Buena Park City Council
June 23, 2026

Said public hearing was concluded prior to the adoption of this Ordinance.

(viii) All legal prerequisites to the adoption of this Ordinance have occurred.

B. Ordinance.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BUENA PARK DOES ORDAIN AS FOLLOWS:

Section 1. The City Council hereby finds that all the facts set forth in the Recitals, Part A, of this Ordinance are true and correct.

Section 2. The proposed Zone Change No. Z-25-1 will be in conformance with the City’s General Plan , as amended, and will facilitat e a townhome and apartment residential development resulting in additional housing to enhance the City’s residential housing stock. The Project further conforms to the General Plan goals and policies for the reasons set forth in the General Plan Amendment GP-25-1 Resolution, which findings are incorporated herein by reference.

Section 3. The City Council finds that Zone Change No. Z-25-1, as specified in Exhibit "A" and made a part hereof by reference, will promote the orderly development of the City and public health, safety and welfare.

Section 4. The City Council find s that Zone Change No. Z- 25-1 will not ha ve a detrimental effect upon land available for housing within the City. B y applying the Zone Change to the Subject Property, will facilitate the development of a townhome and apartment multi-family residential development opportunity in the City.

Section 5. The proposed Zone Change will provide additional land available for viable residential development within the City, and will not create substantial demands for new infrastructure. Adequate infrastructure and utilities are available in the area to serve the Project and no substantial new infrastructure is required as a result of this Zone Change.

Section 6. The proposed Zone Change will promote the orderly development of the Subject Property with a new townhome and apartment multi-family residential development that will increase the City’s housing supply while conserving neighborhood property values.

Section 7. The City Council has reviewed and considered all components of the requested Zone Change No. Z -25-1 including compliance with the California Environmental Quality Act (CEQA) through the preparation of a Mitigated Negative Declaration No. MND -25-1 adopted by separate resolution, the City Council has determined that the Mitigated Negative Declaration is l egally adequate and that the Zone Change would not result in any new or substantially severe environmental impacts than those considered and addressed by the mitigation measures included the Mitigated Negative Declaration No. MND-25-1.

Section 8. Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance, is for any reason held to be invalid or unconstitutional by the Ordinance No.

Zone Change No. Z-25-1
June 23, 2026

decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance, and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or m ore sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.

Section 9. The City Clerk shall certify to the passage of this Ordinance.

PASSED AND ADOPTED this 23rd day of June 2026, by the following called vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAINED: COUNCILMEMBERS:

____________________________
Mayor

ATTEST:

___________________________
City Clerk

I, Adria M. Vicuna, MMC, Director of Government & Community Relations/ City Clerk, of hereby certify that the foregoing ordinance was introduced and passed at a regular meeting of the City Council of the City of Buena Park held on the 23rd day of June 2026.

_____________________________
City Clerk
Ordinance No.

Zone Change No. Z-25-1
June 23, 2026

Exhibit A
Existing Zoning District Map: ML (Light Industrial)

Project Site

Ordinance No.

Zone Change No. Z-25-1
June 23, 2026

Exhibit A
Proposed Zoning District Map: RM-20 (Medium-Density Multifamily Residential)

Project Site

RESOLUTION NO.

GENERAL PLAN AMENDMENT NO. GP-25-1

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

BUENA PARK, CALIFORNIA, APPROVING GENERAL PLAN
AMENDMENT GP-25-1 AMENDING THE GENERAL PLAN LAND

USE MAP FROM LIGHT INDUSTRIAL TO HIGH DENSITY

RESIDENTIAL LAND USE DESIGNATION FOR THE PROPERTY
LOCATED AT 5600 BEACH BOULEVARD, AND MAKING

FINDINGS IN SUPPORT THEREOF

A. Recitals.

(i) The City Council of the City of Buena Park adopted the Buena Park General Plan as required by law on December 7, 2010 through the adoption of Resolution No. 12497.

(ii) Scott DiCesare of Shopoff Realty Investments, applicant, 18565 Jamboree Road Suite 200, Irvine, CA 92612 , on behalf of 5600 Beach Blvd BP Owner , LLC, property owner, 18565 Jamboree Road Suite 200, Irvine, CA 9 2612, has filed an application for General Plan Amendment No. GP-25-1 to change the land use designation from Light Industrial to High Density Residential on certain property located at 5600 Beach Boulevard (Assessor’s Parcel Numbers (APNs): 066-572-08, 066-164-24, and 066-163-26), in the City of Buena Park, California (“Subject Property”).

(iii) The Planning Commission of the City of B uena Park conducted a duly noticed public hearing on May 18, 2026, as required by law, to consider General Plan Amendment GP- 25-1, amending the General Plan Land Use Map within the Land Use and Community Design Element of the subject property from Light Industrial land use designation to High Density Residential land use designation, along with a Mitigated Negative Declaration No. MND-25-1, for the Project. At the conclusion of the public hearing, t he Planning Commission adopted a Resolution No. 6402 recommending that the City Council approve the General Plan Amendment No. GP-25-1.

(iv) The City Council of the City of Buena Park conducted a duly noticed public hearing on June 23, 2026, as required by law, to consider the proposed General Plan Amendment No.

GP-25-1. Said public hearing was concluded prior to the adoption of this Resolution.

(v) All legal prerequisites to the adoption of the Resolution have occurred.

B. Resolution.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BUENA PARK, CALIFORNIA, does hereby finds, determines, resolves as follows:

1. The proposed General Plan Amendment No. GP-25-1 is consistent with the goals, policies, purposes, objectives, and programs of the City’s General Plan. The proposed General Plan Amendment will provide additional housing to enhance the viability of the City’s residential development consistent with the General Plan goals and policies including, but is not limited to:

 General Plan Land Use Element Policy LU -1.2: Ensure future development provides for a variety of Light Industrial, industry, and housing that serve the spectrum of incomes within the region.

Resolution No.

General Plan Amendment No. GP-25-1
June 23, 2026

 General Plan Land Use Element Policy LU-1.3: Establish a wide range of residential density and non-residential intensities to encourage a wide range of development opportunities.  General Plan Land Use Element Policy LU -3.1: Ensure that development activiti es acknowledge the protection and enhancement of quality of life in the City’s neighborhoods.  General Plan Land Use Element Policy LU-3.2: Ensure environmental and fiscal impacts are evaluated to minimize impacts to the physical environment and fiscal obligations of the City.  General Plan Land Use Element Policy LU-3.3: Ensure land use decisions consider impacts to infrastructure and service needs.
 General Plan Land Use Element Policy LU -4.3: Promote the clustering of development adjacent to transportation facilities including amenities to encourage transportation and service nodes.
 General Plan Land Use Element Policy LU-4.5: Focus growth along major corridors, including Beach Boulevard and Orangethorpe Avenue and within close proximity to the Metro Link Train Station, I-5 Freeway, and CA-91 Freeway.
 General Plan Land Use Element Policy LU -5.1: Ensure Buena Park is in compliance with applicable state and regional housing mandates.
 General Plan Land Use Element Goal LU-6: A housing stock that meets the diverse needs of Buena Park’s existing and future residents.
 General Plan Land Use Element Policy LU-6.1: Provide for housing opportunities that address the needs of those who currently live or desire to live in Buena Park.  General Plan Land Use Element Policy LU-6.3: Locate affordable housing adjacent to jobs, retail, schools, open space, and public transportation.  General Plan Land Use Element Policy LU -6.6: Provide a wide range of housing options for Buena Park residents, including owner and rental housing adjacent to jobs, shopping, and transit.
 General Plan Land Use Element Policy LU-7.3: Encourage home ownership.  General Plan Land Use Element Policy LU -8.1: Encourage a variety of creative methods for supplying affordable housing.
 General Plan Housing Element Goal 2.0: Assist in the provision of housing that meets the needs of economic segments of the community.
 General Plan Housing Element Policy 2. 2: Use density bonuses and other incentives to facilitate the development of new housing for very low- and low-income households.  General Plan Housing Element Goal 3.0: Provide suitable sites for housing development, which can accommodate a range of housing by type, size, location, price, and tenure.  General Plan Housing Element Policy 3.2: Encourage development of residential uses in strategic proximity to employment, recreational facilities, schools, neighborhood Light Industrial areas, and transportation routes.
 General Plan Housing Element Policy 3.3 Encourage compatible residential development in areas with recyclable or underutilized land.
 General Plan Housing Element Policy 3.4: Allow flexibility within the city’s standards and regulations to encourage a variety of housing types.

2. The proposed General Plan Amendment No. GP -25-1 will promote the orderly development of the City and the public health, safety, and welfare by enhancing and maintaining sound and logical land use and development practices guided by the Land Use & Community Design Element.

Resolution No.

General Plan Amendment No. GP-25-1
June 23, 2026

3. The proposed General Plan Amendment No. GP -25-1 will increase and not diminish the land available for housing within the City. The proposed General Plan Amendment will provide added housing opportunities to enhance the viability of the City’s housing supply.

4. The proposed General Plan Amendment No. GP-25-1 will maintain and improve the viability of the housing stock within the area in a manner consistent with the character of surrounding neighborhoods and will promote the orderly development of the subject property.

5. The proposed General Plan Amendment No. GP -25-1 will develop a planned nonoperational industrial property, with residential buildings and uses that are complimentary to the existing uses in the surrounding area, thereby enhancing and conserving the neighborhood property values.

6. The City Council finds that facts supporting the above- specified finding are contained in the staff report and exhibits, and information provided to this Council during the public hearing conducted on June 23, 2026 with respect to the project.

7. The City Council has reviewed and considered all components of the requested General Plan Amendment No. GP -25-1 and has adopted a separate Resolution certifying Mitigated Negative Declaration (MND-25-1) pertaining to this project including adopted mitigation requirements.

8. The City Council hereby adopts General Plan Amendment GP-25-1, amending the General Plan Land Use Map changing the land use of the subject propert y from Light Industrial land use designation to High Density Residential land use designation attached hereto as Exhibit “A”.

9. The City Clerk shall Certify to the adoption of this Resolution.

PASSED AND ADOPTED this 23
rd day of June 2026, by the following called vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAINED: COUNCILMEMBERS:

_________________________
Mayor
ATTEST:

Resolution No.

General Plan Amendment No. GP-25-1
June 23, 2026

City Clerk

I, Adria M. Vicuña, MMC, Director of Government & Community Relations/City Clerk , hereby certify that the foregoing Resol ution was duly and regularly passed and adopted at a regular meeting of the City Council of the City of Buena Park held this 23rd day of June 2026.

City Clerk

Resolution No.

General Plan Amendment No. GP-25-1
June 23, 2026

EXHIBIT A

Existing General Plan Land Use Map: Light Industrial Land Use Designation

Project Site
Resolution No.

General Plan Amendment No. GP-25-1
June 23, 2026

Proposed General Plan Land Use Map: High-Density Residential Designation

Project Site

RESOLUTION NO.

TENTATIVE TRACT MAP NO. TT-25-2
CONDITIONAL USE PERMIT NO. CU-25-5

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BUENA PARK ,

CALIFORNIA, APPROV ING A VESTING TENTATIVE TRACT MAP TO SUBDIVIDE THREE EXISTING PARCEL S CONTAINING 13.754-ACRES INTO AN APPROXIMATELY 13 -ACRE LOT FOR CONDOMINIUM
PURPOSES, AND AN APPROXIMATELY 0.8-ACRE LOT IN CONJUNCTION

WITH CONDITIONAL USE PERMIT TO ALLOW FOR THE DEVELOPMENT OF 231-UNIT TOWNHOMES AND DUETS, AND 50 AFFORDABLE SENIOR

APARTMENTS WITH REQUIRED OFF -STREET PARKING, OPEN SPACE

AND ASSOCIATED SITE IMPROVEMENTS FOR THE PROPERTY LOCATED AT 5600 BEACH BOULEVARD (APN S: 066-572-08, 066-164-24, AND 066- 163-26), AND MAKING FINDINGS IN SUPPORT THEREOF

A. Recitals.

(i) Scott DiCesare of Shopoff Realty Investments , applicant, 18565 Jamboree Road Suite 200, Irvine, CA 92612 , on behalf of 5600 Beach Blvd BP Owner , LLC, property owner, 18565 Jamboree Road Suite 200, Irvine, CA 9 2612, have filed an application for a Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 request to subdivide an existing parcel containing 13.754-acres into and approximately 13-acre lot for condominium purposes and an approximately 0.8- acre lot, and allow development of 231-unit townhomes and duets along with 50 affordable senior apartments with its required off-street parking, open space and associated on- and off-site improvements for the property located at 5600 Beach Boulevard in Buena Park, California, in the County of Orange (APNS: 066-572-08, 066-164- 24, AND 066 -163-26). Hereinafter in this Resolution, the subject Tentative Tract Map and Conditional Use Permit request are referred to as the “Application.”

(ii) On May 18, 2026, the Planning Commission conducted a duly noticed public hearing on the application along with a Mitigated Negative Declaration No. MND -25-1 for the Application, as required by law, and concluded said hearing prior to the adoption of a Resolution recommending that the City Council approve TT-25-2 and CU-25-5.

(iii) The Planning Commission approved Resolution No. 6405 recommending that the City Council adopt Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU- 25-5, as conditioned.

(iv) On June 23, 2026, the City Council of the City of Buena Park conducted a duly noticed public hearing on the Application, as required by law, and has reviewed and considered all components of the proposed Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. 25-5 and concluded its public hearing prior to adoption of this Resolution.

(v) The Project’s potential environmental impacts were analyzed through an Initial Study/Mitigated Negative Declaration (IS/MND) Mitigated Negative Declaration No. MND-25-

1. (vi) All legal prerequisites to the adoption of this Resolution have occurred.

B. Resolution.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BUENA PARK, CALIFORNIA, does hereby find, determine and resolve as follows:

1. The Council hereby specifically finds that all the facts set forth in the Recitals, Part A, of this Resolution are true and correct.

2. Based upon substantial evidence presented to the City Council during the above- referenced hearing, including written staff repor ts, verbal testimony, and the Conditional Use Permit CU-25-5 Development Plans and Tentative Tract Map TT-25-2 Plans stamped “RECEIVED MAY 6 2026 PLANNING DIV.,” this Council hereby specifically finds, determines, and resolves as follows:

Conditional Use Permit

a. FINDING: The proposed use and development is consistent with the General Plan and any applicable specific plans.

FACT: The proposed 231-unit townhome and duet residential development with 50 affordable senior apartments is a
conditionally permitted use within the RM -20 (Medium-Density Multi-family Residential) zone, as conditioned, and approved concurrently with General Plan Amendment No. GP-25-1, Zone Change No. Z- 25-1, and Mitigated Negative Declaration No.

MND-25-1 with the appropriate Conditions of Approval and Mitigation Measures will meet all applicable requirements of the General Plan and Zoning Ordinance, and other laws. The
proposal is consistent with the design goals of the A rchitectural Design Guidelines for multifamily residential developments by providing building and site enhancements. The proposal will comply with density, lot coverage, setbacks, floor area, parking, circulation, open space, building materials, as conditioned, and other applicable requirements utilizing State Density Bonus incentives, concessions, and waivers.

b. FINDING: The site is adequate in size, shape, topography, location, utilities and other factors, to accommodate the proposed use.

FACT: The site area will be adequate in size, shape, topography, location, utilities and other factors to accommodate the townhome and apartment residential community. The site is relatively flat, and can accommodate the proposed development along with open space provisions for the future residents.

c. FINDING: Adequate street access and traffic capacity are or will be available to serve the proposed development as well as existing and anticipated development in the surrounding area.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

FACT: The Project will gain access from Beach Boulevard and Darlington Avenue . Beach Boulevard is considered a Major Highway in the City’s Mobility Element, within the General Plan.

A Major Highway is a six -lane divided roadway with a typical right-of-way width of 120 feet. The roadway width from curb -to- curb is 100 feet, including a 14-foot median. All three driveways enter the site into a 25 -foot-wide interior street. The driveways are not proposed to be gated, which eliminates potential for queuing vehicles into the public right-of-way for site access. The Project is accessible from southbound and northbound traffic off of Beach Boulevard to allow for left and right-in access to the Project site, but only right -out traffic onto Beach Boulevard .

Darlington Avenue allows for residents to exit to signalized left turns on Franklin Street or Artesia Avenue. As such, adequate street access and traffic capacity are available to serve the proposed 231-unit townhome and duet with 50-unit affordable senior apartment residential development as well as existing and anticipated development in the surrounding area.

d. FINDING: Adequate utilities and public services will be available to serve the proposed development as well as existing and anticipated development in the surrounding area.

FACT: Adequate utilities and public services will be available, as conditioned, to serve the use, as well as, existing and anticipated development in the surrounding area. The Site is fully served by utilities, and m eets the City standards for public services and utilities to the serve the Site.

e. FINDING: The use and development will be compatible with the i ntended character of the area.

FACT: The proposed 231-unit townhome and duet with 50- unit affordable senior apartment residential development will be compatible with the intended character of the area and not negatively impact surrounding properties since the investment in the planned shutdown of the current business on t he property will elevate the property’s aesthetics. All improvements meet the Buena Park Municipal Code requirements for the RM -20 zone as well as the Design Guidelines for Multi-Family for the purpose of promoting high-quality design that is compatible with adjacent properties. The exterior architectural design is in reasonable harmony with the architectural character of the surrounding area.

All the building materials, colors, and finishes proposed for the townhome and apartment residential development are in harmony with the surrounding area. As conditioned, the
proposed 231-townhome and duet units along with the 50 -unit affordable senior apartments will enhance the visual integrity of the subject property as well as the surrounding area.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

f. FINDING: Any criteria set forth elsewhere in this Title for the approval the specific use and development will be satisfied.

FACT: Pursuant to the Buena Park Municipal Code (BPMC) Section

19.412.010 (Uses Permitted), condominiums require approval of a Conditional Use Permit in the RM -20 (Medium -Density Multifamily Residential) zone as amended by Z- 25-1. As conditioned, the proposed townhome and duet with affordable senior apartment development will complement the surrounding area and all the criteria set forth elsewhere in this Title for approval will be satisfied.

g. FINDING: Any adverse effects of the use and development are justified and fully balanced by offsetting benefits to the public interest.

FACT: An Initial Study/Mitigated Negative Declaration No. MND -25-1 was prepared in connection with the associated General Plan Amendment No. GP-25-1, Zone Change No. Z- 25-1, Tentative Tract Map No. TT-25-2, and Conditional Use Permit No. CU-25-

5. Environmental impacts were studied and mitigation measures identified in the Mitigation Monitoring and Reporting Program to mitigate potential environmental impacts to less than significant levels. Additionally, there are conditions of approval that shall be implemented to prevent potentially adverse effects on the general public.

Subdivision

a. FINDING: The subdivision map design and improvements are consistent with the City's General Plan, Zoning Ordinance, and Subdivision Ordinance and the State Subdivision Map Act.

FACT: The plan conforms to density pursuant to the State Density Bonus Law (Government Code Section 65915) , open space, street design, and includes required public improvements consistent with the General Plan designation of High-Density Residential as amended by GP -25-1. The High -Density
Residential land use designation is characterized by
condominium and apartment development with a base density of 20 dwelling units per acre. The density standard may increase to 24 dwelling units per acre with the application of the Site Area Bonus. The Affordable Housing Area Bonus may increase the density to 32 dwelling units per acre. The Project proposes the development of 231 townhomes and duets on approximately 13- acres and 50 affordable senior apartments on approximately 0.8- acres, consistent with the High -Density Residential designation with the applied State Density Bonus Law . The Project further conforms to the General Plan goals and policies for the reasons Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

set forth in Part B to Resolution for GP-25-1, which findings are incorporated herein by reference. The subdivision map is also consistent with the Zoning Code as amended by Zone Change Z-25-1, which rezones the Site from ML (Light Industrial) to RM- 20 (Medium-Density Multi-Family Residential) which authorizes medium-density residential uses. The Vesting Tentative Tract Map is consistent with RM-20 zoning district, and facilitates the development of the Site consistent with standards set forth in the Development Plans.

b. FINDING: The site is physically suitable for the type of development.

FACT: The site is triangular in shape and is relatively flat and will accommodate the proposed development. The development
standards applicable to the Site are set forth in the Development Plan attached as attachments to the Staff Report . The
Development Plan proposes the development of the Site in a manner that is compatible with adjacent uses and the
surrounding neighborhood with the apartments situated at the northern portion of the Project site, townhomes generally dispersed evenly throughout the center portion of t he Project site, and the duets distributed in the southern portion of the Project site. The Site, which is generally bounded by Beach Boulevard to the west, the Brea Creek Channel to the south with single-family homes beyond, and the rail corridor to the east and north, promotes pedestrian and vehicular accessibility with the primary main two access points to the Site located off Beach Boulevard and a secondary access driveway located off
Darlington Avenue. The Project also contains private streets that would provide internal circulation within the Project site. The internal streets would provide pedestrian access while
maintaining an efficient circulation system for vehicles and emergency vehicle access.

c. FINDING: Neither the design of the subdivision nor the proposed improvements will cause environmental damage or affect fish, wildlife or their habitat.

FACT: As evaluated in the Mitigated Negative Declaration (MND-25-1), the MND identified the following areas, which required mitigation in order to be considered less than significant impacts: Air Quality, Cultural Resources, Geology & Soils, Noise, and Tribal Cultural Resources. With the mitigation measures incorporated into the Mitigation Monitoring and Reporting Program included in the MND -25-1, the environmental analysis concluded that the project will not have a significant impact on the environment.

d. FINDING: The project design will be consistent with the existing and intended area character and design.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

FACT: The Project is harmonious with the surrounding neighborhood and the Vesting Tentative Tract Map facilitates the development of the Site consistent with the Development Plans, which implements the Project in a manner that is compatible with adjacent uses and the surrounding neighborhood.

e. FINDING: The design of the development and proposed improvements will not conflict with easements, acquired by the public at large, for access through or use of, properties within the proposed subdivision.

FACT: There is no public access easement through the site. Access will occur from public rights-of-way.

3. The City Council has considered the proposed subdivision shown on the Vesting Tentative Tract Map, with the imposed conditions, to determine whether to make any of the findings set forth in the subsections of Section 66474 of the Government Code which states “A legislative body of a city or county shall deny approval of a vesting tentative map, or a parcel map for which a vesting tentative map was not required, if it makes any of the following findings:”

FINDING: Government Code Section 66474(a) - That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451.

FACT: As detailed above, the Vesting Tentative Tract Map is consistent with the General Plan and Zoning, as amended. The Project conforms to the goals and policies in the General Plan as set forth in Part B for General Plan Amendment GP-25-1.

FINDING: Government Code Section 66474(b ) - That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.

FACT: As detailed above, the design and improvement of the subdivision, as contemplated in the Development Plans attached as Attachments 5, 6, and 7 to the Staff Report, is consistent with the General Plan and Zoning, as amended. The subdivision map design and improvements are consistent with the City's General Plan, Zoning Ordinance, and Subdivision Ordinance and the State Subdivision Map Act. The plan conforms to density pursuant to the State Density Bonus Law (Government Code Section 65915), open space, street design, and is consistent with the General Plan designation of High- Density Residential and RM -20 (Medium -Density Multi-Family Residential) as amended by GP-25-1 and Z-25-1.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

FINDING: Government Code Section 66474(c) - That the site is not physically suitable for the type of development.

FACT: The site is physically suitable for the townhome residential development proposed. As detailed above, the site is triangular in shape and is relatively flat and will accommodate the proposed development. The development standards applicable to the Site are set forth in the Development Plan attached as Attachments 5, 6, and 7 to the Staff Report. The Development Plan proposes the development of the Site in a manner that is compatible with adjacent uses and the surrounding
neighborhood with the affordable senior apartments situated at the north end with townhomes and duets generally dispersed evenly throughout the southern two-thirds of the Project site. The Site, which is generally bounded by Beach Boulevard to the west, the Brea Creek Channel to the south with single- family homes beyond , and the rail corridor to the east and no rth, promotes pedestrian and vehicular accessibility with the primary main two access points to the Site located off Beach Boulevard with a secondary access driveway located off Darlington Avenue. The Project also contains private streets that would provide internal circulation within the Project site. The i nternal streets would provide pedestrian access while maintaining an efficient circulation system for vehicles and emergency vehicle access.

