72'-3"
263'-1"
75'-9"
103'-3"
312'-11"
REQ'D:

OCCS:

PRV'D:

STAIR-1
46 13.8"
48"
REQ'D:

OCCS:

PRV'D:

STAIR-2
46 13.8"
48"
REQ'D:

OCCS:

PRV'D:

STAIR-3
46 13.8"
48"
LEVEL-6
SCALE: 1”= 20’-0”
57 HWY
(T) (T1) (T2) TOTAL
L01 ‐ ‐ ‐‐
L02 ‐ ‐ ‐‐
L03 5 12 13 30
L04 5 12 13 30
L05 6 12 13 31
L06 5 11 13 29
TOTAL 21 47 52 120 MIX 18% 39% 43%
AREA MARKET RATE AFFORABLE # OF UNITS
T 455 SF 20 1 21 T1 755 SF 45 2 47 T2 836 SF 49 3 52 TOTAL 114 6 120

RESIDENTIAL UNIT MIX
RESIDENTIAL (4 LEVELS)

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA
T UNIT
T1 UNIT
T2 UNIT
Scale
Job No.

Date
BREA, CA 92821
2024-0324
14 2025-03-03

BREA PLAZA LIVING ROOF PLAN
0 20’ 40’
30X48 CLEAR

FLOOR SPACE
30X48 CLEAR

FLOOR SPACE
LE LE

EVEV EVEV

COMPACT

COMPACT
V
FDC
FH

LOADING ZONE
FDC

SCE TRANS
FH
MAIN TEL.

BACKBOARD
8'H x 4'W x 3
4"T
2500A
MAIN
400A
METER
DP1
350A
METER
DP2
(3)200A
METER
HOUSE
PANEL
HL
4 FEET
AREA
KEEP
CLEAR
75KVA
TRANSF.

HOUSE
PANEL
HP
1200A
PANEL
EV
SEC
LCP
FACP
2500A
U.G.P.S.
1200A
METER
PANEL
EV
TE
TE
445 S. ASSOCIATED RD.

PROPERTY LINE

MECHANICAL
AREA
162'-0"
71'-3"
T.O STAIR
ROOF (+72'-4")
DN
AREA

MECHANICAL
BELOW

TERRACE
T.O. 7FT
MECH. SCREEN
(+70'-6")
T.O. PARAPET (+68'-4") TYP.

T.O. STAIR ROOF
(+72'-4")
DN
DN
MECH

EXHAUST
6'-6"
3'-6"

NO PARKING
SOLAR
AREA
SOLAR
AREA
SOLAR
AREA

BATTERY

BATTERY
12"12"
12"
12"
12"
12"
T.O. PARAPET (+68'-4") TYP.

T.O. PARAPET (+68'-4") TYP. T.O. PARAPET (+68'-4") TYP.

T.O. PARAPET
T.O. PARAPET (+68'-4") TYP.
(+68'-4") TYP.

T.O. PARAPET
(+68'-4") TYP.

T.O. STAIR
ROOF (+72'-4")
T.O. PARAPET
(+68'-4") TYP.

T.O. PARAPET
(+68'-4") TYP.

T.O. STAIR
ROOF (+72'-4")
T.O. 7FT MECH.

SCREEN (+70'-6")
T.O. 7FT MECH.

SCREEN (+70'-6")

ROOF BELOW

BALCONY BELOW

PROPOSED

CONSTRUCTION AREA
77,101 SF

SETBACK MODIFICATION WILL APPLY
TO 6'6" AT BALCONY AT WEST WHERE
BALCONY CANTILEVERS 3'6" OVER

SETBACK
75'-9"
103'-3"
312'-11"
263'-1"
ROOF
SCALE: 1”= 20’-0”
57 HWY

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA
Scale
Job No.

Date
BREA, CA 92821
2024-0324
15 2025-03-03

BREA PLAZA LIVING
5'-0"
W/D
DW
REF.
28"x32"
CB
5'-0" 32'-0"
28'-6"
20'-0" 11'-0"
6'-9" 5'-6"
12'-8"
DW
REF.
28"x32"
CB
DW
CB
W
D
10'-7"
5'-0"
13'-1"
5'-0"
14'-1"
32'-6"
28'-6"
32'-6"
28'-6"
14'-1"
11'-8"
11'-9"
12'-1" 6'-9"
15'-3"
10'-1" 13'-1" 12'-8"13'-0"
11'-7" 7'-7" 7'-4"
DW
REF.
28"x32"
CB
DW
CB
W
D
10'-7"
5'-0"
13'-1"
5'-0"
14'-1"
32'-6"
28'-6"
32'-6"
28'-6"
14'-1"
11'-8"
11'-9"
12'-1" 6'-9"
15'-3"
10'-1" 13'-1" 13'-0" 12'-8"
11'-7" 7'-7"7'-4"

UNIT TYPES
0 8’ 16’

T MODULE
UNIT SIZE: 455 SF
BALCONY SIZE: 63.3 SF

TOTAL PRIVATE
OPEN SPACE : 63.3X21 = 1,329 SF
T1 MODULE
UNIT SIZE: 755 SF
BALCONY SIZE: 53 SF

TOTAL PRIVATE
OPEN SPACE : 53X47 = 2,491 SF
T2 MODULE
UNIT SIZE: 836 SF
BALCONY SIZE: 65.4 SF

TOTAL PRIVATE
OPEN SPACE : 65.4X52 = 3,400 SF
SCALE: 1”= 8’-0”
Scale
Job No.

Date
BREA, CA 92821
2024-0324
16 2025-03-03

BREA PLAZA LIVING
T.O. PARAPET
68’ - 4”
0 128” 256”

EAST AND SOUTH ELEVATIONS
2 | SOUTH ELEVATION
1 | EAST ELEVATION
14 03 02 02
03 09 08 09 08 13
07 07
01 13 01 03 02 04
10 10
09 13 08
11 06 04 05
T.O. STAIRS
72’ - 4”
T.O. PARAPET
68’ - 4”
T.O. STAIRS
72’ - 4”
T.O. STAIR
72’ - 4” T.O. MEP SCREEN
70’ - 6”
T.O. MEP SCREEN
70’ - 6”
T.O. MEP SCREEN
70’ - 6”
T.O. STAIR
72’ - 4”
T.O. STAIR
72’ - 4”
T.O. STAIR
72’ - 4”
12” High Building Address with Backlid LED
12” High Building Address with Backlid LED

MATERIAL LEGEND
01 10
07 11
12 PAINTED SMOOTH CONCRETE

PAINTED STUCCO FINISH - METAL FRINGE

PAINTED STUCCO FINISH - PRECIOUS PEARL

COLORED GLASS

MECHANICAL SCREEN - DARK GRAY
OPERABLE WINDOW (VISIBILITY = 0.65 MIN)

GLASS RAILING

NEW TECH WOOD - PERUVIAN TEAK

STEEL CANOPY W/ COLOR BAND
STOREFRONT SYSTEM: BLACK W/ CLEAR GLASS
(VISIBILITY = 0.65 MIN)
DARK BRONZE ANODIZED ALUM. LOUVERS

LIVING GREEN WALL

SIERRA LEDGE WASATCH GREY CORONADO STONE
02 03
04 05
06 08
09 13
SCALE: 3/32” = 1’-0”
WEST P.L.

NORTH P.L.
10’-0”
10’-1”
T.O. PARAPET
68’ - 4”
2 1
T.O.SHEATHING
T.O.SHEATHING
Scale
Job No.

Date
BREA, CA 92821
2024-0324
17 2025-03-03

BREA PLAZA LIVING WEST AND NORTH ELEVATIONS
1 | WEST ELEVATION
2 | NORTH ELEVATION
03 02 03
03 11
09 08 02 06 07 13 11 12 08
08 13 12 06 07
T.O. STAIRS
72’ - 4”
T.O. STAIRS
72’ - 4”
0 128” 256”
SCALE: 3/32” = 1’-0”
T.O. STAIR
72’ - 4”
T.O. STAIR
72’ - 4”
T.O. STAIR
72’ - 4”
T.O. MEP SCREEN
70’ - 6”
T.O. MEP SCREEN
70’ - 6”
T.O. MEP SCREEN
70’ - 6”
T.O. MEP SCREEN
70’ - 6”
T.O. STAIRS
72’ - 4”
T.O. PARAPET
68’ - 4”
T.O. PARAPET
68’ - 4”
T.O. PARAPET
68’ - 4”
T.O. PARAPET
68’ - 4”
2'-4"
01 10
07 11
12 PAINTED SMOOTH CONCRETE

PAINTED STUCCO FINISH - METAL FRINGE

PAINTED STUCCO FINISH - PRECIOUS PEARL

COLORED GLASS

MECHANICAL SCREEN - DARK GRAY
OPERABLE WINDOW (VISIBILITY = 0.65 MIN)

GLASS RAILING

NEW TECH WOOD - PERUVIAN TEAK

STEEL CANOPY W/ COLOR BAND
STOREFRONT SYSTEM: BLACK W/ CLEAR GLASS
(VISIBILITY = 0.65 MIN)
DARK BRONZE ANODIZED ALUM. LOUVERS

LIVING GREEN WALL

SIERRA LEDGE WASATCH GREY CORONADO STONE
02 03
04 05
06 08
09 13
2 1
T.O.SHEATHING T.O.SHEATHING
Scale
Job No.

Date
BREA, CA 92821
2024-0324
18 2025-03-03

BREA PLAZA LIVING BUILDING SECTIONS
T2 T2 T2 T2 T2 T2
T2
T1 T1 T1 T T1
T

STORAGE

STORAGE
T1
T1 T1 T1 T1 T1
T1 T1 T1 T1 T1
T1 T1 T1 T1 T1
T2 T2 T2 T2 T2 T2
T2
T2 T2 T2 T2 T2 T2
T2
LOBBY CONFERENCE RM.

MECH.

RM L1 PARKING
L2 PARKING BOILER
RM
L2 PARKING
T2 T2 T2 T2 T2 T2
T2
A | WEST SECTION
B |EAST SECTION
T.O. MECH. SCREEN
70’ - 6”
0 128” 256”
SCALE: 3/32” = 1’-0”
T.O. STAIRS
72’ - 4”
T.O. STAIRS
72’ - 4” T.O. MEP SCREEN
70’ - 6”
T.O. MEP SCREEN
70’ - 6” T.O. PARAPET
68’ - 4”
T.O. PARAPET
68’ - 4”
T.O. PARAPET
68’ - 4”
T.O. STAIRS
72’ - 4”
T.O. STAIRS
72’ - 4”
T.O. STAIRS
72’ - 4” T.O. MEP SCREEN
70’ - 6” T.O. PARAPET
68’ - 4”
T.O. STAIRS
72’ - 4”
B
B
A
A
T.O.SHEATHING
T.O.SHEATHING
Scale
Job No.

Date
BREA, CA 92821
2024-0324
19 2025-03-03

BREA PLAZA LIVING MATERIALS & COLOR SELECTIONS
03 - PAINTED STUCCO FINISH
DUNN EDWARDS - DEW386 PRECIOUS PEARLS
01 - PAINTED SMOOTH CONCRETE

04 - COLORED GLASS
05 - MECHANICAL SCREEN
COLOR: DARK GRAY
06 - OPERABLE WINDOW - BLACK
(VISIBILITY = 0.65 MIN)
07 -BALCONY GLASS RAILING
09 -STEEL CANOPY GRAY W/ COLOR BAND 10 - CLEAR GLASS WITH BLACK ANODIZED

ALUMINUM STOREFRONT SYSTEM
(VISIBILITY = 0.65 MIN)
13 -SIERRA LEDGE WASATCH GREY

CORONADO STONE
11 -DARK BRONZE ANODIZED ALUM. LOUVERS
08 - NEW TECH WOOD - PERUVIAN TEAK WITH

SMOOTH FINISH
12 - LIVING GREEN WALL
02 - PAINTED STUCCO FINISH
DUNN EDWARDS - DET626 METAL FRINGE
Scale
Job No.

Date
BREA, CA 92821
2024-0324
20 2025-03-03

BREA PLAZA LIVING
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
42 SF
42 SF
42 SF
42 SF
42 SF 42 SF
42 SF 42 SF
42 SF 42 SF
42 SF 42 SF
42 SF 42 SF
42 SF 42 SF
42 SF 42 SF
42 SF
96 SF 42 SF 21 SF
48 SF
48 SF
48 SF
48 SF 42 SF
TOTAL SURFACE AREA = 11,097 SF.

UNPROTECTED OPENINGS = (5X4X48) + (5X4X42) + 180 =1,980 SF.

PROTECTED OPENINGS = ZERO
ALLOWABLE UNPROTECTED OPENINGS = 45%
1,980 / 11, 097 = 0.17 OR 17%
17% < 45% OK
T.O. 1ST FLR. FIN.
+0'-0"
T.O.2ND FLR. FIN. 13'-0"
T.O.SHEATHING 63'-4"
T.O.3RD FLR. FIN. 23'-4"
T.O.4TH FLR. FIN. 33'-4"
T.O.5TH FLR. FIN. 43'-4"
T.O.6TH FLR. FIN. 53'-4"
T.O.P 68'-4"
T.O. ROOF 64'-4"
LEVEL 3 = 27% < 45% OK
LEVEL 2 = ZERO < 45% OK
LEVEL 1 = 7% < 45% OK
OVERALL OPENING CALS PER CBC 705.8 OPENINGS CALS PER LEVEL PER CBC 705.8 48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
48 SF
42 SF
42 SF
42 SF
42 SF
42 SF 42 SF
42 SF 42 SF
42 SF 42 SF
42 SF 42 SF
42 SF 42 SF
42 SF 42 SF
42 SF 42 SF
42 SF
96 SF 42 SF 21 SF
48 SF
48 SF
48 SF
48 SF 42 SF
TOTAL SURFACE AREA PER LEVEL = 1,615 SF
TOTAL UNPROTECTED OPENINGS AREA = 450 SF
TOTAL PROTECTED OPENINGS AREA = ZERO
450 / 1,615 = 0.27 OR 27% < 45% ALLOWABLE "OK"
TOTAL SURFACE AREA PER LEVEL = 1,615 SF
TOTAL UNPROTECTED OPENINGS AREA = 450 SF
TOTAL PROTECTED OPENINGS AREA = ZERO
450 / 1,615 = 0.27 OR 27% < 45% ALLOWABLE "OK"
TOTAL SURFACE AREA PER LEVEL = 1,615 SF
TOTAL UNPROTECTED OPENINGS AREA = 450 SF
TOTAL PROTECTED OPENINGS AREA = ZERO
450 / 1,615 = 0.27 OR 27% < 45% ALLOWABLE "OK"
TOTAL SURFACE AREA PER LEVEL = 1,698 SF
TOTAL UNPROTECTED OPENINGS AREA = ZERO
TOTAL PROTECTED OPENINGS AREA = ZERO
TOTAL SURFACE AREA PER LEVEL = 2,136 SF
TOTAL UNPROTECTED OPENINGS AREA = 180 SF
TOTAL PROTECTED OPENINGS AREA = ZERO
180 / 2,136 = 0.07 OR 7% < 45% ALLOWABLE "OK"
TOTAL SURFACE AREA PER LEVEL = 2,423 SF
TOTAL UNPROTECTED OPENINGS AREA = 450 SF
TOTAL PROTECTED OPENINGS AREA = ZERO
450 / 2,423 = 0.18 OR 18% < 45% ALLOWABLE "OK"
LEVEL 4 = 27% < 45% OK
LEVEL 5 = 27% < 45% OK
LEVEL 6 = 18% < 45% OK
T.O. 1ST FLR. FIN.
+0'-0"
T.O.2ND FLR. FIN. 13'-0"
T.O.SHEATHING 63'-4"
T.O.3RD FLR. FIN. 23'-4"
T.O.4TH FLR. FIN. 33'-4"
T.O.5TH FLR. FIN. 43'-4"
T.O.6TH FLR. FIN. 53'-4"
T.O.P 68'-4"
21 SF
21 SF

TRUE NORTH ELEVATION BEYOND AT WEST ELEVATION

TRUE NORTH ELEVATION BEYOND AT WEST ELEVATION
OPENING CALCULATIONS PER CBC TABLE 705.8

LANDSCAPE WALL
T.O. ROOF 64'-4"

NORTH ELEVATION OPENING CALCULATION
0 128” 256”
SCALE: 3/32” = 1’-0”
Scale
Job No.

Date
BREA, CA 92821
2024-0324
21 2025-03-03
BREA PLAZA LIVING 3D VIEW - 1
VIEW
Scale
Job No.

Date
BREA, CA 92821
2024-0324
22 2025-03-03
BREA PLAZA LIVING 3D VIEW - 2
VIEW

Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L1
02/20/2025
1” = 20’
SCALE 1” = 20’ 0 105 20 40

EXISTING PARKING UNDER

PREVIOUS ENTITLEMENT
KEYNOTE LEGEND - LEVEL 1
1 PROPERTY LINE
2 PROPOSED 6’ HIGH TUBE STEEL FENCE ON TOP OF RETAINING WALL - MATCH EXISTING. FENCE TO RUN ALONG ENTIRE LENGTH OF NORTH SIDE OF PROPERTY LINE.
3 PLANTING AREA - TYP.
4 EXISTING PLANTING AREA - PROTECT IN PLACE. TYP.
5 PROPOSED FIRE HYDRANT
6 CURB RAMP WITH DETECTABLE WARNING PAVERS - TYP. PER CIVIL

ENGINEER
7 BENCH WITH CONCRETE PAD
8 STRIPED CROSSWALK - TYP. PER CIVIL ENGINEER
9 CALTRANS FENCE TO REMAIN
10 CANOPY TREES - TYP. REFER TO PLANTING PLAN
11 RETAINING WALL AT PROPERTY LINE
12 ENHANCED CONCRETE WALKWAY - MATCH EXISTING BLDG ‘E’ PAVING 13 4’ WIDE DECOMPOSED GRANITE PATH
14 RELOCATION OF LONG-TERM BIKE LOCKER FOR BLDG ‘E’
15 TRANSFORMER
16 DECORATIVE PAVERS AT CROSSWALKS - TYP.
17 EV CAR CHARGER
18 TRASH ENCLOSURE
19 DECORATIVE VALET DROP-OFF
20 VALET PODIUM AT RESTAURANT
21 ENHANCED PAVING AT RESTAURANT ENTRY
22 TENANT PATIO WITH SEATING
23 SHADE STRUCTURE AT TENANT PATIO
24 RAISED PLANTER WITH SPECIMEN TREE AND PENDANT LIGHTING 25 PATIO ENCLOSURE
26 BOLLARDS AT VALET
27 VERTICAL GREEN WALL PER ARCHITECT. SEE SHEET 16 AND 17 28 SCE PME BOX BY OTHER

PROJECT SUMMARY
TOTAL LOT AREA (APN 319-391-01/04 & APN 319-
391-02/03 OCFCD LEASE AREA)

15.58 ACRES
TOTAL CONSTRUCTION AREA 77,101 SF
TOTAL BUILDING FOOTPRINT 186,533 SF
27,882 SF (APARTMENTS)
5,000 SF (BLDG K)
153,651 SF (EXISTING BLDGS IN APN)

TOTAL PROPOSED LANDSCAPE IMPROVEMENTS
(HARDSCAPE AND LANDSCAPE COMBINED)
20,862 SF
LVL 1 (PLANTING): 11,325 SF
LVL 1 (HARDSCAPE): 8,630 SF
LVL 6 (PLANTING): 352 SF
LVL 6 (HARDSCAPE): 555 SF

EXISTING LANDSCAPE AREA (INCLUDING
PLANTING WITHIN APN-01/04 & OCFCD)
80,872 SF

LANDSCAPE COVERAGE
(MINIMUM REQUIREMENT 15% PER SECTION

20.236.040)
27% WITHIN CONSTRUCTION AREA
(15% WITHIN TOTAL LOT AREA)

IRRIGATION DESIGN NOTES
THE IRRIGATION SYSTEM WILL BE A FULLY AUTOMATIC UNDERGROUND SYSTEM.

