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Our method of analysis, findings, and recommendations are detailed in the following sections of this report. Briefly, we find the following:
The proposed parking supply at the site upon completion of the Project totals 133 spaces.
Empirical parking demand data for similar Jamboree Housing sites have an 85th percentile parking ratio of 0.57 spaces per unit. This translates to a parking requirement of 40 spaces for the Project’s 70 senior housing apartment units.
Peak demand counts at the existing Costa Mesa Senior Center were collected on two (2) typical weekdays, and on one (1) “special event” day. The results indicate that the peak parking demand on typical weekday occurred at 12 :00 PM and was observed to have 75 spaces; during the “special event” the peak occurred at 10:00 AM with a peak demand of 90 spaces.
Based on empirical parking demand data , the Proposed Project and the Costa Mesa Senior Center combined would have a peak parking requirement of 115 spaces during a typical weekday which would result in a parking surplus of 18 spaces when compared to the parking supply of 133 spaces. During a special event (i.e. “Senior Grocery Days”), the forecast peak parking requirement for the site amounts to 130 spaces, which would result in a parking surplus of 3 spaces when compared to the parking supply of 133 spaces. Further, when considering the shared parking opportunities for the Project, using the shared parking methodology outlined in Urban Land Institute’s (ULI) Shared Parking, 3
rd Edition, the Proposed Project and the Costa Mesa
Senior Center combined would have a peak shared parking requirement of 105 spaces during a typical weekday which would result in a parking surplus of 28 spaces when compared to the parking supply of 133 spaces. During a special event (i.e. “Senior Grocery Days”), the forecast peak shared parking requirement for the site amounts to 125 spaces, which would result in a parking surplus of 8 spaces when compared to the parking supply of 133 spaces.
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ROJECT LOCATION AND DESCRIPTION
The Costa Mesa S C Housing Project is located in the eastern portion of the existing Costa Mesa Senior Center parking lot in the City of Costa Mesa, California. Figure 1, located at the rear of this letter report, presents a Vicinity Map which illustrates the general location of the Project site in the context of the surrounding street system.
Figure 2 presents the existing aerial for Costa Mesa Senior Center and illustrates the existing building and parking areas.
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Existing Development
The Costa Mesa Senior Center is an 8,260± square -foot (SF) senior center that is addressed at 695 W. 19th Street. The site has surface parking that provides 145 spaces for its staff/volunteers and patrons/visitors. The senior center operates Monday through Friday, from 8:00 AM to 4:00 PM, and is closed on Saturday and Sunday.
Access to the site is now provided via a full access driveway on 19 th Street and a full access driveway on Plumer Street.
Proposed Project
The Project includes development of a four -story, 93,843 square -foot (SF) 70 -unit senior apartment, of which 34 units will be set aside for PSH (permanent supportive housing). The remaining 36 units will be affordable housing apartments set aside for seniors earning 60% of area median income ( AMI) and below. The proposed unit mix will include 68 one -bedroom/one bath units, and two (2) two- bedroom/two bath units. Upon completion of the Project, a total of 133 spaces is proposed to be provided. From a review of the Project site plan, 59 parking spaces will be provided on the ground level of the Project, with the remaining 74 spaces provided in the surface parking lot. With the development of the Project, the existing full access driveway on 19 th Street will be closed and replaced with a new “right -turn in/out only” driveway that would be constructed to the east, in line with the existing driveway on Plumer Street. The existing full access driveway on Plumer Street will be maintained and supplemented with a new driveway on Plumer Street that will be constructed to the west. Figure 3 presents the conceptual site plan for the proposed Project, prepared by the architecture design collaborative (adc), dated May 9, 2024.
Table 1, located at the end of the letter report following the figures, presents a summary of existing and proposed Project development totals.
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ROJECT’S PROXIMITY TO PUBLIC TRANSIT
Public transit bus service for the Project site is adequate and is provided in the Project area by the Orange County Transportation Authority (OCTA). OCTA is the leading transit provider in Orange County and offers a wide range of fixed -route bus services.
OCTA has developed an extensive network of transit routes to connect residents and commuters of Santa Ana to key destinations. Three (3) OCTA bus routes operate within the vicinity of the project site on 19
th Street and Placentia Avenue, which
consists of the following:
OCTA Route 35: The major routes of travel include Placentia Avenue, 19 th Street and Harbor Boulevard, within the vicinity of the Project site . Nearest to the -4-
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project site are bus stops located on 19 th Street at Pomona Avenue and 19 th Street at Meyer Place in the southeast and northwest corners , respectively . Route 35 operates on approximate 40- minute headways during weekdays and 45- minute headways on weekends.
OC
TA Route 47: The major route of travel within the Project site is Placentia Avenue. Nearest to the project site are bus stops located on Placentia Avenue between 19th Street and Center Street, on the northwest and southeast corners of Placentia Avenue at Plumer Street, with connections to both Route 35 and Route
55. Route 47 operates on approximate 20- minute headways on the weekdays and 40-minute headways on the weekends.
OC
TA Route 55: The major route of travel is Placentia Avenue and 19 th Street.
Nearest to the project site are bus stops located on 19th Street at Pomona Avenue and 19 th Street at Meyer Place in the southeast and northwest corners, respectively. Route 55 operates on approximate 20- minute headways on the weekdays and 30-minute headways on the weekends.
F
igure 4 graphically illustrates the transit routes of OCTA within the vicinity of the project. Figure 5 identifies the locations of the existing bus stops in proximity to the Project site.
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ARKING DEMAND ANALYSIS
R
eview of the Government Code Section 65915 identifies that special needs housing such as this Project that are within ½ mile to fixed bus route services that operates at least eight times per day, shall not have any minimum vehicular parking requirements imposed by the City and/or County. The Project satisfies the parking requirement for affordable housing developments specified in the California Government Code Section 65915. The Project identifies that 35 units are set aside for PSH with 35 units designated as senior affordable housing apartments with residents earning 60% of area median income (AMI) and below. Hence, even if the State Code requirement for affordable housing development is imposed on this Project , it would have a parking requirement of 35 spaces based on a ratio of 0.5 spaces per unit. Table 2 presents the parking demand requirements and compares it to the parking provided.
I
n addition to the information above about State Code, using data obtained from Jamboree Housing for similar projects indicates that the Project’s proposed parking supply would be adequate. Jamboree Housing has similar developments in the City of -5-
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Mission Viejo (Heritage Villas) and the City of Santa Ana (Heroes Landing) that serves the exact same population.
Jamboree Housing Empirical Study
To validate the parking requirement for the Project , parking demand counts were conducted at these two similar type facilities owned/operated by Jamboree Housing Corporation on a typical weekday and weekend. Hourly parking demand counts were conducted at the following locations and times:
Heritage Villas located at 26836 Oso Parkway in the City of Mission Viejo (Thursday, October 14, 2021 and Saturday, October 16, 2021) Heroes Landing located at 3314 W 1
st Street in the City of Santa Ana
(Thursday, October 14, 2021 and Saturday, October 16, 2021)
Heritage Villas is a 143-unit active senior affordable housing project with a parking supply of 163 spaces , while Heroes Landing is a 76 -unit active senior affordable housing project with a parking supply of 45 spaces. It should be noted that the vehicle ownership for Heritage Villas and Heroes Landing is 61% and 45%, respectively.
Table 3 presents the peak parking demands and parking ratios. Appendix A presents detailed parking demand counts collected for each of the sites.
Review of Table 3 shows that four days of data resulted in an empirical parking demand that ranged between 0.39 to 0.59 spaces per unit. The lower portion of Table 1 presents the average, 85
th percentile and peak parking ratios which were 0.51, 0.57 and 0.59 spaces per unit, respectively. It should be noted that the 85 th percentile is typically considered appropriate as a “design” ratio. The 85th percentile parking ratio is equivalent to the rate at or below which 85% of the time adequate parking will be provided and used as a guide in the traffic engineering industry when developing parking “design” ratios. The remaining 15% of the time the parking demand would be greater. The 85
th percentile parking ratio of 0.57 spaces per unit has been used to calculate the parking needs of the Project.
Costa Mesa Senior Center Parking Demand
To establish the baseline parking needs for the existing Costa Mesa Senior Center , parking demand counts were conducted on two (2) typical weekdays , Thursday, August 8, 2024 and Tuesday , August 13, 2024, and on a “special event” day, Friday, July 26, 2024. Based on discussions with Duarte Marianna, Recreation Supervisor, Friday, July 26, 2024 is representative of “special events” / peak operations where local area senior residents congregate at the site and receive groceries at no cost. -6-
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Distribution of the groceries begins at 9:30 AM and continues every 5- 10 minutes.
Distribution is walk up only, while supplies last. July 26 th is one of the two (2) “Senior Grocery Days” that were scheduled for July 2024. The two (2) days surveyed in August 2024 would be representative of typical weekday operations at the Senior Center. The parking demand counts during were conducted on an hourly basis from 8:00 AM to 4:00 PM to determine the number of parking spaces occupied on site.
Table 4 presents the hourly parking demand counts for the Costa Mesa Senior Center during the two weekday count dates noted above . Review of Table 4 shows that the center had a peak parking demand of 75 spaces at 12:00 PM on Thursday, August 8, 2024 and a peak parking demand of 74 spaces at 12:00 PM on Tuesday , August 13, 2024.
Table 5 presents the hourly parking demand counts for the Costa Mesa Senior Center during “Senior Grocery Day” that was scheduled for Friday, July 26, 2024. As noted above, this event is scheduled twice a month. To understand the parking needs for the existing Costa Mesa Senior Center during this typical special event, parking demand counts were conducted. As shown, in Table 5, the Costa Mesa Senior Center had a peak parking demand of 90 spaces at 10:00 AM.
Appendix B presents detailed parking demand counts collected for the Costa Mesa Senior Center.
Project Parking Demand Forecast
Table 6 presents the parking requirement for both the proposed Project and the existing senior center for a typical weekday and during a special event. Based on the above data, application of the empirical parking ratio of 0.57 spaces per unit to the Project results in a parking requirement of 40 spaces (70 units x 0.57 spaces per unit).
Review of the site plan shows that the Project’s parking garage provides 59 spaces which could satisfy the residential parking needs for the site and would result in a surplus of 19 spaces (32% contingency).
In addition, the parking requirement for the existing Costa Mesa Senior Center during a typical weekday totals 75 spaces that when compared to a proposed parking supply of 74 spaces would result in a deficiency of 1 space. However, this shortfall can be accommodated within the Project’s parking garage for a combined surplus of 18 spaces.
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During a special event, the peak parking demand associated with the Costa Mesa Senior Center totals 90 spaces that when compared to a proposed parking supply of 74 spaces would result in a deficiency of 16 spaces. However, this shortfall can be accommodated within the Project’s parking garage for a combined surplus of 3 spaces.
When considering the entire site, the Costa Mesa Senior Center and proposed Project component would have a peak parking requirement of 115 spaces on a typical weekday which would result in a parking surplus of 18 spaces when compared to the proposed parking supply of 133 spaces. The identified surplus of 18 spaces (13.5% contingency) allows for any fluctuation in daily usage for the existing Costa Mesa Senior Center, and/or potential demand increases that could occur due to larger than normal events, such as the monthly “Senior Grocery Day” special event.
During a special event, the Costa Mesa Senior Center and proposed Project component would have a peak parking requirement of 130 spaces which would result in a parking surplus of 3 spaces when compared to the proposed parking supply of 133 spaces on “Senior Grocery Day”.
However, the parking characteristics and operations of the proposed Project and the Costa Mesa Senior Center provides an opportunity to share parking spaces based on the utilization profile of each land use component. The following section calculates the parking requirements for Project based on the shared parking methodology approach and using the parking survey data collected at similar residential facilities owned/operated by Jamboree Housing Corporation, and recent surveys of the Costa Mesa Senior Center.