FINDING: Government Code Section 66474(d) - That the site is not physically suitable for the proposed density of development.

FACT: The site is physically suitable for the proposed density of the development which includes 50 affordable senior apartments on approximately 0.8-acres of land and 231 residential townhome and duet units on approximately 13-acres. The site is triangular in shape and is relatively flat and will accomm odate the proposed density for the development. The project site’s General Plan land use designation will need to be amended from the current designation of Light Industrial to High Density Residential, as well as rezoned from ML (Light Industrial) to RM- 20 (Medium-Density Multi-Family Residential). Development in the High -Density Residential land use designation is
characterized by condominium and apartment development with a base density of 20 dwelling units per acre. The density standard may increase to 24 dwelling units per acre with the application of the Site Area Bonus. The Affordable Housing Area Bonus may increase the density to 32 dwelling units per acre.

The proposed development of the site, which is currently ceasing operations, will help revitalize the site in a manner that will be harmonious with the adjacent neighborhoods.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

FINDING: Government Code Section 66474(e) - That the design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.

FACT: Neither the design of the subdivision nor the proposed improvements will cause substantial environmental damage or affect fish, wildlife or their habitat. As evaluated in the Mitigated Negative Declaration (MND -25-1), the MND identified the following areas, which required mitigation in order to be considered less than significant impacts : Air Quality, Cultural Resources, Geology & Soils, Noise, and Tribal Cultural
Resources. With the mitigation measures incorporated into the Mitigation Monitoring and Reporting Program included in the MND-25-1, the environmental analysis concluded that the project will not have a significant impact on the environment.

FINDING: Government Code Section 66474(f) - That the design of the subdivision or type of improvements is likely to cause serious public health problems.

FACT: Neither the design of the subdivision nor the type of improvements are likely to cause serious public health problems.

Issues of public health were evaluated in the Mitigated Negative Declaration (MND-25-1), which determined that the Project will not have a significant impact on the environment.

FINDING: Government Code Section 66474(g) - That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision.

FACT: Neither the subdivision nor the types of improvements will conflict with easements acquired by the public at large for access through, or use of, property within the subdivision. The Project contains private streets that would provide internal circulation within the Project site, including pedestrian access while maintaining an efficient circulation system for vehicles and emergency vehicle access.

4. Government Code Section 66412.3. In approving this Vesting Tentative Tract Map, the City has considered the housing needs of the region. Approval of the Vesting Tentative Tract Map will facilitate the ability to develop approximately 231 residential for-sale units and 50 for -rent units , which will significantly enhance the City’s supply of housing, including the City’s supply of affordable housing. As evaluated in the Mitigated Negative Declaration (MND-25-1), the proposed project will be sufficiently serviced by infrastructure and public services will be sufficiently available.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

5. Government Code Section 66473.1. The design of the subdivision reflected on the Vesting Tentative Tract Map provides, to the extent feasible, for passive and natural heating and cooling opportunities. The residential buildings, and open spaces, will to the extent feasible, account for optimized shading, taking into account open space and building design requirements and associated design elements.

6. The City Council of the City of Buena Park adopts the attached Mitigated Negative Declaration MND-25-1 and associated Mitigation Monitoring and Reporting Program and certifies that the MND for General Plan Amendment No. GP-25-1, Zone Change No. Z- 25-1, Tentative Tract Map No. TT- 25-2, and Conditional Use Permit No. CU-25-5, has been completed in compliance with the California Environmental Quality Act, the State CEQA Guidelines, and local procedures adopted pursuant thereto, and has reviewed and considered the information contained in the MND. The City shall file a Notice of Determination (NOD) with the County Clerk of Orange County and the Secretary of the Resources Agency pursuant to the provisions of Section 21152 of Public Resources Code and State CEQA Guidelines Section 15075 adopted pursuant thereof.

7. Based upon the findings and conclusions set forth in the above paragraphs, the City Council of the City of Buena Park approves Tentative Tract Map No. TT- 25-2 and Conditional Use Permit No. CU-25-5 development plans stamped “RECEIVED MAY 6 2026 PLANNING DIV,” as modified herein and the following conditions set forth in paragraph 9 of this Resolution.

8. The following conditions are deemed necessary to protect the public health, safety, and general welfare and are reasonable and proper in accordance with the purpose and intent of the Buena Park City Code:

BUILDING DIVISION:

1. The project shall comply with state and federal disabled access requirements.

2. The project shall comply with the California Building Codes as adopted and amended by the City of Buena Park Municipal Code, Title 15.

3. The building/buildings shall be fully fire -sprinklered as required by the City of Buena Park Municipal Code, Title 1, and/or the California Building Codes.

4. A geotechnical investigation report prepared by a qualified geotechnical engineer is required. The applicant shall submit this report for review and approval prior to the issuance of building permits.

5. The construction plans require professional preparation. Subm it plans and structural calculations prepared by a California registered engineer or architect.

6. After the public hearing appeal period ends, applicant shall submit three (3) sets of construction plans to the Building Division for plan check in order to obt ain required building permits.

7. Within the senior affordable housing building, the f irst floor corridor is required to be rated in accordance with the California Building Code. If not separated from the lobby space, that rating will be required to extend th roughout the first-floor lobby and office spaces open to the corridor.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

8. Within the senior affordable housing building, an elevator lobby shall be provided at all floors, or additional smoke protection will be required at elevator doors on each floor.

9. Trash room & enclosures will be required to be accessible from both the resident and maintenance/EDCO sides.

10. Bicycle storage rooms will be required to meet accessibility requirements for common use spaces.

ORANGE COUNTY FIRE AUTHORITY (OCFA):

1. DESIGN REVIEW: Any portions of the project that are deferred shall be subject to the codes, standards, and other applicable requirements in force on the date that the deferred plan is submitted to OCFA. The development review does not imply or express approvals on any subsequent plan submittal.

2. PLAN SUBMITTAL SEQUENCE: The applicant or responsible party shall submit the plan(s) listed below to the Orange County Fire Authority for review. Approval shall be obtained on each plan prior to the event specified.

3. Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit, if a grading permit is not required:
• Fire Master Plan (service code PR145)

4. Prior to issuance of a building permit:
• Architectural (service codes PR264-PR272)
• Underground piping for private hydrants and fire sprinkler systems (service code PR470-PR475)
• Fire sprinkler system (service codes PR400-PR465)

5. Prior to concealing interior construction:
• Fire alarm system (service code PR500-PR520

6. Specific submittal requirements may vary from those listed above depending on actual project conditions identified or present during design development, review, construction, inspection, or occupancy. Portions of the project that are d eferred shall be subject to the codes, standards, and other applicable requirements in force on the date that the deferred plan is submitted to OCFA. Standard notes, guidelines, informational bulletins, submittal instructions, and other information related to plans reviewed by the OCFA may be found by visiting ocfa.org on the Planning and Development Section homepage.

7. Temporary/Final Occupancy Inspections: Prior to issuance of temporary or final certificate of occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy (temporary or final) requested. Inspections shall be scheduled at least five days in advance by calling OCFA Inspection Scheduling at 714-573-6150.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

8. Emergency Access Easements: Irrevocable reciprocal access easements for emergency access purposes to the benefit of the City of Buena Park shall be recorded concurrently with the final map or, where no final map is required, prior to approval of the fire master plan.

9. Lumber-drop Inspection: After installation of required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA prior to bringing combustible building materials on-site. Call OCFA Inspection Scheduling at 714 -573- 6150 with the Service Request number of the approved fire master plan at least five days in advance to schedule the lumber drop inspection.

PUBLIC WORKS DEPARTMENT:

DESIGN:

1. Grading, storm drain, street, sewer, water, and erosion control plans for the redevelopment of the former Amway site shall be prepared by a registered civil engineer on 24 -inch by 36- inch sheets at a minimum scale of 1 inch = 40 feet. All improvements shall be desi gned and constructed in accordance with City standards.

Existing improvements along Beach Boulevard, Dr. Sam Way, and any affected project frontage that do not comply with current ADA requirements shall be removed and replaced or modified as part of the project improvements.

2. A portion of the project site is located within a FEMA -mapped Zone AO flood hazard area adjacent to the Brea Creek flood control channel. All grading, drainage, utility, and site improvements within or affecting the mapped flood hazard area shall comply with Division II of Title 18 of the Buena Park Municipal Code and applicable FEMA floodplain requirements. The grading plans shall identify the effective FEMA flood zone limits, applicable flood depth, existing and proposed grades, drainage patterns, proposed pad elevations, and the grades used to establish Highest Adjacent Grade, subject to review and approval by the City Engineer, or designee.

3. Vehicular access to the project, including the proposed driveways along Beach Boulevard and the southern access connection from Darlington Avenue, shall be reviewed and approved by the City Traffic Division. Emergency access and internal site circulation shall be reviewed and approved by the Orange County Fire Authority, and the approved access plan shall be submitted to the Engineering Division with the grading plan submittal.

4. If determined necessary during final map or improvement plan review, street dedications, corner cutoffs, public access easements, or other right -of-way-related dedications shall be provided to the satisfaction of the City Engineer.

5. All new or future utility services required to serve the project shall be installed underground unless otherwise approved by the City Engineer. Any utility improvements or relocations required as part of the final design shall be shown on the improvement plans and constructed in accordance with City standards and applicable utility provider requirements.

6. Traffic impact fees, sewer impact fees, water impact fees, stormwater fees, and all other applicable Public Works fees shall be paid in accordance with City Resolution No. 9726, the current City Fee Schedule, and any applicable City requirements in effect at the time of permit issuance.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

7. Parkway landscaping, including irrigation, shall be installed along Beach Boulevard and any other applicable project frontage in accordance with the City Urban Forest Management Plan and City standards. Landscaping within the public right-of-way shall be maintained by the property owner or responsible maintenance entity.

8. A sight distance analysis prepared by a registered civil engineer shall be submitted for review for any proposed walls, fencing, monument signs, landscaping, or other features near project driveways, street intersections, or internal circulation points that may affect visibility.

9. The sewer system hydraulic analysis shall be updated, as necessary, to reflect the final approved site plan, unit count, unit distribution, and sewer layout. The updated analysis shall confirm that the existing public sewer system has adequate capacity to accommodate flows from the proposed development and that the proposed on- site sewer system is consistent with the approved improvement plans, to the satisfaction of the City Engineer.

10. Backflow prevention devices shall be pr ovided for all domestic, fire, and irrigation services in accordance with City standards. Double check detector assemblies shall be provided for domestic and fire service connections, and reduced pressure principle devices shall be provided for irrigation service connections. All water meters shall be City-approved and installed in locations approved by the City Engineer and Water Division.

11. The preliminary drainage and hydrology study has been reviewed and accepted for entitlement purposes. Prior to issuanc e of grading permits, the applicant shall submit final hydrology, hydraulic, and drainage studies prepared by a registered civil engineer to reflect the final grading, pad elevations, storm drain design, and drainage patterns for the project. The final analysis shall demonstrate that the proposed development will not adversely impact adjacent properties, Brea Creek Channel, or existing floodplain conditions. If proposed grading or improvements affect the FEMA -mapped Zone AO area or the Brea Creek flood cont rol c hannel, the applicant shall provide a no- risk analysis or other hydraulic documentation acceptable to the City Engineer, or designee, and the Orange County Flood Control District, as applicable.

12. The approved Traffic Impact Analysis for the proposed 28 1-unit residential redevelopment, including Vehicle Miles Traveled (VMT) and Level of Service (LOS) analysis, shall remain subject to the review and approval of the City Engineer. The project shall comply with all applicable traffic -related improvements, m itigation measures, access requirements, striping, signage, signal modifications, or other conditions, if any, identified in the approved Traffic Impact Analysis. Any work affecting Beach Boulevard or another Caltrans -controlled facility shall be subject t o applicable Caltrans review, approval, and permitting requirements, as required by Caltrans.

13. Existing frontage improvements, including sidewalks, curb, gutter, driveway approaches, curb ramps, and related pedestrian facilities along Beach Boulevard and any affected project frontage, shall be repaired, reconstructed, or upgraded where damaged, non-compliant, or otherwise required by City standards.

14. Easements shall be dedicated to the City for all public water, sewer, storm drain, and related public faciliti es located within private property, including any public utility extensions, looped systems, access areas, or maintenance areas required for the project.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

15. Existing public utilities or facilities that conflict with the proposed redevelopment, including facil ities associated with the former Amway campus, shall be removed, relocated, protected, or modified at no cost to the City. The property owner shall dedicate, or cause to be dedicated, all easements needed for the relocation, modification, installation, and maintenance of public facilities or utility company facilities.

16. Water meter sizing, model selection, and installation shall comply with City standards and approved equipment specifications. Water meters one inch or smaller shall be Neptune T-10 with Encoder that reads in gallons, or City-approved equal. Water meters

1.5 inches or larger shall be Neptune HPT or Neptune MACH -10 with Encoder that reads in gallons, or City-approved equal.

17. All on-site sewer, water, storm drain, and water quality facilities not accepted by the City for public maintenance shall remain private. CC&Rs, a maintenance agreement, or another document acceptable to the City shall be recorded identifying the responsible party for long- term operation, maintenance, repair, and replacem ent of private facilities.

18. The potable water system shall be designed as a looped network with a minimum of two points of connection to the public water system along Beach Boulevard, unless otherwise approved by the City Engineer and Water Division. The fi nal design shall demonstrate adequate domestic and fire service capacity and shall maintain public system operation as required by the City.

19. All grading, drainage, storm drain, utility, wall, access, or structural improvements adjacent to or affecting Brea Creek Channel shall be reviewed and approved by the Orange County Flood Control District and the City Engineer. The applicant shall obtain all required approvals, permits, and clearances prior to issuance of grading permits.

Improvements shall not reduce channel capacity, increase flood risk, redirect flows onto adjacent properties, or create adverse hydraulic impacts.

20. The proposed access connection crossing the Brea Creek flood control c hannel from Darlington Avenue shall be subject to review and approval by the Orange County Flood Control District and the City Engineer. The applicant shall submit supporting structural and hydraulic calculations demonstrating that the crossing and related improvements will not reduce channel capacity, increase flood elevat ions, or adversely affect upstream or downstream properties. Required approvals shall be obtained prior to issuance of grading permits.

21. Existing utility services, including water, sewer, fire service, irrigation, and drainage facilities associated with the former Amway campus, shall be properly abandoned, removed, or relocated in accordance with City standards and to the satisfaction of the City Engineer.

22. Prior to issuance of grading permits, the applicant shall submit a Highest Adjacent Grade and pad elevation analysis prepared by a registered civil engineer or licensed surveyor for areas of the project located within or adjacent to the FEMA-mapped Zone AO area. The analysis shall identify the grades used to establish Highest Adjacent Grade, proposed finished pad elevations, flood depth requirements, and the relationship of the proposed grading to the effective FIRM. The analysis shall be reviewed and approved by the City Engineer, or designee.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

23. Prior to final release of the project by the Public Works Department, the project engineer shall certify that the final grading, pad elevations, drainage patterns, and floodplain- related grading improvements have been constructed in substantial conformance with the approved grading plans, approved hydrology and hydraulic studies, and applicable City floodplain requirements.

24. If the applicant elects to pursue a Letter of Map Amendment, Letter of Map Revision Based on Fill, or other FEMA map change after construction, such application shall be the responsibility of the applicant. Any future FEMA map change shall not relieve the applicant from complying with the effective FEMA floodplain requirements, City floodplain regulations, and approved grading requirements in effect at the time of permit issuance.

25. For purposes of reviewing grading and floodplain compliance, the applicant shall clearly identify the grades used to establish Highest Adjacent Grade. Berms, landscape mounds, sound walls, aesthetic grading features, or similar artificial features shall not be used to establish floodplain compliance unless specifically reviewed and accepted by the City Engineer, or designee.

26. A geotechnical study prepared by a registered geotechnical engineer shall be submitted for review and approval. The report shall include recommendations f or grading, retaining walls, slopes, pavement sections for private streets and parking areas, and any soil conditions affecting drainage, utility installation, or water quality facilities. If a WQMP is required, the report shall evaluate soil conditions fo r Low Impact Development feasibility, including infiltration, permeability, compaction, saturation, and groundwater levels in accordance with the County of Orange Technical Guidance Document.

27. Prior to issuance of grading permits, the applicant shall submit a Water Quality Management Plan for review and approval. The WQMP shall identify the structural and non-structural Best Management Practices proposed for the project, the party responsible for long- term maintenance, and the relationship of the BMPs to the final grading, drainage, and storm drain design. The WQMP shall be prepared in accordance with City and County of Orange requirements.

28. Prior to issuance of grading permits for any phase of work resulting in soil disturbance of one acre or more, the applic ant shall submit a copy of the Notice of Intent and assigned Waste Discharge Identification number from the State Water Resources Control Board. The applicant shall prepare and implement a Stormwater Pollution Prevention Plan, maintain a copy of the approv ed SWPPP at the project site, and include the assigned WDID number on the grading plan cover sheet.

29. Any tract map, parcel map, lot merger, lot line adjustment, easement document, or other subdivision- related document required for the project shall be prepared in accordance with the State Subdivision Map Act and Division I of Title 18 of the Buena Park Municipal Code. Required maps and legal documents shall be reviewed by the City and, when applicable, the Orange County Surveyor. The applicant shall provide the City with all review comments received from the Orange County Surveyor for each submittal.

PERMIT ISSUANCE:

1. All fees, deposits, bonds, and financial assurances associated with grading, utility, frontage, off-site, and other improvements required by the Public Works Department Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

shall be paid or posted prior to issuance of the applicable Public Works permits. Fee amounts shall be based on the current City Fee Schedule and approved cost estimates.

2. Before exercising any right or performing any work under a permit issued by the Public Works Department, the developer and contractor shall obtain a City Business License and submit insurance certificates and endorsements acceptable to the City.

3. A Transportation Hauling Permit shall be obtained for any vehicle, combination of vehicles, or special mobile equipment that exceeds the maximum size, weight, or load limits specified in the California Vehicle Code and the Caltrans Transportation Permit Manual.

4. Prior to issuance of grading permits, the applicant shall record an approved WQMP, including the Master Covenant and Agreement and the Operation and Maintenance Plan, w ith the Orange County Recorder. Two hard copies of the recorded WQMP package shall be provided to the City, unless otherwise approved by the City Engineer.

5. Prior to final release of the project by the Public Works Department or the refund of any cash deposits, the developer or contractor shall provide the City with a warranty bond for all public facilities and improvements. The warranty bond shall be held by the City for a period of one year after acceptance, unless otherwise required by the City Engineer.

6. Prior to final release of the project by the Public Works Department, all grading, drainage, utility, frontage, off -site, and other improvements required by the Public Works Department shall be completed to the satisfaction of the City Engineer.

7. Public Works permits, including encroachment permits, grading permits, utility permits, and related approvals, shall be obtained prior to commencement of any work within the public right-of-way, public easement, or areas subject to Public Works jurisdiction.

CONSTRUCTION:

1. A traffic control plan prepared by a registered civil engineer shall be submitted for review and approval for all utility connections, frontage improvements, hauling operations, and any other work within the public right -of-way that requires a lane closure, sidewalk closure, or pedestrian detour. A traffic control plan shall also be required for work on private property that affects public streets, sidewalks, or traffic circulation.

2. When more than one trench cut is made to install or relocate utility lines, the affected street shall be slurry sealed, grind and capped, or restored by another method approved by the City Engineer. Pavement restoration shall extend to the nearest lane line or as otherwise required by the City Engineer based on existing pavement condition and the extent of trenching.

3. An Engineered Grading and Utility Certification shall be prepared and signed by the project engineer. Certification shall address each applicable phase of work, including rough grading, fill placement, soil co mpaction, pad elevations, final grading, utilities, drainage improvements, and WQMP facilities. Certifications shall be submitted to the City as required during construction and prior to Public Works final release.

4. Any existing private water wells located on the project site shall be abandoned in accordance with City and Orange County Health Department requirements.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

5. Prior to Public Works final release, the applicant shall demonstrate that all structural BMPs have been constructed in conformance with the approved WQMP and are functional, accessible, and assigned to the approved maintenance entity.

6. Any work within Beach Boulevard, including utility connections, frontage improvements, traffic control, or other work affecting State Route 39, shall requir e approval and permitting from Caltrans in addition to any required City approvals.

7. The applicant and contractor shall protect all existing horizontal and vertical survey controls. Any survey controls disturbed during construction shall be reset in accordance with Orange County Surveyor standards after construction and at no cost to the City.

8. All trash collection services needed during construction or after project completion shall be obtained from the City-authorized provider.

9. The applicant and contractor shall keep public streets, sidewalks, gutters, and storm drain facilities free of construction debris, sediment, and tracking from the project site.

Street sweeping and erosion control measures shall be provided as needed and as directed by the City.

10. Any d amage to public improvements resulting from construction activities shall be repaired or replaced to City standards at no cost to the City and to the satisfaction of the City Engineer.

PLANNING DIVISION:

1. This approval shall be contingent upon the approval of General Plan Amendment No.

GP-25-1, Zone Change No. Z- 25-1, Tentative Tract Map No. TT -25-2, and Mitigated Negative Declaration No. MND-25-1.

2. Approval of these entitlements will override all previously adopted entitlements and cause them to be null and void.

3. This approval shall be for the development of a 231- unit three-story semi-attached residential development and 50 affordable senior apartments qualifying for two (2) incentives/concessions, to subdivide the site containing approximately 13.8-acres into an approximately 13-acre lot for condominium purposes and an approximately 0.8-acre lot for the affordable senior apartments, and consisting of associated off-street parking, open space, and site improvements on approximately 13.8 acres on a property located at 5600 Beach Boulevard in substantial compliance with Conditional Use Permit No.

CU-25-5 Development Plans dated “RECEIVED MAY 6 2026 PLANNING DIV.,” and Vesting Tentative Tract Map No. 194 19 Plans dated “RECEIVED MAY 6 , 2026 PLANNING DIV.,” and as conditioned herein.

4. The applicant and/or property owner shall ensure that a copy of the City Council Resolution, including all conditions of approval, and mitigation measures contained in the Mitigation Monitoring and Reporting Program, be reproduced on the first pages of construction drawings and shall be distributed to all design professionals, contractors, and subcontractors participating in the construction phase of the project. This shall include any sets of revisions.

5. The development shall conform to the plan as finally approved by the City Council as conditioned herein. Final plans shall incorporate all changes as conditioned herein and shall recognize all easements or deed restrictions pertaining to the subject property.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

Any proposed changes to the plans post entitlement which the Community and Economic Development Director determines to be substantive shall require the approval of the Planning Commission and/or City Council.

6. The project shall be subject to all the mitigation measures and Project Design Features/Conditions of approval contained within the Mitigation Monitoring and Reporting Program (Final Draft Initial Study/Mitigated Negative Declaration), dated “RECEIVED MAY 14, 2026 PLANNING DIV.,” and incorporated herein by reference, as Conditions of Approval.

7. All Climate Action and Adaptation Plan (CAAP) consistency measures shall be detailed and implemented on construction plans submitted.

8. An affordable housing agreement on a City provided form to be approved by the City Attorney shall be required prior to Building Division permit issuance. The proposed project will provide a total of 50 units to be designated as affordable housing as demonstrated in section “1.8 Density Bonus Application” of the Project Narrative dated MAR 23, 2026. Of the 50 units of affordable housing proposed, 38 units are designated as low-income, 6 units are designated as very low-income, and 6 units are designated as extremely low-income. The affordable housing units shall be deed restricted for a term of 55 years.

9. Construction activity shall be limited to 7:00 a.m. to 8:00 p.m. Monday through Saturday, and no work on Sundays or Federal holidays.

10. Prior to Demolition Permit issuance, the applicant shall prepare a construction screening plan for review and approval by the Community and Economic Development Director which depicts opaque construction fencing around the perimeter of the property which provides visual screening of construction activities. Solid screening shall include includes contact information for onsite construction management and may include a project rendering on the Beach Boulevard frontage which depicts the proposed project.