BACKFLOW PREVENTION DEVICES WILL BE INSTALLED TO MEET APPLICABLE CODES.

THE IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO BE AS EFFICIENT IN TERMS OF WATER USAGE AS POSSIBLE. WATER CONSERVATION PRODUCTS (HIGH

EFFICIENCY / LOW PRECIPITATION) AND AN EVAPOTRANSPIRATION (ET) WEATHER BASED CONTROL SYSTEM WILL BE INCORPORATED INTO THE SYSTEM DESIGN.

GENERAL DESIGN NOTES

1. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOW PLACEMENT OF TREES, SHRUBS, AND GROUNDCOVERS.

2. LANDSCAPE ARCHITECT SHALL BE AWARE OF UTILITY, SEWER, STORM DRAIN

EASEMENT AND PLACE PLANTING LOCATIONS ACCORDINGLY TO MEET CITY OF BRE A REQUIREMENTS.

3. ALL REQUIRED LANDSCAPE AREAS (INCLUDING PUBLIC RIGHT-OF-WAY) SHALL BE MAINTAINED BY OWNER. THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF BREA REQUIREMENTS.

4. ALL IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY, INCLUDING STREET TREES, SHALL BE INSTALLED PER THE PUBLIC IMPROVEMENT PLANS.

LANDSCAPE SITE PLAN - LEVEL 1
STAIRS
STAIRS
ELEV.

ELEV.

PROPOSED APARTMENT

BUILDING
STAIRS
SR-57 ORANGE

FREEWAY
BLDG ‘E’

EXISTING RETAIL
(NOT A PART)
BLDG ‘G’

EXISTING RETAIL
(NOT A PART)

EXISTING OFFICE BLDG
(NOT A PART)

CONSTRUCTION AREA

END OF WALL

CONSTRUCTION AREA
CONSTRUCTION AREA ( LENGTH 367 ’)

CONSTRUCTION AREA
1 1
2 13
5 15
6 17
17 7
12 8
15 12
14 9
12 12
6 4
11 11
11 13
5 3 2

CONSTRUCTION AREA

MATCHLINE
SEE SHEET: L2

MATCHLINE
SEE SHEET: L2
27 5

EXISTING TRASH ENCLOSURE

EXISTING TRANSFORMER
7 7
7 27
27 27
16 28
10 (LENGTH 131’)
(LENGTH 165’-5”)
(LENGTH 201’)
(LENGTH 203’)

START OF WALL

START OF WALL / FENCE END OF WALL / FENCE
KEYMAP

BREA PLAZA LIVING
BELOW FENCE PER CIVIL AND WEST SIDE OF THE PROPERTY LINES.

Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L2
02/20/2025
1” = 20’
KEYMAP
SCALE 1” = 20’ 0 105 20 40
KEYNOTE LEGEND - LEVEL 1
1 PROPERTY LINE
2 PROPOSED 6’ TUBE STEEL FENCE ON TOP OF RETAINING WALL - MATCH EXISTING. FENCE TO RUN ALONG ENTIRE LENGTH OF NORTH SIDE OF PROPERTY LINE.
3 PLANTING AREA - TYP.
4 EXISTING PLANTING AREA - PROTECT IN PLACE. TYP.
5 PROPOSED FIRE HYDRANT
6 CURB RAMP WITH DETECTABLE WARNING PAVERS - TYP. PER CIVIL

PROJECT SUMMARY
TOTAL LOT AREA (APN 319-391-01/04 & APN 319-
391-02/03 OCFCD LEASE AREA)

15.58 ACRES
TOTAL CONSTRUCTION AREA 77,101 SF
TOTAL BUILDING FOOTPRINT 186,533 SF
27,882 SF (APARTMENTS)
5,000 SF (BLDG K)
153,651 SF (EXISTING BLDGS IN APN)

TOTAL PROPOSED LANDSCAPE IMPROVEMENTS
(HARDSCAPE AND LANDSCAPE COMBINED)
20,862 SF
LVL 1 (PLANTING): 11,325 SF
LVL 1 (HARDSCAPE): 8,630 SF
LVL 6 (PLANTING): 352 SF
LVL 6 (HARDSCAPE): 555 SF

EXISTING LANDSCAPE AREA (INCLUDING
PLANTING WITHIN APN-01/04 & OCFCD)
80,872 SF

LANDSCAPE COVERAGE
(MINIMUM REQUIREMENT 15% PER SECTION

20.236.040)
27% WITHIN CONSTRUCTION AREA
(15% WITHIN TOTAL LOT AREA)

IRRIGATION DESIGN NOTES
THE IRRIGATION SYSTEM WILL BE A FULLY AUTOMATIC UNDERGROUND SYSTEM.

BACKFLOW PREVENTION DEVICES WILL BE INSTALLED TO MEET APPLICABLE CODES.

THE IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO BE AS EFFICIENT IN TERMS OF WATER USAGE AS POSSIBLE. WATER CONSERVATION PRODUCTS (HIGH

EFFICIENCY / LOW PRECIPITATION) AND AN EVAPOTRANSPIRATION (ET) WEATHER BASED CONTROL SYSTEM WILL BE INCORPORATED INTO THE SYSTEM DESIGN.

GENERAL DESIGN NOTES

1. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOW PLACEMENT OF TREES, SHRUBS, AND GROUNDCOVERS.

2. LANDSCAPE ARCHITECT SHALL BE AWARE OF UTILITY, SEWER, STORM DRAIN

EASEMENT AND PLACE PLANTING LOCATIONS ACCORDINGLY TO MEET CITY OF BRE A REQUIREMENTS.

3. ALL REQUIRED LANDSCAPE AREAS (INCLUDING PUBLIC RIGHT-OF-WAY) SHALL BE MAINTAINED BY OWNER. THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF BREA REQUIREMENTS.

4. ALL IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY, INCLUDING STREET TREES, SHALL BE INSTALLED PER THE PUBLIC IMPROVEMENT PLANS.

LANDSCAPE SITE PLAN - LEVEL 1

CONSTRUCTION AREA

CONSTRUCTION AREA
BLDG ‘H’

EXISTING RETAIL
(NOT A PART)
9 18
12 BLDG ‘K’
BLDG ‘J’

EXISTING RETAIL
(NOT A PART)
1 22
25 25
3 12
16 3
16 12
6 26
21 23
24 23
19 20
10 MATCHLINE MATCHLINE
SEE SHEET: L1 SEE SHEET: L1

EXISTING TRASH

ENCLOSURE
(LENGTH 173’)
(LENGTH 93’)
(LENGTH 199’)
KEYMAP

BREA PLAZA - LIVING BREA PLAZA LIVING

BELOW FENCE PER CIVIL BELOW FENCE PER CIVIL
PROPOSED 6’ HIGH TUBE STEEL FENCE ON TOP OF RETAINING WALL - MATCH EXISTING. FENCE TO RUN ALONG ENTIRE LENGTH OF NORTH SIDE
AND WEST SIDE OF THE PROPERTY LINES.

Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L3
02/20/2025
1” = 20’
SCALE 1” = 20’ 0 105 20 40

KEYNOTE LEGEND
1 LOUNGE SEATING AREA WITH SOFAS AND COFFEE TABLE
2 DINING AREA WITH COMMUNAL TABLE AND FREE STANDING UMBRELLA 3 NATURAL GAS BARBECUE AND COUNTERTOP WITH ADA PREP AREA 4 30” HIGH RAISED PLANTING AREA
5 LOW PLANTING AREA WITH SUCCULENTS AND DECORATIVE COBBLE 6 DECORATIVE PEDESTAL PAVING AT COMMUNITY SPACE PATIO

PROJECT SUMMARY
TOTAL LOT AREA (APN 319-391-01/04 & APN 319-
391-02/03 OCFCD LEASE AREA)

15.58 ACRES (678,665 SF)
TOTAL CONSTRUCTION AREA 77,101 SF
TOTAL BUILDING FOOTPRINT 186,533 SF
27,882 SF (APARTMENTS)
5,000 SF (BLDG K)
153,651 SF (EXISTING BLDGS IN APN)

TOTAL PROPOSED LANDSCAPE IMPROVEMENTS
(HARDSCAPE AND LANDSCAPE COMBINED)
20,862 SF
LVL 1 (PLANTING): 11,325 SF
LVL 1 (HARDSCAPE): 8,630 SF
LVL 6 (PLANTING): 352 SF
LVL 6 (HARDSCAPE): 555 SF

EXISTING LANDSCAPE AREA (INCLUDING
PLANTING WITHIN APN-01/04 & OCFCD)
80,872 SF

LANDSCAPE COVERAGE
(MINIMUM REQUIREMENT 15% PER SECTION

20.236.040)
27% WITHIN CONSTRUCTION AREA
(15% WITHIN TOTAL LOT AREA)

IRRIGATION DESIGN NOTES
THE IRRIGATION SYSTEM WILL BE A FULLY AUTOMATIC UNDERGROUND SYSTEM.

BACKFLOW PREVENTION DEVICES WILL BE INSTALLED TO MEET APPLICABLE CODES.

THE IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO BE AS EFFICIENT IN TERMS OF WATER USAGE AS POSSIBLE. WATER CONSERVATION PRODUCTS (HIGH

EFFICIENCY / LOW PRECIPITATION) AND AN EVAPOTRANSPIRATION (ET) WEATHER BASED CONTROL SYSTEM WILL BE INCORPORATED INTO THE SYSTEM DESIGN.

GENERAL DESIGN NOTES

1. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOW PLACEMENT OF TREES, SHRUBS, AND GROUNDCOVERS.

2. LANDSCAPE ARCHITECT SHALL BE AWARE OF UTILITY, SEWER, STORM DRAIN

EASEMENT AND PLACE PLANTING LOCATIONS ACCORDINGLY TO MEET CITY OF BRE A REQUIREMENTS.

3. ALL REQUIRED LANDSCAPE AREAS (INCLUDING PUBLIC RIGHT-OF-WAY) SHALL BE MAINTAINED BY OWNER. THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF BREA REQUIREMENTS.

4. ALL IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY, INCLUDING STREET TREES, SHALL BE INSTALLED PER THE PUBLIC IMPROVEMENT PLANS.

LANDSCAPE SITE PLAN - LEVEL 6

PROPOSED APARTMENT

BUILDING
STAIRS
STAIRS
ELEV.

ELEV.

RESIDENTIAL

FITNESS

RESIDENTIAL

AMENITY
1 1
1 2
3 4
5 6

BREA PLAZA LIVING
Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L4
02/20/2025

HARDSCAPE MATERIAL

CAST IN PLACE INTEGRAL COLOR CONCRETE PAVING
AT LEVEL 1
(DAVIS COLOR ‘PEBBLE’ WITH LIGHT ACID ETCH RETARDANT)
12”X12” PRECAST CONCRETE TRUNCATED DOME PAVERS AT LEVEL 1 (ORCO BLOCK YELLOW TRUNCATED DOME’
24”X24” PORCELAIN DECORATIVE PAVER ON PEDESTAL AT LEVEL 6DECORATIVE ROUND PEBBLE AT LEVEL 6

DECORATIVE RAILING

EXISTING WHITE TUBE STEEL FENCE

SITE AMENITIES
NATURAL GAS BARBECUE AND COUNTER AT LEVEL 6 COMMUNAL DINING FURNITURE AT LEVEL 6 LOUNGE FURNITURE AT LEVEL 6 DECORATIVE PAVERS 24X24 PRECAST CONCRETE PAVERS AT RESTAURANT

BREA PLAZA LIVING HARDSCAPE IMAGERY
Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L5
02/20/2025
1” = 20’
SCALE 1” = 20’ 0 105 20 40

PLANTING DESIGN NOTES

THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL, AESTHETIC, AND MAINTENANCE CONSIDERATIONS. ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS,

FERTILIZERS, AND APPROPRIATE SUPPLEMENTS BASED UPON A SOILS REPORT FROM AN AGRICULTURAL SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE. GROUND COVERS OR BARK MULCH SHALL FILL IN BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A 3” DEPTH TO HELP CONSERVE WATER, LOWER THE SOIL TEMPERATURE AND REDUCE WEED GROWTH. THE SHRUBS SHALL BE ALLOWED TO GROW IN THEIR NATURAL FORMS. ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF BREA GUIDELINES.

TREE LEGEND

SYMBOL BOTANICAL NAME
(COMMON NAME) SIZE QTY. WUCOLS DESCRIPTION
ARBUTUS ‘MARINA’
(STRAWBERRY TREE)
24”
BOX 4 M MULTITRUNK

CUPRESSUS SEMPERVIRENS
‘TINY TOWER’
(TINY TOWER ITALIAN CYPRESS)
24”
BOX 9 L STANDARD,

MATCHING

LOPHOSTEMON CONFERTUS
(BRUSH BOX)
24”
BOX 26 M UP-RIGHT,

MATCHING

OLEA EUROPAEA
(OLIVE TREE)
48”
BOX 1 L
MULTITRUNK,
FIELD
GROWN

PRUNUS CAROLINIANA
(CAROLINA CHERRY LAUREL)
24”
BOX 14 M
HEDGE,

STANDARD,

MATCHING

RHUS LANCEA
(AFRICAN SUMAC)
24”
BOX 20 L

STANDARD

MATCHING

PARKING LOT
TREE

VITEX AGNUS-CASTUS
(CHASTE TREE)
24”
BOX 2 L STANDARD,

MATCHING

CLIMATE ZONES FACTOR
WATER USE ABBREVIATIONS ARE AS FOLLOWS:

H = HIGH WATER NEEDS
M = MEDIUM WATER NEEDS
L = LOW WATER NEEDS
VL = VERY LOW WATER NEEDS
SUNSET ZONE: 23
USDA HARDINESS ZONE: 10a
WUCOLS REGION: SOUTH COASTAL, REGION 3

TREE RATIO
BCC SECTION 20.236.040

AREA LENGTH TREES

REQUIRED
TREES

PROVIDED
WEST CONSTRUCTION AREA 540’ 18 18
EAST CONSTRUCTION AREA 531’ 18 18
NORTH CONSTRUCTION AREA 203’ 7 7
SOUTH CONSTRUCTION AREA 259’ 9 9
NOTE:
*TREES ARE SPACED ACCORDING TO THE LOCATIONS OF BALCONIES, GREEN SCREENS, ARCHITECTURAL COLUMNS AND OTHER FEATURES.
* PER MEETING WITH CITY ON 2/18/2025, TREES CAN BE CLUSTED AND TREES FOR PARKING SHADING AND OTHER PURPOSES (SCREENING, ETC.) CAN BE COUNTED TOWARDS THIS REQUIREMENT.

PROPOSED APARTMENT

BUILDING
LANDSCAPE TREE PLAN - LEVEL 1
STAIRS
STAIRS
ELEV.

ELEV.

STAIRS
SR-57 ORANGE

FREEWAY

EXISTING OFFICE BLDG
(NOT A PART)

CONSTRUCTION AREA

CONSTRUCTION AREA
BLDG ‘E’

EXISTING RETAIL
(NOT A PART)
BLDG ‘G’

EXISTING RETAIL
(NOT A PART)

MATCHLINE
SEE SHEET: L6

MATCHLINE
SEE SHEET: L6
NOTE:

13.5’CLEAR. ALL TREES WITHIN FIRE ACCESS ROAD TO BE SKIRTED TO 13.5’ MIN. CLEARANCE A.F.F.

13.5’
CLEAR.

CONSTRUCTION AREA

EXISTING PARKING UNDER

PREVIOUS ENTITLEMENT

VERTICAL GREEN WALL
PER ARCHITECT.

SEE SHEET 16 AND 17

VERTICAL GREEN WALL
PER ARCHITECT.

SEE SHEET 16 AND 17

VERTICAL GREEN WALL
PER ARCHITECT.

SEE SHEET 16 AND 17

VERTICAL GREEN WALL
PER ARCHITECT.

SEE SHEET 16 AND 17
(LENGTH 203’)
( LENGTH 367 ’)
(LENGTH 131’)
(LENGTH 165’-5”)
(LENGTH 201’)
KEYMAP

BREA PLAZA LIVING
Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L6
02/20/2025
1” = 20’
SCALE 1” = 20’ 0 105 20 40

CLIMATE ZONES FACTOR
WATER USE ABBREVIATIONS ARE AS FOLLOWS:

H = HIGH WATER NEEDS
M = MEDIUM WATER NEEDS
L = LOW WATER NEEDS
VL = VERY LOW WATER NEEDS
SUNSET ZONE: 23
USDA HARDINESS ZONE: 10a
WUCOLS REGION: SOUTH COASTAL, REGION 3

PLANTING DESIGN NOTES

THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL, AESTHETIC, AND MAINTENANCE CONSIDERATIONS. ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS,

TREE LEGEND

SYMBOL BOTANICAL NAME
(COMMON NAME) SIZE QTY. WUCOLS DESCRIPTION
ARBUTUS ‘MARINA’
(STRAWBERRY TREE)
24”
BOX 4 M MULTITRUNK

CUPRESSUS SEMPERVIRENS
‘TINY TOWER’
(TINY TOWER ITALIAN CYPRESS)
24”
BOX 9 L STANDARD,

MATCHING

LOPHOSTEMON CONFERTUS
(BRUSH BOX)
24”
BOX 26 M UP-RIGHT,

MATCHING

OLEA EUROPAEA
(OLIVE TREE)
48”
BOX 1 L
MULTITRUNK,
FIELD
GROWN

PRUNUS CAROLINIANA
(CAROLINA CHERRY LAUREL)
24”
BOX 14 M
HEDGE,

STANDARD,

MATCHING

RHUS LANCEA
(AFRICAN SUMAC)
24”
BOX 20 L

STANDARD

MATCHING

PARKING LOT
TREE

VITEX AGNUS-CASTUS
(CHASTE TREE)
24”
BOX 2 L STANDARD,

MATCHING

TREE RATIO
BCC SECTION 20.236.040

AREA LENGTH TREES

REQUIRED
TREES

LANDSCAPE TREE PLAN - LEVEL 1

MATCHLINE MATCHLINE
SEE SHEET: L5 SEE SHEET: L5
BLDG ‘H’

EXISTING RETAIL
(NOT A PART)
BLDG ‘J’

EXISTING RETAIL
(NOT A PART)
BLDG ‘K’

CONSTRUCTION AREA

CONSTUCTION AREA
(LENGTH 173’)
(LENGTH 93’)
(LENGTH 199’)
KEYMAP

BREA PLAZA LIVING
Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L7
02/20/2025
1” = 20’
SCALE 1” = 20’ 0 105 20 40

PLANTING DESIGN NOTES

THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL, AESTHETIC, AND MAINTENANCE CONSIDERATIONS. ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS,

NOTE: NO TREES AT THIS LEVEL DUE TO WEIGHT RESTRICTIONS ON WOOD CONSTRUCTED DECK

CLIMATE ZONES FACTOR
WATER USE ABBREVIATIONS ARE AS FOLLOWS:

H = HIGH WATER NEEDS
M = MEDIUM WATER NEEDS
L = LOW WATER NEEDS
VL = VERY LOW WATER NEEDS
SUNSET ZONE: 23
USDA HARDINESS ZONE: 10a
WUCOLS REGION: SOUTH COASTAL, REGION 3
LANDSCAPE TREE PLAN - LEVEL 6

PROPOSED APARTMENT

BUILDING

BREA PLAZA LIVING
Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L8
02/20/2025
1” = 20’
SCALE 1” = 20’ 0 105 20 40

EXISTING PARKING UNDER

PREVIOUS ENTITLEMENT

PLANTING DESIGN NOTES

THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL, AESTHETIC, AND MAINTENANCE CONSIDERATIONS. ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS,

SHRUB LEGEND

SYMBOL BOTANICAL NAME COMMON NAME SIZE WUCOLS
AGAVE ‘BLUE FLAME’ BLUE FLAME AGAVE 15 GAL L
BOUGAINVILLEA ‘MONKA’ OO-LA-LA BOUGAINVILLEA 1 GAL @
30” O.C. L
CARISSA MACROCARPA ‘GREEN
CARPET’ GREEN CARPET NATAL PLUM 1 GAL @ 30” O.C. L
DIANELLA REVOLTA ‘BABY BLISS’ BABY BLISS FLAX LILY 5 GAL @ 24” O.C. L
DIETES BICOLOR ‘LEMONDROP’ LEMONDROP AFRICAN IRIS 5 GAL @ 24” O.C. L
FURCRAEA FOETIDA MEDIOPICTA GIANT FALSE AGAVE 15 GAL L
MYRTUS COMMUNIS ‘COMPACTA’ DWARF MYRTLE 5 GAL @
30” O.C. L
OLEA EUROPAEA ‘MONTRA’ LITTLE OLLIE DWARF OLIVE 5 GAL @ 36” O.C. L
PEROVSKIA ANTRIPLICIFOLIA ‘BLUE
JEAN BABY’

BLUE JEAN BABY RUSSIAN
SAGE
5 GAL @
36” O.C. L
PHILODENDRON ‘XANADU’ XANADU PHILODENDRON 5 GAL @
36” O.C. M
PRUNUS CAROLINIANA ‘COMPACTA’ DWARF CAROLINA LAUREL
CHERRY
15 GAL @
48” O.C. M
SUTERA CORDATA ‘SCOPIA’ SCOPIA BACOPA 5 GAL @
12” O.C. M

CLIMATE ZONES FACTOR
WATER USE ABBREVIATIONS ARE AS FOLLOWS:

H = HIGH WATER NEEDS
M = MEDIUM WATER NEEDS
L = LOW WATER NEEDS
VL = VERY LOW WATER NEEDS
SUNSET ZONE: 23
USDA HARDINESS ZONE: 10a
WUCOLS REGION: SOUTH COASTAL, REGION 3
LANDSCAPE SHRUB PLAN - LEVEL 1
STAIRS
STAIRS
ELEV.