Shared Parking Analysis
Table 7 and Table 8 present the shared parking demand for the proposed Project and the Costa Mesa Senior Center during a typical weekday and a special event day based on the shared parking methodology. It is noted that since the Costa Mesa Senior Center is closed on weekends, a shared parking analysis was not prepared for weekend conditions.
Columns (1) through ( 3) of Tables 7 and 8 present the parking accumulation characteristics and parking demand of Project for the hours of 8:00 AM to 5:00 PM .
Column (4) presents the expected joint -use parking demand for the entire site on an hourly basis, while Column (5) summarizes the hourly parking surplus/deficiency (no. of spaces) for the Project compared to a shared parking supply of 133 spaces. The hourly parking demand profile for the proposed Project is based on the parking surveys -8-
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conducted at Heritage Villas and Heros Landing, both of which are similar facilities that are owned/operated by Jamboree Housing Corporation. For the Costa Mesa Senior Center, the hourly parking demand is based on recent surveys conducted at the site (See Tables 4 and 5).
Review of Table 7 indicates that peak shared parking demand for the Project during a typical weekday will occur at 12:00 PM and totals 105 spaces. As shown in Table 8 the peak shared parking demand during weekday special event at the Costa Mesa Senior Center will occur at 10:00 A M and totals 125 spaces. Based on the parking supply of 133 spaces, the peak parking demand hours on a typical weekday will have a minimum surplus of 28 spaces. The Project’s forecast peak shared parking demand during a special even day will result in a minimum surplus of 8 spaces when compared to a supply of 133 spaces.
PARKING MANAGEMENT PLAN
To ensure adequate and convenient parking is provided for both the existing Costa Mesa Senior Center and the proposed Project, as well as to eliminate any and all -day intrusion on the adjacent properties , a Parking Management Plan (PMP) is recommended.
PMP Measures
Specific PMP measures are described below, and were developed based on the following objectives and will be implemented through signage and by on- site management:
Objectives:
• The PMP should restrict residents from parking in the surface parking lot. • The PMP should restrict guests from parking in the reserved resident spaces. • The PMP should require guests to park in designated guest spaces. • The PMP should restrict vehicles from exceeding the time restriction on the short term parking, if any is proposed.
• The PMP should allow for the use of proposed “short -term/time restricted” parking spaces allocated to leasing for use by residents and resident guests after business hours, if necessary.
• The PMP should help develop the framework for a detailed parking agreements between the leasing office and the tenants.
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The following key Parking Management Strategies should be implemented by the Property Owner and/or Property Management Company, in collaboration with the Costa Mesa Senior Center:
Residential Parking Plan
A residential parking permit system is utilized to ensure that residents have a designated parking spot(s). All residential parking permits are issued by the property manager at the time of move -in. All residents who are assigned a spot are required to sign and comply with a parking agreement that stipulates that they abide by the following rules:
1. Residents and resident guest/visitors of the Project, as well as potential tenants and staff of the leasing office should be required to park in the Project’s parking structure.
2. Should the number of tenants requesting parking exceed the number of parking spaces available within the parking structure , a parking waiting list will be established.
3. Every tenant who owns a vehicle MUST fill out a vehicle registration form. Once the form is filled out, a copy of the current registration and a copy of the current insurance must be given to the manager. This is also required on an annual basis at the time of recertification.
4. All vehicles, with current registration in the resident’s name, will be issued a parking sticker. This sticker MUST be placed in the rear window on the driver’s side. Any vehicle not displaying this sticker will be considered unauthorized and will be subject to towing at the expense of the owner of the vehicle.
5. Any vehicle leaking any fluid will be sited. The owner of the vehicle will be responsible for cleaning the area and keeping it clean. If necessary, an “oil pan/sheet” must be placed under the vehicle. If the car damages the parking area at any time, the owner reserves the right to revoke the parking space in the parking area.
6. At no time, can any person(s) work on their vehicles (IE: Change oil, repair vehicle, change tires, etc.) Minor repairs such as window wiper blades, and lamp fuses are allowed.
7. Parking spaces should not be used for storage areas. Items found in the parking area will be disposed of.
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8. Prior written authorization must be obtained before a tenant can park a “rented or borrowed” vehicle using their permit. If prior written authorization is not obtained, the vehicle will be considered unauthorized.
9. If a tenant plans to be away from the property and not using their vehicle for more than two weeks, they should notify the manager in writing to avoid the vehicle being classified as abandoned.
10. From time to time, it may be necessary for the manager to reassign parking permits to help accommodate other residents.
11. No vehicle shall be parked in such a manner as to block roadways or the comings and/or goings of residents. Violator’s cars will be ticketed and/or towed at owner’s expense.
12. No person shall operate a motorized vehicle within the complex without proper operating license. No unlicensed motor vehicles, for example, motorbikes or go- carts, shall be ridden within the complex. Any damages to property within the complex by use of any vehicle (including hired and leased moving vans) shall be fined by an amount to repair or replace the damaged areas or items.
13. The speed limit in the community is 5 miles per hour.
14. In no event is the Project owner and/or property manager liable for consequential damages or loss of use of vehicle.
15. Residents are responsible for the parking practices and vehicle operations of any visitors they allow in the community.
Senior Center Parking Plan
To ensure that the existing Costa Mesa Senior Center has adequate parking available for employees and guest the following strategies should be implemented:
16. All residents of the Project should be required to park in the Project’s parking structure, thereby leaving the s eventy-four (74) surface lot spaces available for use by the Costa Mesa Senior Center during its hours of operation. The senior center operates Monday through Friday, from 8 AM to 4 PM, and is closed on Saturday and Sunday.
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17. To help encourage utilization of the parking structure by guest and employees of the Senior Center i t is recommended that employees of the Senior Center be directed to park in the structure leaving the surface lot parking for guest of the Senior Center, especially during a special event such as “Senior Grocery Day” . In addition, t o enhance safety in the structure it is recommended that the parking structure provide adequate lighting and be fitted with security cameras along with signage about security surveillance.
18. If staff from either the existing Costa Mesa Senior Center and/or the senior housing component see any residential tenants and/or residential guest using the surface lot spaces , the v iolator’s cars will be ticketed and/or towed at owner’s expense.
Parking Mitigation Program
In the event that additional parking is needed the Property Owner and/or Property Management Company will first consider leasing additional off -site parking. If off - site spaces cannot be procured, then the Property Owner and/or Property Management Company will consider implementing a valet/valet assist program. Based on the feasibility of the two mitigation options above, alternative mitigation programs may be considered as well.
CONCLUSIONS
Based on the above, it is concluded that adequate parking will be provided to satisfy the parking demand for residents, guests and employees of proposed Senior Residential Project and existing Costa Mesa Senior Center during a typical weekday and during a special event (Senior Grocery Day). Nevertheless, to ensure adequate parking is provided for all users of the Project, the Property Owner and/or Property Management Company, if they deem it necessary, would implement the appropriate Parking Management Strategy and/or Parking Mitigation Program recommended in this Parking Management Plan to mitigate any parking impacts or deficiencies.
* * * * * * * * * *
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We appreciate the opportunity to prepare this analysis for Costa Mesa Senior Housing Project. Should you have any questions or need additional assistance, please do not hesitate to call Shane Green or myself at (949) 825-6175.
Very truly yours,
Linscott, Law & Greenspan, Engineers
Richard E. Barretto, P.E.
Principal
cc: Shane S. Green, P.E., Senior Transportation Engineer
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Attachments
Table 1: Existing and Proposed Project Development Summary Table 2: Parking Requirement Based on California Government Code 65915 Table 3: Jamboree Housing Parkin Ratio Summary
Table 4: Costa Mesa Senior Center Typical Weekday Parking Demand Summary Table 5: Costa Mesa Senior Center Special Event Parking Demand Summary Table 6: Project Parking Demand Forecast for Typical Weekday and Special Event Table 7: Shared Parking Demand Forecast during a Typical Weekday Table 8: Shared Parking Demand Forecast during a Special Event Day
Figure 1: Vicinity Map
Figure 2: Existing Aerial Photograph
Figure 3: Conceptual Site Plan
Figure 4: OCTA Transit Map
Figure 5: OCTA Transit Stop Locations
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TABLE 1
EXISTING AND PROPOSED PROJECT DEVELOPMENT SUMMARY1
COSTA MESA SC HOUSING PROJECT
Land Use / Project Description
Project Development
Totals
Existing Development
Costa Mesa Senior Center 8,260 Square-feet (SF)
Existing Parking Supply - Surface Parking Lot
Standard Stalls 127 spaces
EV Stalls 2 spaces
Handicapp Accessible Stalls 16 s paces
Total Existing Parking Supply 145 spaces
Costa Mesa SC Housing Apartments
1 Bedroom / 1 Bath Units 68 units
2 Bedroom / 2 Bath Units 2 Units
Total Residential Units: 70 Units
Parking Supply
Garage (Ground Level)
Standard Stalls 59 spaces
Handicapp Accessible Stalls 0 s paces
Garage Parking Supply 59 spaces
Surface Parking Lot
Standard Stalls 49 spaces
Compact Stall 12 spaces
Handicapp Accessible Stalls 1 3 spaces
Surface Parking Supply 74 spaces
Total Proposed Parking Supply: 133 spaces
1 Source: architecture design collaborative, May 9, 2024 -20-
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TABLE 2
PARKING REQUIREMENTS BASED ON
CALIFORNIA GOVERNMENT CODE SECTION 65915 FOR AFFORDABLE HOUSING LOCATED WITHIN A ½ MILE OF A MAJOR TRANSIT STOP
COSTA MESA SC HOUSING PROJECT
Project Description Size Parking Ratio
Spaces
Required
Costa Mesa SC Housing Apartments
Affordable Housing Units (DU)
Studio/1 Bedroom Units 68 0.5 spaces per DU 34
2 Bedroom Units 2 0.5 spaces per DU 1
Parking Requirement: 35
Proposed Parking Supply: 59
Parking Surplus/Deficiency (+/-): +24
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N:\4800\2244822 - Costa Mesa SC Housing, Costa Mesa\Report\4822 Costa Mesa SC Housing Project Parking Study 08-21-2024.doc TABLE 3
JAMBOREE HOUSING PARKING RATIO SUMMARY
COSTA MESA SC HOUSING PROJECT
Thursday Saturday Thur sday Saturday
10/14/2021 10/16/2021 10/14/2021 10/16/2021
Peak Parking Demand 85 78 39 30
Occupied U nits 143 143 76 76
Parking Ratio 0.59 0.55 0.51 0.39
Av erage Parking Ratio
85th Percentile Ratio
Maximume Ratio
Notes:
Heritage Villas is located at 26836 Os o Parkway in the City of Mis s ion Viejo.
Heroes Landing is located at 3314 W 1st Street in the City of Santa Ana.