11. Prior to building permit issuance, the applicant shall provide a construction parking plan which depicts how construction traffic and construction worker parking shall be provided on site, or accommodated in an off-site parking lot with shuttle. There shall be no off-site construction related parking in adjacent neighborhoods/streets.

12. The applicant and/or contractor shall be required to implement the provisions of the approved Construction Management Plan throughout the construction process including submittal of quarterly progress reports to the Community and Economic Development Department.

13. Construction hours, allowable workdays, and the phone number of the job superintendent shall be clearly posted at all construction entrances to allow for surrounding owners and residents to contact the job superintendent. If the City or the job superintendent receives a complaint, the superintendent shall investigate, take appropriate corrective action, and report the action taken to the reporting party.

14. Plans submitted for plan check shall include architectural amenities generally consistent with the submitted CU- 25-5 conceptual development plans stamped “RECEIVED MAY 6 2026 PLANNING DIV.,” and Vesting Tentative Tract Map No. 19419 Plans dated “RECEIVED MAY 6 2026 PLANNING DIV.” All construction drawings submitted for the development shall include sufficient construction details Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

showing architectural accents, colors, details of construction, and techniques to ensure architectural compatibility throughout the development. Final details shall be approved by the Planning Division prior to issuance of building permits for the project. Final color and material samples shall be prov ided to the Planning Division with plan check submittals. Architectural features may be replaced or modified subject to approval of the Community and Economic Development Director, based on equivalent provision of acceptable alternatives. Specifications and samples of the following shall be submitted to the Planning Division for approval prior to issuance of building permits:
a. Paint colors for stucco
b. Stucco exterior finishes
c. Siding
d. Roofing material
e. Window trim
f. Window shutters
g. Gable accents
h. Rafter tails
i. Awnings
j. Iron railing and window details
k. Enhanced light fixtures
l. Brick and tile accents
Architectural features may be replaced or modified subject to approval of the Community and Economic Development Director, based on equivalent provision of acceptable alternatives.

15. Color and material samples shall be submitted to the Planning Division for approval prior to issuance of building permits. The applicant shall demonstrate that proposed building materials, and other architectural/site features are rated for appropriate durability and longevity. In the event that said rating cannot be obtained, alternate materials shall be used under the direction of the Planning Division.

16. The second and third story windows on the south elevations of the duet buildings directly adjacent to the south property line, identified as odd numbered buildings “51” through “81,” shall be located to promote privacy between properties through such methods as offset or clerestory placement, use of opaque or view -obscuring glass, or faux windows. Balconies on the second and third floors shall not have openings facing south.

17. A total of 462 garage parking spaces, and 115 open parking spaces, including 6 accessible parking spaces shall be provided and maintained in substantial compliance with plans dated “RECEIVED MAY 6 2026 PLANNING DIV.”.

18. Any new walls and fencing, including those shown on plans shall comply with the City of Buena Park Municipal Code (BPMC) Chapter 19.428 (Development Standards – Fences, Walls, Hedges, and Berms) and shall require separate fence and wall permit approval by the Planning Division, as necessary.

19. A 6-inch-wide decorative masonry wall, at least 6 ft. high measured from the highest finished grade on either side of the wall, shall be provided and maintained along the south property lines, and sound attenuation wall along the rail corridor, consistent with the submitted conceptual plans stamped “RECEIVED MAY 6, 2026 PLANNING DIV.,” and Vesting Tentative Tract Map No. 194 19 Plans dated “RECEIVED MAY 6, 2026 Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

PLANNING DIV.” in accordance with the structural design approved by the Building Division. All the perimeter walls shall match in color and texture. No block wall construction shall occur until a Grading Plan has been approved by the Public Works Department, if required. Double walls shall be filled and capped to the satisfaction of the City.

20. Landscaping shall be installed in substantial compliance with plans dated “RECEIVED MAY 6 2026 PLANNING DIV.” Detailed landscaping/irrigation/sprinkler plans, with signed and stamped Certification of Landscape Design form shall be submitted to the Planning Division for plan check. A ‘Landscape Installation Certificate of Completion’ shall be submitted to the Planning Division prior to final inspection of building permits.

All landscaping/irrigation/sprinkler plans shall comply with the City of Buena Park Water Efficiency Landscape Ordinance, Title 13, Chapter 13.30 of the Buena Park Municipal Code.

21. The planting of trees and shrubs shall have plant material selected and planting methods used which are suitable for the soil and climatic conditions of the site . All landscaping areas along the entire site shall be planted with sufficient quantities that include a mixture of 15-gallon, 24-inch box, including mature specimen trees between 36-inch box and 60-inch box size.

22. The open space areas within the development shall be generally consistent with the plans dated “RECEIVED MAY 6 2026 PLANNING DIV.” Specific features, including exact design and specifications including landscaping, specified areas for active and passive areas shall be reviewed and approved by the Planning Division prior to the issuance of building permits. The open space areas and site amenities shall have appropriate durability and longevity and include elements that are consistent with the following:
a. Barbeque grills
b. Lounge seating/benches and tables
c. Trellis shade structure
d. Bike racks
e. Trash, recycle, and organic receptacles
f. Decorative boulders
g. Pet waste stations

23. Decorative lighting to complement the modern farmhouse and modern Spanish architectural design of the development shall be provided throughout the entire development including the parking area and open space areas. Final location and design of light standards and wall fixtures shall be reviewed and approved by the Planning Division prior to issuance of building permits. Standard light poles with box fixtures shall not be considered decorative.

24. Plans submitted for plan check shall include complete photometric plan for the parking areas, drive aisles and open space areas to ensure that there are adequate levels of light within all portions of the parking, drive aisles and open space areas, adjacent properties and public rights of way to ensure proper public safety. All luminaries shall be designed, shielded, or aimed in such a manner so as not to produce glare upon adjacent properties or rights of way.

25. All parking areas and driveways shall be paved and striped in compliance with BPMC Section 19.436.070 (Residential Parking Dimensions and Layout) and Section Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

19.436.080 (Residential P arking Improvements) as shown on the approved plan. All landscaped areas shall be separated from adjacent vehicular areas by a masonry wall or Portland cement concrete (p.c.c.) curb a minimum of 6 inches in height, or by p.c.c. or masonry walkway. It shall be the responsibility of the developer to submit to the Public Works Department such plans as are necessary to ensure the installation of curbs or walls do not detrimentally affect drainage.

26. A six-inch high concrete wheel stop or poured-in-place concrete curb with sufficient overhang shall be provided for all open parking spaces, located three feet inside of the front boundary of the stalls.

27. A decorative stamped and colored concrete pavement shall be provided at the main driveways along Beach Boulevard. The decorative stamped and colored concrete pavement shall extend the full width of the driveway a minimum of 20 feet from the street property line.

28. All decorative crosswalks located within the property shall match the decorative stamped and colored pavement at the main driveway entries.

29. Decorative metal screen fencing or landscape screening shall be provided to screen any mechanical equipment located fronting Beach Boulevard from public view. The decorative metal screen shall be subject to the review and approval of the Planning Division. All mechanical equipment internally facing shall be screened from view with landscape screening.

30. All rain gutters and downspouts shall be strategically located within the buildings to the maximum extent feasible. Any external rain gutters and downspouts shall be painted to match the colors of the building. Exact location of rain gutters and downspouts shall be submitted to the Planning Division f or review and approval prior to issuance of building permits.

31. All roof-mounted mechanical equipment shall not visible from adjacent and surrounding properties and streets from a height of five (5) feet above ground level. The installation and screening of air conditioning and similar equipment shall comply with existing design criteria and BPMC Section 19. 440.020 (Visual Screening of Mechanical Equipment).

32. The proposed trash enclosures shall be in compliance with the Buena Park Municipal Code Section 19.424.010 (Trash Storage Facilities). Plans submitted for plan check shall be in substantial compliance with plans dated “RECEIVED MAY 6 2026 PLANNING DIV.” Trash carts shall be placed in such a manner as to be a minimum of two feet away from other carts and other stationary objects.

33. Mailboxes shall be supplied, installed and designed to the approval of the Planning Division, with locations subject to the US Postal Service approval.

34. All signs including entry monument sign shall be subject to a separ ate review and approval by the Planning Division. All signs shall comply with BPMC Section

19.908.010 (Signs in Residential Zones).

35. Covenants, Conditions & Restrictions (CC&Rs), Articles of Incorporation and By-Laws for the homeowner’s association shall be reviewed and approved by City Staff and adopted by Planning Commission prior to recordation and issuance of Certificate of Occupancy and shall include the following requirements:

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

a. CC&R’s shall include a restriction which prohibits illegal garage conversions and also require that all garages provide adequate vehicle access be maintained for the parking of two vehicles, unless otherwise permitted by law. b. Future room additions and expansion of balconies and patios shall not be permitted. c. Interior access to all rooms/areas of the townhome units shall be maintained at all times. No sections shall be partitioned off and provided solely with exterior access.

In addition, no secondary kitchen or other cooking facilities shall be provided.

Unless otherwise permitted by law.
d. Modification to any wall or fence within the development, including the wall or fence height, shall be reviewed and approved by the Planning Division, prior to building permit issuance.
e. The CC&R’s shall specifically dictate responsibilities between the homeowners association and private property owners for the maintenance, both interior and exterior, of all buildings, plumbing and electrical facilities. f. The CC&R’s shall establish provisions for all the parking areas to be mai ntained and clear of storage in order to maintain parking.
g. CC&R’s shall prohibit parking and any type of obstruction of the required fire access lanes and common area driveways.
h. The CC&R ’s shall contain provisions establishing a fair, reasonable, and expeditious procedure for resolving disputes. The HOA shall establish and maintain a reserve fund consistent with the requirements of the Davis -Sterling Act. The CC&R shall include a maintenance schedule for common areas and equipment specifically when maintenance tasks will be performed. (ex. Painting, yard work, etc.)
i. The CC&R’s shall contain a requirement that the HOA file with the City of Buena Park Community Development Department the names, addresses, and telephone numbers of the Association’s property management company and responsible property manager and each member of the Association Board, as of January 1st of each year.
j. Within a required vision clearance area there shall be no fence, tree, shrub, or other obstruction to sight between two feet and sev en feet above the established street grade. Vision clearance areas shall be provided at any driveway entrance from or exit to a street: triangular areas on each side of the driveway measuring fifteen feet along the street property line and fifteen feet along the edge of the driveway from the point of intersection of the edge of the driveway with the street property line. k. All trees throughout the development shall be properly maintained in living condition and any damaged or diseased tree shall be replaced by the property owner. l. Balconies and porches shall not be used for storage. m. No vehicular gates or speed bumps within the fire lanes may be installed prior to City review and approval.
n. A maintenance plan shall be established to pick up any errant litter that accumulates on trash service days.

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

36. The Applicant shall provide the Planning Division proof of review and approval of the CC&R’s by the Department of Real Estate (DRE) prior to recordation. A copy of the recorded CC&R’s shall be submitted to the Planning Division prior to the release of utilities.

37. All required utility services and equipment, including transformers, gas meter, “J” boxes, and similar devices shall be located below grade, to the extent possible, or shall be screened from view by landscaping or ornamental decorative walls. The placement and treatment of all screening devices shall be subject to review and approval of the Planning Division. In addition to said walls, landscaping may also be required as a solution for screening. A preliminary electrical equipment plan, which is prepared by the Southern California Edison Company, shall be reviewed and approved by the City Planning Division prior to the issuance of building permits. The applicant is required to return City approved red line prints t o the Southern California Edison Company Planning Department, for preparation of final construction drawings. The location of other utility companies’ appurtenances and meters shall be submitted to the City Planning Division for review and approval prior to installation.

38. All required double detector check valve assemblies located within public view shall be located below grade to the extent possible or shall be screened from view by landscaping ornamental decorative walls. The placement and treatment of all screening devices shall be subject to review and approval of the Planning Division.

39. Prior to the issuance of Building Permits for each phase of the project or any succeeding residential development approval, all development impact fees associated with development including, but not limited to, park fees mandated by BPMC Section

18.64.080 (Park and recreational facilities dedications – Use of land fees) shall be paid in full.

40. The construction authorized by the Conditional Use Permit shall be started within one (1) year of the expiration of the appeal period and thereafter diligently advanced until completion of the project.

41. This approval may be revoked for any violation of noncompliance with any of these conditions in accordance with BPMC Section 19.132.030 (Revocation).

42. Prior to final inspection, these conditions and all improvements shall be completed to the satisfaction of the City.

43. The project and/or use authorized by this approval shall at all times comply with all applicable local, state, and federal ordinances, statutes, standards, codes, laws, policies, and regulations.

44. The applicant and property owner shall sign a notarized Affidavit of Acceptanc e of all conditions of approval and return it to the Planning Division within thirty (30) days after the effective date of this approval or prior to the issuance of a building permit or certificate of occupancy, whichever may occur first.

45. The applicant shall indemnify, defend, and hold harmless the City, its officers, agents, and employees from any claims and losses whatsoever occurring or resulting to any and all persons, firms, or corporations furnishing or supplying work, services, materials, or supplies in connection with the performance of the use permitted hereby or the exercise of the rights granted herein, any and all claims, lawsuits or actions arising from the granting of or exercise of the rights permitted by this approval and from any and all Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

claims and losses occurring or resulting to any person, firm, or corporation, or property damage, injury, or death arising out of or connected with the performance of the use permitted hereby. Applicant’s obligation to indemnify, defend, and hold harmless the City as stated hereinabove shall include, but not be limited to, paying all fees and costs incurred by legal counsel of the City’s choice in representing the City in connection with any such claims, losses, lawsuits, or actions, and any award of such damages, judgments, verdicts, court costs or attorneys’ fees in any such lawsuit or action.

PASSED AND ADOPTED this 23
rd day of June 2026 by the following called vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAINED: COUNCILMEMBERS:

_________________________
Mayor

ATTEST:

________________________________
City Clerk

I, Adria M. Vicuña, MMC, Director of Government & Community Relations/City Clerk , hereby certify that the foregoing Resolution was duly and regularly passed and adopted at a regular meeting of the City Council of the City of Buena Park held this 23 rd day of June 2026.

City Clerk

Resolution No.

Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 June 23, 2026

AFFIDAVIT OF ACCEPTANCE:

I/ We do hereby accept all of the conditions contained in this document and all other conditions imposed by Tentative Tract Map No. TT-25-2 and Conditional Use Permit No. CU-25-5 and do agree that I/We shall conform with and abide by all such conditions.

Date:

Printed Name and Signature
Owner / Applicant

RESOLUTION NO.

MITIGATED NEGATIVE DECLARATION NO. MND-25-1

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BUENA

PARK, CALIFORNIA APPROVING MITIGATED NEGATIVE
DECLARATION NO. MND-25-1 FOR GENERAL PLAN AMENDMENT NO.

GP-25-1, ZONE CHANGE NO. Z-25-1, TENTATIVE TRACT MAP NO. TT- 25-2, AND CONDITIONAL USE PERMIT NO. CU-25-5, TO DEVELOP A 231-UNIT TOWNHOMES AND DUETS, AND 50 AFFORDABLE SENIOR

APARTMENT PROJECT WITH ASSOCIATED PARKING, OPEN SPACE
AND SITE IMPROVEMENTS FOR THE PROPERTY LOCATED AT 5600
BEACH BOULEVARD (APNS: 066-572-08, 066-164-24, AND 066-163-26)

A. Recitals.

(i) Scott DiCesare of Shopoff Realty Investments, applicant, 18565 Jamboree Road Suite 200, Irvine, CA 92612, on behalf of 5600 Beach Blvd BP Owner, LLC, property owner, 18565 Jamboree Road Suite 200, Irvine, CA 92612, has filed a request for General Plan Amendment No. GP-25-1, Zone Change No. Z-25-1, Tentative Tract Map No. TT - 25-2, and Conditional Use Permit No. CU-25-5, to develop a 231-unit townhomes and duets along with 50 affordable senior apartments with its required off-street parking, open space and associated on- and off-site improvements at 5600 Beach Boulevard, Buena Park, California, 90621 (APNS: 066-572-08, 066-164-24, AND 066-163-26) in the County of Orange (collectively, the “Project”).

(ii) An Initial Environmental Study for the Project was prepared pursuant to Section 15060 (Preliminary Review) of the State Guidelines based on the California Environmental Quality Act (CEQA [California Public Resources Code Section 21000 et.

Seq.]). Pursuant to State CEQA Guidelines Article 6 (Negative Declaration Process) Section 15070 (Decision to prepare a negative or mitigated negative declaration) , and based on the information contained in the Initial Study, a decision was made to prepare a Mitigated Negative Declaration (“MND” ) for the project. The City contracted with an independent consultant, Placeworks, Inc., for the preparation of the MND.

(iii) A Mitigated Negative Declaration (MND) with associated Mitigation Monitoring and Reporting Program was prepared pursuant to the State CEQA Guidelines (California Administrative Code Section 15000 et. seq.) and local procedures adopted pursuant thereto.

(iv) On April 3, 2026, a Notice of Intent (NOI) to Adopt a Mitigated Negative Declaration was filed and the MND was forwarded to interested persons, organizations, and agencies;

(v) The public comment period for the draft MND began on April 3, 2026 and was lawfully closed on May 4, 2026.

(vi) On May 18, 2026, the Planning Commission of the City of Buena Park, held a duly noticed public hearing to consider a recommendation to the City Council to approve General Plan Amendment No. GP-25-1, Zone Change No. Z-25-1, Tentative Tract Map Resolution No.

Mitigated Negative Declaration No. MND-25-1
June 23, 2026

No. TT-25-2, Conditional Use Permit No. CU-25-5, and associated Mitigated Negative Declaration No. MND-25-1. Said public hearing was concluded prior to adoption of Resolution No. 6403 recommending that the City Council approve the Mitigate Negative Declaration No. MND-25-1.

(vii) On June 23, 2026, the City Council of the City of Buena Park, held a duly noticed public hearing , as required by law, to consider approval of Mitigated Negative Declaration No. MND-25-1 for associated General Plan Amendment No. GP-25-1, Zone Change No. Z-25-1, Tentative Tract Map No. TT- 25-2, Conditional Use Permit No. CU - 25-5. Said public hearing was concluded 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 BUENA PARK, CALIFORNIA does hereby finds, determines, and resolve as follows:

1. All of the facts set forth in the Recitals, Part A, of this Resolution, are true and correct and hereby incorporated by this reference.

2. The City Council finds the Initial Study prepared by the City of Buena Park and Mitigated Negative Declaration No. MND-25-1 and associated Mitigation Monitoring and Reporting Program is legally adequate. With the implementation of the associated Mitigation Measures discussed in the MND, the potential significant environmental impacts can be reduced to levels of insignificance based on the standards discussed in the MND.

3. The City Council finds that the Mitigated Negative Declaration and associated Mitigation Monitoring and Reporting P rogram identified all significant environmental effects of the Project; there are no potentially significant environmental impacts not addressed in the Final draft MND.

4. Although the Mitigated Negative Declaration identifies certain potential construction-related environmental impacts, the Mitigation Monitoring and Reporting Program has been included to mitigate the potential impacts below any significance thresholds.

5. The City Council adopts the attached Mitigated Negative Declaration MND- 25-1 and associated Mitigation Monitoring and Reporting P rogram and certifies that the MND for General Plan Amendment No. GP-25-1, Zone Change No. Z-25-1, Tentative Tract Map No. TT-25-2, and Conditional Use Permit No. CU-25-5, has been completed in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and local procedures adopted pursuant thereto, and has reviewed and considered the information contained in the MND.

6. The City Council certifies the completion of Mitigated Negative Declaration No. MND-25-1 and associated Mitigation Monitoring and Reporting Program for General Plan Amendment No. GP -25-1, Zone Change No. Z- 25-1, Tentative Tract Map No. TT - 25-2, and Conditional Use Permit No. CU-25-5. The City of Buena Park shall file a Notice Resolution No.

Mitigated Negative Declaration No. MND-25-1
June 23, 2026

of Determination (NOD) with the County Clerk of Orange County and the Secretary of the Resources Agency pursuant to the provisions of Section 21152 of Public Resources Code and State CEQA Guidelines Section 15075 adopted pursuant thereof.

PASSED, APPROVED, AND ADOPTED this 23rd day of June 2026 by the following called vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAINED: COUNCILMEMBERS:

____________________________
Mayor

ATTEST:

___________________________
City Clerk

I, Adria M. Vicuna, MMC, Director of Government & Community Relations/City Clerk, of hereby certify that the foregoing resolution was introduced and passed at a regular meeting of the City Council of the City of Buena Park held on the 23rd day of June 2026.

_____________________________
City Clerk

No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA
AMWAY

BUENA PARK, CA

CIVIL SHEET INDEX
C-01 EXISTING TOPOGRAPHY AND UTLITY
C-02 PROPOSED SITE MAPPING
C-03 GRADING PLAN SHEET MAP
C-04 GRADING SHEET PLAN
C-05 GRADING SHEET PLAN
C-06 GRADING SHEET PLAN
C-07 GRADING SHEET PLAN
C-08 GRADING SHEET PLAN
C-09 GRADING SHEET PLAN
C-10 SITE SECTIONS
C-11 UTILITY INDEX MAP
C-12 UTILITY SHEET PLAN
C-13 UTILITY SHEET PLAN
C-14 UTILITY SHEET PLAN
C-15 UTILITY SHEET PLAN
C-16 UTILITY SHEET PLAN
C-17 UTILITY SHEET PLAN
C-18 STORMWATER BMP PLAN
C-19 TRASH TRUCK MOVEMENT EXHIBIT

LANDSCAPE SHEET INDEX
L.1 OVERALL ILLUSTRATIVE SITE PLAN
L.2 CONCEPTUAL POOL PLAN
L.3 CONCEPTUAL DOG RELIEF SPACES
L.4 CONCEPTUAL OPEN SPACES
L.5 SENIOR AFFORDABLE OPEN SPACES
L.6 CONCEPTUAL FRONT YARD PLANS
L.7 CONCEPTUAL PASEO PLANS
L.8 TRASH ENCLOSURE PLAN
L.9 WALL, FENCE, AND FLATWORK PLAN
L.10 LANDSCAPE MATERIALS
L.11 HYDROZONE PLAN AND IRRIGATION
NOTES
L.12 TREE PLAN
L.13 PLANTING PLAN
L.14 PLANT PALETTE AND NOTES
L.15 LIGHTING PLAN
A0.0COVER SHEET & SHEET INDEX

AMWAY SITE DESIGN SET
CIVIL

RICK ENGINEERING
36 Discovery, Suite 240
Irvine, CA 92618
Phone: 949-588-0707
Contact: Scott Patton, P.E.