ELEV.

PROPOSED APARTMENT

BUILDING
STAIRS
SR-57 ORANGE

FREEWAY
BLDG ‘E’

EXISTING RETAIL
(NOT A PART)
BLDG ‘G’

EXISTING RETAIL
(NOT A PART)

EXISTING OFFICE BLDG
(NOT A PART)

MATCHLINE
SEE SHEET: L9

CONSTRUCTION AREA

VERTICAL GREEN WALL
PER ARCHITECT.

SEE SHEET 16 AND 17

VERTICAL GREEN WALL
PER ARCHITECT.

SEE SHEET 16 AND 17

VERTICAL GREEN WALL
PER ARCHITECT.

SEE SHEET 16 AND 17

VERTICAL GREEN WALL
PER ARCHITECT.

SEE SHEET 16 AND 17
KEYMAP

BREA PLAZA LIVING
Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L9
02/20/2025
1” = 20’
SCALE 1” = 20’ 0 105 20 40

PLANTING DESIGN NOTES

THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL, AESTHETIC, AND MAINTENANCE CONSIDERATIONS. ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS,

CLIMATE ZONES FACTOR
WATER USE ABBREVIATIONS ARE AS FOLLOWS:

H = HIGH WATER NEEDS
M = MEDIUM WATER NEEDS
L = LOW WATER NEEDS
VL = VERY LOW WATER NEEDS
SUNSET ZONE: 23
USDA HARDINESS ZONE: 10a
WUCOLS REGION: SOUTH COASTAL, REGION 3

SHRUB LEGEND

EXISTING RETAIL
(NOT A PART)
BLDG ‘J’

EXISTING RETAIL
(NOT A PART)

MATCHLINE MATCHLINE
SEE SHEET: L8 SEE SHEET: L8

CONSTRUCTION AREA

CONSTRUCTION AREA
KEYMAP

BREA PLAZA LIVING
Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L10
02/20/2025
1” = 20’
SCALE 1” = 20’ 0 105 20 40

PLANTING DESIGN NOTES

THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL, AESTHETIC, AND MAINTENANCE CONSIDERATIONS. ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS,

SHRUB LEGEND

CLIMATE ZONES FACTOR
WATER USE ABBREVIATIONS ARE AS FOLLOWS:

PROPOSED APARTMENT

BUILDING
STAIRS
STAIRS
ELEV.

ELEV.

BREA PLAZA LIVING
Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L11
02/20/2025
1” = 30’
TE
TE
DDC
30" DIA.

FDC
LE LE

EVEV EVEV

V LOADING ZONE
UP
V
V
V

NO PARKING
FDC
(E) HYDRANT
FDC

LOADING ZONE
FH

COMPACT COMPACT
EV
EV
V
EV
AMB
S S

EVCEVCEVCEVCEVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVC
30" DIA.
30" DIA.

SCE TRANS

NO PARKING

EVCEVC EVC EVC EVC
EVC
EVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
FH
30" DIA.

SCE TRANS
TE
TE

BUILDING E
DDC
C
C
C

EXISTING PARKING UNDER

PREVIOUS ENTITLEMENT
SCALE 1” = 30’ 0 157.5 30 60
DIA. QTY. S.F. TOTAL S.F.
20’ TREES
100% 314
75% 236
50% 1 157 157
25% 79
25’ TREES
100% 491
75% 368
50% 6 246 1,476
25% 4 123 492
SHADE PROVIDED FROM TREES 2,125 S.F.

TREE SHADING LEGEND
TOTAL PAVED AREA (8,384 S.F.)

TOTAL TREE SHADE PROVIDED OVER PARKING
STALLS (2,125 S.F.)

SHADE CALCULATIONS
TOTAL PAVED AREA 8,384 S.F.

TOTAL SHADE PROVIDED OVER PARKING STALLS 2,125 S.F.

SHADE COVERAGE 25%

PARKING AREA CALCULATIONS
TOTAL SURFACE PARKING STALLS 53
TOTAL NUMBER OF TREES REQUIRED 11
TOTAL NUMBER OF TREES PROVIDED 11

LANDSCAPE SHADE CALCULATIONS
LEVEL 2 ARCHITECTURAL

FLOOR ABOVE

PROPOSED APARTMENT

BUILDING
BLDG ‘E’

EXISTING RETAIL
(NOT A PART)
BLDG ‘G’

EXISTING RETAIL
(NOT A PART)
BLDG ‘K’
BLDG ‘H’

EXISTING RETAIL
(NOT A PART)
BLDG ‘J’

EXISTING RETAIL
(NOT A PART)

CONSTRUCTION AREA

BREA PLAZA LIVING
Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L12
02/20/2025
1” = 30’
TE
TE
DDC
30" DIA.

FDC
LE LE

EVEV EVEV

V LOADING ZONE
UP
V
V
V

NO PARKING
FDC
(E) HYDRANT
FDC

LOADING ZONE
FH

COMPACT COMPACT
EV
EV
V
EV
AMB
S S

EVCEVCEVCEVCEVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVC
30" DIA.
30" DIA.

SCE TRANS

NO PARKING

EVCEVC EVC EVC EVC
EVC
EVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
FH
30" DIA.

SCE TRANS
TE
TE

BUILDING E
DDC
C
C
C
30X48 CLEAR

FLOOR SPACE
30X48 CLEAR

FLOOR SPACE
LE LE

EVEV EVEV

COMPACT

COMPACT
V
FDC
FH

LOADING ZONE

FDC SCE TRANS
FH
MAIN TEL.

BACKBOARD
8'H x 4'W x 3
4"T
2500A
MAIN
400A
METER
DP1
350A
METER
DP2
(3)200A
METER
HOUSE
PANEL
HL
4 FEET
AREA
KEEP
CLEAR
75KVA
TRANSF.

HOUSE
PANEL
HP
1200A
PANEL
EV
SEC
LCP
FACP
2500A
U.G.P.S.
1200A
METER
PANEL
EV
TE

NO PARKING
TE
DW
CB
DW
CB
DW
CB
DW
REF.
28"x32"
CB
DW
CB
DW
REF.
28"x32"
CB
DW
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
CB
DW
CB
DW
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
CB
DW
CB
DW
CB
DW
REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
DDC
30X48 CLEAR

FLOOR SPACE
30X48 CLEAR

FLOOR SPACE

NO PARKING
REQ'D:

OCCS:

PRV'D:

EXIT STAIR
46 13.8
48"
V
C
DW
CB
DW
CB
DW
CB
DW
REF.
28"x32"
CB
DW
CB
DW
REF.
28"x32"
CB
DW
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
CB
DW
CB
DW
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
CB
DW
CB
DW
CB
DW
REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
DW
REF.
28"x32"
CB
DW
REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
W/D
DW REF.
28"x32"
CB
30X48 CLEAR

FLOOR SPACE
30X48 CLEAR

FLOOR SPACE
OCCS:

EXIT STAIR
46 13.8

PRIVATE PATIO OPEN
SPACE DIMENSIONS.

REFER TO ARCHITECTURAL
PLAN SHEET 15.

EXISTING PARKING UNDER

PREVIOUS ENTITLEMENT
SCALE 1” = 30’ 0 157.5 30 60
LEGEND

SYMBOL DESCRIPTION

PROPOSED DEVELOPMENT AREA

LANDSCAPE AREA

HARDSCAPE AREA

OPEN SPACE CALCULATIONS
BCC SECTION 20.258.020 TABLE 2-7
TOTAL PRIVATE OPEN SPACE (BALCONIES) 7,220 SF*

MINIMUM PRIVATE OPEN SPACE
REQUIREMENT (75 SF PER DWELLING
UNIT)
9,000 SF
TOTAL COMMON OPEN SPACE 5,970 SF*
LVL 1 LINEAR PARK: 5,063 SF
LVL 6 TERRACE: 907 SF

MINIMUM COMMON OPEN SPACE
REQUIREMENT (100 SF PER DWELLING
UNIT)
12,000 SF
*NOTE: DUE TO THE CHARACTERISTICS OF THIS DEVELOPMENT BOTH PRIVATE AND COMMON OPEN SPACE REQUIREMENTS WERE NOT MET. DEVELOPER TO APPLY FOR WAIVER

PROJECT SUMMARY
TOTAL LOT AREA (APN 319-391-01/04 & APN 319-
391-02/03 OCFCD LEASE AREA)

15.58 ACRES
TOTAL CONSTRUCTION AREA 77,101 SF
TOTAL BUILDING FOOTPRINT 186,533 SF
27,882 SF (APARTMENTS)
5,000 SF (BLDG K)
153,651 SF (EXISTING BLDGS IN APN)

TOTAL PROPOSED LANDSCAPE IMPROVEMENTS
(HARDSCAPE AND LANDSCAPE COMBINED)
20,862 SF
LVL 1 (PLANTING): 11,325 SF
LVL 1 (HARDSCAPE): 8,630 SF
LVL 6 (PLANTING): 352 SF
LVL 6 (HARDSCAPE): 555 SF

EXISTING LANDSCAPE AREA (INCLUDING
PLANTING WITHIN APN-01/04 & OCFCD)
80,872 SF

LANDSCAPE COVERAGE
(MINIMUM REQUIREMENT 15% PER SECTION

20.236.040)
27% WITHIN CONSTRUCTION AREA
(15% WITHIN TOTAL LOT AREA)
TREE CANOPY AREA ON ALL HARDSCAPE (50%

MATURITY)
4,577 SF

LANDSCAPE AREA CALCULATIONS / OPEN SPACE CALCULATIONS
LEVEL 1 LEVEL 6

PROPOSED APARTMENT

BUILDING
BLDG ‘G’

EXISTING RETAIL
(NOT A PART)
BLDG ‘K’
BLDG ‘H’

EXISTING RETAIL
(NOT A PART)
BLDG ‘J’

EXISTING RETAIL
(NOT A PART)

PROPOSED APARTMENT

BUILDING

BREA PLAZA LIVING
Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L13
02/20/2025

WATER EFFICIENT WORKSHEET
Site Information
Site Name →
Site Type → Commercial Allowed ETAF: 0.45
Annual Eto (inches/yr) → 51.8
Hydrozone or
Planting
Description
Irrigation
Method
Irrigation
Efficiency (IE) ETAF (PF/IE) Hydrozone Area (sqft.) ETAF x Area Estimated
Total Water
Use (gal./day)
Regular Landscape Areas
LEVEL 1
HYD #1 0.2 LOW Drip 0.81 0.2 8,758 2,162 69,450
HYD #2 0.5 MED Drip 0.81 0.6 2,919 1,802 57,868
SUBTOTAL → 11,677 3,964 127,318
Special Landscape Areas
0 0
0 0
SUBTOTAL → 0 0 0
Estimated Total Water Use (ETWU) → 127,318
Maximum Allowed Water Allowance (MAWA) → 168,758
ETAF Calculations Notes:

Regular Landscape Areas
Total ETAF x Area 3,964 ETWU meets MAWA requirement.

Total Area 11,677
Average ETAF 0.34
Average ETAF meets requirement for this site type.

All Landscape Areas
Total ETAF x Area 3,964
Total Area 11,677
Sitewide ETAF 0.34
Plant Factor (PF)

BREA PLAZA APARTMENTS
24 Appendix B: Certification of Landscape Design

CERTIFICATION OF LANDSCAPE DESIGN
I hereby certify that:
(1) I am a professional appropriately licensed in the State of California to provide professional landscape design services.
(2) The landscape design and water use calculations for the property located at

(provide street address or parcel number(s)) were prepared by me or under my supervision. (3) The landscape design and water use calculations for the identified property comply with the requirements of the City of Water Efficient Landscape Ordinance (Municipal Code Sections ) and the City of
Guidelines for Implementation of the City of
Water Efficient Landscape Ordinance.
(4) The information I have provided in this Certificate of Landscape Design is true and correct and is hereby submitted in compliance with the City of Guidelines for Implementation of the City of Water Efficient Landscape Ordinance.

Print Name Date

Signature License Number
Address
Telephone E-mail Address
Landscape Design Professional’s Stamp
(If applicable)
BREA, CA 92821
BREA

14.00 OF THE BCC

BREA BREA
BREA
BREA

DIEGO ALESSI
144 N. ORANGE ST., ORANGE, CA 92866
(714) 639-9860 [email protected]

CERTIFICATE OF LANDSCAPE DESIGN / PRELIMINARY

WATER EFFICIENT LANDSAPE WORKSHEET

BREA PLAZA LIVING
Scale
Job No.

Date

BREA PLAZA MIXED-USE APARTMENTS
BREA, CA 92821
2020-0324
L14
02/20/2025

NO SCALE

TREE IMAGES

SHRUB IMAGES

LOPHOSTEMON CONFERTUS

BRUSH BOX
MATURE SIZE: 30’-40’ H X 15’-25’ W
AGAVE ‘BLUE FLAME’

BLUE GLOW AGAVE
SIZE: 2’ H X 2 -3’ W
CARISSA MACROCARPA ‘GREEN CARPET’

GREEN CARPET NATAL PLUM
SIZE: 2” - 15” H X 4’ - 5’ W (TRAILING)
BOUGAINVILLEA ‘MONKA’

OO-LA-LA BOUGAINVILLEA
SIZE: 18” H X 6’-8’ W
OLEA EUROPAEA ‘MONTRA’

LITTLE OLLIE DWARF OLIVE
SIZE: 4’ - 6’ H X 4’ - 6’ W
SUTERA CORDATA ‘SCOPIA’

SCOPIA BACOPA
SIZE: 4” - 6” H X 12” - 18” W
DIANELLA REVOLUTA ‘BABY BLISS’

BABY BLISS FLAX LILY
SIZE: 18” - 24” H X 18” - 24” W
MYRTUS COMMUNIS ‘COMPACTA’

DWARF MYRTLE
SIZE: 3’ H X 3’ W
PEROVSKIA ATRIPLICIFOLIA ‘BLUE JEAN BABY’

BLUE JEAN BABY RUSSIAN SAGE
SIZE: 3’-4’ H X 3’-4’ W

RHUS LANCEA

AFRICAN SUMAC
MATURE SIZE: 30’H X 35’W
PHILODENDRON ‘XANADU’

XANADU PHILODENDRON
SIZE: 2’-3’ H X 3’-4’ W
ARBUTUS ‘MARINA’

STRAWBERRY TREE
MATURE SIZE: 20’ - 30’ H X 15’ - 20’ W
CUPRESSUS SEMPERVIRENS ‘TINY TOWER’

TINY TOWER ITALIAN CYPRESS
MATURE SIZE: 40’ - 70’ H X 10’ - 20’ W

OLEA EUROPAEA

OLIVE TREE
MATURE SIZE: 25’ - 30’ H X 25’ - 30’ W

PRUNUS CAROLINIANA

CAROLINA CHERRY LAUREL
MATURE SIZE: 15’ - 25’ H X 15’ - 25’ W

VITEX AGNUS-CASTUS

CHASTE TREE
MATURE SIZE: 20’H X 20’W
DIETES BICOLOR ‘LEMONDROP’

LEMONDROP AFRICAN IRIS
SIZE: 2’ - 3’ H X 2’ - 3’ W

FURCRAEA FOETIDA MEDIOPICTA

GIANT FALSE AGAVE
SIZE: 4’ - 5’ H X 6’ - 8’ W
DIETES BICOLOR ‘LEMONDROP’

LEMONDROP AFRICAN IRIS
SIZE: 2’ - 3’ H X 2’ - 3’ W
PRUNUS CAROLINIANA ‘COMPACTA’

DWARF CAROLINA CHERRY LAUREL
MATURE SIZE: 4’ H X 4’ W

BREA PLAZA LIVING PLANTING IMAGERY

CARLSBAD
CLOVIS
IRVINE

LOS ANGELES

PALM SPRINGS

POINT RICHMOND

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net February 19, 2025
Waad Nadhir
BOSC Realty Advisors
888 West Big Beaver Road, Suite 200
Troy, MI 48084
Subject: Parking Study for Brea Plaza Shopping Center, Brea, California Dear Mr. Nadhir:

LSA has prepared this analysis in consideration of the effect on parking demand for the addition of apartments to the Brea Plaza Shopping Center (project) in Brea, California. The project site is along Imperial Highway between State Route (SR) 57 and Associated Road. This analysis is based on the project site plan dated February 19, 2025 (Figure 1 in Attachment A). The proposed project would demolish a portion of the surface parking spaces in the northwest corner of the project site and construct residential dwelling units above two levels of a new parking structure. Simultaneously, the shopping center is reducing the size of an existing restaurant pad building from 7,500 square feet (sf) to 5,000 sf. After completion of the ongoing renovation project and the proposed project, the shopping center would have a total area of 158,691 sf of commercial space. The proposed project would construct 120 residential units (21 studio, 47 one-bedroom, and 52 two-bedroom units). Of the 120 proposed residential units, 6 would be designated affordable housing.

Many of the site’s proposed uses experience their peak parking demand at different times of day.

This means that the completed development may require fewer parking spaces when considered as a whole than would otherwise be required by straight application of the City of Brea (City) Municipal Code. This report analyzes the potential parking demand for the proposed uses during a typical weekday, during a typical weekend, and during December, when parking demand is highest.

MUNICIPAL CODE PARKING RATES AND REQUIREMENTS
Brea Municipal Code (BMC) Section 20.08.040 establishes off-street parking requirements for residential and nonresidential development. Table A presents the parking requirements for each type of use on the site. The shopping center currently has four suites with patios, three of which are greater than 300 sf (Pho Ha at 1619 Imperial Highway, 1,088 sf; California Fish Grill at 419 Associated Road, 570 sf; and Panera Bread at 423 Associated Road, 850 sf). A 1,010 sf patio is proposed adjacent to the renovated restaurant space.