0.57 0.59
Heritage Villas Heroes Landing
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N:\4800\2244822 - Costa Mesa SC Housing, Costa Mesa\Report\4822 Costa Mesa SC Housing Project Parking Study 08-21-2024.doc TABLE 4
COSTA MESA SENIOR CENTER TYPICAL WEEKDAY PARKING DEMAND SUMMARY
COSTA MESA SC HOUSING PROJECT
Ti me of Day HC Regular EV Charging Total
8:00 AM 0 24 0 24
9:00 AM 1 29 0 30
10:00 AM 7 36 0 43
11:00 AM 8 58 0 66
12:00 PM 14 61 0 75
1:00 PM 5 39 0 44
2:00 PM 9 35 0 44
3:00 PM 4 30 0 34
4:00 PM 1 19 0 20
5:00 PM 0 14 0 14
Ti me of Day HC Regular EV Charging Total
8:00 AM 0 23 0 23
9:00 AM 3 34 0 37
10:00 AM 10 47 0 57
11:00 AM 11 56 0 67
12:00 PM 14 60 0 74
1:00 PM 9 43 0 52
2:00 PM 8 40 0 48
3:00 PM 2 26 0 28
4:00 PM 1 20 0 21
5:00 PM 0 13 0 13
Thursday 8/8/2024
Tuesday 8/13/2024
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N:\4800\2244822 - Costa Mesa SC Housing, Costa Mesa\Report\4822 Costa Mesa SC Housing Project Parking Study 08-21-2024.doc TABLE 5
COSTA MESA SENIOR CENTER SPECIAL EVENT PARKING DEMAND
COSTA MESA SC HOUSING PROJECT
Ti me of Day HC Regular EV Charging Total
8:00 AM 7 37 0 44
9:00 AM 16 55 0 71
10:00 AM 10 80 0 90
11:00 AM 9 55 0 64
12:00 PM 16 64 0 80
1:00 PM 6 52 0 58
2:00 PM 6 55 0 61
3:00 PM 5 47 0 52
4:00 PM 2 23 0 25
5:00 PM 1 21 0 22
Notes:
[1] Based on discussions with Costa Mesa Senior Center staff the center provides one special event each month. The July special event occurred on Friday, July 26, 2024 at 9:00 AM - 11:00 AM.
Friday 7/26/2024
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N:\4800\2244822 - Costa Mesa SC Housing, Costa Mesa\Report\4822 Costa Mesa SC Housing Project Parking Study 08-21-2024.doc TABLE 6
PROJECT PEAK PARKING DEMAND FORECAST
FOR A TYPICAL WEEKDAY AND A “SPECIAL EVENT”
COSTA MESA SC HOUSING PROJECT
Land Use
Peak Parking Requirement for
"Typical" Weekday Spaces Required
Tenant Mix
Senior Affordable Housing 70 Units 0.57 spaces per unit [1] 40 Costa Mesa Senior Center -- -- 75 spaces per senior center [2] 75 115
133
18 Notes:
[1] Emperically derived based data collected at two sites over two days (Heritage Villas and Heroes Landing). [2] Emperically derived based on data collected at the existing Costa Mesa Senior Center on Thursday, August 8, 2024 & Tuiesday, August 13, 2024.
Si ze
A. TOTAL PARKING CODE REQUIREMENT
B. PROPOSED PARKING SUPPLY
C. PARKING SURPLUS/DEFICIENCY (+/-) BASED ON FULL OCCUPANCY (B - A)
Land Use
Peak Parking Requirement for
"Special Event" Day Spaces Required
Tenant Mix
Senior Affordable Housing 70 Units 0.57 spaces per unit [1] 40 Costa Mesa Senior Center -- -- 90 spaces per senior center [2] 90 130
133
3 Notes:
[1] Emperically derived based data collected at two sites over two days (Heritage Villas and Heroes Landing). [2] Emperically derived based on data collected at the existing Costa Mesa Senior Center on Friday, July 26, 2024.
C. PARKING SURPLUS/DEFICIENCY (+/-) BASED ON FULL OCCUPANCY (B - A) Si ze
A. TOTAL PARKING CODE REQUIREMENT
B. PROPOSED PARKING SUPPLY
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N:\4800\2244822 - Costa Mesa SC Housing, Costa Mesa\Report\4822 Costa Mesa SC Housing Project Parking Study 08-21-2024.doc TABLE 7
SHARED PARKING DEMAND FORECAST
FOR A TYPICAL WEEKDAY
COSTA MESA SC HOUSING PROJECT
Land Us e Costa Mesa Senior
Center [1]
Affordable Housing
Profile [2]
Propos ed
Afforable Housing
Pr
oject
Size 70 DU
Pk
g Rate[2] 0.57 /DU Comparison w/
Gros s 40 S pc. Park i ng S uppl y
Spaces Shared 133 Spaces
Number of Parking Surplus
Time of Day Spaces Profile Spaces Demand (Deficiency)
8:00 AM 59 74
9:00 AM 66 67
10:00 AM 78 55
11:00 AM 99 34
12:00 PM 105 28
1:00 PM 71 62
2:00 PM 71 62
3:00 PM 62 71
4:00 PM 49 84
5:00 PM 46 87
Notes:
[1] Based on peak dem and counts at the ex isting Costa Mesa Senior Center collected on Thursday, August 8, 2024. 28 29
32 35
36 35
33 30
27 27
24 30
43 66
75 44
44 34
20 14
88%
91%
89%
83%
74%
68%
67%
71%
74%
80%
Number of
[2] Parking profiles were emperically derived from data collected at the ex isting Jamboree Housing sites, Heritage V illage and Heroes Landing, collected on Thursday, August 14, 2021. -26-
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N:\4800\2244822 - Costa Mesa SC Housing, Costa Mesa\Report\4822 Costa Mesa SC Housing Project Parking Study 08-21-2024.doc TABLE 8
SHARED PARKING DEMAND FORECAST
FOR A “SPECIAL EVENT DAY”
COSTA MESA SC HOUSING PROJECT
Land Us e Costa Mesa Senior
Center [1]
Affordable Housing
Profile [2]
Propos ed
Afforable Housing
Project
Size 70 DU
Pkg Rate[2] 0.57 /DU Comparison w/
Gros s 40 S pc. Park i ng S uppl y
Spaces Shared 133 Spaces
Number of Parking Surplus
Time of Day Spaces Profile Spaces Demand (Deficiency)
8:00 AM 79 54
9:00 AM 107 26
10:00 AM 125 8
11:00 AM 97 36
12:00 PM 110 23
1:00 PM 85 48
2:00 PM 88 45
3:00 PM 80 53
4:00 PM 54 79
5:00 PM 54 79
Notes:
[1] Based on peak dem and counts at the ex isting Costa Mesa Senior Center collected on Friday, July 26, 2024. 35 36
35 33
30 27
27 28
44 90
71 64
80 58
61 52
25 29
22 32
88%
91%
89%
83%
74%
68%
67%
71%
74%
80%
[2] Parking profiles were emperically derived from data collected at the ex isting Jamboree Housing sites, Heritage V illage and Heroes Landing, collected on Thursday, August 14, 2021.
Number of
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N:\4800\2244822 - Costa Mesa SC Housing, Costa Mesa\Report\4822 Dividers.doc
APPENDIX A
PARKING DEMAND COUNTS
HERITAGE VILLAGE AND HEROES LANDING
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Location: Country Club Dr & 26836 Oso Pkwy/Heritage Villas City: Mission Viejo
Date: 10/14/2021
Day: Thursday
12:00 AM 85
1:00 AM 85
2:00 AM 84
3:00 AM 84
4:00 AM 83
5:00 AM 82
6:00 AM 82
7:00 AM 80
8:00 AM 76
9:00 AM 82
10:00 AM 79
11:00 AM 69
12:00 PM 59
1:00 PM 51
2:00 PM 57
3:00 PM 60
4:00 PM 62
5:00 PM 69
6:00 PM 65
7:00 PM 66
8:00 PM 71
9:00 PM 76
10:00 PM 75
11:00 PM 75
Peak Parking Demand 85
Total # Units 143
Peak Parking Ratio 0.59
TIME PARKING DEMAND
Prepared by National Data & Surveying Services
Parking Surveys
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Location: Country Club Dr & 26836 Oso Pkwy/Heritage Villas City: Mission Viejo
Date: 10/16/2021
Day: Saturday
12:00 AM 75
1:00 AM 75
2:00 AM 75
3:00 AM 75
4:00 AM 75
5:00 AM 75
6:00 AM 75
7:00 AM 74
8:00 AM 70
9:00 AM 70
10:00 AM 68
11:00 AM 63
12:00 PM 61
1:00 PM 53
2:00 PM 57
3:00 PM 69
4:00 PM 69
5:00 PM 67
6:00 PM 70
7:00 PM 73
8:00 PM 76
9:00 PM 78
10:00 PM 77
11:00 PM 75
Peak Parking Demand 78
Total # Units 143
Peak Parking Ratio 0.55
Prepared by National Data & Surveying Services
Parking Surveys
TIME PARKING DEMAND
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Location: 3314 W 1st St/Heroes Landing & W 1st St
City: Santa Ana
Date: 10/14/2021
Day: Thursday
12:00 AM 34
1:00 AM 34
2:00 AM 34
3:00 AM 35
4:00 AM 35
5:00 AM 35
6:00 AM 34
7:00 AM 34
8:00 AM 34
9:00 AM 33
10:00 AM 33
11:00 AM 33
12:00 PM 31
1:00 PM 30
2:00 PM 26
3:00 PM 28
4:00 PM 29
5:00 PM 31
6:00 PM 29
7:00 PM 32
8:00 PM 31
9:00 PM 35
10:00 PM 37
11:00 PM 39
Peak Parking Demand 39
Total # Units 76
Peak Parking Ratio 0.51
Prepared by National Data & Surveying Services
Parking Surveys
TIME PARKING DEMAND
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Location: 3314 W 1st St/Heroes Landing & W 1st St
City: Santa Ana
Date: 10/16/2021
Day: Saturday
12:00 AM 28
1:00 AM 28
2:00 AM 28
3:00 AM 29
4:00 AM 29
5:00 AM 28
6:00 AM 30
7:00 AM 30
8:00 AM 27
9:00 AM 26
10:00 AM 24
11:00 AM 22
12:00 PM 26
1:00 PM 23
2:00 PM 23
3:00 PM 20
4:00 PM 23
5:00 PM 21
6:00 PM 24
7:00 PM 20
8:00 PM 22
9:00 PM 22
10:00 PM 26
11:00 PM 27
Peak Parking Demand 30
Total # Units 76
Peak Parking Ratio 0.39
Prepared by National Data & Surveying Services
Parking Surveys
TIME PARKING DEMAND
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APPENDIX B
PARKING DEMAND COUNTS
COSTA MESA SENIOR CENTER
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Costa Mesa Parking Occupancy Survey
Friday, 7/26/24
Prepared by AimTD LLC, [email protected] 714.253.7888
Time/Type of Spaces Regular Disabled Charging Total
8:00 AM 37 7 0 44
9:00 AM 55 16 0 71
10:00 AM 80 10 0 90
11:00 AM 55 9 0 64
12:00 PM 64 16 0 80
1:00 PM 52 6 0 58
2:00 PM 55 6 0 61
3:00 PM 47 5 0 52
4:00 PM 23 2 0 25
5:00 PM 21 1 0 22
Inventory 127 16 2 145
Costa Mesa Parking Occupancy Survey
Thursday, 08/08/24
Prepared by AimTD LLC, [email protected] 714.253.7888
Time/Type of Spaces Regular Disabled Charging Total
8:00 AM 24 0 0 24
9:00 AM 29 1 0 30
10:00 AM 36 7 0 43
11:00 AM 58 8 0 66
12:00 PM 61 14 0 75
1:00 PM 39 5 0 44
2:00 PM 35 9 0 44
3:00 PM 30 4 0 34
4:00 PM 19 1 0 20
5:00 PM 14 0 0 14
Inventory 127 16 2 145
Tuesday, 08/13/24
Prepared by AimTD LLC, [email protected] 714.253.7888
Time/Type of Spaces Regular Disabled Charging Total
8:00 AM 23 0 0 23
9:00 AM 34 3 0 37
10:00 AM 47 9 0 56
11:00 AM 56 11 0 67
12:00 PM 60 14 0 74
1:00 PM 43 9 0 52
2:00 PM 40 8 0 48
3:00 PM 26 2 0 28
4:00 PM 20 1 0 21
5:00 PM 13 0 0 13
Inventory 127 16 2 145
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CARLSBAD
CLOVIS
IRVINE
LOS ANGELES
PALM SPRINGS
POINT RICHMOND
RIVERSIDE
ROSEVILLE
SAN LUIS OBISPO
3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net
ME MOR A ND U M
DATE: October 18, 2024
TO: Victor Mendez, City of Costa Mesa
FROM: Arthur Black, LSA
SUBJECT: Parking Demand for the Costa Mesa Senior Center The City of Costa Mesa (City) has engaged LSA to study parking demand at the Costa Mesa Senior Center (Senior Center). The City wishes to understand current parking demand, pre-pandemic parking demand, and future parking demand for the Senior Center in relation to a development application that would share parking resources with the Senior Center. This analysis presented by LSA is not a peer review of the applicant’s parking study. Rather, this is a focused look at the parking demand for the Senior Center.