ARCHITECTURE
KTGY ARCHITECTURE + PLANNING
17911 Von Karman Ave., Ste 200
Irvine, CA 92614
Phone: 949-851-2133
Contact: Bryan Sevy, Architect

LANDSCAPE

MJS LANDSCAPE ARCHITECTURE
507 30th Street,
Newport Beach, CA 92663
Phone: 949-675-9964
Contact: Dan Delle - PLA, ASLA, LEED GA
OWNER

SHOPOFF REALTY INVESTMENTS
18565 Jamboree Road, Suite 200
Irvine, CA 92612
(949)-417-1396
Contact: Scott Di Cesare

TRAFFIC CONSULTANT

LINSCOTT, LAW & GREENSPAN, ENGINEER
2 Executive Circle, Suite 250,
Irvine, CA 92614
Phone: 949-825-6175 x234
Contact: Trissa de Jesus Allen, PE, RSP

FIRE PLAN (OCFA) SHEET INDEX
FS-1 TITLE SHEET
FS-2 SITE PLAN
FS-3 FIRE HYDRANT LOCATIONS
FS-4 DETAIL SHEET

ARCHITECURAL SHEET INDEX
SHEET NO. SHEET TITLE
A0.0 COVER SHEET & SHEET INDEX
A1.0 SITE PLAN
A1.1 OPEN SPACE EXHIBIT
A1.2 COMMON USABLE OPEN SPACE
A1.3 ALLOWABLE AREA AND HEIGHT SUMMARY
A1.4 SITE PERSPECTIVES
A1.5 SITE PERSPECTIVES
A1.6 SITE PERSPECTIVES
A1.7 SITE PERSPECTIVES
AA1 PERSPECTIVES
AA2 ELEVATIONS
AA3 ELEVATIONS
AA4 AFFORDABLE BUILDING PLANS
AA5 AFFORDABLE BUILDING PLANS
AA6 AFFORDABLE UNIT PLANS
AA7 AFFORDABLE BUILDING SECTION
AB1 PERSPECTIVES
AB2 ELEVATIONS
AB3 ELEVATIONS
AB4 ELEVATION
AB5 ELEVATION
AB6 ELEVATIONS - ENHANCED
AB7 ELEVATIONS - ENHANCED
AB8 BUILDING PLANS
AB9 BUILDING PLANS
AB10 BUILDING PLANS
AB11 BUILDING PLANS
AB12 UNIT PLANS
AB13 UNIT PLANS
AB14 UNIT PLANS
AB15 UNIT PLANS
AC1 PERSPECTIVES
AC2 ELEVATIONS
AC3 ELEVATIONS
AC4 ELEVATIONS
AC5 ELEVATIONS
AC6 ELEVATIONS
AC7 PRIVACY ELEVATIONS
AC8 SECTIONS
AC9 BUILDING PLANS
AC10 BUILDING PLANS
AC11 UNIT PLANS
AC12 UNIT PLANS
AC13 UNIT PLANS
A5.0 MATERIAL BOARDS
A5.1 MATERIAL BOARDS
A5.2 MATERIAL BOARDS
A5.3 MATERIAL BOARDS
A5.4 MATERIAL BOARDS

DESIGN SET SHEET INDEX
CU-25-5RECEIVED
MAY 6 2026

PLANNING DIV
16R UP
O
TR
TRO
16R UP
O
TR
O TR
O T R
16R UP
O
T R
T RO
16R UP
O
T R
OT R
OT R
16R UP
O
T R
TRO
16R UP
O
TR
O TR
O T R
16R UP
OT
R
T
R
O
T
R
O
16R UP
O
T
R
ELEC.

L.V.
16R UP
O
T R
T RO
T R O
16R UP
O
T R
ELEC.L.V.
16R UP
O
T R
T R O
16R UP
O
T R
OT R
OT R
16R UP
O
TR
TR O
16R UP
O
TR
O TR
O TR
16R UP
O
T R
T R O
16R UP
O
T R
OT R
OT R
16R UP
O
TR
T R
O
16R UP
O
T R
O T R
O TR
16R UP
O
TR
T R
O
16R UP
O
T R
O T R
O TR
16R UP
O
T R
T R
O
16R UP
O
T R
T R O
16R UP
O
T R
ELEC.L.V.
16R UP
OT
R
T
R
O
16R UP
O
T
R
T
R
O
16R UP
O
T
R
ELEC.

L.V.
16R UP
O
TR
TR O
O TR
O T R
TRO
16R UP
O
TR
16R UP
O
T R
T R O
OT R
OT R
T RO
16R UP
O
T R
16R UP
O
TR
T R
O
O TR
O T R
TRO
16R UP
O
T R
16R UP
O
T R
T R O
OT R
OT R
T R
O
16R UP
O
T R
16R UP
O
TR
T R
O
O TR
O TR
TRO
16R UP
O
TR
16R UP
O
T R
T R
O
OT R
OT R
T R
O
16R UP
O
T R
16R UP
O
TR
TR O
O TR
O T R
TRO
16R UP
O
TR
16R UP
OT
R
T
R
O
16R UP
O
T
R
T
R
O
16R UP
O
T
R
ELEC.

L.V.
16R UP
O
T
R
T
R
O
T
R
O
16R UP
OT
R
ELEC.

L.V.

O
32gal
TR
48gal 48gal
O
T R
O 32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T RO 32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal
O
T RO
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T RO
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
TRO
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
T R
O32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
16R UP
O
T R
T R
O
16R UP
O
T R
OT R
OT R

EXIT STAIR DOWN
LEVEL #

STAIR ID

EXIT STAIR DOWN
LEVEL #

STAIR ID
FIRE
ELEC.

L.V.

O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
TR
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal

BREA CREEK CHANNEL

BEACH BOULEVARD
Existing
Easement
Sign Wall
Proposed CMU Sound Wall
Proposed Perimeter Wall
Along South PL
1 B
2 B
3 B
4 B
5 B
12 B
11 B
10 B
9 B
13 B
14 B
15 B
16 B
8 B
17 B
7 B
18 B
6 B
19 B
20 B
21 B
22 B
82 A
49 C
45 C
47 C
43 C
41 C
39 C
37 C 35
C
33 C
31 C
29 C
27 C
23 C
48 C
44 C
46 C
42 C
40 C
38 C 36
C
34 C
32 C
30 C
28 C
26 C
25 C
24 C
50 C
54 C
52 C
56 C
58 C
60 C
62 C
64 C
66 C
68 C
70 C
72 C
74 C
76 C
78 C 80
C
51 C
55 C
53 C
57 C
59 C
61 C
63 C
65 C
67 C 69
C
71 C
73 C
75 C
77 C
79 C
81 C
1 P4
2 P3
3 P3
4 P4
5 P1
6 P2
7 P4
8 P3
9 P4
11 P1
10 P2
12 P4
13 P3
14 P4
15 P1
16 P2
17 P4
18 P3
19 P4
21 P3
20 P4
23 P4
22 P3
24 P4
25 P3
27 P3
28 P4
33 P4
P4
31 P3
32 P1
30 P2
29 38
P4
P4
36 P3
37 P1
34 P2
35 43
P4
P4
41 P3
42 P1
40 P2
39 48
P4
P4
46 P3
47 P1
45 P2
44 53
P4
P4
51 P3
52 P1
50 P2
49 55
P3
54 P4
57 P4
56 P3
58 P4
60 P4
59 P3
61 P3
62 P4
P1
64 P2
63 P3
65 P4
66 P3
67 P4
68 P1
70 P2
69 P3
71 P4
72 P3
73 P4
74 P1
76 P2
75 P3
77 P4
78 P3
79 P4
80 P1
82 P2
81 P3
83 P4
84 P3
85 P4
86 P1
88 P2
87 P3
89 P4
90 P3
91 P4
92 P1
94 P2
93 P3
95 P4
96 P3
97 P4
98 P1
100
P3
101
P4
102
P3
103
P4
104
P1
99 P4
105
P3
106
P4
107
P3
108
P4
109
P4
110
P4
113
P3
111
P3
112
167
P2
166
P1
159
P2
158
P1
163
P2
162
P1
151
P2
150
P1
155
P2
154
P1
143
P2
142
P1
147
P2
146
P1
135
P2
134
P1
127
P2
126
P1
114
P2
115
P1
119
P2
118
P1
125
P2
124
P1
133
P2
132
P1
141
P2
140
P1
149
P2
148
P1
157
P2
156
P1
165
P2
164
P1
139
P2
138
P1
131
P2
130
P1
123
P2
122
P1
121
P2
120
P1
129
P2
128
P1
137
P2
136
P1
145
P2
144
P1
153
P2
152
P1
161
P2
160
P1
116
P2
117
P1
169
P2
170
P1
173
P2
174
P1
181
P2
182
P1
189
P2
190
P1
187
P2
188
P1
179
P2
180
P1
195
P2
196
P1
197
P2
198
P1
175
P2
176
P1
177
P2
178
P1
183
P2
184
P1
185
P2
186
P1
193
P2
194
P1
168
P1
171
P2
172
P1
201
P2
202
P1
191
P2
192
P1
199
P2
200
P1
203
P2
204
P1
205
P2
206
P1
211
P2
212
P1
213
P2
214
P1
209
P2
210
P1
207
P2
208
P1
217
P2
218
P1
215
P2
216
P1
225
P2
226
P1
223
P2
224
P1
219
P2
220
P1
221
P2
222
P1
229
P2
230
P1
227
P2
228
P1
26 P4
DR. SAM WAY
STREET "B"
STREET "A"
STREET "A"
10'
12'
30'
30'
25'
25'
14' 18'
20'
25'
25'
25'
20'
18'
8'
9'
10'
5'
6'
Open
Space
Open
SpaceNeighborhood
Entry
Based on Existing
Curb Cut
RAILROADOpen
Space
Neighborhood
Entry
Based on Existing Curb
Cut at Dr Sam Way
Affordable
Site

0.757 ac
32,955 SqFt
SLOPE
Typ.

Leasing
Duplex & Townhome Site

12.997 ac
566,150 SqFt
Total Site

13.754 ac
599,105 SqFt
20'
25'
25'
25'
8'
34'
14'
21'
20'
14'
20'
10'
14'
25'
34'
14'
14'
25'
42'
10'
10'
10'
9'
41'
21'
10'
25'
Amenities
9'
31'
18'
EV
EV

EVEV EV
EV

EVEV EV EV
30'
Trash11'
No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA
1 4
11 3
8 4
0 50 10025 Scale 1" = 50'
A1.0SITE PLAN

SITE SUMMARY
Legend

1. Property Line

2. Parking Space - 9'x20'

3. Accessible Parking Space

4. Trash Enclosure

5. Accessible Path of Travel

6. Accessible Ground Floor Unit

8. Affordable Units

9. Transformers

10.Setback Line

11.Electrical Cabinet and Fire Riser

12.EV stalls Provided for Affordable Units
(11 spaces total)

BUENA PARK CAAP COMPLIANCE NOTES
Table 3.1: EV charging infrastructure. EV
ready infrastructure will be provided for
townhome and duet units in each private
garage. 11 EV spaces will be provided for the
affordable units. See keynote 12.

Table 3.6: Energy performance measures
will be addressed in detail during construction
documents.

Table 3.7:On-Site Zero-GHG and Renewable
Energy Generation and Storage measures will
be addressed in detail during construction
documents.

Table 3.10: Indoor water efficiency measures
will be addressed in detail during construction
documents.
10 1
B
Building Number
Building Type
Unit Number
Plan Type
101
P1
Privacy Duets
Enhanced Elevations
2 9
12 16R UP
O
T R
TRO
16R UP
O
TR
O TR
O TR
16R UP
O
T R
T R
O
16R UP
O
T R
OT R
OT R
16R UP
O
TR
TRO
16R UP
O
TR
O TR
O T R
16R UP
OT
R
T
R
O
T
R
O
16R UP
O
T
R
ELEC.

L.V.
16R UP
O
T R
T R
O
T R O
16R UP
O
T R
ELEC.L.V.
16R UP
O
T R
T R O
16R UP
O
T R
OT R
OT R
16R UP
O
TR
T R
O
16R UP
O
T R
O T R
O TR
16R UP
O
T R
T R O
16R UP
O
T R
OT R
OT R
16R UP
O
TR
TR O
16R UP
O
TR
O TR
O TR
16R UP
O
TR
TR
O
16R UP
O
TR
O T R
O TR
16R UP
O
T R
T R
O
16R UP
O
T R
T R O
16R UP
O
T R
ELEC.L.V.
16R UP
OT
R
T
R
O
16R UP
O
T
R
T
R
O
16R UP
O
T
R
ELEC.

L.V.
16R UP
O
TR
TR O
O TR
O TR
TRO
16R UP
O
TR
16R UP
O
T R
T R O
OT R
OT R
T R
O
16R UP
O
T R
16R UP
O
TR
TR O
O TR
O TR
TRO
16R UP
O
TR
16R UP
O
T R
T R O
OT R
OT R
T RO
16R UP
O
T R
16R UP
O
TR
T R
O
O TR
O T R
TRO
16R UP
O
T R
16R UP
O
T R
T R
O
OT R
OT R
T R
O
16R UP
O
T R
16R UP
O
TR
TR O
O TR
O TR
TRO
16R UP
O
TR
16R UP
OT
R
T
R
O
16R UP
O
T
R
T
R
O
16R UP
O
T
R
ELEC.

L.V.
16R UP
O
T
R
T
R
O
T
R
O
16R UP
OT
R
ELEC.

L.V.

O
32gal
TR
48gal48gal
O
TR
O 32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T RO 32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal
O
T RO
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T RO
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
TRO
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
TR
O32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
16R UP
O
T R
T R
O
16R UP
O
T R
OT R
OT R

EXIT STAIR DOWN
LEVEL #

STAIR ID

EXIT STAIR DOWN
LEVEL #

STAIR ID
FIRE
ELEC.

L.V.

O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
TR
48gal48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal

BREA CREEK CHANNEL

BEACH BOULEVARD
1 B
2 B
3 B
4 B
5 B
12 B
11 B
10 B
9 B
13 B
14 B
15 B
16 B
8 B
17 B
7 B
18 B
6 B
19 B
20 B
21 B
22 B
82 A
49 C
45 C
47 C
43 C
41 C
39 C
37 C 35
C
33 C
31 C
29 C
27 C
23 C
48 C
44 C
46 C
42 C
40 C
38 C 36
C
34 C
32 C
30 C
28 C
26 C
25 C
24 C
50 C
54 C
52 C
56 C
58 C
60 C
62 C
64 C
66 C
68 C
70 C
72 C
74 C
76 C
78 C 80
C
51 C
55 C
53 C
57 C
59 C
61 C
63 C
65 C
67 C 69
C
71 C
73 C
75 C
77 C
79 C
81 C
1 P4
2 P3
3 P3
4 P4
5 P1
6 P2
7 P4
8 P3
9 P4
11 P1
10 P2
12 P4
13 P3
14 P4
15 P1
16 P2
17 P4
18 P3
19 P4
21 P3
20 P4
23 P4
22 P3
24 P4
25 P3
27 P3
28 P4
33 P4
P4
31 P3
32 P1
30 P2
29 38
P4
P4
36 P3
37 P1
34 P2
35 43
P4
P4
41 P3
42 P1
40 P2
39 48
P4
P4
46 P3
47 P1
45 P2
44 53
P4
P4
51 P3
52 P1
50 P2
49 55
P3
54 P4
57 P4
56 P3
58 P4
60 P4
59 P3
61 P3
62 P4
P1
64 P2
63 P3
65 P4
66 P3
67 P4
68 P1
70 P2
69 P3
71 P4
72 P3
73 P4
74 P1
76 P2
75 P3
77 P4
78 P3
79 P4
80 P1
82 P2
81 P3
83 P4
84 P3
85 P4
86 P1
88 P2
87 P3
89 P4
90 P3
91 P4
92 P1
94 P2
93 P3
95 P4
96 P3
97 P4
98 P1
100
P3
101
P4
102
P3
103
P4
104
P1
99 P4
105
P3
106
P4
107
P3
108
P4
109
P4
110
P4
113
P3
111
P3
112
167
P2
166
P1
159
P2
158
P1
163
P2
162
P1
151
P2
150
P1
155
P2
154
P1
143
P2
142
P1
147
P2
146
P1
135
P2
134
P1
127
P2
126
P1
114
P2
115
P1
119
P2
118
P1
125
P2
124
P1
133
P2
132
P1
141
P2
140
P1
149
P2
148
P1
157
P2
156
P1
165
P2
164
P1
139
P2
138
P1
131
P2
130
P1
123
P2
122
P1
121
P2
120
P1
129
P2
128
P1
137
P2
136
P1
145
P2
144
P1
153
P2
152
P1
161
P2
160
P1
116
P2
117
P1
169
P2
170
P1
173
P2
174
P1
181
P2
182
P1
189
P2
190
P1
187
P2
188
P1
179
P2
180
P1
195
P2
196
P1
197
P2
198
P1
175
P2
176
P1
177
P2
178
P1
183
P2
184
P1
185
P2
186
P1
193
P2
194
P1
168
P1
171
P2
172
P1
201
P2
202
P1
191
P2
192
P1
199
P2
200
P1
203
P2
204
P1
205
P2
206
P1
211
P2
212
P1
213
P2
214
P1
209
P2
210
P1
207
P2
208
P1
217
P2
218
P1
215
P2
216
P1
225
P2
226
P1
223
P2
224
P1
219
P2
220
P1
221
P2
222
P1
229
P2
230
P1
227
P2
228
P1
26 P4
DR. SAM WAY
STREET "B"
STREET "A"
STREET "A"
10'
12'
30'
30'
25'
25'
14' 18'
20'
25'
25'
25'
20'
18'
8'
9'
10'
5'
6'
California Garden:
2,850 sf
Senior Activity Lawn:
2,950 sf
Open Space 1:
2,432 sf
Open Space 2:
978 sf
Dog Relief 2:
265 sf
Dog Relief 1:
519 sf
Pool Courtyard:
9,531 sf
Open Lawn:
2,054 sf
Rear Paseo:
17,455 sf
20'
25'
25'
25'
8'
34'
14'
21'
20'
14'
20'
10'
14'
25'
34'
14'
14'
25'
42'
10'
10'
10'
9'
41'
21'
10'
25'
9'
31'
Dog Relief 3:
237 sf
18'
EV
EV

EVEV EV EV
EV

EVEV EV EV
30'
11'
No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA 0 50 10025 Scale 1" = 50'
A1.1OPEN SPACE EXHIBIT

COMMON & USABLE OPEN SPACE

OPEN SPACE AREAS
Site Area: 598,950 sf
Required Total Open Area: 40% Min= 239,580 sf
Provided Private Open Area: 9,547 sf (1.6%)
(includes Ground floor patios min. 10'x10' and
balcony areas min. 6'x6')
Provided Common & Formal Open Area: (29.7%)
Common: (26.0%)
Affordable Open Space: 16,960 sf
North Neighborhood Paseo: 25,430 sf
South Neighborhood Paseo: 62,200 sf
Duet Neighborhood Paseo: 34,100 sf
Rear Paseo: 17,455 sf
Formal: (2.7%)
Open Space 1: 2,432 sf
Open Space 2: 978 sf
Pool Courtyard: 9,531 sf
Dog Relief Stations (3): 1,021 sf
Open Lawn: 2,054 sf________
Total: 172,161 sf
Total Open Area Provided: 181,708 sf (30.3%)
Duet Neighborhood
Paseo
41,600 sf
South Neighborhood
Paseo
59,424 sf
North Neighborhood
Paseo
23,297 sf
Affordable Open Space
±16,660 sf
16R UP
O
TR
TRO
16R UP
O
TR
O TR
O T R
16R UP
O
T R
T RO
16R UP
O
T R
OT R
OT R
16R UP
O
T R
TRO
16R UP
O
TR
O TR
O T R
16R UP
OT
R
T
R
O
T
R
O
16R UP
O
T
R
ELEC.

L.V.
16R UP
O
T R
T RO
T R O
16R UP
O
T R
ELEC.L.V.
16R UP
O
T R
T R O
16R UP
O
T R
OT R
OT R
16R UP
O
TR
TR O
16R UP
O
TR
O TR
O TR
16R UP
O
T R
T R O
16R UP
O
T R
OT R
OT R
16R UP
O
TR
T R
O
16R UP
O
T R
O T R
O TR
16R UP
O
TR
T R
O
16R UP
O
T R
O T R
O TR
16R UP
O
T R
T R
O
16R UP
O
T R
T R O
16R UP
O
T R
ELEC.L.V.
16R UP
OT
R
T
R
O
16R UP
O
T
R
T
R
O
16R UP
O
T
R
ELEC.

L.V.
16R UP
O
TR
TR O
O TR
O T R
TRO
16R UP
O
TR
16R UP
O
T R
T R O
OT R
OT R
T RO
16R UP
O
T R
16R UP
O
TR
T R
O
O TR
O T R
TRO
16R UP
O
T R
16R UP
O
T R
T R O
OT R
OT R
T R
O
16R UP
O
T R
16R UP
O
TR
T R
O
O TR
O TR
TRO
16R UP
O
TR
16R UP
O
T R
T R
O
OT R
OT R
T R
O
16R UP
O
T R
16R UP
O
TR
TR O
O TR
O T R
TRO
16R UP
O
TR
16R UP
OT
R
T
R
O
16R UP
O
T
R
T
R
O
16R UP
O
T
R
ELEC.

L.V.
16R UP
O
T
R
T
R
O
T
R
O
16R UP
OT
R
ELEC.

L.V.

O
32gal
TR
48gal 48gal
O
T R
O 32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T RO 32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal
O
T RO
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T RO
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
TRO
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
T R
O32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
16R UP
O
T R
T R
O
16R UP
O
T R
OT R
OT R

EXIT STAIR DOWN
LEVEL #

STAIR ID

EXIT STAIR DOWN
LEVEL #

STAIR ID
FIRE
ELEC.

L.V.

O
32gal
T R
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
TR
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
T R
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal48gal
O
TR
O
32gal
TR
48gal48gal
O
TR
O
32gal
T R
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
TR
48gal 48gal
O
T R
O
32gal
T R
48gal 48gal

BREA CREEK CHANNEL

BEACH BOULEVARD
Existing
Easement
Sign Wall
Proposed CMU Sound Wall
Proposed Perimeter Wall
Along South PL
1 B
2 B
3 B
4 B
5 B
12 B
11 B
10 B
9 B
13 B
14 B
15 B
16 B
8 B
17 B
7 B
18 B
6 B
19 B
20 B
21 B
22 B
82 A
49 C
45 C
47 C
43 C
41 C
39 C
37 C 35
C
33 C
31 C
29 C
27 C
23 C
48 C
44 C
46 C
42 C
40 C
38 C 36
C
34 C
32 C
30 C
28 C
26 C
25 C
24 C
50 C
54 C
52 C
56 C
58 C
60 C
62 C
64 C
66 C
68 C
70 C
72 C
74 C
76 C
78 C 80
C
51 C
55 C
53 C
57 C
59 C
61 C
63 C
65 C
67 C 69
C
71 C
73 C
75 C
77 C
79 C
81 C
1 P4
2 P3
3 P3
4 P4
5 P1
6 P2
7 P4
8 P3
9 P4
11 P1
10 P2
12 P4
13 P3
14 P4
15 P1
16 P2
17 P4
18 P3
19 P4
21 P3
20 P4
23 P4
22 P3
24 P4
25 P3
27 P3
28 P4
33 P4
P4
31 P3
32 P1
30 P2
29 38
P4
P4
36 P3
37 P1
34 P2
35 43
P4
P4
41 P3
42 P1
40 P2
39 48
P4
P4
46 P3
47 P1
45 P2
44 53
P4
P4
51 P3
52 P1
50 P2
49 55
P3
54 P4
57 P4
56 P3
58 P4
60 P4
59 P3
61 P3
62 P4
P1
64 P2
63 P3
65 P4
66 P3
67 P4
68 P1
70 P2
69 P3
71 P4
72 P3
73 P4
74 P1
76 P2
75 P3
77 P4
78 P3
79 P4
80 P1
82 P2
81 P3
83 P4
84 P3
85 P4
86 P1
88 P2
87 P3
89 P4
90 P3
91 P4
92 P1
94 P2
93 P3
95 P4
96 P3
97 P4
98 P1
100
P3
101
P4
102
P3
103
P4
104
P1
99 P4
105
P3
106
P4
107
P3
108
P4
109
P4
110
P4
113
P3
111
P3
112
167
P2
166
P1
159
P2
158
P1
163
P2
162
P1
151
P2
150
P1
155
P2
154
P1
143
P2
142
P1
147
P2
146
P1
135
P2
134
P1
127
P2
126
P1
114
P2
115
P1
119
P2
118
P1
125
P2
124
P1
133
P2
132
P1
141
P2
140
P1
149
P2
148
P1
157
P2
156
P1
165
P2
164
P1
139
P2
138
P1
131
P2
130
P1
123
P2
122
P1
121
P2
120
P1
129
P2
128
P1
137
P2
136
P1
145
P2
144
P1
153
P2
152
P1
161
P2
160
P1
116
P2
117
P1
169
P2
170
P1
173
P2
174
P1
181
P2
182
P1
189
P2
190
P1
187
P2
188
P1
179
P2
180
P1
195
P2
196
P1
197
P2
198
P1
175
P2
176
P1
177
P2
178
P1
183
P2
184
P1
185
P2
186
P1
193
P2
194
P1
168
P1
171
P2
172
P1
201
P2
202
P1
191
P2
192
P1
199
P2
200
P1
203
P2
204
P1
205
P2
206
P1
211
P2
212
P1
213
P2
214
P1
209
P2
210
P1
207
P2
208
P1
217
P2
218
P1
215
P2
216
P1
225
P2
226
P1
223
P2
224
P1
219
P2
220
P1
221
P2
222
P1
229
P2
230
P1
227
P2
228
P1
26 P4
DR. SAM WAY
STREET "B"
STREET "A"
STREET "A"
10'
12'
30'
30'
25'
25'
14' 18'
20'
25'
25'
25'
20'
18'
8'
9'
10'
5'
6'
Open
Space
Open
SpaceNeighborhood
Entry
Based on Existing
Curb Cut
RAILROADOpen
Space
Neighborhood
Entry
Based on Existing Curb
Cut at Dr Sam Way
Affordable
Site

0.757 ac
32,955 SqFt
SLOPE
Typ.