BMC Section 20.08.040 specifically states that where uses are combined, the parking requirement is the sum of the requirements of the various uses, except for shopping centers. Therefore, Table B calculates the existing parking requirement based on the total size of the shopping center upon completion of the ongoing renovation project and the proposed project. It should be noted, however, that Table A shows that some of the shopping center’s uses, specifically restaurants, have a much higher parking demand if considered individually.

ATTACHMENT N
2/19/25 «P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx» 2 Table A: Municipal Code Parking Rates
Land Use Parking Space Rates per Brea Municipal Code Section 20.08.040 General Retail 1 space per 200 sf
Barbershops and Beauty Parlors 1 space per 250 sf
Cafes/Sit-Down Restaurants Minimum of 10 spaces; 1 space for each 75 sf of gross floor area up to 6,000 sf, plus 1 space for each 55 sf over 6,000 sf, or 1 space per 3 seats, whichever is greater Accessory Outdoor Dining Area No additional parking spaces required if smaller than 300 sf or has less than 20 seats; 1 space per 75 sf over 300 sf or 1 space per 3 seats over 20 seats, whichever is greater
Medical/Dental Offices 5.5 spaces per 1,000 sf
Shopping Centers 5.5 spaces per 1,000 sf
Offices 1 space per 250 sf
Two or More Dwelling Units on
One Building Site

1.5 spaces per studio unit, 1.75 spaces per 1-bedroom unit, 2.0 spaces per 2-bedroom unit, 2.5 spaces per 3-bedroom unit, or 3.0 spaces per 4-bedroom unit, plus 0.2 guest space per unit
Source: City of Brea Municipal Code Section 20.08.040 (2024). sf = square feet
Table B: Municipal Code Parking Requirement for Retail Center Land Use
Parking Space Rates per
Brea Municipal Code Section

20.08.040
Project Parking Requirements
Size Unit Required
Parking Spaces
Shopping Centers 5.5 spaces per 1,000 sf 158.691 TSF 873 TOTAL 873
Source: City of Brea Municipal Code Section 20.08.040 (2024). sf = square feet
TSF = thousand square feet
LSA calculated how the proposed project would affect the BMC parking requirement. Table C displays the calculation of the BMC parking requirement for the residential portion of the proposed project. If the BMC residential parking requirements applied to the project, 242 residential parking spaces would be required, and 120 of those parking spaces would be required to be located within a garage or carport. However, providing affordable housing and qualifying for application of the State’s density bonus law results in different parking ratios under Government Code Section 65915(p)(1). These parking ratios are shown in Table D.

In total, the required parking for the Brea Plaza Shopping Center after completion of the ongoing renovation project and the proposed project is 1,019 parking spaces (873 commercial and 146 residential). However, through a shared parking arrangement, the total number of parking spaces needed could be much less.
2/19/25 «P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx» 3 Table C: Residential Municipal Code Parking Requirement Land Use Parking Space Rate per Brea Municipal Code Section

20.08.040
Project Parking Requirements
Units Required Parking
Spaces
Studio 1.5 spaces per studio unit, of which 1 space is covered 21 31.5 (21 covered)
1-Bedroom Unit 1.75 spaces per 1-bedroom unit, of which 1 space is covered 47 82.3 (47 covered)
2-Bedroom Unit 2.0 spaces per 2-bedroom unit, of which 1 space is covered 52 104 (52 covered)
3-Bedroom Unit 2.5 spaces per 3-bedroom unit, of which 2 spaces are covered 0 0 Guest Parking 0.2 space per unit 120 24.4
TOTAL 242 (242.2), of which
120 are covered
Source: Brea Municipal Code Section 20.08.040 (2024).

Table D: State Density Bonus Parking Requirement
Land Use Parking Rate per California Government
Code Section 65915(p)(1)
Project Parking Requirements
Units Required
Parking Spaces
Studio 1 space per studio unit 21 21
1-Bedroom Unit 1 space per 1-bedroom unit 47 47
2- or 3-Bedroom Unit 1.5 spaces per 2- or 3-bedroom unit 52 78 4-Bedroom Unit or more 2.5 spaces per 4+ bedroom unit 0 0 Guest Parking Rates above include guest parking 0 0
TOTAL 146
Source: Government Code Section 65915(p)(1) (2024).

Note: Twenty-four of the new parking spaces being constructed within the proposed development would be compact spaces.

PARKING SUPPLY
Existing Parking Supply
When originally constructed in the late 1970s, the Brea Plaza Shopping Center and the neighboring office building (1700 Greenbriar Lane) were constructed as one project, with access and parking rights shared between the shopping center and office building. The Brea Plaza Shopping Center and the Mercury Insurance office building are now under separate ownership. Prior to the start of the ongoing renovation project, the Brea Plaza Shopping Center had 732 surface parking spaces.

Of these, 32 were compact spaces. The existing parking lot is spread throughout six zones. A figure illustrating the parking zones is provided as part of Attachment B.

Zone Location
Zone 1 Northwest corner of the property (project site)
Zone 2 Southwest corner of the property
Zone 3 Central-west four parking aisles
Zone 4 Adjacent to Imperial Highway pad buildings
Zone 5 Central-east
Zone 6 Northeast corner and north of shopping center
2/19/25 «P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx» 4 An access and parking agreement is in place permitting shared access across the Brea Plaza Shopping Center site, specifying Brea Plaza Shopping Center has use of portions of the 443 surface parking spaces at all times and full access outside office business hours. This access and parking agreement is in effect until 2026. This parking analysis demonstrates that the project will not rely on the Mercury Insurance parking lot to satisfy typical daily or weekend parking demand.

Future Parking Supply
The proposed project would be constructed in the northwest parking lot, which would replace 138 surface parking spaces and construct 53 new surface parking spaces, as well as a 95-space, two-story parking structure. Of the 53 new surface parking spaces, 21 will be compact spaces. Three compact spaces will be within the parking structure. An additional 4 parking spaces located behind the shopping center between Buildings D and E will need to be removed to provide space for upgraded electrical transformers needed for new electric vehicle charging stations.

The proposed project is also adjusting Building K. The proposed project is eliminating 12 of the parking spaces between Building K and the southwest retail building. The project is adding four accessible parking spaces in this area, for a net loss of eight commercial parking spaces. Due to the straightening of the accessible path from Building K, one additional parking space will be available on the west side of Building G.

The ongoing renovation project will result in additional striped parking spaces on the north side of the property. Upon completion of the renovation and the proposed project, the parking zones will have the following number of striped surface parking stalls, as shown in Table E.

Table E: Future Brea Plaza Shopping Center
Parking Supply by Zone
Zone Parking
Zone 1 53 (21 compact) within the proposed development
and 9 on the west side of Building G
Zone 2 90, including 4 accessible spaces within the proposed development
Zone 3 220 (30 compact)
Zone 4 77
Zone 5 152
Zone 6 70 (3 compact)
Source: Architects Orange (2025).

BMC Section 20.08.040 permits credit for drive-through stacking spaces not to exceed 30 percent of the parking required and not to exceed 1 space for each 23 feet of striped drive-through lane, with a maximum credit of 20 spaces per drive-through. Brea Plaza Shopping Center has two drive-throughs that warrant this credit. The site plan displays 21 vehicles able to fit in the drive-through queue for Chick-Fil-A (Building T) and 9 vehicles able to fit in the drive-through queue for Panera Bread (Building P). Although this is the number of vehicles that could queue, the credit for each must be calculated according to BMC Section 20.08.040. Table F displays the calculation of the drive-through credit applicable for each.
2/19/25 «P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx» 5 Table F: Drive-Through Stacking Credit
Chick-Fil-A Panera Bread
Building Size 3,759 sf 4,135 sf
Patio Size 0 sf 850 sf
BMC Parking Requirement1 50.1 62.5
30 Percent of Parking Requirement2 15.0 18.7
Striped Stacking Lane 480 ft 190 ft
Potential Parking Credit3 21 8
Maximum Credit per BMC 15 8
Source: Compiled by LSA (2025).
1 One space for each 75 sf of gross floor area up to 6,000 sf, plus one space per 75 sf of patio in excess of 300 sf 2 Credit cannot exceed 30 percent of parking requirement per BMC Section 20.08.040 3 One car for every 23 lineal feet per BMC Section 20.08.040 BMC = Brea Municipal Code
ft = feet
sf = square feet
Table G shows the future parking supply at the Brea Plaza Shopping Center upon completion of the ongoing renovation project and the proposed project, including the proposed parking structure, the surface parking spaces described in Table E, and credit for stacking spaces within the drive-throughs calculated in Table F. As Table G shows, the Brea Plaza Shopping Center would have a total of 789 parking spaces at the completion of the proposed project. Compact spaces would account for 7 percent of total parking.

Table G: Future Brea Plaza Shopping Center
Parking Supply
Area Parking Spaces
New Parking Structure (3 compact) 95
First Floor 53
Second Floor 42
Remaining Surface Parking 671
Standard 618
Compact 53
Drive-Through Stacking 23
Chick-Fil-A 15
Panera Bread 8
Total Parking 789
Total Compact 57
Percent Compact 7%
Source: Architects Orange (2025).

PARKING DEMAND
Parking demand at shopping centers had been affected by changing retail trends even prior to the Covid-19 pandemic, which further altered consumer patterns. Tenants at the Brea Plaza Shopping Center have been affected by these changing trends. For example, restaurants have identified an 2/19/25 «P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx» 6 increase in take-out customers and a decrease in dine-in customers. The changing trends have generally resulted in reduced parking demand.

Empirical parking demand data were collected in order to identify the existing parking demand for the Brea Plaza Shopping Center. Typical weekday condition parking demand was surveyed on Thursday, August 18, 2022, and Tuesday, April 30, 2024. Typical weekend condition parking demand was surveyed on Saturday, August 20, 2022, and Sunday, April 28, 2024. Additional data were collected during a period of peak parking demand on Thursday, December 14, 2023, and Saturday, December 16, 2023. Peak observed parking demand was 482 parked vehicles on a typical weekday, 575 on a typical weekend, 569 on a December weekday, and 646 on a December weekend. Parking surveys are attached to this report (Attachment B). It should be noted that the parking demand observed in 2024 was lower than the parking demand observed in 2022.

At the time parking survey data were collected, two suites that will be occupied in the future were unoccupied (i.e., were vacant). Additionally, one of the restaurant buildings was 7,500 sf at the time parking survey data were collected but will be 5,000 sf in the future. In order to calculate future parking demand for commercial uses at the Brea Plaza Shopping Center, parking demand for the two vacant suites needs to be added and extra parking demand for 2,500 sf of restaurant needs to be removed.

This analysis determines the future commercial parking demand and the parking demand for the proposed 120 residential dwelling units and their variation by time of day. The analysis then compares the total parking demand by time of day to the parking supply to determine if sufficient parking supply is available to satisfy the parking demand throughout the day.

Published Survey Data
The Institute of Transportation Engineers (ITE) Parking Generation, 6th Edition,1 provides information based on 3 decades of research. This resource identifies average parking rates and a confidence interval that assists with analysis of properties with the potential for higher- or lower-than-average parking demand. Table H displays the average parking rates and high end of the confidence interval.

Table H: Institute of Transportation Engineers Parking Rates Land Use (Land Use Code) Average Rate Upper Confidence Interval Shopping Center (820) 1.67 spaces per TSF 2.25 spaces per TSF Supermarket (850) 2.47 spaces per TSF 2.77 spaces per TSF High-Turnover (Sit Down) Restaurant
(932)

8.97 spaces per TSF 10.23 spaces per TSF
Medical/Dental Offices (720) 2.63 spaces per TSF 2.98 spaces per TSF General Office Building (710) 1.95 spaces per TSF 2.11 spaces per TSF Multifamily Housing (Mid-Rise) (221) 1.23 spaces per dwelling unit or 0.78 space per bedroom

1.31 spaces per dwelling unit or

0.85 space per bedroom
Source: Parking Generation, 6
th Edition (Institute of Transportation Engineers 2023).

TSF = thousand square feet
1 Institute of Transportation Engineers. 2023. Parking Generation, 6th Edition. 2/19/25 «P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx» 7 To calculate future potential parking demand for the two new tenants (i.e., currently vacant), the upper confidence interval was used. To calculate the future reduction in parking demand from reducing restaurant space, the average rate was used. ITE Parking Generation does not provide parking rates for restaurant patios, so the BMC parking rate was applied to this portion of the project. This presents a conservative analysis. Table I provides the calculation of the anticipated future parking demand for the changing commercial uses. As Table I shows, the net result of the two new commercial tenants, reduction in restaurant interior space, and addition of a restaurant patio would be an anticipated 29 additional parked vehicles.

Table I: Parking Demand for Commercial Land Use Changes Land Use (Land Use Code) Parking Rate Size (TSF) Parking Demand Building E (820) 2.25 spaces per TSF 12.000 27.0
Grand Salon (820) 2.25 spaces per TSF 6.510 14.6
High-Turnover (Sit Down) Restaurant (932) 8.97 spaces per TSF (2.500) (22.4) New Restaurant Patio 1 space for every 75 sf
over 300 sf1

1.010 9.5
Total - 16.010 interior

1.010 patio

28.7 rounded to
29 parking spaces
Source: Parking Generation, 6
th Edition (Institute of Transportation Engineers 2023). 1 Brea Municipal Code parking rate
TSF = thousand square feet sf = square feet
Residential Parking Demand
For midrise multifamily housing in a suburban area, the ITE surveyed average peak parking demand ratio is 1.23 spaces per dwelling unit or 0.78 space per bedroom. For this land use, the upper end of the 95 percent confidence interval is 1.31 spaces per dwelling unit or 0.85 space per bedroom.

Surveys of Similar Sites
As mentioned above, the proposed residential building would provide parking in the parking structure with open parking stalls and no individual garages. Multifamily housing developments with individual garages sometimes find that garages transition to storage use over time, which increases the burden on the remaining open parking spaces. Structured parking cannot be used for storage and will always be used for parking.

LSA had collected parking demand data at three large apartment developments with structured parking in 2019. The parking data are recent but also represent typical conditions prior to Covid-19.

The three sites surveyed were the Core Apartments at 1815 Westside Drive in Anaheim, the Baker Block development at 125 Baker Street in Costa Mesa, and Rize at 1100 Synergy in Irvine. All three of these apartment developments are midrise and provide all of their parking in an adjoining parking structure. None of the three identified properties have private garages.

LSA contracted with an independent data collection company to collect parking accumulation data from 5:00 p.m. to midnight for weekdays and weekends at each of the identified properties. Survey data are provided in Attachment C. This period was selected to reflect the time of day when Urban Land Institute (ULI) Shared Parking time-of-day data identify peak resident and residential guest 2/19/25 «P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx» 8 parking demand.2 Table J displays the results of those surveys, including the resulting ratios of parking spaces per dwelling unit and parking spaces per bedroom. For the Core Apartments, parking ratios were based on the units occupied at the time the surveys were conducted. Property management for Baker Block and Rize reported full occupancy at the time of the parking surveys.

Table J: Apartment Parking Survey Results
Core Apartments1 Baker Block Rize
222 Dwelling Units, 328
Bedrooms, and
726 Parking Spaces
240 Dwelling Units, 349
Bedrooms, and
466 Parking Spaces
363 Dwelling Units, 511
Bedrooms, and
564 Parking Spaces
Thursday
4/25/19
Friday
4/26/19
Saturday
4/27/19
Thursday
5/2/19
Friday
5/3/19
Saturday
5/4/19
Tuesday
8/6/19
Saturday
7/27/19
Peak Parked
Cars
306 288 295 310 311 297 429 442
Parking Rate
per Unit

1.38 1.30 1.33 1.29 1.30 1.24 1.18 1.22
Parking Rate
per Bedroom

0.93 0.88 0.90 0.89 0.89 0.85 0.84 0.86
Source: Compiled by LSA (2025).
1 At the time of the surveys, 222 of the 400 units were occupied.

Table K summarizes the parking rates for the three surveyed midrise apartment developments with structured parking. As Table K shows, the average observed parking rate for midrise apartments in Orange County with structured parking is 1.30 spaces per dwelling unit or 0.89 space per bedroom.

Table K: Average Apartment Parking Rates
Peak Parking Rate per
Dwelling Unit
Peak Parking Rate per
Bedroom
Core Apartments 1.38 0.93
Baker Block 1.30 0.89
Rize 1.22 0.86
Average 1.30 0.89
Source: Compiled by LSA (2025).

It should be noted that the presence of on-street parking near each surveyed property likely resulted in resident guests choosing these spaces out of convenience. LSA queried parking survey data in ULI’s Shared Parking, 3rd Edition,3 which identifies a guest parking ratio of 0.10 parking space per dwelling unit. Based on the empirical data for similar developments in the same county, LSA believes that parking demand for the market-rate units of the proposed project could be accommodated by providing 1.40 parking spaces per studio and one-bedroom dwelling unit (1.30 for residents and 0.10 for guests), 1.90 parking spaces per two-bedroom dwelling unit (0.89 resident 2 Urban Land Institute. 2020. Shared Parking. 3rd Edition. 3 Ibid.
2/19/25 «P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx» 9 space per bedroom x 2 bedrooms + 0.10 guest space), and 2.8 parking spaces per three-bedroom dwelling unit (0.89 resident space per bedroom x 3 bedrooms + 0.10 guest space).

Affordable Housing Parking Rates
While the section above identifies an appropriate parking ratio for market-rate residential units, LSA also considered the appropriate parking ratio for affordable residential units. As discussed previously, a city cannot compel the provision of more than one space per dwelling unit for studio or one-bedroom units or more than 1.5 spaces per dwelling unit for two- or three-bedroom units for projects providing affordable housing consistent with State Density Bonus Law (California Government Code Section 65915p[1]).

LSA estimated the parking demand for the affordable housing units. The ITE’s Parking Generation, 6 th Edition,4
provides information for affordable housing with income limits. All levels of income limits were included in this dataset, and the data are applicable to any level of affordability. For affordable housing in a suburban area, the average peak parking demand ratio is 1.00 space per dwelling unit or 0.55 space per bedroom. For this land use, the upper end of the confidence interval is 1.10 spaces per dwelling unit or 0.81 space per bedroom. These surveyed rates predict slightly higher parking demand for studio and one-bedroom affordable units (1.1 compared to 1) and for two-bedroom affordable units (1.62 compared to 1.5) than the State maximum.

LSA believes that parking demand for the affordable units of the proposed project could be accommodated by providing 1.1 parking spaces per studio and one-bedroom dwelling unit and (rounding up from 1.62) 2 parking spaces per two- or three-bedroom dwelling unit.

Total Resident Parking Demand
While the State density bonus parking requirement shown in Table D (i.e., 146 parking spaces) is the required quantity for the proposed project, this section calculates the anticipated parking demand to confirm that a sufficient quantity of parking spaces is provided for the operation of the proposed project and the shopping center.

Table L calculates the anticipated residential parking demand for the 120 proposed residential units based on the available empirical data and the function of the units (i.e., Table L accounts for marketrate and affordable units). As Table L shows, a total residential parking demand for 193 parking spaces is anticipated. Of this total, 12 parking spaces would be used by guests and 181 would be used by apartment residents. Residents would not have assigned parking spaces but would have overnight parking permits, allowing on-site security to distinguish resident vehicles. The anticipated residential parking demand for 181 parking spaces is lower than the BMC rate of 242 parking spaces but accounts for the parking characteristics of affordable housing and the greater efficiency of parking lots without private garages.
4 Institute of Transportation Engineers. 2023. Parking Generation, 6th Edition. 2/19/25 «P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx» 10 Table L: Residential Parking Demand
Land Use Parking Demand Rates per
Empirical Data
Project Parking Requirements
Units Required
Parking Spaces
Market-Rate Studio Unit 1.40 spaces per dwelling unit 20 28.0 Affordable Studio Unit 1.1 spaces per dwelling unit 1 1.1 Market-Rate 1-Bedroom Unit 1.40 spaces per dwelling unit 45 63.0 Affordable 1-Bedroom Unit 1.1 spaces per dwelling unit 2 2.2 Market-Rate 2-Bedroom Unit 1.9 spaces per dwelling unit 49 93.1 Affordable 2-Bedroom Unit 2.0 spaces per dwelling unit 3 6.0 Market-Rate 3-Bedroom Unit 2.8 spaces per dwelling unit 0 0 Affordable 3-Bedroom Unit 2.0 spaces per dwelling unit 0 0 Total 120 193 (193.4)
Guest (0.1 space per dwelling unit) 12
Resident 181
Source: Compiled by LSA (2025).