Jamboree Housing is proposing to construct a 36-unit active senior apartment complex and a 34-unit permanent supportive housing development adjacent to the Costa Mesa Senior Center surface parking lot. The Parking Demand Analysis, Costa Mesa SC Housing Project (LLG 2024) estimated parking demand for the senior housing portion of the project to be 40 parking spaces. No separate parking demand estimate is provided for the permanent supportive housing portion of the project, but Government Code Section 65915 is identified as well as its prohibition of minimum parking requirements being imposed by a City for special-needs housing near public transportation.
As part of the project, the existing 145-space surface parking lot would be reconfigured to provide 74 surface parking spaces and 59 spaces within a new parking structure. The Parking Demand Analysis anticipates that the residential project will require 40 of the 59 spaces within the new parking structure. To enforce the location of resident vehicles, a parking plan is proposed that would include resident vehicle permitting including “rented or borrowed” vehicles. While this report is not a full peer review of the Parking Demand Analysis, a review of the methodology for calculating residential parking demand was prepared and LSA concurs that the residential parking demand is estimated to be 40 vehicles.
As part of the project, the applicant surveyed the parking demand for the Costa Mesa Senior Center on August 8, 2024 and August 13, 2024. A special event was held on July 26, 2024 where participants could come in to pick up groceries. During these surveyed days, the Senior Center had a peak of 75 parked vehicles on August 8 and 74 parked vehicles on August 13.
ATTACHMENT 10
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10/18/24 «P:\20242011\Senior Center Parking Study2.docx» 2 2022 REVIEW OF SENIOR CENTER PARKING DEMAND
The City requested that LSA review a previously prepared parking analysis in 2022, which had cited Senior Center parking demand data gathered in 2021. Senior Center attendance was higher pre- pandemic compared to 2021. LSA received detailed visitor data from the Senior Center that enabled the calculation of the Senior Center’s vehicles/daily attendance parking demand ratio and estimate pre-pandemic parking demand. While Senior Center attendance in 2024 is at or above pre-pandemic levels, variation in visitor demand by time-of-day and season remains relevant for this report.
SENIOR CENTER PARKING CHARACTERISTICS
Variation
Senior Center staff provided parking demand, which showed the variation in daily attendance by season and the typical busiest times of day. Table A provides a snapshot of the average attendance data. As Table A shows, the busiest month of November has higher-than-average attendance, while summer months may have below-average attendance.
Table A: Average Daily Senior Center Visitor Attendance (2019) March June September November Overall
7:00–11:00 a.m. 96 88 91 109 96
11:00 a.m.–2:00 p.m. 64 59 61 71 64
2:00–5:00 p.m. 39 33 35 35 35
Daily 199 180 187 215 195
Source: Costa Mesa Senior Center (2019).
Whatever the time of year, the distribution of visitors remains the same. The busiest time of day is between opening and 11:00 a.m., with the number of new arrivals decreasing as the day progresses.
The attendance data in Table A would suggest that the busiest time in the parking lot would occur while the morning visitors are still present and midday visitors are arriving. Parking data collected for the Parking Demand Analysis showed peak parking demand occurring at 12:00 p.m. on both typical days. At noon, the Urban Land Institute’s (ULI) Shared Parking, Third Edition identifies that residential parking demand is 40 percent of peak demand. For the type of senior/affordable housing development being proposed the parking demand is 74 percent of peak demand according to data presented in the Parking Demand Analysis.
Parking Ratio
Total attendance on August 8, 2024 was 247 visitors and on August 13, 2024 was 253 visitors. With a peak of 75 and 74 parked vehicles respectively, the peak parking demand ratio is 0.30 space/daily attendance (75 spaces / 247 daily visitors = 0.30 space/visitor; 74 spaces /253 daily visitors =
0.29 space/visitor). This ratio derived from 2024 attendance and parking data is exactly the same as the ratio calculated in 2022 with 2021 attendance and parking data.
The Costa Mesa Senior Center has a peak parking demand that can be estimated as 0.30 spaces per daily visitors.
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10/18/24 «P:\20242011\Senior Center Parking Study2.docx» 3 Busy Days
As Table A showed, average daily attendance varies throughout the year with highest average daily attendance in November. This higher attendance could mean that typically less-busy periods of the day are busy, raising daily attendance. It is more likely that the busy portions of the day are proportionately busier leading to higher peak parking demand on busy days. LSA enquired about peak daily attendance at the Senior Center in 2024 and was informed that on August 9, 2024 a total of 469 people visited the Senior Center. Another unusually busy day occurred on August 23, 2024 when 453 people visited. On these days, average daily visitors were 84 percent higher than the typical days surveyed. Some of these additional visitors would have arrived during the less-busy afternoon period, but peak parking demand would certainly have been higher than the typical days surveyed in the Parking Demand Analysis.
The Parking Demand Analysis did attempt to account for busy days on which the Senior Center was holding a special event. In a previous version of the analysis, parking data were collected on a day that Thanksgiving dinners were being distributed. In the Parking Demand Analysis, a monthly grocery distribution day was surveyed. On the Thanksgiving meal distribution day, 198 visitors came and 50 a maximum of 50 vehicles were parked, for a ratio of 0.25 space/visitor. On the grocery day, 452 visitors came and maximum parking demand was identified as 90 spaces for a ratio of
0.20 space/visitor.
Future Parking Demand
The California Department of Finance, Demographic Research Unit, predicts future population and demographic trends based on current population, past growth, and population models. These trends inform the State budget process by assisting in the anticipation of the future needs of entitlement programs and future revenues. The State makes these data available to demographic researchers and the general public. The anticipated aging of the population of the United States has been widely reported. A recent report from the State allows this trend to be quantified for Orange County. Table B provides these population prediction data and the resulting growth rate.
Table B: Orange County Demographic Trends 2020–2040
2020 2024 2030 2040
Total Population 3,188,652 3,142,387 3,193,151 3,244,826 Growth from 2024 - - 2% 3%
Population Age 65+ 477,170 541,246 667,714 826,378
Growth from 2024 - - 23% 53%
Source: California Department of Finance, Demographic Research Unit. Report P-2B: County Population Projections, 2020–2070.
Table B shows that by 2030 the County’s population is expected to grow by 2 percent compared to 2024. Over the same period, however, the County’s population over the age of 65 is expected to grow by 23 percent. This gap will continue to widen. By 2040, the County’s population is expected to be 3 percent higher than 2024 while the population over the age of 65 will increase by 53 percent. -3-
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10/18/24 «P:\20242011\Senior Center Parking Study2.docx» 4 The Senior Center serves a population that is over 50 years old, but most of the visitors are over the age of 65. It is anticipated that the demographic trends occurring in the County would affect Costa Mesa and the Costa Mesa population served similarly by the Senior Center. Table C applies the future demographic trends reported by the State to the parking demand at the Senior Center in 2024.
Table C: Projected Senior Center Parking Demand
Average Day Busy Day
2024 Parking Demand 75 90
2030 Growth Rate (65+) 23% 23%
2030 Parking Demand 92 111
2040 Growth Rate (65+) 53% 53%
2040 Parking Demand 115 138
Table C shows that on an average day, parking demand at the Senior Center is expected to increase to 92 by 2030 and to 115 by 2040 if visitor travel behavior is the same as today. If visitor travel behavior is the same as today, on a busy day, the Senior Center could experience demand for all of its surface parking spaces by 2040.
SHARED PARKING AND PARKING SHORTFALL
If the proposed residential project is constructed, the existing 145-space surface parking lot would be reconfigured to provide 74 surface parking spaces and 59 spaces within a new parking structure.
Residential vehicles would be limited to parking within the parking structure, but Senior Center vehicles could use any available space. The number of parking spaces available to the Senior Center would then be whatever portion of the 133 total parking spaces are not occupied by residents during the day. Sufficient data are provided in the Parking Demand Analysis to identify residential parking demand variation by time of day and Senior Center parking demand variation.
Typically, residential parking demand peaks overnight, declines quickly as residents leave for work, and grows steadily in the afternoon and evening as residents return home. As mentioned previously, senior affordable housing does not have the same variation in parking demand as typical market- rate housing. Table D displays the time-of-day parking variation for senior affordable housing based on survey data. Parking demand peaks overnight, but the percentage of vehicles remaining parked during the day is much higher than typical residential development. Table D also displays the time- of-day parking variation for the Costa Mesa Senior Center based on surveys of actual parking demand in that parking lot.
Table D then overlays residential and Senior Center demand for the 133 shared parking spaces. The values in Table D show whether sufficient parking would be provided in the future with no intervention or management of parking different from current practices. As Table D shows, sufficient parking is anticipated to be available for a typical day at the Senior Center through 2030.
On a busy day in 2030 (and on a typical day by 2040), however, a parking shortfall could occur unless changes are made to current parking trends.
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10/18/24 «P:\20242011\Senior Center Parking Study2.docx» 5 Table D: Shared Parking
8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM
Time-of-Day Factors1
Senior Residential 88% 91% 89% 83% 74% 68% 67% 71% 74% 80% Senior Center 32% 45% 67% 89% 100% 64% 62% 42% 28% 18%
Parking Demand
Typical Day 2030
Residential 35 36 36 33 30 27 27 28 30 32
Senior Center2 29 41 62 82 92 59 57 39 26 17
Total Demand 64 77 98 115 122 86 84 67 56 49
Remaining Spaces 69 56 35 18 11 47 49 66 77 84
Busy Day 2030
Residential 35 36 36 33 30 27 27 28 30 32
Senior Center3 36 50 74 99 111 71 69 47 31 20
Total Demand 71 86 110 132 141 98 96 75 61 52
Remaining Spaces 62 47 23 1 (8) 35 37 58 72 81
Typical Day 2040
Residential 35 36 36 33 30 27 27 28 30 32
Senior Center4 37 52 77 102 115 74 71 48 32 21
Total Demand 72 88 113 135 145 101 98 76 62 53
Remaining Spaces 61 45 20 (2) (12) 32 35 57 71 80
Busy Day 2040
Residential 35 36 36 33 30 27 27 28 30 32
Senior Center5 44 62 92 123 138 88 86 58 39 25
Total Demand 79 98 128 156 168 115 113 86 69 57
Remaining Spaces 54 35 5 (23) (35) 18 20 47 64 76
1 Calculated from data presented in Parking Demand Analysis Costa Mesa SC Housing Project (LLG, 2024). 2 Peak demand 92, see Table C.
3 Peak demand 111, see Table C.
4 Peak demand 115, see Table C.
5 Peak demand 138, see Table C.
It should be noted that even on a busy day in 2040, sufficient parking would be available later in the afternoon to accommodate the entire peak period shortfall. This shows that the problem is not too few parking spaces but rather a concentration of parking demand.
PARKING DEMAND MANAGEMENT STRATEGIES
As discussed above, shared parking between the proposed residential project and the Senior Center could lead to a shortfall of parking on a busy day by 2030 or on a typical day by 2040 if no intervention is taken. Fortunately, the shortfall would only occur during the period of peak parking demand and not throughout the day. Shifting some of the peak parking demand to the afternoon would be sufficient to alleviate the parking shortfall without further interference with Senior Center operations and programming. This section describes some potential parking strategies.