Leasing
Duplex & Townhome Site

12.997 ac
566,150 SqFt
Total Site

13.754 ac
599,105 SqFt
California Garden:
2,850 sf
Senior Activity Lawn:
2,950 sf
Open Space 1:
2,432 sf
Open Space 2:
978 sf
Dog Relief 2:
265 sf
Dog Relief 1:
519 sf
Pool Courtyard:
9,531 sf
Open Lawn:
2,054 sf
Rear Paseo:
17,455 sf
20'
25'
25'
25'
8'
34'
14'
21'
20'
14'
20'
10'
14'
25'
34'
14'
14'
25'
42'
10'
10'
10'
9'
41'
21'
10'
25'
Amenities
9'
31'
Dog Relief 3:
237 sf
18'
EV
EV

EVEV EV EV
EV

EVEV EV EV
30'
Trash11'
No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA 0 50 10025 Scale 1" = 50'
A1.2COMMON USABLE OPEN SPACE

SITE PLAN
Common Usable Open Area
Required: at least two hundred square feet per
dwelling unit for the first twenty dwelling units,
plus one hundred fifty square feet per dwelling
unit for the next twenty dwelling units, plus one
hundred square feet per dwelling unit for each
additional dwelling unit.

Required: (min 10'x10')
291 du = 20+20+251 du (min 10'x10'):
= 200(20)+150(20)+100(251)
= 32,100 sf minimum required
Provided: 162,400 sf
Duet Neighborhood
Paseo
41,600 sf
South Neighborhood
Paseo
59,424 sf
North Neighborhood
Paseo
23,297 sf
Affordable Open Space
±13,000 sf
A1.3ALLOWABLE AREA AND HEIGHT SUMMARY
CRC TABLE 506No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA
R2 CONDOMINIUM BUILDING AREAS

ALLOWABLE BUILDING AREA

ALLOWABLE BUILDING HEIGHT
NOTES:

1. BUILDING AREAS ARE CALCULATED USING CBC TABLE 506.2 FOR OCCUPANCIES R2

2. CRC TOWNS ARE PERMITTED UNLIMITED BUILDING AREAS

3. A FIRE ALARM SYSTEM IS NOT REQUIRED FOR R-2 RESIDENTIAL WITH A NFPA SPRINKLER (PER SECTION 907.2.9 OF THE BUILDING CODE) FRONTAGE:

Ratio:

Bldg Perimeter <20' 151'5" + 128'3"+ 62'5" + 118'10" = 460'10" Total Bldg Perimeter 56'4" + 151'5" + 128'3" + 151'5" + 62'5" = 549'10"= = 0.84 No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA
A1.4SITE PERSPECTIVES
VIEW 1

RENDER VIEW
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
A1.5 SITE PERSPECTIVES
VIEW 2

RENDER VIEW
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
A1.6 SITE PERSPECTIVES
VIEW 3

RENDER VIEW
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
A1.7 SITE PERSPECTIVES
VIEW 4

RENDER VIEW
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
FRONT
AA1 PERSPECTIVES

AFFORDABLE BUILDING

RENDER VIEW
REAR
FRONT
± 48'-0"
Level 1
10'-2"
Level 2
Level 3
9'-0"9'-0"
Level 4
9'-0"

COLOR SCHEDULE
A - Stucco 1
B - Stucco 2
C - Brick
D - Trim 1 / Accent
E - Trim 2 / Accent
F - Entry Door
G - Tile 2
H - Tile 1
I - Azek Siding

MATERIAL LEGEND

1. Flat Roof w/ Parapet

2. Stucco

3. Stucco Over Foam Trim

4. Signage

5. Wood Composite Trellis

6. Light Fixture

7. Vinyl Windows

8. Wood Composite Rafter Tails

9. Wood Composite Siding

10. Entry Storefront

11. Wall Accent Details

12. Tile Surround

13. Bay Window, Hardie Panels/Trim

14. Corridor Entry

15. Composite Flat Awning Detail

16. Decorative Wood Composite Trellis

17. Brick
7 1012 H15 E
2 B
2 A
13 E
5 E
2 B
8 D
10 14G6 16 E
9 I
4 3
B
7 10
11 12 G 17 C
9I10
8 D
17C F
2 A
No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA
AA2ELEVATIONS

AFFORDABLE BUILDING
LEFT
RIGHT 14
14 G
2 A
2 B
2 A
9 I

MATERIAL LEGEND

1. Flat Roof w/ Parapet

2. Stucco

3. Stucco Over Foam Trim

4. Signage

5. Wood Composite Trellis

6. Light Fixture

7. Vinyl Windows

8. Wood Composite Rafter Tails

9. Wood Composite Siding

10. Entry Storefront

11. Wall Accent Details

12. Tile Surround

13. Bay Window, Hardie Panels/Trim

14. Corridor Entry

15. Composite Flat Awning Detail

16. Decorative Wood Composite Trellis

17. Brick
F9 I 12 H
2 B
217
C
17C 17CF H

COLOR SCHEDULE
A - Stucco 1
B - Stucco 2
C - Brick
D - Trim 1 / Accent
E - Trim 2 / Accent
F - Entry Door
G - Tile 2
H - Tile 1
I - Azek Siding
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
AA3 ELEVATIONS

AFFORDABLE BUILDING

EXIT STAIR DOWN
LEVEL #

STAIR ID

EXIT STAIR DOWN
LEVEL #

STAIR ID
FIRE
ELEC. L.V.

UP
DN
126'-11" 117'-3"
151'-5"
P1
P2
P1
P1
P3 Lobby
Amenity
P3P1 P1
P1
±30
Spaces
Office
13'-11"x10'-4"
Amenity Nook
9'-4"x12'-6"
Office
13'-11"x10'-4"
23'-11"x23'-8"
23'-8"x13'-3"
Leasing
8'-2"x7'-10"
Mail
15'-8"x9'-8"
56'-4"
62'-6"
128'-4"
30'-4"
Bicycle Parking
10'-11"x23'-3"
Amenity Nook
9'-11"x7'-4"
Bicycle Parking
15'-7"x21'-1"
120'-1"
6'
P3
P2
P1
P1
P1
P1
P1
P1
P1
P1
P1
P1
P1
P2
151'-11"
Trash
Organic Waste
(L1 Only)
Recycle
±20
Spaces
Trash
Recycle
Trash
Rm.

No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA
LEVEL 2 & 3 LEVEL 1
AA4AFFORDABLE BUILDING PLANS
LEVEL 1-30 10 205 Scale 1" = 10'
UP
DN
116'-10 1/2"
150'-0"
Walking Pad
AC Condenser
Roof Access

ROOF DECK
BELOW
126'-11"
148'-2 1/2"
P2
P1
P1
P1
P1
P1
P1
P1
P2
Roof Deck
700 SqFt
32'-5"x21'-6"
Elevator
Over Run
Trash
Recycle
Trash
Rm.

No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA
ROOF PLAN LEVEL 4
AA5AFFORDABLE BUILDING PLANS
LEVEL 4 & ROOF PLAN0 10 205 Scale 1" = 10'
24'-2"
24'-2"
24'-10 1/2"34'-10 1/2"
23'-9 1/2"
31'-2 1/2"
Bed 1
10'-3"x12'-9"
Bed 2
10'-2"x12'-9"
Living
11'-11"x11'-9"
Kitchen Bath Kitchen BathKitchen Bath
Living
11'-11"x11'-9"
Bed
10'-9"x12'-6"
Bed
10'-7"x14'-3"Living
18'-9"x12'-6"
W.I.C
Lin.

Lin.

Lin.

No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA
PLAN 2
1 Bedroom
1Bath
546 Net SF
PLAN 1
1 Bedroom
1Bath
505 Net SF
AA6AFFORDABLE UNIT PLANS
PLAN 1, 2 & 3 TYPICAL0 2 4 8 Scale 1/4" = 1'-0"
PLAN 3
2 Bedroom
1Bath
733 Net SF
P1
P1
P1Stairs
Stairs
Stairs
Stairs
47'-1 1/2"

SECTION A
44'-3"
±48'-0"
P1
Hall
Hall
Hall
Hall
±35'-5"
to Property Line ±207'-0"±31'-0"
to Property Line
Beach Boulevard
Train Corridor Retaining
Wall
3-Story Townhomes
Street "A"
±11'-0"
44'-3"
±48'-0"
±39'-0"
Leasing/AmenityP1
P1
P1
P1P2
P2
P2

SECTION B
Tulare Avenue
FF 80.60
FG ±79
FG ±70
FG ±73
FG ±80
FG ±73
FG ±79
3' 3' 3'5'
6'-6"6'-6"6'-6"
3'3' 3' 3'
5' 5'
FF 80.60FF 80.96
2'-6"
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AA7 AFFORDABLE BUILDING SECTION
A A
B
B
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA

STYLE A
AB1 PERSPECTIVES

TOWNHOMES - STYLE A & B

STYLE B

FRONT LEFT

REAR RIGHT

COLOR SCHEDULE
A - Stucco 1
B - Stucco 2
C - Stucco 3
D - Roof Tile
E - Trim 1
F - Trim 2 / Accent
G - Garage 1
H - Entry Door 1 / Shutters
I - Entry Door 2
J - Tile 1
K - Tile 2
L - Garage 2

ROOF PLAN
SCALE: 1/16"=1'-0"
±38'-8"
30'-0" Max. Eave Height30'-0" Max. Eave Height
Level 1
8'-7"
Level 2
Level 3
9'-1"9'-1"

MATERIAL LEGEND

1. Concrete S-Tile Roof

2. Stucco

3. Stucco Over Foam Trim

4. Garage Door 1

5. Metal Railing

6. Light Fixture

7. Vinyl Windows

8. Wood Composite Rafter Tails

9. Gable Accents

10. Entry Door

11. Wall Accent Details

12. Stucco Over Foam Corbels

13. Iron Window Detail

14. Accent Windows

15. Downspout / Gutter

16. Tile Surround

17. Shutters - Wood Composite

18. Faux Chimney

19. Bay Window

20. Garage Door 2
813817 23 1
115
12 4
1010 6
9 5
4:12
4:12
4:12
4:12
16 16 1416
15 15
4:12
4:12
4:12
4:12
4:12
4:12
7 H D F B
2 A
2 C
K J
E
G
H I
18 J
19 FFF
J
20 L
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AB2 ELEVATIONS

TOWNHOMES - BUILDING A - STYLE B

FRONT LEFT

REAR RIGHT

ROOF PLAN
SCALE: 1/16"=1'-0"
±38'-8"
30'-0" Max. Eave Height
30'-0" Max. Eave Height
Level 1
8'-7"
Level 2
Level 3
9'-1"9'-1"
117 212 1
10 106
12 8 5
4 1193 22
3 6:12
4:12
6:12
6:12
6:12
4:12
4:12
6:12
4:12
4:12
1017
6:12
15 13
13 16
6:12
6:12
6:12
6:12

COLOR SCHEDULE
A - Stucco 1
B - Stucco 2
C - Vertical Siding
D - Roof Tile
E - Trim 1 / Board & Batten 1
F - Trim 2 / Board & Batten 2 / Accent
G - Garage 1
H - Entry Door 1
I - Entry Door 2
J - Garage 2

E C A D B F A E C
HIF
G
9 F
3 E
8 J 16
14 F

MATERIAL LEGEND

1. Concrete Flat Tile Roof

2. Stucco

3. Stucco Over Foam Trim

4. Garage Door 1

5. Metal Railing

6. Light Fixture

7. Vinyl Windows

8. Shed Roof w/ Composite Kickers

9. Board & Batten

10. Entry Door

11. Vertical Siding

12. Wood Composite/Foam Decorative Shelf

13. Downspout/Gutter

14. Wood Composite Bracing

15. Wood Composite Rafter Tails

16. Wall Accent

17. Garage Door 2
F
E
17J
12 FD
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AB3 ELEVATIONS

TOWNHOMES - BUILDING B - STYLE A

FRONT LEFT

REAR RIGHT

ROOF PLAN
SCALE: 1/16"=1'-0"
Level 1
8'-7"
Level 2
Level 3
9'-1"9'-1"
±38'-1"
30'-0" Max. Eave Height30'-0" Max. Eave Height

MATERIAL LEGEND

1. Concrete Flat Tile Roof

2. Stucco

3. Stucco Over Foam Trim

4. Garage Door 1

5. Metal Railing

6. Light Fixture

7. Vinyl Windows

8. Shed Roof w/ Composite Kickers

9. Board & Batten

10. Entry Door

11. Vertical Siding

12. Wood Composite/Foam Decorative Shelf

13. Downspout/Gutter

14. Wood Composite Bracing

15. Wood Composite Rafter Tails

16. Wall Accent

17. Garage Door 2
11712 1
10 1068 5
3 22
3 9 3
17 4:12
4:12
6:12
16 9
Rear Elevation Shelf Details and Board & Batten
for Buildings: 5, 6, 21, and 22
15 13
6:12
6:12
6:12
6:12
6:12
6:12
6:12
6:12
6:12
6:12
6:12
4:12
4:12

COLOR SCHEDULE
A - Stucco 1
B - Stucco 2
C - Board & Batten
D - Roof Tile
E - Trim 1
F - Trim 2 / Gutter / Downspout
G - Garage 1
H - Entry Door 1
I - Entry Door 2
J - Garage 2

E F D A C BFF F
I H
J
F
3 F4 G
14 F
F E
F
J
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
AB4 ELEVATION

TOWNHOMES - BUILDING C - STYLE A

FRONT LEFT

REAR RIGHT
30'-0" Max. Eave Height 30'-0" Max. Eave Height
Level 1
8'-7"
Level 2
Level 3
9'-1"9'-1"

MATERIAL LEGEND

1. Concrete S-Tile Roof

2. Stucco

3. Stucco Over Foam Trim

4. Garage Door 1

5. Metal Railing

6. Light Fixture

7. Vinyl Windows

8. Wood Composite Rafter Tails

9. Gable Accents

10. Entry Door

11. Wall Accent Details

12. Stucco Over Foam Corbels

13. Iron Window Detail

14. Accent Windows

15. Downspout / Gutter

16. Tile Surround

17. Shutters - Wood Composite

18. Faux Chimney

19. Bay Window

20. Garage Door 2
13817 23 1
10 106
9 2 5
12 4 11
4:12
4:12
4:12
4:12 4:12
4:12
4:12

ROOF PLAN
SCALE: 1/16"=1'-0"
±38'-5"
1119
14 16
15 4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12

COLOR SCHEDULE
A - Stucco 1
B - Stucco 2
C - Stucco 3
D - Roof Tile
E - Trim 1
F - Trim 2 / Gutter / Downspout
G - Garage 1
H - Entry Door 1
I - Entry Door 2
J - Tile 1
K - Tile 2
L - Garage 2
E
7 H F D
IH
A
2 B
C
G
K
J
16 20 L
18 16K
F
JF
J
F
16J
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AB5 ELEVATION

TOWNHOMES - BUILDING D - STYLE B

FRONT LEFT

REAR RIGHT

ROOF PLAN
SCALE: 1/16"=1'-0"
±38'-8"
30'-0" Max. Eave Height
30'-0" Max. Eave Height
Level 1
8'-7"
Level 2
Level 3
9'-1"9'-1"

MATERIAL LEGEND

1. Concrete Flat Tile Roof

2. Stucco

3. Stucco Over Foam Trim

4. Garage Door 1

5. Metal Railing

6. Light Fixture

7. Vinyl Windows

8. Shed Roof w/ Composite Kickers

9. Board & Batten

10. Entry Door

11. Vertical Siding

12. Wood Composite/Foam Decorative Shelf

13. Downspout/Gutter

14. Wood Composite Bracing

15. Wood Composite Rafter Tails

16. Wall Accent

17. Garage Door 2

18. Enhanced Elevations Bay Window
117 212 1
10 1068 5
4 3 22
3 6:12
4:12
6:12
6:12
6:12
4:12
4:12
6:12
4:12
4:12
6:12
15 13
13 16
6:12
6:12
6:12
6:12

COLOR SCHEDULE
A - Stucco 1
B - Stucco 2
C - Vertical Siding
D - Roof Tile
E - Trim 1 / Board & Batten 1
F - Trim 2 / Board & Batten 2 / Accent
G - Garage 1
H - Entry Door 1
I - Entry Door 2
K - Garage 2

E C A D BE A
HIF
G
9 F
12 3
814
F
17K F
F
E
F F E
F
18 18
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AB6 ELEVATIONS - ENHANCED
TOWNHOMES - BUILDING 12 - STYLE A

FRONT LEFT

REAR RIGHT

COLOR SCHEDULE
A - Stucco 1
B - Stucco 2
C - Stucco 3
D - Roof Tile
E - Trim 1
F - Trim 2 / Accent
G - Garage 1
H - Entry Door 1 / Shutters
I - Entry Door 2
J - Tile 1
K - Tile 2
L - Garage 2

ROOF PLAN
SCALE: 1/16"=1'-0"
±38'-8"
30'-0" Max. Eave Height30'-0" Max. Eave Height
Level 1
8'-7"
Level 2
Level 3
9'-1"9'-1"

MATERIAL LEGEND

1. Concrete S-Tile Roof

2. Stucco

3. Stucco Over Foam Trim

4. Garage Door 1

5. Metal Railing

6. Light Fixture

7. Vinyl Windows

8. Wood Composite Rafter Tails

9. Gable Accents

10. Entry Door

11. Wall Accent Details

12. Stucco Over Foam Corbels

13. Iron Window Detail

14. Accent Windows

15. Downspouts

16. Tile Surround

17. Shutters - Wood Composite

18. Enhanced Elevations Bay Window

19. Enhanced Elevations Faux Chimney

20. Garage Door 2
813 817 23 1
115
12 20
10 10 6
9 5
4:12
4:12
4:12
4:12
14 1616
15 15
4:12
4:12
4:12
4:12
4:12
4:12
7 H D F B
2 A
2 C
K J
E
L
IH
12 1819
16 JA F
4 GF F J
J
F F
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AB7 ELEVATIONS - ENHANCED
TOWNHOMES - BUILDING 13 - STYLE B
P3
P3
P4
P4

FIRST FLOOR SECOND FLOOR THIRD FLOOR
3179 SQ. FT. 3082 SQ. FT. 3337 SQ. FT.
16R UP16R UP
ELEC.L.V.
17R UP
16R DN
17R UP
16R DN
17R DN17R DN
39'-0"
87'-4"
P3
P3
P4
P4
P3
P4
P4
41'-0"
84'-6"
41'-0"
84'-6"
P3

METERS &

UTILITIES
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
AB8 BUILDING PLANS
TOWNHOMES - BUILDING A 0 4 816Scale 1/8" = 1'-0"

FIRST FLOOR SECOND FLOOR THIRD FLOOR

METERS &

UTILITIES
3758 SQ. FT. 3814 SQ. FT. 4047 SQ. FT.
16R UP16R UP
17R UP
16R DN
17R UP
16R DN
17R DN 17R DN
P1P2
P3
P4
P4
47'-0"
93'-8"
51'-0"
94'-8"
51'-0"
P1P2
P3
P4
P4
P1P2
P3
P4
P4
94'-8"
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
AB9 BUILDING PLANS
TOWNHOMES - BUILDING B 0 4 816Scale 1/8" = 1'-0"

FIRST FLOOR SECOND FLOOR THIRD FLOOR
3978 SQ. FT. 3881 SQ. FT. 4204 SQ. FT.
16R UP16R UP 16R UP
ELEC.L.V.
17R UP
16R DN
17R UP
16R DN
17R UP
16R DN
17R DN 17R DN17R DN
39'-0"
108'-6"
41'-0"
105'-8"
41'-0"
105'-8"
P4
P4
P3
P4
P3
P4
P4
P3
P3
P3
P3
P4
P4
P4 P4

METERS &

UTILITIES
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
AB10 BUILDING PLANS
TOWNHOMES - BUILDING C 0 4 816Scale 1/8" = 1'-0"
16R UP 16R UP
17R UP
16R DN
17R UP
16R DN
17R DN 17R DN

FIRST FLOOR SECOND FLOOR THIRD FLOOR
4527 SQ. FT. 4606 SQ. FT. 4853 SQ. FT.
47'-0"
114'-10"
51'-0"
115'-10"
115'-10"
51'-0"
P4 P4
P1P2
P4
P3
P3
P1P2
P1P2
P4
P4
P3
P3
P4

METERS &

UTILITIES
P3
P3
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
AB11 BUILDING PLANS
TOWNHOMES - BUILDING D 0 4 816Scale 1/8" = 1'-0"

THIRD FLOORSECOND FLOORFIRST FLOOR
21'-11"
30'-2" 29'-2" 29'-2"
Entry
Great
Room
14'-1"x12'-10"
Garage
21'-2"x21'-2"
Balcony
13'-10"x6'-4"
87 SQ. FT.

Lau.

Kitchen
W.I.C.

Primary
Bedroom
12'-8"x13'-1"
Bath 2
Bed 2
10'-7"x12'-3"
Coat
Dining
Room
9'-1"x16'-5"
Primary
Bath
PLAN 1 NET S.F.
2 BR/2.5 BA
1ST FLOOR105 SQ. FT.
2ND FLOOR547 SQ. FT.
3RD FLOOR585 SQ. FT.

TOTAL LIVING1238 SQ. FT.

GARAGE506 SQ. FT.

W.I.C
Storage
200 CF
WH
23'-11"
23'-11"16R UP
17R UP
16R DN 17R DN
16'-0"
6'x4' Clear
PLAN 1 GROSS S.F.
2 BR/2.5 BA
1ST FLOOR119 SQ. FT.
2ND FLOOR587 SQ. FT.
3RD FLOOR617 SQ. FT.

TOTAL LIVING1323 SQ. FT.

GARAGE506 SQ. FT.

Batteries
20'-0"
20'-0"
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
AB12 UNIT PLANS
TOWNHOMES - PLAN 1 0 2 48Scale 1/4" =1'-0"

THIRD FLOORSECOND FLOORFIRST FLOOR
24'-11"
28'-2"
26'-11"
31'-2"
26'-11"
31'-2"
Entry
Great
Room
17'-11"x20'-10"
Garage
20'-4"x21'-8"
Balcony
11'-3"x10'-0"
113 SQ. FT.

Lau.

Kitchen Primary
Bedroom
13'-4"x10'-9"
Bath 2
Bed 3
10'-8"x10'-4"Bed 2
10'-8"x10'-1"
Pwdr.

Elec. Cab
Coat
Lin.

Primary
Bath
PLAN 2 NET S.F.
3 BR/2.5 BA
1ST FLOOR136 SQ. FT.
2ND FLOOR665 SQ. FT.
3RD FLOOR723 SQ. FT.

TOTAL LIVING1523 SQ. FT.

GARAGE528 SQ. FT.

W.I.C
Storage
200 CF
WH

SECOND FLOOR
17R DN16R DN
17R UP16R UP
16'-0"
4'x6' Clear
PLAN 2 GROSS S.F.
3 BR/2.5 BA
1ST FLOOR149 SQ. FT.
2ND FLOOR706 SQ. FT.
3RD FLOOR759 SQ. FT.

TOTAL LIVING1614 SQ. FT.

GARAGE528 SQ. FT.