Shared Parking
The 193 residential parking spaces identified in Table L would be located in a shared parking arrangement throughout the shopping center parking lots. It is anticipated, however, that the majority of the 95-space parking structure and project development area would be occupied by resident vehicles, as shopping center patrons have historically parked in the northwest corner only when all other spaces are occupied.

The sections above describe the peak parking demand for the new commercial tenants and proposed residential development. Because of different hours of operation and different offsetting parking activities, not all uses at the site require their full allotment of parking spaces at the same time. Logically, the project’s apartment residents could patronize the on-site retail and restaurant uses, and the site would not have to simultaneously provide a parking space for the resident as a resident and the resident as a customer. LSA used methodologies found in ULI’s Shared Parking, 3rd Edition,5to identify the daily variations in parking demand for each of the site’s land uses. Applying these methodologies avoids double counting parking demand. The time-of-day factors found in Shared Parking are based on empirical studies and results from multiple parking accumulation counts.

Table I displayed the parking requirement for the commercial suites that will be occupied in the future. At the time parking surveys were collected, no other suites were vacant. Given that the peak parking demand observed during parking surveys (i.e., 575 spaces) was 73 percent of the parking needs anticipated by the BMC (i.e., 785 spaces), it is anticipated that the commercial suites to be occupied, the reduction in restaurant space in Building K, and the new restaurant patio would also generate parking demand at 73 percent of the parking requirement. 5 Urban Land Institute. 2020. Shared Parking, 3rd Edition. 2/19/25 «P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx» 11 Table M combines existing typical weekday empirical data, anticipated parking demand for two new commercial tenants, anticipated parking reduction for reduced restaurant space, additional parking demand for the new restaurant patio, and anticipated residential parking demand. At the time of peak weekday parking demand, the Brea Plaza Shopping Center is estimated to require 578 parking spaces. This would leave a surplus of 211 parking spaces. In addition to typical weekday time-of-day factors, Shared Parking includes tables with time-of-day factors on typical weekends. Table N displays the weekend shared parking calculations. As Table N shows, the peak parking demand is anticipated to occur in the early afternoon with 720 parked cars. This would leave a surplus of 69 parking spaces.

The empirical data showed that peak parking demand on a December weekday is 18 percent higher than on a typical weekday (569 compared to 482) and that peak parking demand on a December weekend is 12 percent higher than on a typical weekend (646 compared to 575). These calculations apply the 18 percent higher commercial parking demand to the two new tenants and reduced restaurant space to show the effect of these commercial uses during peak December parking conditions. For the December parking calculations, additional parking demand for the new restaurant patio is not added as these outdoor spaces are not fully utilized during December. Then, Shared Parking time-of-day factors are applied for weekdays and weekends. Table O displays the December weekday shared parking calculations. As Table O shows, the peak parking demand is anticipated to occur in the early afternoon with 663 parked cars. This would leave a surplus of 126 parking spaces. Table O displays the December weekend shared parking calculations. As Table P shows, the peak parking demand is anticipated to occur in the early afternoon with 788 parked cars.

This would leave a surplus of 1 parking space.

COMPARING PARKING SUPPLY AND DEMAND
For typical weekdays, a peak parking demand for all existing and future uses within the Brea Plaza Shopping Center is anticipated to be 578 parking spaces. On typical weekends, the peak parking demand would be higher, at 720 parking spaces. For most of the year, peak parking demand with the proposed project would be much less than the parking supply of 789 parking spaces upon completion of the proposed project.

During peak parking demand conditions in December, weekday parking demand is anticipated to be 663 parking spaces. Peak December weekend parking demand is anticipated to be 788 parking spaces. These peak parking demand conditions are still less than the total 789-parking-space supply.

It should be noted that peak December weekend parking demand only comes close to the parking supply for 2 hours of the day (1:00 p.m. and 2:00 p.m.). Other than these 2 hours of peak parking demand on weekends during peak December conditions, the gap between parking demand and parking supply is anticipated to be much greater.
2/19/25 (P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx) 12 Table M: Future Weekday Time-of-Day Parking Demand
Brea Plaza Shopping Center Shared Parking Demand
Time-of-Day Factors1 6:00
AM
7:00
AM
8:00
AM
9:00
AM
10:00
AM
11:00
AM
12:00
PM
1:00
PM
2:00
PM
3:00
PM
4:00
PM
5:00
PM
6:00
PM
7:00
PM
8:00
PM
9:00
PM
10:00
PM
11:00
PM
Residential Guest 10% 20% 20% 20% 20% 20% 20% 20% 20% 20% 40% 60% 100% 100% 100% 100% 80% Resident 95% 80% 67% 55% 50% 45% 40% 40% 40% 40% 45% 50% 60% 70% 80% 85% 95% 97% Shopping Center Customer 1% 5% 15% 35% 60% 75% 100% 100% 95% 85% 85% 85% 90% 80% 65% 45% 15% 5% Employee 10% 15% 25% 45% 75% 95% 100% 100% 100% 100% 100% 100% 100% 100% 90% 60% 40% 20% Fine/Casual
Dining
Customer 15% 40% 75% 75% 65% 40% 50% 75% 95% 100% 100% 100% 95% 75% Employee 20% 50% 75% 90% 90% 90% 90% 90% 75% 75% 100% 100% 100% 100% 100% 100% 85% Time-of-Day
Parking Demand
Peak
Parking
Required
Existing Retail/
Commercial
- - - - - 288 367 469 482 424 373 360 355 406 387 326 189 84 - Apartment
Resident
181 172 145 121 100 91 81 72 72 72 72 81 91 109 127 145 154 172 176 Apartment
Guest
12 0 1 2 2 2 2 2 2 2 2 2 5 7 12 12 12 12 10
New Retail/
Commercial
30 1 2 5 11 19 24 30 30 29 26 26 26 28 25 21 14 6 2
New Casual
Restaurant
(16) 0 0 (1) (2) (4) (8) (12) (12) (11) (7) (9) (13) (15) (16) (16) (16) (15) (12) New Patio 7 0 0 1 1 2 3 5 5 5 3 4 6 7 7 7 7 7 5
Total Demand - - - - 397 468 565 578 519 469 463 469 541 542 495 359 265 - Total Supply 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 Parking Surplus - - - - 392 321 224 211 270 320 326 320 248 247 294 430 524 - Source: Compiled by LSA (2025).
1 The time-of-day factors are referenced from the Urban Land Institute’s Shared Parking, 3rd Edition (2020).

2/19/25 (P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx) 13 Table N: Future Weekend Time-of-Day Parking Demand
Brea Plaza Shopping Center Shared Parking Requirements
Time-of-Day Factors1 6:00
AM
7:00
AM
8:00
AM
9:00
AM
10:00
AM
11:00
AM
12:00
PM
1:00
PM
2:00
PM
3:00
PM
4:00
PM
5:00
PM
6:00
PM
7:00
PM
8:00
PM
9:00
PM
10:00
PM
11:00
PM
Residential Guest 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 40% 60% 100% 100% 100% 100% 80% Resident 100% 95% 88% 80% 75% 70% 68% 65% 65% 68% 71% 74% 77% 80% 83% 86% 89% 92% Shopping Center Customer 1% 5% 30% 50% 70% 90% 95% 100% 100% 95% 90% 80% 75% 70% 65% 50% 30% 10% Employee 10% 15% 40% 75% 85% 95% 100% 100% 100% 100% 100% 95% 85% 80% 75% 65% 45% 15% Fine/Casual
Dining
Customer 0% 15% 50% 55% 45% 45% 45% 60% 90% 95% 100% 90% 90% 90% Employee 20% 30% 60% 75% 75% 75% 75% 75% 75% 75% 100% 100% 100% 100% 100% 100% 85% Time-of-Day
Parking Demand
Peak Parking
Required
Existing Retail/
Commercial
- - - - - 333 443 500 575 506 477 461 460 477 434 372 272 138 - Apartment
Resident
181 181 172 159 145 136 127 123 118 118 123 129 134 139 145 150 156 161 167 Apartment Guest 12 0 2 2 2 2 2 2 2 2 2 2 5 7 12 12 12 12 10 Retail/
Commercial
30 1 2 10 17 22 27 29 30 30 29 28 25 23 22 20 16 10 3
Casual
Restaurant
(16) 0 0 (1) (1) (2) (4) (9) (9) (8) (8) (8) (11) (15) (15) (16) (15) (15) (14) New Patio 7 0 0 0 1 1 2 4 4 3 3 3 5 6 7 7 6 6 6
Total Demand - - - - 492 597 649 720 651 626 615 618 637 605 545 447 312 - Total Supply 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 Parking Surplus - - - - 297 192 140 69 138 163 174 171 152 184 244 342 477 - Source: Compiled by LSA (2025).
1 The time-of-day factors are referenced from the Urban Land Institute’s Shared Parking, 3 rd Edition (2020).

2/19/25 (P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx) 14 Table O: Future December Weekday Time-of-Day Parking Demand Brea Plaza Shopping Center Shared Parking Demand
Time-of-Day Factors1 6:00
AM
7:00
AM
8:00
AM
9:00
AM
10:00
AM
11:00
AM
12:00
PM
1:00
PM
2:00
PM
3:00
PM
4:00
PM
5:00
PM
6:00
PM
7:00
PM
8:00
PM
9:00
PM
10:00
PM
11:00
PM
Residential Guest 10% 20% 20% 20% 20% 20% 20% 20% 20% 20% 40% 60% 100% 100% 100% 100% 80% Resident 95% 80% 67% 55% 50% 45% 40% 40% 40% 40% 45% 50% 60% 70% 80% 85% 95% 97% Shopping
Center
Customer 1% 5% 15% 35% 60% 75% 100% 100% 95% 85% 85% 85% 90% 80% 65% 45% 15% 5% Employee 10% 15% 25% 45% 75% 95% 100% 100% 100% 100% 100% 100% 100% 100% 90% 60% 40% 20% Fine/Casual
Dining
Customer 15% 40% 75% 75% 65% 40% 50% 75% 95% 100% 100% 100% 95% 75% Employee 20% 50% 75% 90% 90% 90% 90% 90% 75% 75% 100% 100% 100% 100% 100% 100% 85% Time-of-Day
Parking Demand
Peak
Parking
Required
Existing Retail/
Commercial
- - - - - 261 363 504 569 518 461 406 420 482 470 399 233 139 - Apartment
Resident
181 172 145 121 100 91 81 72 72 72 72 81 91 109 127 145 154 172 176 Apartment
Guest
12 0 1 2 2 2 2 2 2 2 2 2 5 7 12 12 12 12 10
New Retail/
Commercial
35 1 2 6 13 22 28 35 35 34 31 31 31 33 30 25 17 7 3
New Casual
Restaurant
(19) 0 (1) (1) (2) (5) (9) (15) (15) (13) (9) (10) (15) (18) (19) (19) (19) (18) (14) Total Demand - - - - 371 465 598 663 613 557 510 532 613 620 562 397 312 - Total Supply 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 Parking Surplus - - - - 418 324 191 126 176 232 279 257 176 169 227 392 477 - Source: Compiled by LSA (2025).
1 The time-of-day factors are referenced from the Urban Land Institute’s Shared Parking, 3rd Edition (2020). 2/19/25 (P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx) 15 Table P: Future December Weekend Time-of-Day Parking Demand Brea Plaza Shopping Center Shared Parking Requirements
Time-of-Day Factors1 6:00
AM
7:00
AM
8:00
AM
9:00
AM
10:00
AM
11:00
AM
12:00
PM
1:00
PM
2:00
PM
3:00
PM
4:00
PM
5:00
PM
6:00
PM
7:00
PM
8:00
PM
9:00
PM
10:00
PM
11:00
PM
Residential Guest 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 40% 60% 100% 100% 100% 100% 80% Resident 100% 95% 88% 80% 75% 70% 68% 65% 65% 68% 71% 74% 77% 80% 83% 86% 89% 92% Shopping Center Customer 1% 5% 10% 35% 60% 85% 100% 100% 100% 100% 90% 80% 65% 60% 55% 50% 35% 15% Employee 10% 15% 40% 75% 85% 95% 100% 100% 100% 100% 100% 95% 85% 80% 75% 65% 45% 15% Fine/Casual
Dining
Customer 0% 15% 50% 55% 45% 45% 45% 60% 90% 95% 100% 90% 90% 90% Employee 20% 30% 60% 75% 75% 75% 75% 75% 75% 75% 100% 100% 100% 100% 100% 100% 85% Time-of-Day
Parking Demand
Peak
Parking
Required
Existing Retail/
Commercial
- - - - - 401 461 557 624 646 577 533 552 543 530 454 272 162 - Apartment
Resident
181 181 172 159 145 136 127 123 118 118 123 129 134 139 145 150 156 161 167 Apartment Guest 12 0 2 2 2 2 2 2 2 2 2 2 5 7 12 12 12 12 10 Retail/
Commercial
34 1 2 10 17 22 27 29 30 30 27 28 25 23 22 20 16 10 3
Casual
Restaurant
(18) 0 0 (1) (1) (2) (4) (9) (9) (8) (8) (8) (11) (15) (15) (16) (15) (15) (14) Total Demand - - - - 559 613 702 765 788 721 684 705 697 694 620 441 330 - Total Supply 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 789 Parking Surplus - - - - 230 176 87 24 1 68 105 84 92 95 169 348 459 - Source: Compiled by LSA (2025).
1 The time-of-day factors are referenced from the Urban Land Institute’s Shared Parking, 3rd Edition (2020). 2/19/25 (P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx) 16

PARKING DEMAND MANAGEMENT STRATEGIES
The sections above demonstrate that the proposed project’s parking supply can satisfy the anticipated parking demand of existing and future land uses even though the parking supply is less than the BMC parking ratio. Limiting parking supply in this manner is consistent with regional planning efforts. For example, Connect SoCal, the 2020–2045 Regional Transportation Plan/ Sustainable Communities Strategy (RTP/SCS) of the Southern California Association of Governments (SCAG), lists “identify ways to ‘right size’ parking requirements and promote alternative parking strategies” as a strategy for sustainable development.6 On-street parking is not permitted adjacent to the project site. Single-family residential streets with on-street parking are not convenient to the project site, which allows for the benefits of reduced parking supply without shifting the burden to residential streets.

Limiting parking has benefits to reducing vehicle miles traveled (VMT) and greenhouse gas (GHG) emissions. Mitigation Measure MM-GHG-1 (e) of the RTP/SCS identifies limiting parking supply as a method to encourage alternative transportation modes. In the California Air Pollution Control Officers Association (CAPCOA) publication Quantifying Greenhouse Gas Mitigation Measures (CAPCOA manual), strategy PDT-1 identifies a potential VMT and GHG reduction of between 5 and

12.5 percent when reducing parking supply.7
The SCAG RTP/SCS mitigation goes further and names unbundling parking costs as a parking management strategy that is particularly effective at reducing travel demand. For an apartment development, unbundling parking would mean charging a base rent for an apartment and an additional à la carte cost per vehicle parking permit. The CAPCOA manual strategy PDT-2 identifies a potential additional VMT reduction of between 2.6 and 13 percent for unbundling parking costs.

Allowing unbundled parking costs works to reduce VMT because it reduces parking demand. For example, “Allow for Parking Pricing/Unbundling/Cash-out Requirements” is Step 5 in Richard Wilson’s book, Parking Reform Made Easy.
8 Unbundling parking not only reduces VMT and GHG but
also is fairer to apartment residents.

While the project is not proposing full unbundling of parking costs, the project’s strategies to manage parking demand have a similar effect. Parking Reform Made Easy discusses the effects of reserved versus unreserved parking on parking circulation and the ability to internally share parking spaces.9 This source points out that a reserved space effectively represents parking demand even when vacant. With fewer assigned parking spaces, the opportunity is greater to internally share parking resources. Parking Reform Made Easy estimates that not reserving residential parking 6 Southern California Association of Governments (SCAG). 2020. Connect SoCal: The 2020–2045 Regional Transportation Plan/Sustainable Communities Strategy of the Southern California Association of Governments. Page 49. Website: https://scag.ca.gov/sites/main/files/fileattachments/0903fconnectsocal-plan_0.pdf?1606001176 (accessed March 8, 2021). 7 California Air Pollution Control Officers Association (CAPCOA). 2010. Quantifying Greenhouse Gas Mitigation Measures.
8 Wilson, Richard. 2013. Parking Reform Made Easy. Washington, D.C.: Island Press. 9 Ibid., page 105.
2/19/25 (P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx) 17 spaces can reduce the number of spaces needed by 10 to 20 percent.10 This strategy is supportive of the parking demand calculations presented above. No additional reduction in parking demand has been applied in this analysis because of this strategy.

The proposed project’s strategy of reducing parking supply through maximizing the shared parking pool aligns with regional goals to support sustainable development and reduce VMT and GHG.

Maximizing the shared parking pool includes not providing a sequestered parking area for the residential development. Keeping these spaces unreserved provides flexibility to the development and the residents to consider transportation alternatives. Among these alternatives are pedestrian connectivity within the shopping center. The shopping center is also connected by sidewalks and bicycle lanes to the bus network. In the recent past, the Orange County Transportation Authority (OCTA) operated a bus route along Associated Road. This route may be operated again in the future.

Currently, the closest routes to the project site operate along Birch Street (Route 129), State College Boulevard (Route 57), and Kraemer Boulevard (Route 129).

PARKING MANGEMENT PLAN
As stated previously, based on parking survey data of similar residential developments, it is anticipated that 193 residential vehicles will be parked during the peak overnight period. These residential vehicles would be located in a shared parking arrangement throughout the shopping center parking lots. Figure 1 in Attachment A illustrates the locations of the various types of off-street parking spaces that will be shared among commercial and residential vehicles. Surveyed parking demand for the shopping center and ULI shared parking methodology indicate that sufficient parking supply will be provided to satisfy combined commercial and residential parking demand throughout the day.

Parking Control
No access control to the parking structure is currently being proposed. Given the shopping center’s experience with few shopping center patrons desiring to park in the northwest portion of the lot, it is anticipated that the majority of the 95-space parking structure and adjacent surface parking spaces would still be occupied by resident vehicles. Additional resident vehicles would occupy available parking spaces throughout the shopping center.

Only residential vehicles would be permitted to park within the shopping center overnight. The leasing office will issue parking permits to registered resident vehicles that will be required to be displayed. Vehicles not displaying an overnight parking permit will be subject to removal to ensure that the shopping center parking spaces are not used for illegal vehicle storage.

Valet Parking
The proposed project includes a valet stand adjacent to Building K with space for three vehicles to stack outside of the drive aisle. The valet service would serve as a convenience for the patrons of the new restaurant within Building K and any shopping center patrons wanting to take advantage of the convenience. At this time, it is anticipated that valet attendants would park patron vehicles within available striped parking spaces throughout the shopping center. It is not anticipated that valet 10 Wilson, Richard. 2013. Parking Reform Made Easy. Washington, D.C.: Island Press. 2/19/25 (P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx) 18 vehicles would be stacked in a configuration blocking other parking spaces. Should a designated valet parking area with stacking be used during periods of higher-than-average parking demand, this would be located between Building L and Building M to ensure that stacked vehicles are not located within a fire lane.

Violation Management
The Brea Plaza Shopping Center uses a private on-site security service that would remain in place after completion of the proposed project. On-site security monitors the parking lot after the end of the operating day to prevent overnight parking by vehicles not associated with the shopping center.