Vehicle Registration
This strategy will likely be required upon completion of the proposed residential project regardless of a potential shortfall of shared parking. The residential project will attempt to prevent residents from parking vehicles in the surface parking lot. This will be accomplished through registration of -5-
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10/18/24 «P:\20242011\Senior Center Parking Study2.docx» 6 resident vehicles and issuance of parking stickers that must be displayed on resident vehicles.
Guests of tenants would also be required to park within designated areas. The residential parking plan indicates that use of their parking permit on rented or borrowed vehicles would require written authorization prior to a tenant transferring their permit. It may, however, be difficult to distinguish between a tenant guest and Senior Center visitor vehicles if the Senior Center is not similarly registering authorized vehicles and issuing parking stickers. Senior Center parking stickers would reinforce the residential parking plan, ensuring that residential parking demand does not grow beyond what is currently anticipated, and would prevent outside vehicles from using the Senior Center parking lot.
Off-site Parking
If the Senior Center is organizing any overnight travel events, an overnight parking location other than the Senior Center could be used to preserve parking capacity within the Senior Center lot.
Options may include City Hall or the OC Fairgrounds.
Travel Vouchers
The Directions 2045, the Long Range Transportation Plan for Orange County (OCTA, May 2023), identified portions of Costa Mesa within a microtransit opportunity area. These smaller, on-demand transit vehicles could deliver visitors to the Senior Center without generating parking demand. If a microtransit option is available, the Senior Center could participate in that program and issue vouchers for visitors to use the service to travel to and from the Senior Center. Until a microtransit option is available, the Senior Center could work with a rideshare company to offer discounted travel to and from the Senior Center. This option would reduce overall parking demand while (1) allowing visitors who want to drive to continue to drive, and (2) providing an alternative to driving to those who prefer an alternative.
Online Parking Reservation
Once registration of authorized vehicles and issuance of parking stickers is established, the Senior Center would have the ability to further moderate peak parking demand through an online parking reservation system. As mentioned previously, future parking shortfalls would be limited to a couple of peak hours of the day. The Senior Center could implement a system requiring that visitors check an online system for parking availability and reserve a parking space prior to driving to the Senior Center. Potential visitors seeing a lack of parking available at peak times could decide to use a microtransit/rideshare option instead or delay their visit to the afternoon when parking is available.
This system alerting visitors to periods of limited parking availability would prevent parking shortfalls during the brief periods when shortfalls are anticipated.
Special Events
The Senior Center hosts occasional special events such as grocery days and the Health and Information Fair. In the past, visitors have been welcome to arrive at their convenience during the limited duration of the event. Small changes in operation of these events may be necessary in a future where parking constraints are possible. Grocery days could be held during the less-busy afternoon hours at the Senior Center or could be organized as drive-through events. The Health Fair -6-
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10/18/24 «P:\20242011\Senior Center Parking Study2.docx» 7 may need to be held for a longer duration, and visitors may need to schedule an appointment time to spread out parking demand within the supply of spaces available.
CONCLUSION
The Costa Mesa Senior Center currently has a 145-space surface parking lot. Surveys of parking demand in 2024 showed that 75 spaces are occupied on a typical day. Parking demand on the busiest nonspecial-event day could be higher. The availability of parking supply in excess of parking demand has provided the Senior Center with flexibility to host other community events and special events for its members.
Future demographic growth is expected to increase parking demand on an average day to 92 spaces by 2030 and 115 spaces by 2040. With construction of the proposed residential project, the parking lot would be reconfigured to provide 74 surface parking spaces and 59 spaces within a new parking structure. Residential vehicles would be limited to parking within the parking structure and would be designated with parking stickers. Senior Center vehicles could use any available space in the surface parking lot or remaining in the parking structure. When considering the variation in parking demand for both the residential project and the Senior Center, it appears that a parking shortfall would be possible during a one- or two-hour period. This potential shortfall is limited to 8 vehicles on busy days by 2030 increasing to 35 vehicles on busy days by 2040. Sufficient parking would be available later in the afternoon to accommodate all potential visitors if Senior Center parking demand were more evenly distributed throughout the day.
Accommodating the increase in visitor demand within the shared parking supply could be accomplished by adopting policies encouraging alternatives to arrival by single-occupant vehicles.
Regardless of any other measures taken, registration of authorized Senior Center vehicles and issuance of parking stickers for Senior Center vehicles will likely be necessary to reinforce residential parking policies and prevent unauthorized vehicles from using the Senior Center parking lot.
Depending on the duration of overnight events, vehicles parked for overnight events may need to use an alternative off-site parking lot. Overall parking demand could be reduced by allowing visitors to choose alternatives to driving and parking. If a microtransit system is available in the future, the Senior Center could participate. Until a microtransit system is available, the Senior Center could offer vouchers reducing the costs of rideshare service for Senior Center visitors. If allowing visitors to choose an alternative to driving and parking is (by itself) not sufficient to alleviate the potential parking shortfall, an additional system of online parking reservation could alert visitors of the brief periods when peak demand would result in a shortfall. By spreading out parking demand throughout the day, all of the potential visitors to the Senior Center could be accommodated with minimal change to Senior Center operations or programming.
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6 August 2024
Tish Kelly
Jamboree
17701 Cowan Avenue, Suite 200
Irvine, CA 92614
[email protected]
Subject: Costa Mesa Senior Housing
Environmental Noise Study
Salter Project 24-0310
Dear Tish:
As requested, we have conducted an environmental noise study for the project. The purpose of the study is to quantify the noise environment at the proposed site, compare the measured data with applicable standards, and propose mitigation measures as necessary. This report summarizes the results of our study.
PROJECT CRITERIA
California Building Code (Title 24, Part 2)
The California Building Code requires that the indoor noise level in residential units of multi-family projects not exceed DNL1 45 dB.
CALGreen
Section 5.507.4 of the CALGreen Code addresses acoustical requirements for non-residential spaces, such as the offices, community rooms, amenity spaces, and conference rooms in this project. If a building is exposed to an exterior Leq(h)2 65 dB during any hour of operation, the building envelope must reduce interior noise levels to Leq(h) 50 dB in occupied spaces.
We assumed that the hours of operation for these spaces would be from 7 am to 10 pm and used the loudest Leq(h) during that period as the basis of design. 1 DNL (Day-Night Average Sound Level) – A descriptor for a 24-hour A-weighted average noise level. DNL accounts for the increased acoustical sensitivity of people to noise during the nighttime hours. DNL penalizes sound levels by 10 dB during the hours from 10 PM to 7 AM. For practical purposes, the DNL and CNEL are usually interchangeable. DNL is sometimes written as Ldn.
2 Leq(h) –The equivalent steady-state A-weighted sound level that, in an hour, would contain the same acoustic energy as the time-varying sound level during that hour.
ATTACHMENT 11
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Costa Mesa Senior Housing
6 August 2024
Environmental Noise Study
City of Costa Mesa
Chapter 7 of the City’s General Plan provides the Noise Element3. This is in line with the State Building Code criterion. Additionally, Table N-3 of the Noise Element provides allowable noise exposure from transportation sources at exterior areas. For multi-family housing, the maximum “normally acceptable” noise level is DNL 65 dB. This would apply to the project’s Level 2 courtyard.
NOISE ENVIRONMENT
This project is bounded by Pomona Avenue to the west, Plumer Street to the south, and West 19th Street to the north. The noise environment at the site is predominantly controlled by vehicular traffic on West 19th Street with secondary contribution from traffic on Pomona Avenue.
To quantify the existing noise environment, we conducted two long-term noise measurements between 18 and 19 July 2024. Figure 1 shows our measurement locations and measured noise levels. The monitors were installed on utility poles at a height of approximately 12 feet above grade.
Based on our measured data, we calculated the expected noise levels at the various facades. A future traffic analysis was not provided for this project. However, we have added 1 dB to our measured noise levels to account for future traffic increases4.
RECOMMENDATIONS
Interior Noise
Using the drawing set dated 3 July 2024, we calculated the window and exterior door STC5 ratings needed to meet the criterion, as shown in Figures 2 to 4. For our calculations, we assumed the following:
• All rooms have hard-surfaced flooring
• The exterior wall achieves minimum STC 45 (i.e., 3-stucco over wood sheathing or similar) The recommended STC ratings are for full window assemblies (glass and frame) rather than just the glass itself. Tested sound-rated assemblies should be used. For reference, typical construction-grade windows achieve STC 28. Insulated one-inch thick assemblies (two 1/4-inch panes separated by a 1/2-inch airspace) achieve approximately STC 32. Where STC ratings above 32 are required, at least one pane will likely need to be laminated
Where the windows need to be closed to achieve an indoor DNL of 45 dB, an alternative method of supplying fresh air (e.g., mechanical ventilation) should be provided. This issue should be discussed
3 http://ftp.costamesaca.gov/costamesaca/generalplan2015-2035/adopted/07_FinalDraft_NoiseElement.pdf 4 The California Department of Transportation (DOT) assumes a traffic volume increase of three-percent per year, which corresponds to a 1 dB increase in DNL over a ten-year period. 5 STC (Sound Transmission Class) – A single-number rating defined in ASTM E90 that quantifies the airborne sound insulating performance of a partition under laboratory conditions. Increasing STC ratings correspond to improved airborne sound insulation.
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Costa Mesa Senior Housing
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Environmental Noise Study
with the project mechanical engineer. This applies to all the locations where an STC rating is shown on Figures 2 to 4.
Exterior Noise
We calculated noise levels of between DNL 49 and 62 dB at the Level 2 courtyard. This is below the City’s “normally acceptable” DNL 65 dB standard. Therefore, no additional noise-reduction measures are needed.
* * *
This concludes our environmental noise study for the project. Let us know if you have any questions.
Best,
SALTER
Raphael Dionisio
Consultant
Ben Piper
Senior Associate
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LT-2: DNL 68 dB, Leq(h) 70 dB
LT-1: DNL 75 dB, Leq(h) 77 dB
PROJECT SITE
www.salter-inc.com San FranciscoSan JoseHonolulu Seattle Los Angeles -4-
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31 31
31 WHERE NO STC RATING SHOWN, SOUND-RATED WINDOWS AND DOORS ARE NOT REQUIRED NOTES: 1.
2. STC RATINGS ARE FOR THE COMPLETE ASSEMBLY (E.G., GLASS, FRAME, AND OPERABLE
SECTIONS) BASED ON TEST REPORTS FROM AN NVLAP-ACCREDITED LAB www.salter-inc.com San FranciscoSan JoseHonolulu Seattle Los Angeles -5-
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28 28
33 33
36 33
28 28
28 28
28 28
WHERE NO STC RATING SHOWN, SOUND-RATED WINDOWS AND DOORS ARE NOT REQUIRED NOTES:1.
2. STC RATINGS ARE FOR THE COMPLETE ASSEMBLY (E.G., GLASS, FRAME, AND OPERABLE
SECTIONS) BASED ON TEST REPORTS FROM AN NVLAP-ACCREDITED LAB www.salter-inc.com San FranciscoSan JoseHonolulu Seattle Los Angeles -6-
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28 28
33 33
3633
28 28
WHERE NO STC RATING SHOWN, SOUND-RATED WINDOWS AND DOORS ARE NOT REQUIRED NOTES: 1.
2. STC RATINGS ARE FOR THE COMPLETE ASSEMBLY (E.G., GLASS, FRAME, AND OPERABLE
SECTIONS) BASED ON TEST REPORTS FROM AN NVLAP-ACCREDITED LAB www.salter-inc.com San FranciscoSan JoseHonolulu Seattle Los Angeles -7-
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ATTACHMENT 12
PHASE 1 ENVIRONMENTAL SITE ASSESSMENT
Can be found at the link below:
https://costamesa.legistar.com/View.ashx?M=F&I
D=13604499&GUID=EF21BCEC-0034-4457-B394-
5A4B3E21259D
638
Westside Costa Mesa Seniors Construction Parking Management Plan Overv
iew
Jamboree understands that the Senior Center is an essential resource to Costa Mesa residents. Its programming provides residents opportunities to enrich their lives through health, wellness, and social connection. Jamboree is committed to a parking plan that accounts for the Senior Center’s present and future needs.