Batteries
20'-0"
20'-0"
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
AB13 UNIT PLANS
TOWNHOMES - PLAN 2 0 2 48Scale 1/4" =1'-0"

THIRD FLOORSECOND FLOORFIRST FLOOR SECOND FLOOR
Primary
Bath
Garage
20'-5"x23'-0"
Den
11'-8"x12'-10"
Bed 2
10'-1"x11'-4"
Primary
Bedroom
12'-1"x13'-3" W.I.CEntry
Bath 2
Lau.

Lin.

Great
Room
14'-5"x21'-10"
Kitchen
Coat
W.H. Storage
100 CF
20'-4"
Balcony
5'-8"x10'-11"
62 SQ. FT.

Pwdr.

Pantry
Bed 3
10'-0"x11'-0"
PLAN 3 NET S.F.
3 BR/2.5 BA
1ST FLOOR271 SQ. FT.
2ND FLOOR680 SQ. FT.
3RD FLOOR695 SQ. FT.

TOTAL LIVING1646 SQ. FT.

GARAGE479 SQ. FT.

Storage
100 CF
37'-0"
21'-0"
38'-0"
21'-0"
38'-0"
21'-0"
16R UP
17R UP
16R DN
17R DN
16'-0"
4'x6' Clear
PLAN 3 GROSS S.F.
3 BR/2.5 BA
1ST FLOOR290 SQ. FT.
2ND FLOOR721 SQ. FT.
3RD FLOOR729 SQ. FT.

TOTAL LIVING1740 SQ. FT.

GARAGE479 SQ. FT.

Batteries
20'-0"
20'-0"
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
AB14 UNIT PLANS
TOWNHOMES - PLAN 3 0 2 48Scale 1/4" =1'-0"

THIRD FLOORFIRST FLOOR SECOND FLOOR
16R UP
17R UP
16R DN 17R DN
Entry Bed 4
10'-10"x10'-0"
Primary
Bedroom
13'-5"x13'-4"
Bed 2
10'-1"x11'-0"
Garage
20'-5"x20'-4"
Bath 2
Kitchen
PLAN 4 NET S.F.
4 BR/3.5 BA
1ST FLOOR329 SQ. FT.
2ND FLOOR754 SQ. FT.
3RD FLOOR779 SQ. FT.

TOTAL LIVING1862 SQ. FT.

GARAGE459 SQ. FT.

W.I.C
Bed 3
10'-1"x10'-0"
Primary
Bath
Great
Room
15'-6"x21'-8"
Lau.

W.H.

Pwdr.

Pantry
Bath 3
Balcony
5'-4"x11'-7"
61 SQ. FT.

Overhead
Storage
32 CF
All overhead
storage above
parking area
raised 6.5 ft
min.

Overhead
Storage
64 CF
20'-0"
Overhead
Storage
32 CF
Storage
105 CF
39'-0"
21'-0"
41'-0"
21'-0"
41'-0"
21'-0"
16'-0"
4'x6' Clear
PLAN 4 GROSS S.F.
4 BR/3.5 BA
1ST FLOOR349 SQ. FT.
2ND FLOOR797 SQ. FT.
3RD FLOOR819 SQ. FT.

TOTAL LIVING1965 SQ. FT.

GARAGE459 SQ. FT.
20'-0"
Batteries
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA
AB15 UNIT PLANS
TOWNHOMES - PLAN 4 0 2 48Scale 1/4" =1'-0"
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA

STYLE A

STYLE B
AC1 PERSPECTIVES

DUETS - STYLE A & B
30'-0" Max. Eave Height
±39'-0"
2 3:12
3:12
4:12
4:12

MATERIAL LEGEND

1. Concrete Flat Tile Roof

2. Stucco

3. Stucco Over Foam Trim

4. Garage Door 1

5. Metal Railing

6. Light Fixture

7. Vinyl Windows

8. Shed Roof with
Wood Composite Kickers

9. Board & Batten

10. Entry Door

11. Wall Accents

12. Wood Composite/Foam Decorative Shelf

13. Bay Window

14. Downspout / Gutter

15. Garage Door 2
Level 1
Level 2
Level 3
8'-1" 9'-1" 9'-1"
FRONT

REAR RIGHT
LEFT
121 98 29 9
107 5
2 6
3 12
13 69 15
2 2

ROOF PLAN
SCALE: 1/16"=1'-0"
4:12
11 2
9 RIGHT ENHANCED

LEFT ENHANCED
Enhanced Left Elevations on Dr. Sam Way
street edge for buildings: 52, 56, 60, 64, 68, 72, 76, 80 Enhanced Right Elevations on Dr. Sam Way
street edge for buildings: 24, 26, 30, 34, 38, 42, 46
14 Elevations for buildings adjacent to
another buildings not in public view
Elevations for buildings adjacent to
another buildings not in public view
14 11
8 2

COLOR SCHEDULE
A - Stucco 1
B - Stucco 2
C - Board & Batten
D - Roof Tile
E - Entry Door 1
F - Entry Door 2
G - Garage Door
H - Trim 1
I - Trim 2 / Accent
J - Roof Tile

D H I B C A
E10 F
8 B
G
11 H
4 G
12 No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AC2 ELEVATIONS

DUETS - BUILDING A - STYLE A
Level 2
Level 3
8'-7" 9'-1" 9'-1"
30'-0" Max. Eave Height
±37'-4"
Level 1

RIGHT ENHANCED

MATERIAL LEGEND

1. Concrete S-Tile Roof

2. Stucco

3. Stucco Over Foam Trim

4. Garage Door 1

5. Metal Railing

6. Light Fixture

7. Vinyl Windows

8. Wood Composite Rafter Tails

9. Gable Accents

10. Entry Door

11. Wall Accent Details

12. Awning

13. Brick Veneer

14. Faux Chimney

15. Bay Window

16. Wood Composite Shutters

17. Downspouts

18. Decorative Composite Wood Beam

19. Tile

20. Decorative Scuppers

21. Garage Door 2
Enhanced Left Elevations on Dr. Sam Way
street edge for buildings: 54, 58, 62, 66, 70, 74, 78
*Bldg 50 enhancements shown on AC4
Enhanced Right Elevations on Dr. Sam Way
street edge for buildings: 25, 28,
32, 36, 38, 42, 46
FRONT

REAR RIGHT
LEFT1013 620 10
14 16
152
64 14916121 2
12 9

ROOF PLAN
SCALE: 1/16"=1'-0"

LEFT ENHANCED
169 1111 17
Elevations for buildings adjacent to
another buildings not in public view
Elevations for buildings adjacent to
another buildings not in public view
11 13
8 8
3:12
3:12
4:12
4:124:12

COLOR SCHEDULE
A - Stucco 1
B - Stucco 2
C - Accent
D - Roof Tile
E - Entry Door 1
F - Entry Door 2
G - Garage Door
H - Trim / Bay Window
I - Brick
J - Tile 1
K - Tile 2
G

FI E H J
3 HC
H
2 A
D CB
B
J
19 K
17 H
5 7
A
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AC3 ELEVATIONS

DUETS - BUILDING A - STYLE B
30'-0" Max. Eave Height
±39'-0"
2 3:12
3:12
4:12
4:12

MATERIAL LEGEND

1. Concrete Flat Tile Roof

2. Stucco

3. Stucco Over Foam Trim

4. Garage Door 1

5. Metal Railing

6. Light Fixture

7. Vinyl Windows

8. Shed Roof with
Wood Composite Kickers

9. Board & Batten

10. Entry Door

11. Wall Accents

12. Wood Composite/Foam Decorative Shelf

13. Bay Window

14. Downspout / Gutter

15. Garage Door 2
Level 1
Level 2
Level 3
8'-1" 9'-1" 9'-1"
FRONT

REAR RIGHT
LEFT
121 98 29 9
107 5
2 6
3 12
13 69 15
2 2

ROOF PLAN
SCALE: 1/16"=1'-0"
4:12
11 2
9 RIGHT ENHANCED

LEFT ENHANCED
Enhanced Left Elevations on Dr. Sam Way
street edge for buildings: 52, 56, 60, 64, 68, 72, 76, 80 Enhanced Right Elevations on Dr. Sam Way
street edge for buildings: 24, 26, 30, 34, 38, 42, 46
14 Elevations for buildings adjacent to
another buildings not in public view
Elevations for buildings adjacent to
another buildings not in public view
14 11
8 2

COLOR SCHEDULE
A - Stucco 1
B - Stucco 2
C - Board & Batten
D - Roof Tile
E - Entry Door 1
F - Entry Door 2
G - Garage Door
H - Trim 1
I - Trim 2 / Accent
J - Roof Tile

D H I B C A
E10 F
8 B
G
11 H
4 G
12 No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AC4 ELEVATIONS

DUETS - BUILDING B - STYLE A
Level 2
Level 3
8'-7" 9'-1" 9'-1"
30'-0" Max. Eave Height
±37'-4"
Level 1

RIGHT ENHANCED

MATERIAL LEGEND

1. Concrete S-Tile Roof

2. Stucco

3. Stucco Over Foam Trim

4. Garage Door 1

5. Metal Railing

6. Light Fixture

7. Vinyl Windows

8. Wood Composite Rafter Tails

9. Gable Accents

10. Entry Door

11. Wall Accent Details

12. Awning

13. Brick Veneer

14. Faux Chimney

15. Bay Window

16. Wood Composite Shutters

17. Downspouts

18. Decorative Composite Wood Beam

19. Tile

20. Decorative Scuppers

21. Garage Door 2
Enhanced Left Elevations on Dr. Sam Way
street edge for buildings: 54, 58, 62, 66, 70, 74, 78
*Bldg 50 enhancements shown on AC4
Enhanced Right Elevations on Dr. Sam Way
street edge for buildings: 25, 28,
32, 36, 38, 42, 46
FRONT

REAR RIGHT
LEFT1013 620 10
14 16
152
64 14916121 2
12 9

ROOF PLAN
SCALE: 1/16"=1'-0"

LEFT ENHANCED
169 1111 17
Elevations for buildings adjacent to
another buildings not in public view
Elevations for buildings adjacent to
another buildings not in public view
11 13
8 8
3:12
3:12
4:12
4:124:12

COLOR SCHEDULE
A - Stucco 1
B - Stucco 2
C - Accent
D - Roof Tile
E - Entry Door 1
F - Entry Door 2
G - Garage Door
H - Trim / Bay Window
I - Brick
J - Tile 1
K - Tile 2
G

FI E H J
3 HC
H
2 A
D CB
B
J
19 K
17 H
5 7
A
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AC5 ELEVATIONS

DUETS - BUILDING B - STYLE B

ROOF PLAN
SCALE: 1/16"=1'-0"
Level 2
Level 3
8'-7" 9'-1" 9'-1"
30'-0" Max. Eave Height
FRONT
REAR
±37'-4"
30'-0" Max. Eave Height
14 1
2 3:12
3:12
RIGHT
LEFT1319 10 6
9 15
15 16
9 64
17 11
11 11
JA
D
2 B

COLOR SCHEDULE
A - Stucco 1
B - Stucco 2
C - Accent
D - Roof Tile
E - Entry Door 2
F - Garage Door
G - Trim / Bay Window
H - Brick
I - Tile 1
J - Tile 2
H

MATERIAL LEGEND

1. Concrete S-Tile Roof

2. Stucco

3. Stucco Over Foam Trim

4. Garage Door

5. Metal Railing

6. Light Fixture

7. Vinyl Windows

8. Wood Composite Rafter Tails

9. Gable Accents

10. Entry Door

11. Wall Accent Details

12. Awning

13. Brick Veneer

14. Tile

15. Bay Window

16. Wood Composite Shutters

17. Downspouts

18. Transom Windows

19. Decorative Scuppers
12 C
188
7 53
G
E
F
G
GI
G
I
I
C
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AC6 ELEVATIONS
SFD (BLDG 50) - STYLE B
Level 2
Level 3
8'-7" 9'-1" 9'-1"
30'-0" Max. Eave Height
±37'-4"
30'-0" Max. Eave Height

MATERIAL LEGEND

1. Transom Windows

2. Privacy Wall

3. Wall Accent Details

4. Wood Composite Shutters

5. Awning

6. Shed Roof Detail

BUILDING A - STYLE A PRIVACY ELEVATION
Building A Privacy Elevations on Brea Creek Channel
for units: 170, 174, 182, 186, 194,
202, 210, 214, 218 & 226

BUILDING A -STYLE B PRIVACY ELEVATION
±39'-0"
22 223 6
4 1
3 51
Level 2
Level 3
8'-7" 9'-1" 9'-1"
30'-0" Max. Eave Height
±37'-4"
30'-0" Max. Eave Height

BUILDING B - STYLE A PRIVACY ELEVATION
Building B Privacy Elevations on Brea Creek Channel
for units: 178, 190,198, 206, 222 & 230

BUILDING B - STYLE B PRIVACY ELEVATION
±39'-0"
2 23 6
4 1
3 51
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AC7 PRIVACY ELEVATIONS

DUETS - BUILDING A UNITS ALONG BREA CREEK CHANNEL

KEY MAP
Scale: 1" = 100'
6'-0" 6'-0"
⅊
Private
Side YardExisting Residential
Line of Sight
Plan 1
Duplex
Plan 2
±10'-0"
50'-0"
26'-10"
16'-6"
35'-0"
Existing Brea Creek Channel
±16'-0"
6'-0" 6'-0"
⅊
Private
Side YardExisting Residential
Line of Sight
Plan 1
Duplex
Plan 2
±10'-0"
50'-0"
26'-3"
16'-4"
35'-0"
Existing Brea Creek Channel
±20'-0"

SECTION A

SECTION B
FF 84.84
2'-6" 2'-6"
FF 82.30
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AC8 SECTIONS

LINE OF SIGHT DIAGRAM
A
A
B
B
P1
P1
P1

FIRST FLOOR SECOND FLOOR THIRD FLOOR
P3
43'-2"
40'-6"
1689 SQ. FT. 1602 SQ. FT. 1778 SQ. FT.

O
T R
P3
P3
43'-2"
42'-6"
43'-2"
42'-6"
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AC9 BUILDING PLANS

DUETS - BUILDING A

FIRST FLOOR SECOND FLOOR THIRD FLOOR
P3
43'-2"
40'-6"
1689 SQ. FT. 1602 SQ. FT. 1778 SQ. FT.

O
T R
P3
P3
43'-2"
42'-6"
43'-2"
42'-6"
P2
P2
P2
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 4 816Scale 1/8" = 1'-0"
AC10 BUILDING PLANS

DUETS - BUILDING B
21'-0"
39'-6"

THIRD FLOORSECOND FLOORFIRST FLOOR
W.I.C
Great
Room
15'-2"x20'-6"
W.H. Storage
100 CF
Entry
Coat
Bed 3
11'-6"x10'-0"
Bath 3
Pwdr.

Primary
Bedroom
12'-2"x14'-8"
Bed 2
12'-0"x12'-2"
Bath 2
Primary
Bath
Lau.

Lin.

Balcony
5'-9"x19'-1"
108 SQ. FT.

Balcony
5'-8"x10'-8"
60 SQ. FT.

Dining
11'-4"x18'-8"
Pantry
Garage
20'-5"x22'-9"
20'-0"
21'-0" 21'-0"
PLAN 1 NET S.F.
3 BR/3.5 BA
1ST FLOOR324 SQ. FT.
2ND FLOOR728 SQ. FT.
3RD FLOOR643 SQ. FT.

TOTAL LIVING1694 SQ. FT.

GARAGE472 SQ. FT.
40'-6"
40'-6"
16R UP 17R UP
16R DN
17R DN
Storage
120 CF
4'x6' Clear
PLAN 1 GROSS S.F.
3 BR/3.5 BA
1ST FLOOR346 SQ. FT.
2ND FLOOR777 SQ. FT.
3RD FLOOR682 SQ. FT.

TOTAL LIVING1805 SQ. FT.

GARAGE472 SQ. FT.
16'-0"
Batteries
20'-0"
* SFD End Conditions on Building 50
*Transom Windows on Floor 2 & 3 for units: 170, 174, 178, 182, 186, 190, 494, 498, 202, 206, 210, 214, 218, 222, 226, & 230 - see AC5 No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 2 48Scale 1/4" = 1'-0"
AC11 UNIT PLANS
DUETS - PLAN 1
21'-0"
39'-6"

THIRD FLOORSECOND FLOORFIRST FLOOR
W.I.C
Great
Room
15'-2"x20'-6"
W.H. Storage
100 CF
Entry
Coat
Bed 3
11'-6"x10'-0"
Bath 3
Pwdr.

Primary
Bedroom
12'-6"x14'-3"
Bed 2
11'-8"x12'-2"Bath 2
Primary
Bath
Lau.

Balcony
5'-8"x10'-8"
60 SQ. FT.

Dining
11'-4"x18'-8"
Pantry
Garage
20'-5"x22'-9"
20'-0"
21'-0" 21'-0"
PLAN 2 NET S.F.
3 BR/3.5 BA
1ST FLOOR324 SQ. FT.
2ND FLOOR728 SQ. FT.
3RD FLOOR749 SQ. FT.

TOTAL LIVING1800 SQ. FT.

GARAGE472 SQ. FT.
40'-6"
40'-6"
16R UP 17R UP
16R DN
17R DN
Storage
120 CF
4'x6' Clear
PLAN 2 GROSS S.F.
3 BR/3.5 BA
1ST FLOOR346 SQ. FT.
2ND FLOOR777 SQ. FT.
3RD FLOOR802 SQ. FT.

TOTAL LIVING1925 SQ. FT.

GARAGE472 SQ. FT.
16'-0"
Batteries
20'-0"
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 2 48Scale 1/4" = 1'-0"
AC12 UNIT PLANS
DUETS - PLAN 2
22'-0"

THIRD FLOORSECOND FLOORFIRST FLOOR
O
T R
22'-0"22'-0"
40'-6"
PLAN 3 NET S.F.
4 BR/3.5 BA
1ST FLOOR369 SQ. FT.
2ND FLOOR760 SQ. FT.
3RD FLOOR818 SQ. FT.

TOTAL LIVING1947 SQ. FT.

GARAGE486 SQ. FT.

W.H.

Overhead
Storage
32 CF
Storage 140 CF
W.I.CEntry
Coat
Bed 4
11'-6"x11'-2"
Bath 3
W.I.C
Great
Room
15'-11"x23'-8"
Kitchen
Pwdr.

Primary
Bedroom
13'-6"x13'-8"
Bed 2
10'-6"x10'-2"
Bed 3
10'-5"x11'-4"
Bath 2
Primary
Bath
Lau.

Lin.

Pantry
Balcony
8'-2"x12'-0"
98 SQ. FT.

Lin.

Garage
21'-5"x20'-4"
20'-0"
42'-6"
42'-6"
Storage
140 CF
Storage
60 CF
16R UP
17R UP
16R DN
17R DN
4'x6' Clear
PLAN 3 GROSS S.F.
4 BR/3.5 BA
1ST FLOOR393 SQ. FT.
2ND FLOOR811 SQ. FT.
3RD FLOOR867 SQ. FT.

TOTAL LIVING2071 SQ. FT.

GARAGE486 SQ. FT.
16'-0"
Batteries
20'-0"
No.
888.456.5849 | ktgy.comAMWAY
20240522
Shopoff Reality InvestmentsSCHEMATIC DESIGN
MAY 01, 2026 BUENA PARK, CA0 2 48Scale 1/4" = 1'-0"
AC13 UNIT PLANS
DUETS - PLAN 3
No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA
A5.0MATERIAL BOARDS

TOWNHOMES - STYLE A

No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA
A5.1MATERIAL BOARDS

TOWNHOMES - STYLE B

No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA
A5.2MATERIAL BOARDS

DUETS - STYLE A

No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA
A5.3MATERIAL BOARDS

DUETS - STYLE B

No.
888.456.5849 | ktgy.com AMWAY
20240522
Shopoff Reality Investments SCHEMATIC DESIGN
MAY 01, 2026BUENA PARK, CA
A5.4MATERIAL BOARDS

AFFORDABLE BUILDING

SCHEMATIC DESIGN
May 1, 2026
L.1

SOUTH FIGUEROA STREET
WEST 31ST STREET

SOUTH FLOWER STREET
33RD STREET (FUTURE PASEO)

RETAIL LOADING

XFMRS /
ELEC

FITNESS
5486 SQ. FT.COMMERCIAL AREA
12295 SQ. FT.

COMMERCIAL PARKING
26 SPACES
T
T
T
T
T
T

STUDENT HOUSING PARKING
78 SPACES

OUTDOOR LOBBY /

ENTRY COURT /

FRONT PORCH

SH LOADING

RETAIL LOADING

RESIDENTIAL

GATE / GARAGE
DOOR

SERVICE CORRIDOR

PARKING
ACCESS
PORTAL
FAN
ROOM

PUMP ROOM /

BACK FLOW
BIKE

STORAGE
436 BIKES
LOBBY

RAMP UP
TO L2
RETAIL
TRASH

LEASING /

PACKAGES
2657 SQ. FT.

LOBBY /
MAIL
3232 SQ. FT.

T
T
TRASH

TERMINATION
ROOM
TURN -
AROUND
SPACE

COMMERCIAL

GATE / GARAGE
DOOR
LOBBY
TRASH

TERMINATION
ROOM

FIRE CNTL /

INVERTER

COMMERCIAL
ENTRY

STUDENT HOUSING
ENTRY
WEST 32ND STREET

TERMINUS FOCAL POINT

COVERED AREA FOR

OUTDOOR COMMERCIAL SPACE

PODIUM CONTINUES OVER LEASING LOBBY FOR

RESIDENT GATHERING AND SHORT-TERM BIKE STORAGE
388'-8"
319'-3"

EXISTING HISTORIC

BUILDING TO BE RETAINED
25'-4" 25'-4" 25'-4"
28'-0"
28'-0"
28'-0"
26'-5"
25'-4"
5'-3"
3'-3"
39'-3"
5'-7"
9'-11"
18'-5"
149'-8"
143'-6"
Architecture + Planning
888.456.5849
ktgy.com
3100 S FIGUEROA
LOS ANGELES, CALIFORNIA # 2022-0080

CONCEPT DESIGN
APRIL 11, 2022
CA Ventures
130 E Randolph St, Ste 2100
Chicago, IL 60601 A1-0ARCHITECTURAL SITE PLAN
PROJECT SUMMARY0 25 5012 1/2

PROJECT SUMMARY
3100 S FIGUEROA, LOS ANGELES, CA
AREA: ± 146,751 SF (3.4 AC)
ZONING: C2-1L
HEIGHT: 86'-0" MAX (75' + 11' OR 1-STORY)
FAR PROVIDED: 2.95:1 (433,002 SF)
COMMERCIAL PROVIDED: 12,295 SF

STUDENT HOUSING
UNITS: 412 / BEDS: 1,249

STUDENT HOUSING UNIT MIX
STUDIO: 66 UNITS (66 BEDS)
1-BEDROOM: 58 UNITS (96 BEDS)
2-BEDROOM: 174 UNITS (495 BEDS)
3-BEDROOM: 39 UNITS (167 BEDS)
4-BEDROOM: 75 UNITS (425 BEDS)

PARKING

VEHICULAR REQUIRED
RESIDENTIAL: 207 SPACES (0.5 SP/DU)
COMMERCIAL: 25 SPACES (2/1000 SF)

VEHICULAR PROVIDED
RESIDENTIAL:213 STANDARD SPACES
26 TANDEM SPACES
COMMERCIAL: 26 SPACES

BICYCLE REQUIRED

RESIDENTIAL
- LONG TERM:25 SPACES (1-25 DU | 1 SP/1 DU)
50 SPACES (26-100 DU | 1 SP/1.5 DU)
50 SPACES (101-200 DU | 1 SP/2 DU)
54 SPACES (201-413 DU | 1 SP/4 DU)
179 SPACES TOTAL
- SHORT TERM:3 SPACES (1-25 DU | 1 SP/10 DU)
5 SPACES (26-100 DU | 1 SP/15 DU)
5 SPACES (101-200 DU | 1 SP/20 DU)
6 SPACES (201-413 DU | 1 SP/40 DU)
19 SPACES TOTAL

COMMERCIAL
- LONG TERM: 7 SPACES (1/2000 SF)
- SHORT TERM: 7 SPACES (1/2000 SF)

BICYCLE PROVIDED
RESIDENTIAL: 436 SPACES
COMMERCIAL: 14 SPACES

OPEN SPACE

IN PROGRESS
TREES
REQUIRED ON SITE: 103 TREES (1 TR/4 DU)
STREET “A”

RAILROAD

BEACH BOULEVARD

BREA CREEK CHANNEL
OPEN LAWN (SEE L.4)
• synthetic turf
• bench seating
• trash
• shade trees
• (qty. 2) bike racks
DOG RELIEF STATION #1
(SEE L.3)
8’ CMU WALL

SOUTH NEIGHBORHOOD
PASEO
(SEE L.6)
• enhanced paving
• accent trees

SENIOR ACTIVITY LAWN
(SEE L.5)

SIGN WALL

NORTH NEIGHBORHOOD
PASEO
(SEE L.7)
• enhanced paving
• accent trees

DR, SAM WAYMAILBOX LOCATION
OPEN SPACE 2
(SEE L.4)
OPEN SPACE 1
(SEE L.4)

POOL COURTYARD
(SEE L.2)
STREET “B”
STREET “A”
DARLINGTON AVE.