These duties would be similar upon completion of the proposed project; however, security staff would check parked vehicles for a residential overnight parking permit. Vehicles not displaying a residential parking permit would receive a warning placed on a vehicle or adhered to one of the vehicle’s windows. Security staff will notate license plate numbers, and a list of violations will regularly be shared with residential management to check against vehicles registered to tenants.

Vehicles repeatedly receiving warnings for violation of residential parking rules would be subject to towing at the vehicle owner’s expense. Vehicles not displaying license plates and vehicles parked outside of striped parking spaces would be subject to immediate towing at the vehicle owner’s expense.

Additional Documentation
It is anticipated that the City will require a stand-alone parking management plan as a condition of project approval. That parking management plan could be amended based on the operational experience of the project to ensure parking supply continues to meet total parking demand throughout the day. Any changes to access control or valet parking plans would be documented in this parking management plan.

CONCLUSION
This analysis considered the potential effects to parking demand and supply for the proposed project at the Brea Plaza Shopping Center. The proposed project would demolish a portion of the surface parking spaces in the northwest corner of the project site and construct residential dwelling units above two levels of a new parking structure. Simultaneously the shopping center is reducing the size of an existing restaurant pad building from 7,500 sf to 5,000 sf and adding a 1,010 sf outside patio.

Of the 120 proposed residential units, 6 would be affordable housing and 114 would be traditional market-rate apartments.

With the proposed project, the BMC parking requirement would increase to 1,115 (873 commercial and 242 residential). With the State Density Bonus residential parking maximum, the parking requirement is 1,019 parking spaces. A total parking supply of 789 spaces would be provided upon completion of the proposed project. However, when considering the effects of shared parking, peak parking demand is anticipated to be 578 on a typical weekday, 720 on a typical weekend, 663 on a December weekday, and 788 on a December weekend. This peak parking demand could be accommodated within the on-site parking supply and only comes close to the parking supply for a brief period on weekends during peak December conditions. The State density bonus residential parking requirement was not used to determine this operational parking demand. 2/19/25 (P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx) 19 Parking demand management strategies of the proposed project include providing residential parking in unreserved parking spaces. This parking demand management strategy is included in the SCAG RTP/SCS and has the potential to reduce VMT and GHG emissions in addition to moderating parking demand. LSA appreciates the opportunity to provide its services. If you have any questions, please call me at (949) 553-0666.

Sincerely,
LSA Associates, Inc.

Arthur Black
Principal Transportation Planner
Attachments: A: Figure 1, Site Plan
B: Brea Plaza Parking Demand Survey Data
C: Residential Parking Demand Survey Data

P A R K I N G S T U D Y
F E B R U A R Y 2 0 2 5

BR E A PL A Z A SH O P P I N G CE N T E R

BR E A, C A L I F O R N I A
P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx «02/19/25»

ATTACHMENT A
FIGURE 1: SITE PLAN
Scale
Job No.

Date
BREA, CA 92821
2024-0324
6 2025-02-19
BREA PLAZA - MIXED USE APARTMENTS Hino 338 M + Wayne Royal GT14 Refuse Truck WB-50 - Intermediate Semi-Trailer
WB-50 - Intermediate Semi-Trailer
TE
MAIN TEL.

BACKBOARD
8'H x 4'W x 3
4"T
2500A
MAIN
400A
METER
DP1
350A
METER
DP2
(3)200A
METER
HOUSE
PANEL
HL
4 FEET
AREA
KEEP
CLEAR
75KVA
TRANSF.

SERVICE AREA
IMPERIAL HWY.

S. ASSOCIATED RD.
10'-1"
S.B.
26'-0"
6FT STEEL FENCE

OVER RETAINING WALL

EXISTING EXISTING

ACCESSIBLE PATH

ACCESSIBLE PATH ACCESSIBLE PATH

ACCESSIBLE PATH

ACCESSIBLE

ACCESSIBLE PATH ACCESSIBLE PATH

ACCESSIBLE PATH ACCESSIBLE
429 & 431 S. ASSOCIATED RD.
413 S. ASSOCIATED RD.
415 S. ASSOCIATED RD.

PROPERTY LINE
26'-6"
35'-0"
6FT STEEL FENCE

TO MATCH EXISTING
6FT STEEL FENCE

TO MATCH EXISTING
WB-67 TRUCK W/ 2FT.

CLEARANCE
DDC
26'-0"
35'-4" 10'-2"
11'-0"
12'-9"
61'-4"
10'-0"
SB.

TRASH

RAMP UP TO
L2
AT 6.5% SLOPE

LOBBY &

LEASING
1,392SF
10 OCC
MAIL RM.
638 SF
3 OCC

SURFACE
CONF.
335 SF
3 OCC
19'-0" 26'-0" 19'-0"
ELEV.

VEST.
182 SF
2 OCC
MEP
390 SF
BIKE
RM.

OFFICE/
435 SF
3 OCC
7 31
41 L1
30" DIA.

PROPERTY LINE

RESIDENTIAL
ABOVE
REST
RM
CANOPY
ABOVE
10 26'-0" 19'-0"
11'-0"
FDC
9 LE LE

EV EV EV EV

LOADING ZONE V
10 5 ACCESS. PATH
UP
ENTRY
V
V
V
1609 E. IMPERIAL HWY.
5,000 SF

NO PARKING
3 15
16'-0"

COMPACT COMPACT

COMPACT

COMPACT COMPACT COMPACT
16'-0"

COMPACT COMPACT

COMPACT

COMPACT
18 30'-1"

ACCESSIBLE PATH
8'-6"
L1 22
FDC
(E) HYDRANT
9'-0" 16'-0"
19'-0" 26'-0" 19'-0"
36'-9"
ASSUMED P.L.
8'-6"

COMPACT
1 5'-0"
95'-7"
8'-0"
8'-7"
30'-1"
25'-8"
FDC
16 8'-6"

COMPACT

COMPACT
16'-0"
ASSUMED P.L.
30'-1" 34'-8"
24'-11"
30'-1"
34'-8"
30'-1" 28'-9"
ASSUMED P.L.

ASSUMED P.L.

L1 = 53 (22 + 31) ASSUMED P.L.

LOADING ZONE
FH

COMPACT COMPACT
5'-0"
UP
UP
UP
4 4
4 EV
EV
V
EV
AMB
S S
162'-2"
30'-1"

EVC EVC EVC EVC EVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVC
30" DIA.
30" DIA.

R
T
R R
19'-0"

KITCHEN

WALL VENT

EXHAUST
9'-0"
9'-0"
9'-0"
6'-6"
3'-6"

SCE TRANS

SCE TRANS
FDC

NO PARKING
T O R
T
O
R
T
R
72'-0"
10'-0"
1,010 SF
26'-0"
30'-2"
30'-2"
TOTAL = 21 OCC
30'-2"

EVC EVC EVC EVC EVC
EVC
EVC
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
30'-5"
FH
O O O
T R
T T
30" D AI .

O
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
26'-0"
9'-0"
9'-0"
9'-0"
16'-10"
27'-8"

EXISTING PARKING

PROVIDED UNDER

ENTITLEMENT
27'-5"
30'-0"
10'-0"
VALET

BUILDING
ABOVE
632'-8"
S.B.FROM ASSOCIATED ROAD
30'-1"

SIDE YARD OPEN AREA
437'-8"
S.B.FROM IMPERIAL HWY.
22'-10"
15'-6"
END OF

RETAINING WALL

END OF RETAINING WALL
16'-10"
8'-0"
9'-6"
19'-0"
24'-4" 25'-0"

PROPOSED

CONSTRUCTION AREA
77,101 SF
15'-0"
S.B.
* The review and approval of
an administrative preliminary
plan review application
would be required prior to
the issuance of any building
permit.

LOADING AREA LOADING AREA

SETBACK MODIFICATION WILL APPLY
TO 6'-6" AT BALCONY AT WEST WHERE
BALCONY CANTILEVERS 3'6" OVER

SETBACK
LEVEL
0 2' 5' 10'
20'

OVERALL SITE PLAN

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA

PROPOSED SITE PLAN
0 50’ 100’
SCALE: 1”= 50’-0”
1st Floor 53
2nd Floor 42 95
Surface Parking 671 671
CFA 15
Panera 8 23
TOTAL PARKING 789
Drive Thru Stacking

PARKING TABLE
Structured Parking

ACCESSIBLE PATH
OF TRAVEL TYP.

Compact Stalls shall be 8'x16' min.

PARKING AND EV CHARGERS TO BE DELIVERED UNDER 2023
ENTITLEMENT PD NO 2022-02 RESOLUTION NO PC 2023-08.

PROPOSED PARKING COUNTS
STANDARD 668
COMPACT 57
ADA 41
TOTAL 766
QUEUING 23
TOTAL 789

COMPACT STALLS

ADA STALLS

DRIVE THROUGH

STACKING

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA
Scale
Job No.

Date
BREA, CA 92821
2024-0324
10 2025-02-19

BREA PLAZA - MIXED USE APARTMENTS
LE LE

EV EV EV EV

COMPACT

COMPACT
V
FDC
FH

LOADING ZONE
FDC

SCE TRANS

SCE TRANS
FH
MAIN TEL.

BACKBOARD
8'H x 4'W x 3
4"T
2500A
MAIN
400A
METER
DP1
350A
METER
DP2
(3)200A
METER
HOUSE
PANEL
HL
4 FEET
AREA
KEEP
CLEAR
75KVA
TRANSF.

HOUSE
PANEL
HP
1200A
PANEL
EV
SEC
LCP
FACP
2500A
U.G.P.S.
1200A
METER
PANEL
EV
TE
TE

COMPACT COMPACT
445 S. ASSOCIATED RD.

RAMP DN TO
L1
AT 6.5% SLOPE
BOILER
230 SF
13 L2 42
14 DN.

PROPERTY LINE

RESIDENTIAL
ABOVE
RETAIL
3,620 SF
443 S. ASS. RD.

RETAIL
1,435 SF
RETAIL
1,195 SF
ELE
134
437 S. ASS. RD.435 S. ASS. RD.
19'-0" 26'-0" 19'-0"
10'-0"
SB.
7 8
39 std. + 3 com.

UP
ACCESS. PATH
UP
UP
UP

COMPACT
EVR
EVR
EVR
EVR

EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR EVR

EVR EVR
TRASH

EXHAUST
9'-0"
17'-3"
9'-0"
6'-6"
3'-6"

SCE TRANS

NO PARKING
/S.F.

OCCS:

OCPY:

S.F.

LEVEL 2
S2 200
141 27,882

EVR EVR EVR EVR EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EVR
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
EXIT
9'-0"
14'-0"
9'-0"
12"
3'-3"
9'-1"
6'-0"
10'-5"
5'-11"
6'-11"
10'-5"
10'-5"
6'-11"
6'-0"
2'-8"
5'-11"
6'-11"
35'-0"
10'-1"
S.B.

PROPOSED

CONSTRUCTION AREA
77,101 SF

SETBACK MODIFICATION WILL APPLY
TO 6'-6" AT BALCONY AT WEST WHERE
BALCONY CANTILEVERS 3'6" OVER

SETBACK
65'-2"
312'-11"
267'-0"
112'-0"
162'-0"
75'-9"
LEVEL-2
REQ'D:

OCCS:

PRV'D:

STAIR-1
47 14.1"
48"
REQ'D:

OCCS:

PRV'D:

STAIR-2
47 14.1"
49"
REQ'D:

OCCS:

PRV'D:

STAIR-3
47 14.1"
48"
LEVEL 2 FLOOR PLAN
0 20’ 40’
57 HWY
SCALE: 1”= 20’-0”

COMPACT STALLS

EXISTING LOT LINES

PROPOSED PROPERTY

LOT LINES

PROPOSED

CONSTRUCTION AREA

P A R K I N G S T U D Y
F E B R U A R Y 2 0 2 5

BR E A PL A Z A SH O P P I N G CE N T E R

BR E A, C A L I F O R N I A
P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx «02/19/25»