The Senior Center WILL remain open throughout construction. As a part of Jamboree’s commitment to being a good neighbor, we work to minimize the impact construction has on the community. The plans detailed below reflect that commitment. While parking at the Senior Center will be affected during construction, limiting its impact on Senior Center users is possible. Jamboree’s in-house General Contractor crafted a preliminary construction phasing plan that helps achieve that mission.
Additionally, using the input from City Staff, Jamboree has created a hybrid parking management plan that utilizes valet and offsite parking to give seniors options when attending Senior Center programming.
While the plan outlined below is carefully crafted, Jamboree understands that adjustments may become necessary as new information is available. The construction parking management plan will remain dynamic to ensure seniors’ needs are met.
Jamboree has entered into a partnership with FC Parking , a Certified Parking Professional company accredited by the National Parking Association. Since 1998, FC Parking has created parking solutions by providing valet and shuttle services to hundreds of organizations. While FC Parking is a nationwide company, one of their two corporate offices is located in Costa Mesa.
Construc
tion Phasing Plan
Providing as much onsite parking as possible during construction is a priority. Since the proposed development is a podium-style building, a level of parking flexibility is maintained during construction. Once the podium deck is complete, construction parking can be contained within the building's footprint. This means that Senior Center users will often be able to use the spaces not within that footprint. Also, 8 parking stalls at the front of the Senior Center will remain open throughout the duration of development. Those 8 stalls will be designated ADA.
Accessible parking and transportation will also be available at the offsite parking location. All on -site and off -site parking will be in accordance with the American with Disabilities Act (ADA) requirements.
Throu
ghout construction, all parking stalls within the building's footprint (those underneath the podium) will remain unusable for Senior Center users. Some additional stalls will be rendered unavailable to ensure construction vehicle access. This area is represented in red in the Construction Parking Management Plan Phasing Map.
During the first approximately 14-16 months of construction, the construction team will need to maintain a concrete and framing lay-down yard. Once framing is complete, those stalls will become available for Senior Center users and/or Senior Center staff. This area is represented in yellow on the map.
ATTACHMENT 13
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2 The construction team will need an additional lay-down yard during the podium pour, which will last approximately three months, starting in the seventh month of construction. The spots within this area will be available to Senior Center users and/or staff before and after the podium pour. This area is represented in blue on the map.
If
the construction timeline changes, Jamboree will inform the City and detail its implications for onsite parking.
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3 Exhibit 1. Construction Parking Management Plan Phasing Map -3-
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4 Hybrid Parking Management Plan
As mentioned before, Jamboree will work to maintain as much onsite parking as possible during construction. Understanding this onsite parking may prove insufficient for the Senior Center's needs, Jamboree agrees to create an alternative parking system to ensure the Senior Center remains accessible to Costa Mesa residents. This alternative parking system will be a hybrid model offering those attending Senior Center programming with a valet or offsite parking option. Both options will be available from 8:00 am – 4:00 pm Monday through Friday.
The goal is to create a system that provides the least amount of disruption to Senior Center users, accommodates accessibility needs, and caters to individual comfort levels.
Valet Option
An onsite valet service provides a convenient alternative for Senior Center users. To utilize the valet option, the user would drive in through the Plumer entrance and drive up to a visible valet stand. A valet attendant will greet the Senior Center user, take their car key, and provide them with a ticket to identify their car upon return. The valet attendant will drive the vehicle to an offsite location. Once the user is ready to leave, they will return to the valet stand and present their ticket to the valet attendant. FC Parking also provides a digital option where the user can text the valet attendants that they plan to return. Jamboree and FC Parking will work to ensure that as many users as possible utilize the digital option. This will help cut down wait times. The initial staffing plan calls for two valet attendants to be staffed onsite at all times and aims for wait times of no more than five minutes. If initial staffing levels are insufficient, FC Parking can increase staff accordingly.
Offsite Parking and Shuttle Option
An offsite parking lot will also be available to Senior Center users. Jamboree has engaged in initial conversations with Smart and Final, located at 707 W. 19th Street, to utilize a portion of their parking lot for this purpose. Some of the individuals who park offsite will walk to the Senior Center.
A van/driver will be stationed at the offsite parking location to provide transportation to those with ambulatory issues or those who prefer to be driven to the Senior Center. A sign will be posted next to the van alerting those who would like transportation to the Senior Center that they are able to request a ride.
Once a ride is requested, the user will enter the van and be driven to the Senior Center. The van will not run on a specific schedule but rather be an on-demand option. If a user would like a return ride from the Senior Center to the offsite parking lot, they can use the texting option provided by FC Parking.
A third offsite parking location will serve as a staff parking lot and overflow parking if the primary offsite lot becomes full. If the primary offsite parking lot does become full, the van driver will put up a "Senior Center Parking Full" sign and directions to the overflow parking lot. Just like at the primary site, the van service will run on an on-demand schedule.
Parking Capacity
Through a combination of valet, offsite, and onsite parking, Jamboree agrees to maintain a parking capacity of at least 133 cars. While available onsite parking will fluctuate during construction, Jamboree intends to retain the ability to valet at least 90 cars and park offsite at least 40 cars. Senior Center staff and program operators can either park at the Smart and Final or at the overflow parking lot, currently -4-
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5 anticipated to be Costa Mesa First United Methodist Church. The shuttle will be able to transport staff to and from their vehicles.
The table below depicts the anticipated parking capacity throughout the various construction phases.
Exhibit 2. Parking Capacity Table
Construction
Months
Onsite
Capacity
Offsite
Capacity
Valet
Capacity
Total Parking
Capacity
1 – 7 38 40 90 168
7 – 11 8 40 90 138
11 – 16 38 40 90 168
16 – 24 54 40 90 184
Six-week Review Period
Jamboree, FC Parking, and the City of Costa Mesa understand the plan detailed here is based on assumptions of Senior Center usage, user behavior, and user preferences. Six weeks after initial implementation, the City of Costa Mesa, Jamboree, and FC Parking will review the performance of the Hybrid Parking Management Plan and make any needed adjustments. Anticipated topics of discussion:
• Valet vs. Offsite Parking Usage
• Senior Center User Satisfaction
• Staffing Levels
Jamboree will work with Senior Center staff to ensure that the thoughts and opinions of Senior Center users are incorporated into the six-week review.
Adjustments will not be considered only at the formal six-week review. Maintaining the flexibility to fine- tune the plan throughout the duration of construction allows all parties to ensure the needs of Costa Mesa seniors are being met.
Identified Offsite Parking Locations
In consultation with the City, Jamboree has identified and entered into preliminary discussions with several potential offsite parking locations. These offsite locations can be utilized for both valet and offsite parking. The map below identifies some of the primary targets but is in no way an exhaustive list. FC Parking will also use its expertise and existing relationships to explore other options.
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6 Exhibit 3. Identified Offsite Parking Locations
Education and Communication
While Jamboree and the City aim to limit the impact on Costa Mesa Seniors, it is still a disruption of routine. Jamboree will communicate the changes to parking at the Senior Center through multiple channels.
Jamboree will hold at least two community outreach meetings centered around the Construction Parking Management Plan. The anticipated date for the first meeting is January 2025. The objective of this meeting is to not only provide details about the plan but also to gather feedback from Senior Center users. The second meeting will be held approximately 4 months before the start of construction. The City of Costa Mesa, Jamboree, and City staff will attend to educate the public about the new parking options at the Senior Center.
In addition to meetings, Jamboree will create informational flyers that can be displayed and stored at the Senior Center. Flyers in English and Spanish will clearly outline the parking options.
In addition, Jamboree will update its dedicated Costa Mesa Seniors webpage to include parking information and work with the City to update the webpage for the Senior Center.
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7 Good Neighbor Policies—Construction and Operations
Jamboree recognizes that infill construction activities can often disrupt daily life and activities for local residents. To minimize these impacts, Jamboree has adopted a Good Neighbor Policy which outlines our commitment to the community during and after construction
Construction
• Jamboree commits to only operating the construction site during the agreed upon hours with the City of Costa Mesa, typically 8a-4p. At all times we will attempt to limit the amount of noise or other nuisance as possible
• Jamboree commits to keeping the footprint of the construction site clean and safe, this includes ensuring adequate fencing, having a staging location for vehicles and materials, and maintaining the area around the site to ensure it is free of trash and debris. • Jamboree commits to ensuring that all subcontractors park within the footprint of the construction site or at a designated location. Subcontracts will not park in the surrounding residential neighborhood.
• Jamboree commits to using high quality, sustainable materials and will actively follow all safety regulations regarding environmental mitigation.
• Jamboree commits to having a designated staff member to serve as a liaison with the community to address any questions, comments, or concerns during the construction period. There will also be a way to have questions, comments, or concerns via email/website.
Operations
• Jamboree commits to ensuring this future housing community becomes part of the neighborhood—this means ensuring the community follows the certain house rules regarding noise, parking, and apartment upkeep to ensure we maintain the aesthetic qualities of the existing neighborhood.
• Jamboree commits to enforcing our visitor policy to ensure the future housing community serves only our residents.
• Jamboree commits to keeping the footprint and surrounding areas of our community clean and free of trash. We will ensure that all landscaping is well maintained. • Jamboree commits to having a designated staff member to serve as a liaison with the community to address any questions, comments, or concerns during the lifetime of the property. There will also be a way to have questions, comments, or concerns via email/website.
Attachments
Attachment A: Letter of Intent with FC Parking
Attachment B: FC Parking Preliminary Proposal
Attachment C: Sample Lease and Good Neighbor Policies
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5401 Patton Drive #103 Lisle, IL 60532
P 630.920.0577 • F 630.920.0169 • [email protected]
FC PARKING
1901 Newport Blvd #350
Costa Mesa, CA 92627
October 14, 2024
To whom it may concern,
Let this letter outline the intent of Jamboree Housing Corporation (Jamboree) and FC Parking to partner in providing valet and shuttle services for users of the Costa Mesa Senior Center during the construction of the Westside Costa Mesa Senior Affordable Housing Development. FC Parking will provide valet and shuttle services from 8:00am – 4:00pm Monday through Friday. FC Parking will also provide its expertise in advising Jamboree on offsite parking agreements with nearby property owners.
FC is a leader in parking and hospitality services provider. Established in 1998, FC provides service to over 150 of the nation's most distinguished healthcare facilities, restaurants, residential properties, country clubs, hotels, private events, and much more. We offer a suite of parking management and hospitality staffing services backed by dynamic training, stringent internal controls, up-to-date technology, and responsive customer service. Our hospitality professionals are constantly being trained to the highest standards in the industry. From their initial background check through their training and development, our team members are individually groomed to provide an unsurpassed experience that you and your guests will remember. FC has the resources to handle large volume parking and hospitality service demands. We pride ourselves on small business attention to detail with large business resources.
Sincerely,
Estlin Rydman, CEO
FC Parking
630-742-8467
[email protected]
Attachment A
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VALET & SHUTTLE PROPOSAL
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1 PARKING PROPOSAL
PREPARED FOR
Attachment B
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VALET & SHUTTLE PROPOSAL
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2 10/11/24
F
C PARKING
1901 Newport Blvd #350
Costa Mesa, CA 92627
Jamboree Team,
We appreciate your consideration of FC Parking as your valet and shuttle services provider. We have an exceptional track record of service delivery and cost savings across the U.S.