DOG RELIEF STATION #2
(SEE L.3)
DOG RELIEF STATION #3
(SEE L.3)

SENIOR COURTYARD
(SEE L.5)

CALIFORNIA GARDEN
(SEE L.5)
CAAP NOTES:

3.3: Enhanced End-of-Trip Bicycle Facilities: Applicable land uses must ensure installation of end of trip bicycle facilities consistent with the following:
b. Multifamily Residential development must provide one secure long-termstorage space (i.e., bike storage room or locker) per unit. Long term storage to be included within Affordable Housing Building. Refer to plans prepared by architect.

3.8: Electric and Zero-Emission Landscaping Equipment: All new development projects with landscaped areas must provide at least one dedicated 120 volt outdoor electrical outlet per 500 square feet of landscaped area, located in accessible exterior locations (e.g., patios, yards, or common landscaped spaces). Outlets must be weatherproof and GFCI-protected, be on a circuit capable of supporting electric landscaping equipment (minimum 20 amperes), and be clearly identified for landscaping equipment use. Measure will be addressed in detail in Construction Documentation

3.9: Electric and Zero-Emission Off-Road Equipment: Projects must demonstrate efforts to use zero-emission or near-zero-emission off-road equipment (e.g., electric or alternative-fuel construction equipment) where commercially available and feasible, per the following:

Identify all off-road equipment anticipated for project construction and operation. Measure includes construction related operations to be addressed by project contractor or construction management consultant.

3.11: Outdoor Water Use Efficiency: New buildings must incorporate water-efficient drip irrigation and smart controllers for all non-turf planting areas.

Additionally, landscaping must be drought-tolerant per the following:
a. Single-Family Residential:

At least 80% of non-turf areas planted with native or low-water-use species b. Multifamily Residential
At least 90% native or low-water-use species in common areas.

Measures will be addressed in detail in Construction Documentation

3.12: On-Site Water Reuse: All new development must incorporate at least one on-site water reuse strategy that exceeds current building code and MWELO requirements. On-site irrigation to be designed as a reclamed irrigation system and be connected to potable water supply until a reclaimed water supply becomes available. When reclaimed water lines are constructed, project will disconnect from the potable water source and connect to reclaimed water source.

3.14: Tree Replacement in New Development: All new development projects must limit tree removal where feasible. Projects that remove existing trees must replace them in alignment with the City’s Urban Forest Management Plan goals. Measure will be addressed in detail in Construction Documentation

3.15: Nature-Based Climate Solutions: Applicable new development must incorporate nature-based climate solutions into project design as follows:

Multifamily Residential development must provide at least one nature-based climate solution, including but not limited to rain gardens / bioswales, and tree shaded parking lots. Measure will be addressed in Construction Documentation. 0’ 25’ 50’ 100’

OVERALL ILLUSTRATIVE SITE PLAN

SCHEMATIC DESIGN
May 1, 2026
L.2

SOUTH FIGUEROA STREET
WEST 31ST STREET

SOUTH FLOWER STREET
33RD STREET (FUTURE PASEO)

RETAIL LOADING

XFMRS /
ELEC

FITNESS
5486 SQ. FT.COMMERCIAL AREA
12295 SQ. FT.

COMMERCIAL PARKING
26 SPACES
T
T
T
T
T
T

STUDENT HOUSING PARKING
78 SPACES

OUTDOOR LOBBY /

ENTRY COURT /

FRONT PORCH

SH LOADING

RETAIL LOADING

RESIDENTIAL

GATE / GARAGE
DOOR

SERVICE CORRIDOR

PARKING
ACCESS
PORTAL
FAN
ROOM

PUMP ROOM /

BACK FLOW
BIKE

STORAGE
436 BIKES
LOBBY

RAMP UP
TO L2
RETAIL
TRASH

LEASING /

PACKAGES
2657 SQ. FT.

LOBBY /
MAIL
3232 SQ. FT.

T
T
TRASH

TERMINATION
ROOM
TURN -
AROUND
SPACE

COMMERCIAL

GATE / GARAGE
DOOR
LOBBY
TRASH

TERMINATION
ROOM

FIRE CNTL /

INVERTER

COMMERCIAL
ENTRY

STUDENT HOUSING
ENTRY
WEST 32ND STREET

TERMINUS FOCAL POINT

COVERED AREA FOR

OUTDOOR COMMERCIAL SPACE

PODIUM CONTINUES OVER LEASING LOBBY FOR

RESIDENT GATHERING AND SHORT-TERM BIKE STORAGE
388'-8"
319'-3"

EXISTING HISTORIC

BUILDING TO BE RETAINED
25'-4" 25'-4" 25'-4"
28'-0"
28'-0"
28'-0"
26'-5"
25'-4"
5'-3"
3'-3"
39'-3"
5'-7"
9'-11"
18'-5"
149'-8"
143'-6"
Architecture + Planning
888.456.5849
ktgy.com
3100 S FIGUEROA
LOS ANGELES, CALIFORNIA # 2022-0080

CONCEPT DESIGN
APRIL 11, 2022
CA Ventures
130 E Randolph St, Ste 2100
Chicago, IL 60601 A1-0ARCHITECTURAL SITE PLAN
PROJECT SUMMARY0 25 5012 1/2

PROJECT SUMMARY
3100 S FIGUEROA, LOS ANGELES, CA
AREA: ± 146,751 SF (3.4 AC)
ZONING: C2-1L
HEIGHT: 86'-0" MAX (75' + 11' OR 1-STORY)
FAR PROVIDED: 2.95:1 (433,002 SF)
COMMERCIAL PROVIDED: 12,295 SF

STUDENT HOUSING
UNITS: 412 / BEDS: 1,249

STUDENT HOUSING UNIT MIX
STUDIO: 66 UNITS (66 BEDS)
1-BEDROOM: 58 UNITS (96 BEDS)
2-BEDROOM: 174 UNITS (495 BEDS)
3-BEDROOM: 39 UNITS (167 BEDS)
4-BEDROOM: 75 UNITS (425 BEDS)

PARKING

VEHICULAR REQUIRED
RESIDENTIAL: 207 SPACES (0.5 SP/DU)
COMMERCIAL: 25 SPACES (2/1000 SF)

VEHICULAR PROVIDED
RESIDENTIAL:213 STANDARD SPACES
26 TANDEM SPACES
COMMERCIAL: 26 SPACES

BICYCLE REQUIRED

RESIDENTIAL
- LONG TERM:25 SPACES (1-25 DU | 1 SP/1 DU)
50 SPACES (26-100 DU | 1 SP/1.5 DU)
50 SPACES (101-200 DU | 1 SP/2 DU)
54 SPACES (201-413 DU | 1 SP/4 DU)
179 SPACES TOTAL
- SHORT TERM:3 SPACES (1-25 DU | 1 SP/10 DU)
5 SPACES (26-100 DU | 1 SP/15 DU)
5 SPACES (101-200 DU | 1 SP/20 DU)
6 SPACES (201-413 DU | 1 SP/40 DU)
19 SPACES TOTAL

COMMERCIAL
- LONG TERM: 7 SPACES (1/2000 SF)
- SHORT TERM: 7 SPACES (1/2000 SF)

BICYCLE PROVIDED
RESIDENTIAL: 436 SPACES
COMMERCIAL: 14 SPACES

OPEN SPACE

IN PROGRESS
TREES
REQUIRED ON SITE: 103 TREES (1 TR/4 DU)

BUILT IN BENCH SEATING WITH

OVERHEAD LIGHTS

CONCRETE POOL DECK
• chaise lounges
• lounge seating
SPA

BBQ AREA
• gas bbq and countertop
• trash
• dining table
POOL
M W

GARDEN SPACE
• shade tree
• drought tolerante planting
• (qty. 3) bike racks

WOOD DECK
• chaise lounges
• lounge seating
POOL
EQUIP .

KEY MAP - N.T.S.

POOL AMENITY SPACE
0’ 20’10’5’

CONCEPTUAL POOL PLAN

SCHEMATIC DESIGN
May 1, 2026
L.3

SOUTH FIGUEROA STREET
WEST 31ST STREET

SOUTH FLOWER STREET
33RD STREET (FUTURE PASEO)

RETAIL LOADING

XFMRS /
ELEC

FITNESS
5486 SQ. FT.COMMERCIAL AREA
12295 SQ. FT.

COMMERCIAL PARKING
26 SPACES
T
T
T
T
T
T

STUDENT HOUSING PARKING
78 SPACES

OUTDOOR LOBBY /

ENTRY COURT /

FRONT PORCH

SH LOADING

RETAIL LOADING

RESIDENTIAL

GATE / GARAGE
DOOR

SERVICE CORRIDOR

PARKING
ACCESS
PORTAL
FAN
ROOM

PUMP ROOM /

BACK FLOW
BIKE

STORAGE
436 BIKES
LOBBY

RAMP UP
TO L2
RETAIL
TRASH

LEASING /

PACKAGES
2657 SQ. FT.

LOBBY /
MAIL
3232 SQ. FT.

T
T
TRASH

TERMINATION
ROOM
TURN -
AROUND
SPACE

COMMERCIAL

GATE / GARAGE
DOOR
LOBBY
TRASH

TERMINATION
ROOM

FIRE CNTL /

INVERTER

COMMERCIAL
ENTRY

STUDENT HOUSING
ENTRY
WEST 32ND STREET

TERMINUS FOCAL POINT

COVERED AREA FOR

OUTDOOR COMMERCIAL SPACE

PODIUM CONTINUES OVER LEASING LOBBY FOR

RESIDENT GATHERING AND SHORT-TERM BIKE STORAGE
388'-8"
319'-3"

EXISTING HISTORIC

BUILDING TO BE RETAINED
25'-4" 25'-4" 25'-4"
28'-0"
28'-0"
28'-0"
26'-5"
25'-4"
5'-3"
3'-3"
39'-3"
5'-7"
9'-11"
18'-5"
149'-8"
143'-6"
Architecture + Planning
888.456.5849
ktgy.com
3100 S FIGUEROA
LOS ANGELES, CALIFORNIA # 2022-0080

CONCEPT DESIGN
APRIL 11, 2022
CA Ventures
130 E Randolph St, Ste 2100
Chicago, IL 60601 A1-0ARCHITECTURAL SITE PLAN
PROJECT SUMMARY0 25 5012 1/2

PROJECT SUMMARY
3100 S FIGUEROA, LOS ANGELES, CA
AREA: ± 146,751 SF (3.4 AC)
ZONING: C2-1L
HEIGHT: 86'-0" MAX (75' + 11' OR 1-STORY)
FAR PROVIDED: 2.95:1 (433,002 SF)
COMMERCIAL PROVIDED: 12,295 SF

STUDENT HOUSING
UNITS: 412 / BEDS: 1,249

STUDENT HOUSING UNIT MIX
STUDIO: 66 UNITS (66 BEDS)
1-BEDROOM: 58 UNITS (96 BEDS)
2-BEDROOM: 174 UNITS (495 BEDS)
3-BEDROOM: 39 UNITS (167 BEDS)
4-BEDROOM: 75 UNITS (425 BEDS)

PARKING

VEHICULAR REQUIRED
RESIDENTIAL: 207 SPACES (0.5 SP/DU)
COMMERCIAL: 25 SPACES (2/1000 SF)

VEHICULAR PROVIDED
RESIDENTIAL:213 STANDARD SPACES
26 TANDEM SPACES
COMMERCIAL: 26 SPACES

BICYCLE REQUIRED

RESIDENTIAL
- LONG TERM:25 SPACES (1-25 DU | 1 SP/1 DU)
50 SPACES (26-100 DU | 1 SP/1.5 DU)
50 SPACES (101-200 DU | 1 SP/2 DU)
54 SPACES (201-413 DU | 1 SP/4 DU)
179 SPACES TOTAL
- SHORT TERM:3 SPACES (1-25 DU | 1 SP/10 DU)
5 SPACES (26-100 DU | 1 SP/15 DU)
5 SPACES (101-200 DU | 1 SP/20 DU)
6 SPACES (201-413 DU | 1 SP/40 DU)
19 SPACES TOTAL

COMMERCIAL
- LONG TERM: 7 SPACES (1/2000 SF)
- SHORT TERM: 7 SPACES (1/2000 SF)

BICYCLE PROVIDED
RESIDENTIAL: 436 SPACES
COMMERCIAL: 14 SPACES

OPEN SPACE

IN PROGRESS
TREES
REQUIRED ON SITE: 103 TREES (1 TR/4 DU)
DOG RELIEF AREA 1 DOG RELIEF AREA 2
DOG RELIEF AREA 3
KEY MAP - N.T.S.

DECOMPOSED GRANITE, TYP .

BOULDERS, TYP .

DOG WASTE BAG DISPENSER, TYP .

DOG RELIEF AREA #1
DOG RELIEF AREA #2
DOG RELIEF AREA #3
0’ 20’10’5’

CONCEPTUAL DOG RELIEF SPACES

SCHEMATIC DESIGN
May 1, 2026
L.4

SOUTH FIGUEROA STREET
WEST 31ST STREET

SOUTH FLOWER STREET
33RD STREET (FUTURE PASEO)

RETAIL LOADING

XFMRS /
ELEC

FITNESS
5486 SQ. FT.COMMERCIAL AREA
12295 SQ. FT.

COMMERCIAL PARKING
26 SPACES
T
T
T
T
T
T

STUDENT HOUSING PARKING
78 SPACES

OUTDOOR LOBBY /

ENTRY COURT /

FRONT PORCH

SH LOADING

RETAIL LOADING

RESIDENTIAL

GATE / GARAGE
DOOR

SERVICE CORRIDOR

PARKING
ACCESS
PORTAL
FAN
ROOM

PUMP ROOM /

BACK FLOW
BIKE

STORAGE
436 BIKES
LOBBY

RAMP UP
TO L2
RETAIL
TRASH

LEASING /

PACKAGES
2657 SQ. FT.

LOBBY /
MAIL
3232 SQ. FT.

T
T
TRASH

TERMINATION
ROOM
TURN -
AROUND
SPACE

COMMERCIAL

GATE / GARAGE
DOOR
LOBBY
TRASH

TERMINATION
ROOM

FIRE CNTL /

INVERTER

COMMERCIAL
ENTRY

STUDENT HOUSING
ENTRY
WEST 32ND STREET

TERMINUS FOCAL POINT

COVERED AREA FOR

OUTDOOR COMMERCIAL SPACE

PODIUM CONTINUES OVER LEASING LOBBY FOR

RESIDENT GATHERING AND SHORT-TERM BIKE STORAGE
388'-8"
319'-3"

EXISTING HISTORIC

BUILDING TO BE RETAINED
25'-4" 25'-4" 25'-4"
28'-0"
28'-0"
28'-0"
26'-5"
25'-4"
5'-3"
3'-3"
39'-3"
5'-7"
9'-11"
18'-5"
149'-8"
143'-6"
Architecture + Planning
888.456.5849
ktgy.com
3100 S FIGUEROA
LOS ANGELES, CALIFORNIA # 2022-0080

CONCEPT DESIGN
APRIL 11, 2022
CA Ventures
130 E Randolph St, Ste 2100
Chicago, IL 60601 A1-0ARCHITECTURAL SITE PLAN
PROJECT SUMMARY0 25 5012 1/2

PROJECT SUMMARY
3100 S FIGUEROA, LOS ANGELES, CA
AREA: ± 146,751 SF (3.4 AC)
ZONING: C2-1L
HEIGHT: 86'-0" MAX (75' + 11' OR 1-STORY)
FAR PROVIDED: 2.95:1 (433,002 SF)
COMMERCIAL PROVIDED: 12,295 SF

STUDENT HOUSING
UNITS: 412 / BEDS: 1,249

STUDENT HOUSING UNIT MIX
STUDIO: 66 UNITS (66 BEDS)
1-BEDROOM: 58 UNITS (96 BEDS)
2-BEDROOM: 174 UNITS (495 BEDS)
3-BEDROOM: 39 UNITS (167 BEDS)
4-BEDROOM: 75 UNITS (425 BEDS)

PARKING

VEHICULAR REQUIRED
RESIDENTIAL: 207 SPACES (0.5 SP/DU)
COMMERCIAL: 25 SPACES (2/1000 SF)

VEHICULAR PROVIDED
RESIDENTIAL:213 STANDARD SPACES
26 TANDEM SPACES
COMMERCIAL: 26 SPACES

BICYCLE REQUIRED

RESIDENTIAL
- LONG TERM:25 SPACES (1-25 DU | 1 SP/1 DU)
50 SPACES (26-100 DU | 1 SP/1.5 DU)
50 SPACES (101-200 DU | 1 SP/2 DU)
54 SPACES (201-413 DU | 1 SP/4 DU)
179 SPACES TOTAL
- SHORT TERM:3 SPACES (1-25 DU | 1 SP/10 DU)
5 SPACES (26-100 DU | 1 SP/15 DU)
5 SPACES (101-200 DU | 1 SP/20 DU)
6 SPACES (201-413 DU | 1 SP/40 DU)
19 SPACES TOTAL

COMMERCIAL
- LONG TERM: 7 SPACES (1/2000 SF)
- SHORT TERM: 7 SPACES (1/2000 SF)

BICYCLE PROVIDED
RESIDENTIAL: 436 SPACES
COMMERCIAL: 14 SPACES

OPEN SPACE

IN PROGRESS
TREES
REQUIRED ON SITE: 103 TREES (1 TR/4 DU)

BBQ AREA
• gas bbq and counter
• trash
• dining table

RAILROAD
OPEN SPACE 1
OPEN SPACE 2
KEY MAP - N.T.S.

OPEN SPACE #1
OPEN SPACE #2

SHADE TREE AND BERMED

GARDEN SPACE

MAILBOXES

TRANSFORMER

SHADE TREE IN

BERMED GARDEN
(QTY 2) BIKE RACKS

OPEN LAWN
8’ HT. C.M.U. WALL

SCREENING HEDGE

SHADE TREE

BENCH SEATING
(QTY. 2)

TRASH AND DOG WASTE

BAG DISPENSER

BIKE RACKS
(QTY. 2)

OPEN LAWN
0’ 20’10’5’

CONCEPTUAL OPEN SPACES

SCHEMATIC DESIGN
May 1, 2026
L.5

SOUTH FIGUEROA STREET
WEST 31ST STREET

SOUTH FLOWER STREET
33RD STREET (FUTURE PASEO)

RETAIL LOADING

XFMRS /
ELEC

FITNESS
5486 SQ. FT.COMMERCIAL AREA
12295 SQ. FT.

COMMERCIAL PARKING
26 SPACES
T
T
T
T
T
T

STUDENT HOUSING PARKING
78 SPACES

OUTDOOR LOBBY /

ENTRY COURT /

FRONT PORCH

SH LOADING

RETAIL LOADING

RESIDENTIAL

GATE / GARAGE
DOOR

SERVICE CORRIDOR

PARKING
ACCESS
PORTAL
FAN
ROOM

PUMP ROOM /

BACK FLOW
BIKE

STORAGE
436 BIKES
LOBBY

RAMP UP
TO L2
RETAIL
TRASH

LEASING /

PACKAGES
2657 SQ. FT.

LOBBY /
MAIL
3232 SQ. FT.

T
T
TRASH

TERMINATION
ROOM
TURN -
AROUND
SPACE

COMMERCIAL

GATE / GARAGE
DOOR
LOBBY
TRASH

TERMINATION
ROOM

FIRE CNTL /

INVERTER

COMMERCIAL
ENTRY

STUDENT HOUSING
ENTRY
WEST 32ND STREET

TERMINUS FOCAL POINT

COVERED AREA FOR

OUTDOOR COMMERCIAL SPACE

PODIUM CONTINUES OVER LEASING LOBBY FOR

RESIDENT GATHERING AND SHORT-TERM BIKE STORAGE
388'-8"
319'-3"

EXISTING HISTORIC

BUILDING TO BE RETAINED
25'-4" 25'-4" 25'-4"
28'-0"
28'-0"
28'-0"
26'-5"
25'-4"
5'-3"
3'-3"
39'-3"
5'-7"
9'-11"
18'-5"
149'-8"
143'-6"
Architecture + Planning
888.456.5849
ktgy.com
3100 S FIGUEROA
LOS ANGELES, CALIFORNIA # 2022-0080

CONCEPT DESIGN
APRIL 11, 2022
CA Ventures
130 E Randolph St, Ste 2100
Chicago, IL 60601 A1-0ARCHITECTURAL SITE PLAN
PROJECT SUMMARY0 25 5012 1/2

PROJECT SUMMARY
3100 S FIGUEROA, LOS ANGELES, CA
AREA: ± 146,751 SF (3.4 AC)
ZONING: C2-1L
HEIGHT: 86'-0" MAX (75' + 11' OR 1-STORY)
FAR PROVIDED: 2.95:1 (433,002 SF)
COMMERCIAL PROVIDED: 12,295 SF

STUDENT HOUSING
UNITS: 412 / BEDS: 1,249

STUDENT HOUSING UNIT MIX
STUDIO: 66 UNITS (66 BEDS)
1-BEDROOM: 58 UNITS (96 BEDS)
2-BEDROOM: 174 UNITS (495 BEDS)
3-BEDROOM: 39 UNITS (167 BEDS)
4-BEDROOM: 75 UNITS (425 BEDS)

PARKING

VEHICULAR REQUIRED
RESIDENTIAL: 207 SPACES (0.5 SP/DU)
COMMERCIAL: 25 SPACES (2/1000 SF)

VEHICULAR PROVIDED
RESIDENTIAL:213 STANDARD SPACES
26 TANDEM SPACES
COMMERCIAL: 26 SPACES

BICYCLE REQUIRED

RESIDENTIAL
- LONG TERM:25 SPACES (1-25 DU | 1 SP/1 DU)
50 SPACES (26-100 DU | 1 SP/1.5 DU)
50 SPACES (101-200 DU | 1 SP/2 DU)
54 SPACES (201-413 DU | 1 SP/4 DU)
179 SPACES TOTAL
- SHORT TERM:3 SPACES (1-25 DU | 1 SP/10 DU)
5 SPACES (26-100 DU | 1 SP/15 DU)
5 SPACES (101-200 DU | 1 SP/20 DU)
6 SPACES (201-413 DU | 1 SP/40 DU)
19 SPACES TOTAL

COMMERCIAL
- LONG TERM: 7 SPACES (1/2000 SF)
- SHORT TERM: 7 SPACES (1/2000 SF)

BICYCLE PROVIDED
RESIDENTIAL: 436 SPACES
COMMERCIAL: 14 SPACES

OPEN SPACE

IN PROGRESS
TREES
REQUIRED ON SITE: 103 TREES (1 TR/4 DU)

SENIOR ACTIVITY LAWN

COURTYARD

CALIFORNIA GARDEN
KEY MAP - N.T.S.

SENIOR ACTIVITY LAWN

CALIFORNIA GARDEN
8’ HT. C.M.U. WALL

RETAINING WALL WITH
42” HT. GUARDRAIL SURFACE MOUNTED
BACKED BENCHES (2)

SHADE TREE

EXISTING TREES (OFFSITE)

SYNTHETIC TURF LAWN

CONCRETE SIDEWALK

LOUNGE SEATING AND TABLES
DOG WASTE BAG DISPENSER, TYP .