ATTACHMENT B

BREA PLAZA PARKING DEMAND SURVEY DATA
1 2
3 4
5 6
7 8 9
10 Brea
Brea Plaza1639 E Imperial Hwy, Brea, CA 92821Thursday, August 18th, 2022 Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 92 62 72 71 68 64 62 49 51 41 35 32 24 12
Compact 23 0 8 9 11 11 9 8 8 9 10 11 9 4
Handicap 6 0122122122000
Loading 20 1 0 0 0 0 0 0 0 0 0 0 0
Subtotal 123 62 82 82 81 76 73 59 60 52 47 43 33 16
Total Occupancy 123 62 82 82 81 76 73 59 60 52 47 43 33 16 Total Percent 50% 67% 67% 66% 62% 59% 48% 49% 42% 38% 35% 27% 13% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 71 23 45 72 70 65 55 47 56 67 68 57 34 9
Handicap 7 0000223120200
20 Min. 11 7 8 10 7 5 7 5 6 8 9 5 2 0
Fed Ex. Only 2 0212111002110
Jared Only 2 0101000111100
Take Out 60 2 1 0 0 0 1 1 1 2 4 1 1
Subtotal 99 30 58 84 80 73 65 57 65 79 82 70 38 10
Total Occupancy 99 30 58 84 80 73 65 57 65 79 82 70 38 10 Total Percent 30% 59% 85% 81% 74% 66% 58% 66% 80% 83% 71% 38% 10% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 172 73 81 113 109 93 90 100 89 105 96 69 42 17
Compact 30 12 16 21 19 18 12 13 14 12 16 13 7 0
Handicap 2 2102201100010
20 Min. 8 7688888587862
Pick Up 42 1 2 1 3 4 2 2 2 3 1 0 0
Subtotal 216 96 105 144 139 124 114 124 111 127 122 91 56 19 Total Occupancy 216 96 105 144 139 124 114 124 111 127 122 91 56 19 Total Percent 44% 49% 67% 64% 57% 53% 57% 51% 59% 56% 42% 26% 9% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 64 18 23 32 41 30 23 21 26 38 47 44 16 7
Handicap 3 1223101222110
Take Out 4 0000000100200
Chick-Fil-A Delivery 22 2 2 2 1 2 1 2 2 2 2 2 2
Subtotal 73 21 27 36 46 32 25 23 31 42 51 49 19 9
Total Occupancy 73 21 27 36 46 32 25 23 31 42 51 49 19 9 Total Percent 29% 37% 49% 63% 44% 34% 32% 42% 58% 70% 67% 26% 12% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 135 63 69 98 103 87 73 76 68 83 65 63 40 29
Handicap 9 2132510120100
20 Min. 4 0122311111210
Pick Up 51 2 1 1 1 0 1 0 1 2 1 0 0
Subtotal 153 66 73 104 108 96 75 78 70 87 68 67 41 29
Total Occupancy 153 66 73 104 108 96 75 78 70 87 68 67 41 29 Total Percent 43% 48% 68% 71% 63% 49% 51% 46% 57% 44% 44% 27% 19% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 38 8 14 11 17 13 13 13 13 16 14 4 1 0
Handicap 4 0001000000000
20 Min. 2 0212101111000
Loading 2 0000000000000
Unmarked 95 6 7 8 9 8 5 4 2 2 2 1 1
Subtotal 55 13 22 19 28 23 21 19 18 19 17 6 2 1
Total Occupancy 55 13 22 19 28 23 21 19 18 19 17 6 2 1
Total Percent 24% 40% 35% 51% 42% 38% 35% 33% 35% 31% 11% 4% 2% Zone 6Zone 1Zone 2Zone 3Zone 5Zone 4
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268
Brea
Brea Plaza1639 E Imperial Hwy, Brea, CA 92821Saturday, August 20th, 2022 Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 92 70 70 79 80 79 66 51 58 54 43 44 30 19
Compact 23 8 9 10 11 13 13 13 17 18 17 13 11 6
Handicap 6 2651122100000
Loading 20 0 0 0 0 0 0 0 0 0 0 0 0
Subtotal 123 80 85 94 92 93 81 66 76 72 60 57 41 25
Total Occupancy 123 80 85 94 92 93 81 66 76 72 60 57 41 25 Total Percent 65% 69% 76% 75% 76% 66% 54% 62% 59% 49% 46% 33% 20% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 71 36 47 58 67 60 48 57 54 64 58 62 45 15
Handicap 7 1214322312310
20 Min. 11 5 7 7 10 4 7 7 8 9 7 9 6 1
Fed Ex. Only 2 1110021000110
Jared Only 2 0111011100100
Take Out 60 1 1 1 2 0 4 1 2 2 3 2 1
Subtotal 99 43 59 69 83 69 60 72 67 76 69 79 55 17
Total Occupancy 99 43 59 69 83 69 60 72 67 76 69 79 55 17 Total Percent 43% 60% 70% 84% 70% 61% 73% 68% 77% 70% 80% 56% 17% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 172 87 120 128 148 131 122 139 124 141 123 101 72 39 Compact 30 12 14 19 22 22 22 18 19 16 19 9 6 3
Handicap 2 0112220011000
20 Min. 8 5688888788770
Pick Up 42 3 4 3 2 4 4 2 1 4 3 0 1
Subtotal 216 106 144 160 183 165 158 169 152 167 155 120 85 43 Total Occupancy 216 106 144 160 183 165 158 169 152 167 155 120 85 43 Total Percent 49% 67% 74% 85% 76% 73% 78% 70% 77% 72% 56% 39% 20% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 64 14 23 40 58 48 48 51 53 52 47 49 37 21
Handicap 3 0012211322121
Take Out 4 0000011141110
Chick-Fil-A Delivery 22 2 1 2 2 1 2 2 2 2 2 2 2
Subtotal 73 16 25 42 62 52 51 55 59 60 52 53 42 24
Total Occupancy 73 16 25 42 62 52 51 55 59 60 52 53 42 24 Total Percent 22% 34% 58% 85% 71% 70% 75% 81% 82% 71% 73% 58% 33% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 135 63 93 93 116 95 95 83 85 86 87 55 41 27
Handicap 9 1046230240100
20 Min. 4 1004120102000
Pick Up 50 0 1 1 4 2 0 1 2 0 0 2 1
Subtotal 153 65 93 98 127 102 102 83 89 92 89 56 43 28
Total Occupancy 153 65 93 98 127 102 102 83 89 92 89 56 43 28 Total Percent 42% 61% 64% 83% 67% 67% 54% 58% 60% 58% 37% 28% 18% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 38 15 29 29 20 18 18 14 15 9 9 7 6 1
Handicap 4 0011010100000
20 Min. 2 2211111110000
Loading 2 0000000000000
Unmarked 96 6 6 6 6 5 1 0 0 0 0 0 0
Subtotal 55 23 37 37 28 25 25 16 17 10 9 7 6 1
Total Occupancy 55 23 37 37 28 25 25 16 17 10 9 7 6 1
Total Percent 42% 67% 67% 51% 45% 45% 29% 31% 18% 16% 13% 11% 2% Zone 1Zone 2Zone 3Zone 4Zone 5Zone 6
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268
Brea
Brea Plaza1639 E Imperial Hwy, Brea, CA 92821Thursday, December 14, 2023 Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 104 29 40 60 81 62 57 51 47 46 63 64 30 13
Compact 37 10 12 19 26 21 17 16 15 15 20 19 10 6
Handicap 6 1131221110000
Loading 21 0 0 0 0 0 0 0 0 0 0 0 0
Subtotal 149 41 53 82 108 85 76 68 63 62 83 83 40 19
Total Occupancy 149 41 53 82 108 85 76 68 63 62 83 83 40 19 Total Percent 28% 36% 55% 72% 57% 51% 46% 42% 42% 56% 56% 27% 13% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 71 33 42 70 69 67 52 53 52 75 68 67 37 18
Handicap 7 0011430223212
20 Min. 11 4 7 7 9 7 6 4 7 9 8 10 4 1
Fed Ex. Only 2 2222112212200
Jared Only 2 0020010002210
Take Out 60 1 2 2 2 1 3 4 5 3 4 4 3
Subtotal 99 39 52 84 83 81 64 62 67 92 86 87 47 24
Total Occupancy 99 39 52 84 83 81 64 62 67 92 86 87 47 24 Total Percent 39% 53% 85% 84% 82% 65% 63% 68% 93% 87% 88% 47% 24% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 172 72 109 137 149 155 142 130 136 141 127 97 66 40 Compact 30 4 10 17 20 19 17 15 16 18 20 14 12 4
Handicap 2 0112212101100
20 Min. 8 7778765576675
Pick Up 41 3 2 4 3 2 2 3 2 3 3 0 0
Subtotal 216 84 130 164 183 186 168 154 161 168 157 121 85 49 Total Occupancy 216 84 130 164 183 186 168 154 161 168 157 121 85 49 Total Percent 39% 60% 76% 85% 86% 78% 71% 75% 78% 73% 56% 39% 23% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 49 6 13 45 48 34 28 19 27 46 48 37 16 11
Handicap 3 0123221120000
Take Out 4 0013000212410
Chick-Fil-A Delivery 17 10 10 11 10 11 12 6 9 13 9 5 6 4 Subtotal 73 16 24 59 64 47 42 26 39 62 59 46 23 15
Total Occupancy 73 16 24 59 64 47 42 26 39 62 59 46 23 15 Total Percent 22% 33% 81% 88% 64% 58% 36% 53% 85% 81% 63% 32% 21% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 136 66 77 85 102 92 84 71 72 79 70 59 37 32
Handicap 9 0021021112000
20 Min. 4 1212211112010
Pick Up 40 1 2 2 0 1 2 0 0 3 2 0 0
Subtotal 153 67 80 90 107 94 88 75 74 81 77 61 38 32
Total Occupancy 153 67 80 90 107 94 88 75 74 81 77 61 38 32 Total Percent 44% 52% 59% 70% 61% 58% 49% 48% 53% 50% 40% 25% 21% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 38 9 17 19 18 17 14 14 11 12 7 1 0 0
Handicap 4 0000010000000
20 Min. 2 0000000000000
Loading 2 0000000000000
Unmarked 95 7 6 6 8 8 7 5 5 1 0 0 0
Subtotal 55 14 24 25 24 25 23 21 16 17 8 1 0 0
Total Occupancy 55 14 24 25 24 25 23 21 16 17 8 1 0 0
Total Percent 25% 44% 45% 44% 45% 42% 38% 29% 31% 15% 2% 0% 0% Zone 6Zone 1Zone 2Zone 3Zone 5Zone 4
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268
Brea
Brea Plaza1639 E Imperial Hwy, Brea, CA 92821Saturday, December 16, 2023 Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 104 57 62 70 79 92 88 69 69 68 62 49 26 20
Compact 37 16 14 24 26 30 23 24 23 21 20 16 8 7
Handicap 6 2131200000000
Loading 20 0 1 0 0 0 0 0 0 0 0 0 0
Subtotal 149 75 77 98 106 124 111 93 92 89 82 65 34 27
Total Occupancy 149 75 77 98 106 124 111 93 92 89 82 65 34 27 Total Percent 50% 52% 66% 71% 83% 74% 62% 62% 60% 55% 44% 23% 18% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 71 47 55 68 71 70 66 65 68 69 71 67 41 11
Handicap 7 0134243477341
20 Min. 11 4 5 7 10 11 9 9 8 11 9 10 3 3
Fed Ex. Only 2 0222202112100
Jared Only 2 0102212122000
Take Out 60 0 0 2 2 1 5 5 5 4 5 3 0
Subtotal 99 51 64 80 91 89 81 86 87 95 95 86 51 15
Total Occupancy 99 51 64 80 91 89 81 86 87 95 95 86 51 15 Total Percent 52% 65% 81% 92% 90% 82% 87% 88% 96% 96% 87% 52% 15% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 172 121 137 158 169 167 164 148 154 157 162 132 92 62 Compact 30 9 15 20 28 29 24 12 23 16 20 20 8 3
Handicap 2 2202202221110
20 Min. 8 5688888888820
Pick Up 42 2 3 4 4 3 3 3 3 4 4 0 1
Subtotal 216 139 162 189 211 210 199 173 190 186 195 165 103 66 Total Occupancy 216 139 162 189 211 210 199 173 190 186 195 165 103 66 Total Percent 64% 75% 88% 98% 97% 92% 80% 88% 86% 90% 76% 48% 31% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 49 18 20 38 48 50 37 44 47 48 49 44 34 23
Handicap 3 0022312223221
Take Out 4 0001223443310
Chick-Fil-A Delivery 17 13 13 13 10 14 9 11 9 9 9 9 4 4 Subtotal 73 31 33 53 61 69 49 60 62 63 64 58 41 28
Total Occupancy 73 31 33 53 61 69 49 60 62 63 64 58 41 28 Total Percent 42% 45% 73% 84% 95% 67% 82% 85% 86% 88% 79% 56% 38% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 136 82 90 103 117 118 110 100 97 93 79 69 38 25 Handicap 9 1944432624220
20 Min. 4 2014443322100
Pick Up 40 1 1 1 1 1 1 2 2 2 2 1 0
Subtotal 153 85 100 109 126 127 118 106 108 99 87 74 41 25 Total Occupancy 153 85 100 109 126 127 118 106 108 99 87 74 41 25 Total Percent 56% 65% 71% 82% 83% 77% 69% 71% 65% 57% 48% 27% 16% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 38 17 18 23 27 21 16 13 12 10 6 5 2 1
Handicap 4 0100001000000
20 Min. 2 0210000000000
Loading 2 0000000000000
Unmarked 93 4 4 2 6 3 1 1 1 1 1 0 0
Subtotal 55 20 25 28 29 27 19 15 13 11 7 6 2 1
Total Occupancy 55 20 25 28 29 27 19 15 13 11 7 6 2 1
Total Percent 36% 45% 51% 53% 49% 35% 27% 24% 20% 13% 11% 4% 2% Zone 1Zone 2Zone 3Zone 4Zone 5Zone 6
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268
Brea
Brea Plaza
1639 E Imperial Hwy, Brea, CA 92821
Sunday, April 28, 2024
Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 101 27 36 38 41 46 58 49 59 36 38 41 18 15
Handicap 2 0 0 0 0 0 0 0 0 0 0 0 0 0
Loading 2 0 0 0 0 0 0 0 0 0 0 0 0 0
Subtotal 105 27 36 38 41 46 58 49 59 36 38 41 18 15
Total Occupancy 105 27 36 38 41 46 58 49 59 36 38 41 18 15 Total Percent 26% 34% 36% 39% 44% 55% 47% 56% 34% 36% 39% 17% 14% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 70 26 47 69 70 70 62 65 62 68 59 59 34 12
Handicap 5 0 1 0 5 3 0 2 3 2 3 2 1 0
20 Min. 8 4 4 4 7 5 6 7 5 5 2 3 4 1
Fed Ex. Only 2 0 1 2 2 2 1 2 1 1 1 0 0 0
Jared Only 2 0 2 2 2 0 1 0 1 0 1 1 0 0
Take Out 5 0 0 0 5 2 1 5 5 4 4 2 2 1
Subtotal 92 30 55 77 91 82 71 81 77 80 70 67 41 14
Total Occupancy 92 30 55 77 91 82 71 81 77 80 70 67 41 14 Total Percent 33% 60% 84% 99% 89% 77% 88% 84% 87% 76% 73% 45% 15% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 172 60 74 90 125 135 110 102 100 112 95 60 37 28 Compact 30 7 6 13 19 24 21 20 12 15 16 12 4 3
Handicap 2 0 2 1 1 0 2 1 0 1 0 0 0 0
20 Min. 8 5 8 6 8 4 7 5 6 5 7 6 0 3
Pick Up 4 2 4 3 4 2 4 2 2 1 1 0 0 0
Subtotal 216 74 94 113 157 165 144 130 120 134 119 78 41 34 Total Occupancy 216 74 94 113 157 165 144 130 120 134 119 78 41 34 Total Percent 34% 44% 52% 73% 76% 67% 60% 56% 62% 55% 36% 19% 16% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 49 1 7 36 40 32 32 39 48 49 40 28 15 8
Handicap 3 0 1 0 1 2 0 2 2 2 2 1 0 0
Take Out 4 0 0 1 3 4 1 2 2 1 1 0 0 0
Chick-Fil-A Delivery 17 3 3 3 3 3 3 3 3 3 2 2 4 2
Subtotal 73 4 11 40 47 41 36 46 55 55 45 31 19 10
Total Occupancy 73 4 11 40 47 41 36 46 55 55 45 31 19 10 Total Percent 5% 15% 55% 64% 56% 49% 63% 75% 75% 62% 42% 26% 14% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 136 30 32 51 82 92 79 73 69 68 43 32 26 10
Handicap 9 1 0 0 2 2 3 2 2 3 3 1 0 0
20 Min. 4 0 0 0 0 0 1 0 0 0 0 0 0 0
Pick Up 4 1 1 0 0 1 1 0 1 1 0 0 1 1
Subtotal 153 32 33 51 84 95 84 75 72 72 46 33 27 11
Total Occupancy 153 32 33 51 84 95 84 75 72 72 46 33 27 11 Total Percent 21% 22% 33% 55% 62% 55% 49% 47% 47% 30% 22% 18% 7% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 36 5 18 26 22 26 24 27 18 6 6 4 0 0
Handicap 4 0 1 1 0 0 2 0 0 0 0 0 0 0
20 Min. 2 0 0 0 0 0 0 0 0 0 0 0 0 0
Loading 2 0 0 0 0 0 0 0 0 0 0 0 0 0
Unmarked 9 0 0 0 0 0 0 0 0 0 0 0 0 0
Subtotal 53 5 19 27 22 26 26 27 18 6 6 4 0 0
Total Occupancy 53 5 19 27 22 26 26 27 18 6 6 4 0 0
Total Percent 9% 36% 51% 42% 49% 49% 51% 34% 11% 11% 8% 0% 0% Zone 6
Zone 1
Zone 2
Zone 3
Zone 5
Zone 4
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268
Brea
Brea Plaza
1639 E Imperial Hwy, Brea, CA 92821
Tuesday, April 30, 2024
Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 101 30 39 40 49 41 42 35 46 48 40 37 28 14
Handicap 2 0 0 1 2 2 1 0 1 0 0 0 0 0
Loading 2 0 1 2 0 0 0 0 0 0 1 0 0 0
Subtotal 105 30 40 43 51 43 43 35 47 48 41 37 28 14
Total Occupancy 105 30 40 43 51 43 43 35 47 48 41 37 28 14 Total Percent 29% 38% 41% 49% 41% 41% 33% 45% 46% 39% 35% 27% 13% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 70 23 34 48 58 43 47 50 47 58 64 54 36 9
Handicap 5 1 1 2 1 3 2 0 2 2 2 2 1 0
20 Min. 8 4 7 4 4 7 4 9 5 6 7 6 4 1
Fed Ex. Only 2 0 2 2 0 1 1 2 2 1 2 1 0 0
Jared Only 2 0 2 0 0 0 1 0 0 2 2 0 0 0
Take Out 5 0 0 1 2 0 1 2 3 3 2 3 1 1
Subtotal 92 28 46 57 65 54 56 63 59 72 79 66 42 11
Total Occupancy 92 28 46 57 65 54 56 63 59 72 79 66 42 11 Total Percent 30% 50% 62% 71% 59% 61% 68% 64% 78% 86% 72% 46% 12% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 172 61 74 80 100 83 76 79 65 66 67 52 44 23
Compact 30 9 10 15 25 14 11 11 6 13 9 10 7 4
Handicap 2 0 0 1 0 0 0 1 0 0 0 0 0 0
20 Min. 8 4 6 6 8 5 7 5 5 5 6 5 4 1
Pick Up 4 0 0 0 3 1 0 0 1 1 1 1 1 0
Subtotal 216 74 90 102 136 103 94 96 77 85 83 68 56 28
Total Occupancy 216 74 90 102 136 103 94 96 77 85 83 68 56 28 Total Percent 34% 42% 47% 63% 48% 44% 44% 36% 39% 38% 31% 26% 13% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 49 8 9 19 16 10 14 22 27 32 35 32 15 6
Handicap 3 0 1 0 1 1 1 2 2 2 2 2 2 1
Take Out 4 0 0 1 0 0 0 0 0 0 3 0 1 0
Chick-Fil-A Delivery 17 17 9 11 13 15 10 12 15 7 9 7 5 4 Subtotal 73 25 19 31 30 26 25 36 44 41 49 41 23 11
Total Occupancy 73 25 19 31 30 26 25 36 44 41 49 41 23 11 Total Percent 34% 26% 42% 41% 36% 34% 49% 60% 56% 67% 56% 32% 15% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 136 54 70 81 100 89 72 76 73 78 65 66 30 23
Handicap 9 1 4 4 4 4 4 1 1 2 1 0 0 0
20 Min. 4 1 1 1 2 0 0 0 1 1 2 2 0 0
Pick Up 4 0 0 0 1 1 4 3 2 1 1 1 1 0
Subtotal 153 56 75 86 107 94 80 80 77 82 69 69 31 23
Total Occupancy 153 56 75 86 107 94 80 80 77 82 69 69 31 23 Total Percent 37% 49% 56% 70% 61% 52% 52% 50% 54% 45% 45% 20% 15% Inventory 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 36 7 7 6 12 11 13 25 13 13 10 5 2 0
Handicap 4 0 0 0 0 2 1 0 1 0 0 0 0 0
20 Min. 2 0 1 2 0 0 2 0 1 1 1 0 0 0
Loading 2 0 0 0 0 0 0 0 0 0 0 0 0 0
Unmarked 9 4 6 9 9 7 7 6 3 3 3 2 0 0
Subtotal 53 11 14 17 21 20 23 31 18 17 14 7 2 0
Total Occupancy 53 11 14 17 21 20 23 31 18 17 14 7 2 0
Total Percent 21% 26% 32% 40% 38% 43% 58% 34% 32% 26% 13% 4% 0% Zone 1
Zone 2
Zone 3
Zone 4
Zone 5
Zone 6
Counts Unlimited, Inc.

PO Box 1178
Corona, CA 92878
951-268-6268

P A R K I N G S T U D Y
F E B R U A R Y 2 0 2 5

BR E A PL A Z A SH O P P I N G CE N T E R

BR E A, C A L I F O R N I A
P:\A-E\BSR1901\Apartments\Apartment Parking Study 5.docx «02/19/25»

ATTACHMENT C

RESIDENTIAL PARKING DEMAND SURVEY DATA
Location: Sw Corner Of E Katella Ave & S Westside De Intersection Date: 04/25/2019 City: Anaheim,CA Day: Thursday
Area Space Type Spaces 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM 12:00 AM Regular 95 49 54 61 66 71 76 78 86
Regular HC 2 0000111 1
EV 2 0011222 2
Guest HC 2 0000000 0
Regular 115 32 43 52 58 66 67 71 72
Regular HC 3 0000000 0
EV 2 0000000 0
Guest HC 1 0000000 0
Regular 115 21 23 34 39 40 45 50 50
Guest HC 1 1111111 1
EV 2 1111111 1
Regular HC 3 0000011 1
Regular 116 29 34 39 44 51 54 56 56
Guest HC 1 0000000 0
EV 2 0111112 2
Regular HC 3 0000000 0
Regular 115 13 15 20 25 29 31 32 32
HC 4 0000000 0
EV 2 0000000 0
Regular 45 0000000 0
Guest 93 2222222 2
EV 2 0000000 0
Notes 1st floor ‐ 3 Spaces blocked, not included in inventory.

Prepared by National Data & Surveying Services
Parking Study
6th Floor
3rd Floor
4th Floor
1st Floor
2nd Floor
5th Floor
Location: Sw Corner Of E Katella Ave & S Westside De Intersection Date: 04/26/2019 City: Anaheim,CA Day: Friday
Area Space Type Spaces 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM 12:00 AM Regular 95 33 51 62 60 64 66 72 74
Regular HC 2 0111222 2
EV 2 1112222 2
Guest HC 2 0011111 1
Regular 115 35 49 55 56 59 64 70 69
Regular HC 3 0000011 1
EV 2 0111122 2
Guest HC 1 0000000 0
Regular 115 25 26 29 39 42 48 50 50
Guest HC 1 0111001 1
EV 2 0000011 1
Regular HC 3 0000000 0
Regular 116 31 35 38 43 45 47 49 50
Guest HC 1 0000000 0
EV 2 1111222 2
Regular HC 3 0000000 0
Regular 115 16 20 23 25 29 31 33 33
HC 4 0000000 0
EV 2 0000000 0
Regular 45 0000000 0
Guest 93 0000000 0
EV 2 0000000 0
Notes 1st floor ‐ 3 Spaces blocked, not included in inventory.

Parking Study
Prepared by National Data & Surveying Services
3rd Floor
4th Floor5th Floor6th Floor
1st Floor
2nd Floor
Location: Sw Corner Of E Katella Ave & S Westside De Intersection Date: 04/27/2019 City: Anaheim,CA Day: Saturday
Area Space Type Spaces 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM 12:00 AM Regular 95 62 64 65 66 71 69 70 71
Regular HC 2 0111111 1
EV 2 1111111 1
Guest HC 2 0000111 1
Regular 115 56 59 61 64 71 75 73 76
Regular HC 3 0000000 0
EV 2 1100111 1
Guest HC 1 0000000 0
Regular 115 31 40 46 43 50 52 57 58
Guest HC 1 1111111 1
EV 2 2210000 0
Regular HC 3 0000000 0
Regular 116 35 39 47 50 56 55 59 57
Guest HC 1 0000000 0
EV 2 1111111 1
Regular HC 3 0000000 0
Regular 115 15 19 21 21 21 22 24 26
HC 4 0000000 0
EV 2 1222211 1
Regular 45 0000000 0
Guest 93 0000000 0
EV 2 0000000 0
Notes 1st floor ‐ 3 Spaces blocked, not included in inventory.