Please find the attached proposal as requested. Highlights include:
•
LEAN sta
ffing model based on property analysis and experience
•
I
ndustry-leading recruiting and training programs
•
GPS timeclock so
ftware creates 100% transparency in billable hours
and parking activity
with detailed report delivered with each invoice
•
P
aperless & Contactless valet software with text-to-retrieve feature
elimina
tes wait time for guests
•
G
uest parking surveys provide real-time experience data
•
M
ulti-level management supervision
•
F
C FLEX™ teams of trained, on-call staff with a rapid response time
means
we’ll never have a dark post
Please let us know if anything in our response requires clarification. We hope to have the opportunity to improve the guest experience and reduce expenses at your facilities. Proposal valid for 60-days.
Thank you for your consideration.
Estlin Rydman, CPP
S
hane Leathers
CE
O FC Parking President FC Parking 630-742-8467
630-327-5200
[email protected] [email protected] -10-
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3 TABLE OF CONTENTS
INTRODUCTION..................................................................................4 OPERATIONS......................................................................................5 SERVICE PHILOSOPHY & VALUES......................................................6 THE PEOPLE.........................................................................................7 ON-BOARDING...................................................................................8 THE TRAINING................................................................................9-11 SAFETY & SECURITY PROCESSES......................................................12 THE TECHNOLOGY............................................................................13 REPORTING & ANALYTICS...........................................................14-16 DRIVER MONITORING......................................................................17 TIME & ATTENDANCE TECHNOLOGY...............................................18 STRATEGIC PARTNERSHIPS...............................................................19 SERVICE EVALUATION & RECOVERY..........................................19-20 EQUIPMENT & UNIFORM...................................................................21 SHUTTLE TECHNOLOGY...............................................................22-23 DATA-BASED STAFFING ..................................................................24 ALL-INCLUSIVE HOURLY MODEL......................................................24 BILL RATE ANALYSIS..........................................................................25 SHUTTLE OPTIONS & FINANCE....................................................26-27 CASE STUDY LBVA............................................................................28 -11-
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4 INTRODUCTION
Established in 1998, FC is a leader in parking
and hospitality services . With a team of
over 600 employees, we provide parking and
hospitality service to over 100 distinguished
healthcare facilities, restaurants, country
clubs, hotels, and more.
FC offers a suite of health care parking
management and hospitality staffing services
focused on improving safety while enhancing
the patient experience. The tone set for
a hospital visit begins the moment your
patients and guests arrive and ends only when
they leave your grounds. The total patient
experience goes beyond medical care.
Exceptional service starts with
recruiting the right people. We hire for
personality and train for proficiency.
Our recruiters identify candidates that
possess the intangible elements of hard
work, empathy and integrity. We train
candidates to deliver professional, safe
and efficient service that complies with
healthcare regulations.
Our mission is to provide remarkable
service experiences in a safe
environment.
YEARS IN BUSINESS: 25+
NUMBER OF SITES MANAGED: 125+
VEHICLES PARKED ANNUALLY: 1,230,031+
AVERAGE GUEST SATISFACTION SCORE: 9.2/10
VEHICLE DAMAGE CLAIM RATE .000002
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5 FC will implement a valet and shuttle program that
creates a five-star environment for patients and
guests. Valet area will be staffed with at least one
attendant during all service hours. Attendants are
supported by a site manager. Valet software allows
for a paperless, contactless experience and text-in
vehicle retrieval.
We will station a lot attendant in the parking lot
to assist with stacking vehicles. FC will provide
all hardware and software for notification of an
awaiting vehicle pick-up and two-way radios for
communication between our staff.
Regional manager will support the operation during
peak business hours to oversee and assist with parking
operations and wheelchairs. Manager will be the first
point of contact. Managers are supported by lead
valets, regional managers, field supervisors, director of operations and our corporate office team. In a manager’s absence, oversight is handled by a lead valet or regional manager. We will provide a contact tree to ensure
support is available 24/7.
Valet Operations
Management
Our Goals
Ҍ I mproved patient flow
Ҍ I
ncreased patient satisfaction
Ҍ R
educe costs
Ҍ I
ncrease safety
Ҍ S
ervice consistency
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6 SERVICE PHILOSOPHY
Our service philosophy is simple. We work
to improve people’s days. In a healthcare
service environment, we are often meeting
our customers for the first time on an
emotional day. Our customers experience
the entire range of human emotion. From
joy and elation to anxiety and grief, our job
is to make their visit to your facility easier.
We execute our service philosophy by
employing the best people, training and
technology in the industry.
ICARE Values
The ICARE icon is the symbol of our
company and our core values.
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7 The People
Screening & Compliance
Exceptional service starts with
finding the right people. FC
recruiting screens hundreds of
applications weekly to identify
candidates that possess the
innate qualities of hard work,
compassion and integrity.
We train candidates on the
operational aspects of their
positions. We can train people
to park cars, we can’t train
them to care.
FC maintains files on all current employees. All compliance information is stored securely in an
employee’s file along with any documentation of
policy infractions, a copy of their valid driver’s license.
Online reputation screening
Phone interview
Live interview
Training & Skills Evaluation
Motor Vehicle Report Check
Criminal Background Check
We dedicate a significant portion of our resources to recruiting, training and development of our team members. Employee selection will incorporate mostly members of our existing staff and some new staff that meet our stringent standards and are successful through our training and on-boarding process -15-
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9 Employee Retention
Ҍ I ndustry Leading Pay Rates
We pay our valet attendants a higher hourly rate
than is typical for valet operations. This is a critical point, since the quality of any service program
depends on the quality of the employees.
Ҍ B
enefits – 401K and Healthcare
We offer BCBS healthcare and 401K with matching
to ALL employees.
Ҍ ICARE
Award Performance Bonuses
Employees who receive exceptional feedback from
our clients are rewarded with our ICARE award.
Their prize for exemplifying our core values is an
ICARE uniform, PTO.
Ҍ A
ttendance Award & Safety Performance Bonuses
Ҍ F
lexible scheduling with digital shift exchange
Ҍ
Tuition reimbursement for the National Parking
Association’s Certified Parking Professional
P
rogram
Ҍ O
pen door communication policy and Ask Here
company feedback software application
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11 Field Training Period
Continual Skill Development
Rounding Reports
This program is designed to ensure that every member
of our staff receives continuous on-the-job training and support. Managers and captains work with our valet
professionals regularly and through observation are able to provide and document feedback and coaching.
Leaders complete daily rounding reports to ensure
consistency and document rounding and coaching of their team. Valet attendants are coached in ways to go above
and beyond industry standard service, by anticipating
guest’s needs; we work to create a “wow” factor.
Communication, coupled with ensuring that our staff has the tools to be successful in their position, dramatically reduces employee turnover. Similar procedures are in
place as oversight for company leaders.
FC understands the seriousness of risk exposure and
our staff receives HIPAA and TJC training through our
FCU program. Principles are reinforced throughout
an employee’s lifecycle through our Continual Skill
Development program.
We employ a 90-day field training period in which
a new employee works under close management
supervision receiving reviews at 30/60/90 day
intervals.
After 90 days, employees who demonstrate our
values and knowledge of their position graduate
from a red to black lanyard signifying their
completion of initial training.
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12 Safety & Security
While we are a service company at heart, our primary focus is safety. Valet and shuttle operations carry inherent risk. We developed our risk management policy and procedure over two decades of collaboration with the National Parking Association. Company CEO, Estlin Rydman sits on the NPA’s education committee and is active in developing innovative and dynamic curriculum for parking operators nationwide. Our risk management team is involved with every element of our operation to ensure the safest possible environment for your guests, employees, and property. Some of the measures we take are:
Ҍ I
nternal site audits along with third party secret shopper evaluations ensure security policy is being followed and alert leaders if it is not.
Ҍ P
arking area & shuttle route safety and security audits. Our leaders spend time in the parking area ensuring safe driving, locking of vehicles, key security, and loss prevention through observation, proactive coaching, and safeguarding.
Ҍ T
heft of vehicles is an increasing threat in our industry. In collaboration with the National Parking Association and Alliant Insurance we created an industry-leading key handling and vehicle security policy. Our team is trained extensively on this process initially.
Principals are reinforced and evaluated throughout an employee’s lifecycle.
Ҍ H
olistic risk & safety assessments are completed as part of our Critical Path to launch service and regularly by our operations team throughout the life of each contract. -20-
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13 The Technology
We offer the most up to date technology
available in the industry to improve service
delivery, efficiency and transparency.
Our proprietary application based valet parking
software system captures data on mobile devices
utilized by our front-end valet leaders.
Valet Software Features
Ҍ P aperless & Contactless digital parking
system
Ҍ GPS
Verified Time & Attendance tracking
Ҍ R
evenue collection and reporting
Ҍ 2-w
ay text communication with guests
Ҍ R
eal-time program activity and
productivity reports
Ҍ T
ext-in, call-in or web portal vehicle
retrieval request
Ҍ R
emote validations and group rate
discounted parking options
Ҍ SMS
T ext service survey
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14 Reporting and Analytics
Weekly AVG Sunday Monday Tuesday Wednesday Thursday Friday Saturday 90-Day AVG 71 84 56 63 52
2019 AVG 72 84 67 76 56
2018 AVG 89 97 108 68 78
2017 AVG 78 102 104 92 87
LGH Children's
LGH Children's
0 78
102 104
92 87
00 89
97 108
68 78
00 72
84 67
76 56
00 71
84 56
63 52
0 0
20 40
60 80
100
120
Sunday Monday Tuesday Wednesday Thursday Friday Saturday Vehicles Parked by Weekday
(Weekly AVG)
2017 AVG 2018 AVG 2019 AVG 90-Day AVG
Weekly AVG 12 AM 1 AM 2 AM 3 AM 4 AM 5 AM 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 90-Day AVG 6 31 50 51 28 23 44 39 30 8
2019 AVG 4 25 45 55 41 28 42 45 36 16 4 0
2018 AVG 38 57 24 14 14 12 5 11 13 2 5 0
2017 AVG 14 21 32 47 35 20 40 42 38 38 7 3
LGH Children's
LGH Children's
0 10
20 30
40 50
60 12 AM 1 AM 2 AM 3 AM 4 AM 5 AM 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM Vehicles Parked Hourly
(Weekly AVG)
2017 AVG 2018 AVG 2019 AVG 90-Day AVG
92.1% 7.9% 69.2% 30.8%
Weekly AVG Vehicles Parked Text Requests Surveys Digital Use Survey Rate 1 2 3 4 5 90-Day AVG 311 25 8 7.9% 30.8% 1% 1% 7% 91%
2019 AVG 341 29 9 8.4% 31.5% 2% 1% 1% 6% 90%
2018 AVG 240 18 6 7.5% 33.0% 3% 0% 1% 3% 92%
2017 AVG 398 79 27 19.9% 33.8% 1% 0% 0% 4% 95%
Survey Scores
Scores (%)
LGH Children's
Digital Use Survey Rate
4.85 Average Score
30.8%
0%
20%
40%
60%
80%
100%
1 2 3 4 5
7.9%
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15 Central DuPage Hospital 2019 Quarter 2
2019 Quarter 2 Budget
15,708
2019 Quarter 2 Actual
15,945
2019 Quarter 2 Percentage
102%
The Budget Performance, is dependent on many factors, including weather, site design and parking location efficiency.
It is also impacted by on-site activities such as construction, special events and assignments, and population surveys.
This quarter’s budget was affected by
+ Severe weather in winter + Market employment challenges + Construction + Special Events & Requests + Unexpected Coverage Requests
These average statistics, indicate the number of vehicles parked per weekday hour, as well as average daily vehicles parked on site, and the number of vehicle movements per employee hour.
Average vehicles per hour
is provided by manual counts, and digital backup. This number helps us understand a proper staffing model.