MEANDERING DECOMPOSED GRANITE PATH

ACCENT TREES

COURTYARD
18’ HT. CONCRETE WALL
PAVERS

ACCENT PLANTING

SCREENING HEDGE AT TRANSFORMER

SURFACE MOUNTED BENCH

BOULDER GROUPINGS

SHADE TREE
0’ 20’10’5’

SENIOR AFFORDABLE OPEN SPACES

SCHEMATIC DESIGN
May 1, 2026
L.6

SOUTH FIGUEROA STREET
WEST 31ST STREET

SOUTH FLOWER STREET
33RD STREET (FUTURE PASEO)

RETAIL LOADING

XFMRS /
ELEC

FITNESS
5486 SQ. FT.COMMERCIAL AREA
12295 SQ. FT.

COMMERCIAL PARKING
26 SPACES
T
T
T
T
T
T

STUDENT HOUSING PARKING
78 SPACES

OUTDOOR LOBBY /

ENTRY COURT /

FRONT PORCH

SH LOADING

RETAIL LOADING

RESIDENTIAL

GATE / GARAGE
DOOR

SERVICE CORRIDOR

PARKING
ACCESS
PORTAL
FAN
ROOM

PUMP ROOM /

BACK FLOW
BIKE

STORAGE
436 BIKES
LOBBY

RAMP UP
TO L2
RETAIL
TRASH

LEASING /

PACKAGES
2657 SQ. FT.

LOBBY /
MAIL
3232 SQ. FT.

T
T
TRASH

TERMINATION
ROOM
TURN -
AROUND
SPACE

COMMERCIAL

GATE / GARAGE
DOOR
LOBBY
TRASH

TERMINATION
ROOM

FIRE CNTL /

INVERTER

COMMERCIAL
ENTRY

STUDENT HOUSING
ENTRY
WEST 32ND STREET

TERMINUS FOCAL POINT

COVERED AREA FOR

OUTDOOR COMMERCIAL SPACE

PODIUM CONTINUES OVER LEASING LOBBY FOR

RESIDENT GATHERING AND SHORT-TERM BIKE STORAGE
388'-8"
319'-3"

EXISTING HISTORIC

BUILDING TO BE RETAINED
25'-4" 25'-4" 25'-4"
28'-0"
28'-0"
28'-0"
26'-5"
25'-4"
5'-3"
3'-3"
39'-3"
5'-7"
9'-11"
18'-5"
149'-8"
143'-6"
Architecture + Planning
888.456.5849
ktgy.com
3100 S FIGUEROA
LOS ANGELES, CALIFORNIA # 2022-0080

CONCEPT DESIGN
APRIL 11, 2022
CA Ventures
130 E Randolph St, Ste 2100
Chicago, IL 60601 A1-0ARCHITECTURAL SITE PLAN
PROJECT SUMMARY0 25 5012 1/2

PROJECT SUMMARY
3100 S FIGUEROA, LOS ANGELES, CA
AREA: ± 146,751 SF (3.4 AC)
ZONING: C2-1L
HEIGHT: 86'-0" MAX (75' + 11' OR 1-STORY)
FAR PROVIDED: 2.95:1 (433,002 SF)
COMMERCIAL PROVIDED: 12,295 SF

STUDENT HOUSING
UNITS: 412 / BEDS: 1,249

STUDENT HOUSING UNIT MIX
STUDIO: 66 UNITS (66 BEDS)
1-BEDROOM: 58 UNITS (96 BEDS)
2-BEDROOM: 174 UNITS (495 BEDS)
3-BEDROOM: 39 UNITS (167 BEDS)
4-BEDROOM: 75 UNITS (425 BEDS)

PARKING

VEHICULAR REQUIRED
RESIDENTIAL: 207 SPACES (0.5 SP/DU)
COMMERCIAL: 25 SPACES (2/1000 SF)

VEHICULAR PROVIDED
RESIDENTIAL:213 STANDARD SPACES
26 TANDEM SPACES
COMMERCIAL: 26 SPACES

BICYCLE REQUIRED

RESIDENTIAL
- LONG TERM:25 SPACES (1-25 DU | 1 SP/1 DU)
50 SPACES (26-100 DU | 1 SP/1.5 DU)
50 SPACES (101-200 DU | 1 SP/2 DU)
54 SPACES (201-413 DU | 1 SP/4 DU)
179 SPACES TOTAL
- SHORT TERM:3 SPACES (1-25 DU | 1 SP/10 DU)
5 SPACES (26-100 DU | 1 SP/15 DU)
5 SPACES (101-200 DU | 1 SP/20 DU)
6 SPACES (201-413 DU | 1 SP/40 DU)
19 SPACES TOTAL

COMMERCIAL
- LONG TERM: 7 SPACES (1/2000 SF)
- SHORT TERM: 7 SPACES (1/2000 SF)

BICYCLE PROVIDED
RESIDENTIAL: 436 SPACES
COMMERCIAL: 14 SPACES

OPEN SPACE

IN PROGRESS
TREES
REQUIRED ON SITE: 103 TREES (1 TR/4 DU)
KEY MAP - N.T.S.

FRONT YARD TYPICAL -
DUETS

FRONT YARD TYPICAL -
DUETS

FRONT YARD TYPCIAL -

TOWNHOMES

FRONT YARD TYPICAL -

TOWNHOMES

PAVER AT GATES
3’ HT. PRIVATE PATIO

STUCCO WALL AND METAL GATE

COMMUNITY TREE GROUPING

BETWEEN DUETS
4’ WIDE CONCRETE SIDEWALK
5’ WIDE CONCRETE SIDEWALK

CONCRETE AT UTILITY CLOSET

VERTICAL ACCENT TREE
3’ HT. PRIVATE PATIO

STUCCO WALL AND METAL GATE

COMMUNITY SHADE TREE

HEDGE SCREENING AT UTILITY CLOSETS,
20’10’5’0’

CONCEPTUAL FRONT YARD PLANS

SCHEMATIC DESIGN
May 1, 2026
L.7

SOUTH FIGUEROA STREET
WEST 31ST STREET

SOUTH FLOWER STREET
33RD STREET (FUTURE PASEO)

RETAIL LOADING

XFMRS /
ELEC

FITNESS
5486 SQ. FT.COMMERCIAL AREA
12295 SQ. FT.

COMMERCIAL PARKING
26 SPACES
T
T
T
T
T
T

STUDENT HOUSING PARKING
78 SPACES

OUTDOOR LOBBY /

ENTRY COURT /

FRONT PORCH

SH LOADING

RETAIL LOADING

RESIDENTIAL

GATE / GARAGE
DOOR

SERVICE CORRIDOR

PARKING
ACCESS
PORTAL
FAN
ROOM

PUMP ROOM /

BACK FLOW
BIKE

STORAGE
436 BIKES
LOBBY

RAMP UP
TO L2
RETAIL
TRASH

LEASING /

PACKAGES
2657 SQ. FT.

LOBBY /
MAIL
3232 SQ. FT.

T
T
TRASH

TERMINATION
ROOM
TURN -
AROUND
SPACE

COMMERCIAL

GATE / GARAGE
DOOR
LOBBY
TRASH

TERMINATION
ROOM

FIRE CNTL /

INVERTER

COMMERCIAL
ENTRY

STUDENT HOUSING
ENTRY
WEST 32ND STREET

TERMINUS FOCAL POINT

COVERED AREA FOR

OUTDOOR COMMERCIAL SPACE

PODIUM CONTINUES OVER LEASING LOBBY FOR

RESIDENT GATHERING AND SHORT-TERM BIKE STORAGE
388'-8"
319'-3"

EXISTING HISTORIC

BUILDING TO BE RETAINED
25'-4" 25'-4" 25'-4"
28'-0"
28'-0"
28'-0"
26'-5"
25'-4"
5'-3"
3'-3"
39'-3"
5'-7"
9'-11"
18'-5"
149'-8"
143'-6"
Architecture + Planning
888.456.5849
ktgy.com
3100 S FIGUEROA
LOS ANGELES, CALIFORNIA # 2022-0080

CONCEPT DESIGN
APRIL 11, 2022
CA Ventures
130 E Randolph St, Ste 2100
Chicago, IL 60601 A1-0ARCHITECTURAL SITE PLAN
PROJECT SUMMARY0 25 5012 1/2

PROJECT SUMMARY
3100 S FIGUEROA, LOS ANGELES, CA
AREA: ± 146,751 SF (3.4 AC)
ZONING: C2-1L
HEIGHT: 86'-0" MAX (75' + 11' OR 1-STORY)
FAR PROVIDED: 2.95:1 (433,002 SF)
COMMERCIAL PROVIDED: 12,295 SF

STUDENT HOUSING
UNITS: 412 / BEDS: 1,249

STUDENT HOUSING UNIT MIX
STUDIO: 66 UNITS (66 BEDS)
1-BEDROOM: 58 UNITS (96 BEDS)
2-BEDROOM: 174 UNITS (495 BEDS)
3-BEDROOM: 39 UNITS (167 BEDS)
4-BEDROOM: 75 UNITS (425 BEDS)

PARKING

VEHICULAR REQUIRED
RESIDENTIAL: 207 SPACES (0.5 SP/DU)
COMMERCIAL: 25 SPACES (2/1000 SF)

VEHICULAR PROVIDED
RESIDENTIAL:213 STANDARD SPACES
26 TANDEM SPACES
COMMERCIAL: 26 SPACES

BICYCLE REQUIRED

RESIDENTIAL
- LONG TERM:25 SPACES (1-25 DU | 1 SP/1 DU)
50 SPACES (26-100 DU | 1 SP/1.5 DU)
50 SPACES (101-200 DU | 1 SP/2 DU)
54 SPACES (201-413 DU | 1 SP/4 DU)
179 SPACES TOTAL
- SHORT TERM:3 SPACES (1-25 DU | 1 SP/10 DU)
5 SPACES (26-100 DU | 1 SP/15 DU)
5 SPACES (101-200 DU | 1 SP/20 DU)
6 SPACES (201-413 DU | 1 SP/40 DU)
19 SPACES TOTAL

COMMERCIAL
- LONG TERM: 7 SPACES (1/2000 SF)
- SHORT TERM: 7 SPACES (1/2000 SF)

BICYCLE PROVIDED
RESIDENTIAL: 436 SPACES
COMMERCIAL: 14 SPACES

OPEN SPACE

IN PROGRESS
TREES
REQUIRED ON SITE: 103 TREES (1 TR/4 DU)

NORTH PASEO

SOUTH PASEO
KEY MAP - N.T.S.

NORTH PASEO

SOUTH PASEO

COMMUNITY TREE CLUSTERPAVERS AND ACCENT TREE

AT DRIVEWAY ACCESS ROAD

INTERSECTION

VERTICAL ACCENT TREE AT BUILDING
FACADE

DECOMPOSED GRANITE AND BOULDER

WITH ACCENT PLANTING AT END OF

DRIVEWAY ACCESS ROAD

VERTICAL ACCENT TREES AT BUILDING

FACADE SCULPTURAL ACCENT PLANTING AT

WALKWAY ENTRANCE TO TOWNHOME

FRONT YARDS

SHADE TREES AT WALKWAY ENTRANCE

TO DUET FRONT YARDS

LOUVERED SCREENING FENCE AT A/C

UNITS FACING BEACH BOULEVARD,
T Y P.LOUVERED SCREENING FENCE AT A/C

UNITS FACING BEACH BOULEVARD,
T Y P.
32’16’8’0’

CONCEPTUAL PASEO PLANS

SCHEMATIC DESIGN
May 1, 2026
L.8

SOUTH FIGUEROA STREET
WEST 31ST STREET

SOUTH FLOWER STREET
33RD STREET (FUTURE PASEO)

RETAIL LOADING

XFMRS /
ELEC

FITNESS
5486 SQ. FT.COMMERCIAL AREA
12295 SQ. FT.

COMMERCIAL PARKING
26 SPACES
T
T
T
T
T
T

STUDENT HOUSING PARKING
78 SPACES

OUTDOOR LOBBY /

ENTRY COURT /

FRONT PORCH

SH LOADING

RETAIL LOADING

RESIDENTIAL

GATE / GARAGE
DOOR

SERVICE CORRIDOR

PARKING
ACCESS
PORTAL
FAN
ROOM

PUMP ROOM /

BACK FLOW
BIKE

STORAGE
436 BIKES
LOBBY

RAMP UP
TO L2
RETAIL
TRASH

LEASING /

PACKAGES
2657 SQ. FT.

LOBBY /
MAIL
3232 SQ. FT.

T
T
TRASH

TERMINATION
ROOM
TURN -
AROUND
SPACE

COMMERCIAL

GATE / GARAGE
DOOR
LOBBY
TRASH

TERMINATION
ROOM

FIRE CNTL /

INVERTER

COMMERCIAL
ENTRY

STUDENT HOUSING
ENTRY
WEST 32ND STREET

TERMINUS FOCAL POINT

COVERED AREA FOR

OUTDOOR COMMERCIAL SPACE

PODIUM CONTINUES OVER LEASING LOBBY FOR

RESIDENT GATHERING AND SHORT-TERM BIKE STORAGE
388'-8"
319'-3"

EXISTING HISTORIC

BUILDING TO BE RETAINED
25'-4" 25'-4" 25'-4"
28'-0"
28'-0"
28'-0"
26'-5"
25'-4"
5'-3"
3'-3"
39'-3"
5'-7"
9'-11"
18'-5"
149'-8"
143'-6"
Architecture + Planning
888.456.5849
ktgy.com
3100 S FIGUEROA
LOS ANGELES, CALIFORNIA # 2022-0080

CONCEPT DESIGN
APRIL 11, 2022
CA Ventures
130 E Randolph St, Ste 2100
Chicago, IL 60601 A1-0ARCHITECTURAL SITE PLAN
PROJECT SUMMARY0 25 5012 1/2

PROJECT SUMMARY
3100 S FIGUEROA, LOS ANGELES, CA
AREA: ± 146,751 SF (3.4 AC)
ZONING: C2-1L
HEIGHT: 86'-0" MAX (75' + 11' OR 1-STORY)
FAR PROVIDED: 2.95:1 (433,002 SF)
COMMERCIAL PROVIDED: 12,295 SF

STUDENT HOUSING
UNITS: 412 / BEDS: 1,249

STUDENT HOUSING UNIT MIX
STUDIO: 66 UNITS (66 BEDS)
1-BEDROOM: 58 UNITS (96 BEDS)
2-BEDROOM: 174 UNITS (495 BEDS)
3-BEDROOM: 39 UNITS (167 BEDS)
4-BEDROOM: 75 UNITS (425 BEDS)

PARKING

VEHICULAR REQUIRED
RESIDENTIAL: 207 SPACES (0.5 SP/DU)
COMMERCIAL: 25 SPACES (2/1000 SF)

VEHICULAR PROVIDED
RESIDENTIAL:213 STANDARD SPACES
26 TANDEM SPACES
COMMERCIAL: 26 SPACES

BICYCLE REQUIRED

RESIDENTIAL
- LONG TERM:25 SPACES (1-25 DU | 1 SP/1 DU)
50 SPACES (26-100 DU | 1 SP/1.5 DU)
50 SPACES (101-200 DU | 1 SP/2 DU)
54 SPACES (201-413 DU | 1 SP/4 DU)
179 SPACES TOTAL
- SHORT TERM:3 SPACES (1-25 DU | 1 SP/10 DU)
5 SPACES (26-100 DU | 1 SP/15 DU)
5 SPACES (101-200 DU | 1 SP/20 DU)
6 SPACES (201-413 DU | 1 SP/40 DU)
19 SPACES TOTAL

COMMERCIAL
- LONG TERM: 7 SPACES (1/2000 SF)
- SHORT TERM: 7 SPACES (1/2000 SF)

BICYCLE PROVIDED
RESIDENTIAL: 436 SPACES
COMMERCIAL: 14 SPACES

OPEN SPACE

IN PROGRESS
TREES
REQUIRED ON SITE: 103 TREES (1 TR/4 DU)
LEGEND
TRASH ENCLOSURE, PLAN 1

TRASH ENCLOSURE NOTES

1. PROPOSED TRASH ENCLOSURE SHALL BE CONSTRUCTED TO

ACCOMMODATE BINS FOR ORGANIC, RECYCLING, AND TRASH PER
SENATE BILL 1383, AND IN COMPLIANCE WITH BPMC SECTION

19.424.010.

2. THE DESIGN, MATERIALS, AND COLORS OF THE TRASH ENCLOSURE

WITH COVER SHALL BE ARCHITECTURALLY COMPATIBLE WITH

THE DESIGN AND MATERIALS OF THE PROPOSED MULTI-FAMILY
DEVELOPMENT.

3. TRASH ENCLOSURE GATES WILL INCLUDE A CANE BOLT ASSEMBLY

AND IN-GROUND SLEEVE TO HOLD GATES OPEN DURING TRASH
COLLECTION.

4. TRASH ENCLOSURES WILL SERVE MULTI-UNIT BUILDINGS. TRASH,

RECYCLE, AND GREEN WASTE BINS AT DUET UNITS WILL BE STORED WITHIN GARAGES.

F F
RRight Elevation
Left Elevation
17'-6"
18'-4"
10'-6"
18'-4"
18'-2"
11'-2"
19'-4"
Floor Plan
Roof Plan
5'-0" 5'-0"5'-0"5'-0" 5'-0"5'-0"
Right Elevation
Left Elevation
10'-6"
18'-4"
11'-2"
19'-4"
Floor Plan
Roof Plan
5'-0" 5'-0"5'-0"

TRASH ENCLOSURE LAYOUTS

TRASH ENCLOSURE ELEVATIONS

LEFT AND RIGHT ELEVATION FRONT ELEVATION

REAR ELEVATION

STUCCO FINISH
• PERFECT GREIGE
• SW 6073
PLAN 1 PLAN 2
TRASH ENCLOSURE, PLAN 2

TRASH ENCLOSURE REFERENCE NOTE

1. REFER TO SHEET C-19 PREPARED BY CIVIL ENGINEER FOR TRASH TRUCK TURNING

MOVEMENT EXHIBIT
9'-4"
±11'-3 1/2"
Front ElevationFront Elevation
Rear ElevationRight Elevation
Left Elevation
Floor Plan
Floor Plan
5'-0" 5'-0"5'-0"5'-0" 5'-0"5'-0"
F.F.

To Beam
Top of Roof
7'-0"
To Wall
ELEVATIONS (PLAN 1 AND PLAN 2)

ALL TRASH ENCLOSURE GATES TO

INCLUDE A CANE BOLT AND IN-

GROUND SLEEVE TO HOLD GATES

OPEN DURING TRASH COLLECTION,

TYPICAL OF BOTH PLANS

BOX RIB GATE

CORRUGATED METAL ROOF

THIS ENCLOSURE SHALL BE
ACCESSED FROM THE FRONT. AN

ACCESSIBLE PATH FROM CURB

RETURN TO FRONT OF TRASH
ENCLOSURE WILL BE PROVIDED.

BULKY ITEM DROP-OFF PAD

PET STATION - DOG WASTE BAG DISPENSER / RECEPTACLE

RAILROAD

BEACH BOULEVARD

BREA CREEK CHANNEL

DR, SAM WAY
STREET “B”
STREET “A”
STREET “A”
0’ 25’ 50’ 100’

TRASH ENCLOSURE PLAN

SCHEMATIC DESIGN
May 1, 2026
L.9

SOUTH FIGUEROA STREET
WEST 31ST STREET

SOUTH FLOWER STREET
33RD STREET (FUTURE PASEO)

RETAIL LOADING

XFMRS /
ELEC

FITNESS
5486 SQ. FT.COMMERCIAL AREA
12295 SQ. FT.

COMMERCIAL PARKING
26 SPACES
T
T
T
T
T
T

STUDENT HOUSING PARKING
78 SPACES

OUTDOOR LOBBY /

ENTRY COURT /

FRONT PORCH

SH LOADING

RETAIL LOADING

RESIDENTIAL

GATE / GARAGE
DOOR

SERVICE CORRIDOR

PARKING
ACCESS
PORTAL
FAN
ROOM

PUMP ROOM /

BACK FLOW
BIKE

STORAGE
436 BIKES
LOBBY

RAMP UP
TO L2
RETAIL
TRASH

LEASING /

PACKAGES
2657 SQ. FT.

LOBBY /
MAIL
3232 SQ. FT.

T
T
TRASH

TERMINATION
ROOM
TURN -
AROUND
SPACE

COMMERCIAL

GATE / GARAGE
DOOR
LOBBY
TRASH

TERMINATION
ROOM

FIRE CNTL /

INVERTER

COMMERCIAL
ENTRY

STUDENT HOUSING
ENTRY
WEST 32ND STREET

TERMINUS FOCAL POINT

COVERED AREA FOR

OUTDOOR COMMERCIAL SPACE

PODIUM CONTINUES OVER LEASING LOBBY FOR

RESIDENT GATHERING AND SHORT-TERM BIKE STORAGE
388'-8"
319'-3"

EXISTING HISTORIC

BUILDING TO BE RETAINED
25'-4" 25'-4" 25'-4"
28'-0"
28'-0"
28'-0"
26'-5"
25'-4"
5'-3"
3'-3"
39'-3"
5'-7"
9'-11"
18'-5"
149'-8"
143'-6"
Architecture + Planning
888.456.5849
ktgy.com
3100 S FIGUEROA
LOS ANGELES, CALIFORNIA # 2022-0080

CONCEPT DESIGN
APRIL 11, 2022
CA Ventures
130 E Randolph St, Ste 2100
Chicago, IL 60601 A1-0ARCHITECTURAL SITE PLAN
PROJECT SUMMARY0 25 5012 1/2

PROJECT SUMMARY
3100 S FIGUEROA, LOS ANGELES, CA
AREA: ± 146,751 SF (3.4 AC)
ZONING: C2-1L
HEIGHT: 86'-0" MAX (75' + 11' OR 1-STORY)
FAR PROVIDED: 2.95:1 (433,002 SF)
COMMERCIAL PROVIDED: 12,295 SF

STUDENT HOUSING
UNITS: 412 / BEDS: 1,249

STUDENT HOUSING UNIT MIX
STUDIO: 66 UNITS (66 BEDS)
1-BEDROOM: 58 UNITS (96 BEDS)
2-BEDROOM: 174 UNITS (495 BEDS)
3-BEDROOM: 39 UNITS (167 BEDS)
4-BEDROOM: 75 UNITS (425 BEDS)

PARKING

VEHICULAR REQUIRED
RESIDENTIAL: 207 SPACES (0.5 SP/DU)
COMMERCIAL: 25 SPACES (2/1000 SF)

VEHICULAR PROVIDED
RESIDENTIAL:213 STANDARD SPACES
26 TANDEM SPACES
COMMERCIAL: 26 SPACES

BICYCLE REQUIRED

RESIDENTIAL
- LONG TERM:25 SPACES (1-25 DU | 1 SP/1 DU)
50 SPACES (26-100 DU | 1 SP/1.5 DU)
50 SPACES (101-200 DU | 1 SP/2 DU)
54 SPACES (201-413 DU | 1 SP/4 DU)
179 SPACES TOTAL
- SHORT TERM:3 SPACES (1-25 DU | 1 SP/10 DU)
5 SPACES (26-100 DU | 1 SP/15 DU)
5 SPACES (101-200 DU | 1 SP/20 DU)
6 SPACES (201-413 DU | 1 SP/40 DU)
19 SPACES TOTAL

COMMERCIAL
- LONG TERM: 7 SPACES (1/2000 SF)
- SHORT TERM: 7 SPACES (1/2000 SF)

BICYCLE PROVIDED
RESIDENTIAL: 436 SPACES
COMMERCIAL: 14 SPACES

OPEN SPACE

IN PROGRESS
TREES
REQUIRED ON SITE: 103 TREES (1 TR/4 DU)

WALL AND FENCE LEGEND
8’ HT C.M.U. WALL - SLUMP BLOCK

AT RAILROAD
6’ HT C.M.U. WALL - SLUMP BLOCK