Prepared by National Data & Surveying Services
Parking Study
3rd Floor
4th Floor5th Floor6th Floor
1st Floor
2nd Floor
Project Title Baker Block ‐ 125 Baker, Costa Mesa ‐ Parking Lot Survey Parking Occupancy SurveyDate: Thursday, May 2, 2019
Inv 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM 12:00 AM Unmarked Stall 360 134 157 182 191 204 225 238 237
Handicapped 12 3 4 3 7 4 5 5 4
Electric 82 3 2 4 7 6 8 7
Motorcycle with car 64575767
Motorcycle alone 52564122
Reserved 80 20 27 37 38 43 43 46 47
Guest 51 2 2 5 5 5 4 4
Handicapped 10 1 1 0 0 0 1 0
Total Occupancy 466 171 200 237 258 272 292 310 308
Total Percent ‐ 37% 43% 51% 55% 58% 63% 67% 66%
Thursday,
May 2, 2019
Parking
Structure
Office Lot
Project Title Baker Block ‐ 125 Baker, Costa Mesa ‐ Parking Lot Survey Parking Occupancy SurveyDate: Friday, May 3, 2019
Inv 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM 12:00 AM Unmarked Stall 360 143 166 186 193 206 216 221 236
Handicapped 12 2 3 6 4 7 6 7 6
Electric 82 2 4 5 7 6 6 7
Motorcycle with car 22333332
Motorcycle alone 58588987
Reserved 80 25 34 38 38 40 43 44 48
Guest 55 5 4 4 6 6 6 5
Handicapped 11 0 0 0 1 1 0 0
Total Occupancy 466 185 220 246 255 278 290 295 311
Total Percent ‐ 40% 47% 53% 55% 60% 62% 63% 67%
Friday,
May 3, 2019
Parking
Structure
Office Lot
Project Title Baker Block ‐ 125 Baker, Costa Mesa ‐ Parking Lot Survey Parking Occupancy SurveyDate: Saturday, May 4, 2019
Inv 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM 12:00 AM Unmarked Stall 360 178 193 205 203 202 206 222 229
Handicapped 12 4 2 5 4 4 4 5 6
Electric 85 7 6 7 6 6 7 7
Motorcycle with car 43233566
Motorcycle alone 85586442
Reserved 80 32 31 34 33 37 39 39 41
Guest 55 5 5 2 5 5 5 5
Handicapped 10 0 0 0 0 1 0 1
Total Occupancy 466 236 246 262 260 263 270 288 297
Total Percent ‐ 51% 53% 56% 56% 56% 58% 62% 64%
Saturday,
May 4, 2019
Parking
Structure
Office Lot
Location: Rize Apartments, 1100 Synergy Date: 6/27/2019 City: Irvine, CA Day: Thursday
Level Spaces Type Space 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM 12:00 AM Regular 62 17 19 26 34 45 47 47 48
Handicap 522222222
Clean Air 925226555
Future Resident 211222222
Regular 85 35 36 43 52 60 68 66 68
Handicap 311111111
Clean Air 955665666
Regular 86 33 40 46 52 54 62 63 63
Handicap 200011111
Clean Air 955566988
Regular 86 45 45 52 49 54 54 56 59
Handicap 200000000
Clean Air 924547888
Regular 86 33 40 46 45 48 51 51 53
Handicap 201100100
Clean Air 903566666
Regular 85 34 37 45 39 41 43 44 44
Guest 13 4 6 8 8 10 10 11 11
Prepared by National Data & Surveying Services
Parking Study
654321
Location: Rize Apartments, 1100 Synergy Date: 6/28/2019 City: Irvine, CA Day: Friday
Level Spaces Type Space 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM 12:00 AM Regular 62 30 33 41 40 39 44 48 49
Handicap 533322223
Clean Air 955436788
Future Resident 202222222
Regular 85 37 44 45 48 50 54 59 57
Handicap 310011111
Clean Air 925568877
Regular 86 48 55 57 57 63 66 65 64
Handicap 200000000
Clean Air 922456788
Regular 86 45 43 47 45 47 55 59 61
Handicap 210000000
Clean Air 913334466
Regular 86 42 44 50 53 50 53 55 60
Handicap 200000000
Clean Air 967766666
Regular 85 39 33 41 41 42 47 49 49
Guest 13 12 13 13 11 12 12 11 11
56 Prepared by National Data & Surveying Services
Parking Study
1234
Location: Rize Apartments, 1100 Synergy Date: 6/29/2019 City: Irvine, CA Day: Saturday
Level Spaces Type Space 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM 11:00 PM 12:00 AM Regular 62 37 36 35 37 41 42 46 47
Handicap 532223333
Clean Air 934666666
Future Resident 222222222
Regular 85 45 47 50 52 55 56 54 56
Handicap 311111111
Clean Air 945556666
Regular 86 51 53 54 54 54 54 55 55
Handicap 211222111
Clean Air 966777777
Regular 86 47 48 50 53 55 58 58 60
Handicap 200012222
Clean Air 955554445
Regular 86 45 45 47 49 53 56 58 58
Handicap 200000000
Clean Air 955666666
Regular 85 40 40 41 41 44 46 46 47
Guest 13 12 12 12 12 13 13 13 13
56 Prepared by National Data & Surveying Services
Parking Study
1234

1 MASTER SIGN PROGRAM

PREPARED BY
REVISED 01.11.25 250181-01

BREA PLAZA LIVING

ATTACHMENT O
2 s i g n s a n d s e r v i c e s c o . c o m
N

LOCATION MAP

NOT TO SCALE

M A S T E R S I G N P R O G R A M

PROJECT DIRECTORY
SIGN CRITERIA FOR:

BREA PLAZA LIVING
Located at:
5555 EAST IMPERIAL HWY.

BREA, CA 92821

LANDLORD

BOSC REALTY ADVISORS, LLC
888 W. Big Beaver Road, Suite 200
Troy, MI 48084
Attn: Wadd Nadhir

PROJECT ARCHITECT

ARCHITECTS ORANGE
144 North Orange Street
Orange, Ca 92866
Attn: Jahn Nguyen
CITY PLANNING:

City of Brea

SIGNAGE CONTRACTOR
Signs & Services Co.
10980 Boatman Ave.

Stanton, CA 90680
Attn: Cynthia Lima
310-507-4393
[email protected]

BREA PLAZA LIVING
3 s i g n s a n d s e r v i c e s c o . c o m
SCALE: 1" = 150'-0"

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M
A/B
A/B
PAGE
11 DESCRIPTION

DEVELOPMENT SIGN (CORNER)

PARKING EXIT ENTRY WITH BANG BAR

SIGN TYPE
C 13

CANOPY MOUNTED ADDRESS NUMBERS

D CANOPY MOUNTED LETTERS & NUMBERS
E
14 15
D
E
C
C
4 s i g n s a n d s e r v i c e s c o . c o m

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M
I. INTRODUCTION
The purpose of this criteria is to establish sign design standards and general guidelines that assure consistency in quality and necessary to balance maximum identification within an overall harmony of design for the project.

Conformance to these criteria will be strictly enforced. Any installed non-conforming or unapproved signs shall be brought into conformance at the expense of the Tenant and/or his Sign Contractor.

II. APPROVAL PROCEDURE
All signs installed or displayed on the premises of Brea Plaza Living must have written approval of the Landlord/Developer. The aesthetic characteristics of the signs (i.e., placement, size, proportion, colors, textures, method of fabrication, location of transformers and electrical devices, etc.) are subject to the discretionary approval of the Landlord/Developer within the context of this criteria.

Prior to submission to the City of Brea for permits, and prior to construction and installation of any sign or graphic covered by this criteria, tenant must submit professionally prepared drawings of their proposed signage meeting this criteria to Landlord/Developer for review and approval.

Drawings must:

1. Depict sign on building elevation with dimensional location and scale.

2.Include all specifications for construction and installation, including but not limited to, colors, materials, and illumination details.

Following Landlord/Developer approval, Tenant must submit approved drawings to the City of Brea for review and permits prior to construction. All design, processing and construction shall be at the Tenant's sole cost and expense.

III. GENERAL REQUIREMENTS

1. All work is to be performed by a professional sign company. Said sign company must be in possession of a current state contractor's license to perform such work.

Said sign company must maintain a minimum of $1,000,000 insurance to be working on property.

2. Each Tenant shall submit or cause to be submitted an electronic drawing with details drawn to scale, indicating the location, size, layout, design and color of the proposed signs, including all lettering and or graphics to the Landlord/Developer and the City of Brea for approval prior to fabrication. These drawings shall be submitted along with a site plan indicating the location of the lease space on the site, and elevation showing sign placement and lease space width.

NOTE: All sign layouts shall include a digital image of the building frontage with proposed sign in a scaled format to include adjacent tenant signage, if applicable.

3. All signs shall be reviewed and approved in writing by the Landlord/Developer for conformance with these criteria and overall design quality as well as Tenant's lease agreement. Approval or disapproval of sign submittal based on aesthetics of a design shall remain the sole right of the Landlord/Developer.

4. All signs must comply with current City of Brea planning, zoning, building and electrical codes.

5. City Approval and Permits: Upon approval by the
Landlord/Developer, Tenant shall secure a sign permit from the City of Brea by submitting proposed drawings (approved by the Landlord/Developer) to the Planning Department. All permits required by the City of Brea for signs and their installation must be obtained and paid for by the Tenant prior to installation.

6. All building signs shall be constructed and installed at the Tenant's expense. Tenant is also responsible for the maintenance of their signs.

7. In the event a Tenant vacates his premises, Tenant shall be responsible for the removal of any wall and/or logo sign, with all holes being repaired and repainted to match the building exterior.

8. Tenant's sign contractor shall repair any damage to any work caused by his actions. Incomplete repairs are the ultimate responsibility of the Tenant.

9. Upon notice by the City of Brea or the Landlord / Developer, a Tenant shall be required to repair or refurbish their sign structure, sign face and/or sign illumination within seven (7) working days.

10. Window signs as related to logos to be allowed, shop addressing, hours of operation, approved credit card names, emergency telephone numbers, etc., not to exceed a total of 10% of the area of any single window or adjoining window on the same frontage.

11. All electrical signage shall bear the Underwriter Laboratories (UL) label of approval. All conduit, transformers, junction boxes, openings in the building surface, etc. shall be concealed. No raceways or sign cabinets (boxes) are allowed. The City of Brea and the Landlord/Developer shall approve the method of
installation.

12. Tenant is responsible for maintenance and cost of electricity for their own signage. The Tenant or Landlord shall be responsible to provide a designated electrical circuit from electrical panel for their signage. Tenant to provide primary wiring from electrical sub panel to J-box at sign location.
5 III. GENERAL REQUIREMENTS (cont.)

13. Tenant shall be fully responsible for the operations of his sign contractor and shall indemnify, defend and hold harmless the Landlord/Developer and his agents from damages or liabilities resulting from his contractor's work.

14. Registered trademarks, herein referred to as Registered Corporate Identity, pertains to corporate logos and logotypes that have been registered and are on file with the UNITED STATES PATENT AND TRADEMARK OFFICE in Washington,
D.C.

15. Signs not covered by these criteria are subject to prior review and approval of the Landlord/Developer and shall conform to the requirements of the City of Brea Sign Standards and the City Code.

16. Sign Manufacturer & U.L. Labels. Sign manufacturer name, & state license number to be inconspicuously labeled &
attached on top exterior of the sign letters.
s i g n s a n d s e r v i c e s c o . c o m

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M
6 s i g n s a n d s e r v i c e s c o . c o m

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M
Halo Illuminated Pan Channel Letters / Logo
Letters to be fabricated aluminum, reverse pan
channel construction. Aluminum faces and returns
to have painted or adodized finishes. Backs to be
Clear lexan with min. 1 1/2” stand-offs. Letters / logo to be internally illuminated with LEDs.

Halo Illuminated Reverse Pan Channel Letters / Logo

SIGN TYPE EXAMPLES
7 s i g n s a n d s e r v i c e s c o . c o m

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M

EAST ELEVATION
SCALE: 1" = 30'-0"

SOUTH ELEVATION
SCALE: 1" = 30'-0"
358'-0" OVERALL FRONTAGE
245'-0" OVERALL FRONTAGE
8'-0" CLEARANCE
A/B
D
E
C
C
BREA PLAZA LIVING 5555
D
5555

EXIT LANE ONLY ENTRANCE

P A R K I N G
8'-0" CLEARANCE

EXIT LANE ONLY ENTRANCE

P A R K I N G
8'-0" CLEARANCE
T.O. ROOF
64'-4"
T.O. ROOF
64'-4"
8 WEST ELEVATION
SCALE: 1" = 30'-0"

NORTH ELEVATION
SCALE: 1" = 30'-0"
s i g n s a n d s e r v i c e s c o . c o m

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M
358'-0" OVERALL FRONTAGE
245'-0" OVERALL FRONTAGE
T.O. ROOF
64'-4"
T.O. ROOF
64'-4"
9 s i g n s a n d s e r v i c e s c o . c o m

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M

SOUTHWEST CORNER PERSPECTIVE VIEW
SCALE: NTS

SIGN A/B WALL MOUNTED DEVELOPMENT SIGN
10 FRONT VIEW
SCALE: 1/4" = 1'-0"
s i g n s a n d s e r v i c e s c o . c o m

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M
13'-0"
5'-6" 4'-6" 1'-0" 4'-6" 1'-0" 4'-6" 1'-0"
2'-6"
max.
1'-6"
max.
6" 1'-6"
max.
1'-6"
max.
6" 1'-6"
max.

SINGLE LINE LAYOUT

TWO LINE LAYOUT

TWO LINE LAYOUT
1'-3" 8 1/2"

SINGLE LINE LAYOUT

TWO LINE LAYOUT

TWO LINE LAYOUT
15'-0"

WEST ELEVATION SIDE SOUTH ELEVATION SIDE

PLAN VIEW OF CORNER
SCALE: 3/16" = 1'-0"
15'-0"
13'-0"
1'-0"
2'-6"

WALL MOUNTED DEVELOPMENT SIGN
One wall mounted development sign will wrap around the southwest corner of the main building at “Brea Plaza Living”. Halo illuminated 3" deep aluminum channel letters attached to aluminum backgrounds. Power supplies located within backgrounds.

The sign area will be all inclusive.

Total maximum allowable sign area for each tenant includes the wall mounted development sign.

Maximum sign height for double line tenant:
1'-6" with a min, 6" between letters or logo.

Maximum sign height for single line tenant:
2'-6"
West Elevation
Max. total sign area = 42 s.f.

South Elevation:

Max. total sign area = 49 s.f.
6" margin around sign background.

SIGN A/B

BREA PLAZA
LIVING

BREA PLAZA
1'-3"
LIVING
1 11
14'-0"
max. tenant space
6" 6" 12'-0"
max. tenant space
6" 6"
6" 6" 3'-6"
max. tenant space
6" 6" 3'-6"
max. tenant space
6" 6" 3'-6"
max. tenant space
11 1 ALUMINUM RETURN, PAINTED
4 ALUMINUM SIGN FACE, PAINTED
2 LED MODULE
3 TYPICAL WALL FRAME/SURFACE
5 POWER SUPPLY IN ALUMINUM BOX w/DISCONNECT SWITCH
6 FROSTED POLYCARBONATE BACK
7 LOW VOLTAGE WIRE, NO CONDUIT REQUIRED
8 WALL ATTACHMENTS AS REQUIRED, MIN. 4 PER LETTER
9 1/4” WEEP HOLE WITH LIGHT SHIELD
10 1/2” DIA. ALUMINUM STANDOFF, PAINTED
11 CHANNEL LETTERS - HALO LIT

ATTACHMENT DETAIL
SCALE: NTS
1 11
s i g n s a n d s e r v i c e s c o . c o m

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M
4 6
2 3
5 7
8 9
10 11
1 12
12 JUNCTION BOX WITH PRIMARY ELECTRICAL (BY OTHERS)

ALUMINUM BACKGROUND MOUNTED TO WALL
12 s i g n s a n d s e r v i c e s c o . c o m

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M

PARKING EXIT/ENTRY SIGN WITH BANG BAR
Two (2) wall mounted exit and entry signs.
6" Letters and symbols to be 1/2" thick flat cut out with reflective vinyl overlay. “Parking” letters to be2" deep out freestanding with LED bar light to uplight letters.

Bang bar to be 1" deep x 10" high aluminum bar with reflective vinyl graphics with height limiting information.

SIGN C

FRONT VIEW
SCALE: 3/8" = 1'-0"
26'-0"
1'-6"
6"

EXIT LANE ONLY ENTRANCE
3" 1'-2"

P A R K I N G
8'-0" CLEARANCE
10'-7"
10"
4 1/2"
8'-6"
13 s i g n s a n d s e r v i c e s c o . c o m

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M

BUILDING CORNER PERSPECTIVE
SCALE: NTS
14 s i g n s a n d s e r v i c e s c o . c o m

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M

CANOPY MOUNTED FACE LIT CHANNEL LETTERS
One (1) set of canopy mounted 12" high x 2" deep halo lit channel letters mounted to an aluminum countour backer.

Faces to be brushed aluminum with painted returns.

Letters attached to 3" aluminum raceway.

Letters pegged off contour backers by 3/4" for halo lighting.

Illuminated with LED modules with power supply located in raceway One (1) set of canopy mounted 12" high x 2" deep halo lit channel numbers mounted to an aluminum countour backer.

Faces to be brushed aluminum with painted returns.

Letters attached to 3" aluminum raceway.

Numbers pegged off contour backers by 3/4" for halo lighting.

Illuminated with LED modules with power supply located in raceway SIGN D

FRONT VIEW
SCALE: 1/2" = 1'-0"
17'-2"
1'-0"
3'-5"
3"
BREA PLAZA LIVING 5555
1 16
15 s i g n s a n d s e r v i c e s c o . c o m

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M

CANOPY MOUNTED FACE LIT CHANNEL ADDRESS
One (1) set of canopy mounted 12" high x 2" deep halo lit channel numbers mounted to an aluminum countour backer.

Faces to be brushed aluminum with painted returns.

Letters attached to 3" aluminum raceway.

Numbers pegged off contour backers by 3/4" for halo lighting.

Illuminated with LED modules with power supply located in raceway SIGN E
5555

FRONT VIEW
SCALE: 1/2" = 1'-0"
1'-0"
3'-5"
3"
1 16
16 1 ALUMINUM RETURN, PAINTED
4 ALUMINUM SIGN FACE, PAINTED
2 LED MODULE
3 ALUMINUM CONTOUR BACKER PANELS
5 ALUMINUM GUSSET SUPPORTS
6 FROSTED POLYCARBONATE BACK
7 LOW VOLTAGE WIRE, NO CONDUIT REQUIRED
8 1/4" THRU BOLTS TO BACKER PANEL, MIN. 4 PER LETTER
9 1/4” WEEP HOLE WITH LIGHT SHIELD
10 1/2” DIA. ALUMINUM STANDOFF, PAINTED
11 CHANNEL LETTERS - HALO LIT

ATTACHMENT DETAIL
SCALE: NTS
1 16
4 5
2 3
6 7
9 10
11 1
12 12 JUNCTION BOX WITH PRIMARY ELECTRICAL (BY OTHERS)
s i g n s a n d s e r v i c e s c o . c o m

BREA PLAZA LIVING M A S T E R S I G N P R O G R A M
8 POWER SUPPLY IN ALUMINUM BOX w/DISCONNECT SWITCH
13 EXISTING BUILDING CANOPY
11 888 W. Big Beaver Road, Suite 200, Troy, MI 48084
248.792.5075
www.bosc.com
BOSC-59878\3013312.11
Brea Plaza Living Narrative
March 2025
Introduction
Brea Plaza is the premier shopping center in North Orange County located at the intersection of two major highways, CA-57 and Imperial Highway. The Plaza is situated on 15.58 acres with over 158,000 sf of retail. It is at the center of the affluent city of Brea in the heart of Brea’s thriving dining, shopping, and entertainment amenities.

Under BOSC’s 32-year ownership, the property has undergone renovations in 1993, 2010, and 2024 to ensure its continued position as a premier shopping center. As a result of this thoughtful stewardship and investment, Brea Plaza is home to tenants such as Total Wine, Mother’s Market, Chick-fil-A, Chipotle, Panera, AT&T, FedEx, DSW, Jared’s, Lucille’s, and more.

As a result of the changed retail environment caused by Covid and evolving shopping, living, and business needs, it is now time for Brea Plaza’s next evolution to include a residential component that will allow the Plaza to remain a premier shopping center for Brea residents and visitors. BOSC’s recent and proposed updates to the Plaza were carefully crafted in pursuit of the following objectives:
• Replacing an obsolete 1,100 seat movie theater and associated surface parking with usable and vibrant retail space and homes for 120 Brea households, including belowmarket rate units located on-site. • Reduce the size of the shopping center by 8,000 square feet of retail space thereby reducing traffic from existing project.
• Adapt to the evolution in restaurant business, as 65% of business is now carryout and delivery, further reducing parking required for dining uses. • Retailers such as Mother’s Market, Total Wine, DSW, all of the restaurants, and others have implemented mobile ordering and rapid pickup, thereby reducing parking demand. • Closing off access to the adjacent Mercury property assures no Brea Plaza traffic goes through the nearby residential neighborhood, thereby keeping traffic off Greenbriar and Redbay. Most drivers accessing the Plaza are anticipated to use Imperial Highway.

Project Data
Property Address: 1639 E. Imperial Hwy, Brea, CA 92821
Legal Description: APN: 319-391-01, 319-391-02, 319-391, 319-391-03, and 319-391-04 PBK 80X PG 42, PAR 1

ATTACHMENT P
March 2025
BOSC-59878\3013312.11

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Brea City CouncilApril 1, 2025

Brea City Council
April 1, 2025