Average vehicles per day
is provided by manual counts, and digital backup. This number helps us understand a proper staffing model.
Average vehicle movements by employee hour
helps us understand how stressed the valets are, and what their function is.
Each vehicle is moved by a valet, an average of 2.1 times. This accounts for arrival, departure. It also included the statistic that roughly 1/20 vehicles needs to be retreived and reparked per guest request. Ideally, this number will be below 7 movements per valet hour.
Reporting and Analytics
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16 Claims | Concerns | Compliments
Claim Number Status
0.000% Damage claims per capita
26,897 Vehicles parked for every 1 claim
Statistically, FC Health has extremely low claims per capita, across the board. Because of intensive training and a constant focus on safety and security, claims are kept to a minimum. Even still, managers and team members field concerns and claims every day. These are typically damages that the guest was unaware of, but were marked upon arrival, and need to be explained. Sometimes, damage is missed upon arrival, and deeper investigation needs to occur.
These listed claims tally those incidents actually caused on location by the valet team, and approved for payment after investigation by on-site management, and the claims department.
Guest
Experience
Policy
Compliance
Secret Shopper Reports, are a critical way to test the service our teams are providing. We collect two types of data:
Guest Experience: This is a measure of how the customer perceived the visit and how likely they are to return and/or recommend the experience to a friend.
Compliance: This is a measure, by a third party, of how well our teams are following our own internal policies; including key-handling, uniforming, and customer service.
Overall 98.6%
Customer Service
Satisfaction Score
Customer Service Satisfaction Score is a score generated by combining Secret Shopper scores, text-feedback (Quibble) scores, and digital feedback where applicable.
Notable Compliments or Awards Integrity
May - Pedro Lopez (Guest Letter)
Pedro was thanked with a hand-written card for his service June - Roberto Argomaniz (Guest Feedback)
Roberto receives constant praise for his service
July - Steven Weidacher (Guest Feedback)
Steven received praise from a guest for his service
Caution
Accountability
Respect
Empathy
ICARE Awards are won by employees who
receive a written commendation by a
guest or employee of the facility.
Quarterly Reports
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VALET & SHUTTLE PROPOSAL
PREPARED FOR COSTA MESA SENIOR CENTER
17 Continuous Driver Monitoring Software
Parking and shuttle operations are inherently high-risk. Entry level staff moving vehicles in a challenging and often uncontrolled environment. We understand the significant liability high- risk drivers create for our industry. Many companies in our industry only run Motor Vehicle Reports at time of hire, some run them annually and some not at all. Our continuous driver monitoring software:
Ҍ R uns an initial MVR
Ҍ Assigns a risk sc
ore or disqualifies
drivers who do not meet our criteria
Ҍ O
ur system is linked to state
DMV systems and notifies our
HR department and site manager
immediately whenever there is a
moving violation, suspension or
revocation.
By closing the visibility gap most companies have, we ensures that our team has the information to constantly manage driver risk. Automated software reduces administrative burden, incidents and loss.
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VALET & SHUTTLE PROPOSAL
PREPARED FOR COSTA MESA SENIOR CENTER
18 Time & Attendance Tracking
Financial transparency is a very important aspect of
contracted services. With this in mind, we use a mobile GPS time and attendance system for tracking hours and vehicle activity. Third party payroll reports are sent electronically to our clients with EVERY invoice. This technology ensures that hours billed equal hours worked with no room for error.
Employee self-service through Paycom means managers
spend time in the office and more time in the operation.
Paycom GPS / Biometric time clocks 100% billing transparency. All hours worked are GPS verified.
All-in-one scheduling & time clocks:Managers are notified if an employee does not confirm a scheduled shift with ample time to cover the post. Eliminating dark posts and providing our leaders the information they need to effectively manage. -26-
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VALET & SHUTTLE PROPOSAL
PREPARED FOR COSTA MESA SENIOR CENTER
19 Strategic Partnerships
Through partnerships with industry leading
organizations, we are able to stay on top of industry
trends. This enables us to manage our company’s growth
and evolution in the most efficient, responsible and
professional manner.
Service Measurement & Recovery
Third party “Secret Shopper” reporting provides an non-biased evaluation of our services. We use the information to hold our team accountable and develop action plans to improve future scores. Team members who score over 95% are rewarded with PTO. Surveys are completely customizable for each location.
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VALET & SHUTTLE PROPOSAL
PREPARED FOR COSTA MESA SENIOR CENTER
20 SERVICE RECOVERY
We use SMS software to receive and
respond to guest feedback. We implement
service recovery immediately reducing
guest complaint escalation and negative
online reviews.
We use this system to reward team
members who receive positive feedback!
ICARE CLING
Part of our service recovery program is the
ICARE cling. This is an optional, small window
decal we offer to place in the lower corner of
a guest’s windshield helps us identify them
on future visits. A discreet cue to our team to
provide an extra special VIP experience for the
guest.
Exceptional service delivery is our goal in every guest interaction. When we miss an opportunity, we move swiftly to recover with the goal of creating a better overall experience. With the range of emotion in the healthcare environment, service recovery is more important than anywhere!
T ext Service Surveys
Ҍ Customers have the option of rating the service
with a sc
ore between 1 and 10.
Company average is 9.4/10
Ҍ Full custom surveys can collect additional service
in
formation
Ҍ Cust
om farewell messages conclude the survey.
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VALET & SHUTTLE PROPOSAL
PREPARED FOR COSTA MESA SENIOR CENTER
21 FC will provide electronics and parking equipment with the aim of enhancing the property image, security and guest experience. A custom branded podium like those pictured below provides a safe and secure place to:
• Assist and greet guests
• Store vehicle keys
• Keep electronics out of the elements
Parking equipment, signs and uniforms are customizable.
EQUIPMENT & UNIFORMS
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VALET & SHUTTLE PROPOSAL
PREPARED FOR COSTA MESA SENIOR CENTER
22 Shuttle Technology
As early adopters, we pride ourselves on offering the most up to date technology available in the industry to improve service delivery, efficiency and transparency.
Each shuttle will have a mobile device for communication with the hospitals as well as access to our transportation software for pre and post-trip inspections.
We use a mobile OBD integrated software system that captures data on shuttle location, driving habits, and mechanical function.
Optional on-board camera systems provide
accountability for our driver, passengers and other
motorists.
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VALET & SHUTTLE PROPOSAL
PREPARED FOR COSTA MESA SENIOR CENTER
23 Route setup takes less than
an hour; tracker configuration
is unnecessary.
Fl
Flexible platform can be built
for source-to-destination,
circular, multi-bus and 24/7
routes.
Add or change routes in
minutes with the user-friendly
BusWhere portal.
Customize the portal and
app to include your company
branding and logo.
Self-registration based
on pre-approved domain
names eliminates the need to
approve each user.
Supplement cu
Supplement current GPS
and fleet management
systems with route-based
monitoring and a rider app.
ADDITIONAL BUSWHERE ADVANTAGES
BENEFITS TO COMPANIES &
ORGANIZATIONS
BENEFITS TO YOUR RIDERS
BusWhere is the comprehensive solution for the shuttle bus market that helps schedule, manage, monitor and track your fleet, and providest real-time data for administrators and riders.
BusWhere provides seamless technology from fleet management to rider notification without adding additional work for your transportation managers. BusWhere’s patented Smart Route DetectionTM technology features Any Bus: Any Route, which allows vehicles to run any designated route and eliminates the need for daily configuration, and the Learned Routes system, which tracks routes and stops through parking lots and other "off-map" areas.
Track. Inform. Optimize.
Tracking Watch your entire fleet in real time
including vehicle speed, location and fuel levels
with current routes superimposed on the map.
Security Determine who can view the vehicle's
location. View the log of every route and stop,
including arrival, departure and waiting times.
Ana
Analytics Replay any route from any day
including position, speed, and timing in order
to track down problems and assist in planning.
Information View real-time vehicle locations on the
map using a customized app.
Peace of Mind Know when the vehicle will arrive
to reduce anxiety. Plan ahead and eliminate the need
to wait outdoors in bad weather.
Notification Receive alerts when the vehicle is getting close to your stop and in the event of delays.
for Shuttles
For more information: [email protected] | +1 202-888-5920 | buswhere.com/shuttles -31-669
VALET & SHUTTLE PROPOSAL
PREPARED FOR COSTA MESA SENIOR CENTER
24 Our data-based adaptive staffing model solves over-staffing and reduces expenses.
By mirroring our schedule with vehicle count data, we ensure the right amount of staff at the right times.
DATA-BASED STAFFING
CMSC Monday Tuesday Wednesday Thursday Friday Total Hours Per WeekStaffing Schedule Shift Hours Shift Hours Shift Hours Shift Hours Shift Hours Valet 1 8am-430pm 8 8am-430pm 8 8am-430pm 8 8am-430pm 8 8am-430pm 8 40 Valet 2 8am-430pm 8 8am-430pm 8 8am-430pm 8 8am-430pm 8 8am-430pm 8 40 Total Hours 16 16 16 16 16 80
Total Weekly Hours 80
ALL-INCLUSIVE HOURLY SERVICE FEE MODEL
Option 1 - Low-Speed Vehicle Description Cost
Gem E6
Shuttle Vehicle Lease,
Maintenance & Insurance,
Charging on site $1750/mo
Suttle Driver Rate
Hourly Rate for Courtesy
Shuttle Driver
$42/hr
8am-4pm 5 Days
$1680/week
Weekly Total $3,430.00
Option 2 - 14 PAX ACA Shuttle Description Cost
14 Pax ACA Shuttle
Shuttle Vehicle Lease, Fuel,
Maintenance & Insurance $3400/mo
Suttle Driver Rate
Hourly Rate for Courtesy
Shuttle Driver
$49.50/hr
8am-4pm 5 Days
$1920/week
Weekly Total $5,320.00
CMSC Hours per Week Bill Rate
Valet Attendant 80 $37.50
TOTAL Per Week $3,000.00
Annual Total $156,000.00
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VALET & SHUTTLE PROPOSAL
PREPARED FOR COSTA MESA SENIOR CENTER
25 Ҍ Hourly rates are inclusive of ALL program costs, including software and hardware, $2mm General Liability, Auto and $1mil workers compensation insurance.
Ҍ T eam members are classified as W2 employees, managed in compliance with State and Federal labor law, provided with ACA compliant healthcare, vision & dental, 401K and a performance-based PTO bonus program.
Ҍ No overtime or holiday rate is charged. Government mandated sick leave, Manager, and performance bonus PTO is billable.
We bill only for ACTUAL hours worked collected by GPS verified timeclocks.
We save our clients an average of 9% of estimated annual costs through adaptive staffing and FC FLEX™ teams.
Bill Rate Analysis
Wages Payroll Tax
Workers Comp Benefits
Administrative Insurance & Equipment
Management Fee
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VALET & SHUTTLE PROPOSAL
PREPARED FOR COSTA MESA SENIOR CENTER
26 We will provide a14 PAX shuttle equipped with OBD monitoring devices and camera systems to ensure accountability and safety. Vehicles are disinfected after each shift. Vehicle lease, insurance, software, fuel, maintenance are ALL included.
This includes normal wear, repairs and preventative work. •
All r
egular and preventative maintenance and repairs
• Fuel
• Oil & fluid chang
es
• Exterior
washes
• In
terior cleaning by our attendants as part of their post-shift responsibilities • $2mm aggr
egate Auto & GL insurance
• Vehicle r
egistration and DOT regulations
• OBD Monit
oring & Fleet Management Software
All-Inclusive Shuttle Lease
14 Passenger Shuttle
ADA Equipped
All-Inclusive Monthly
Lease
Per Shuttle
$3400.00 per Month
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VALET & SHUTTLE PROPOSAL
PREPARED FOR COSTA MESA SENIOR CENTER
27 We will provide a 6 PAX shuttle equipped with OBD monitoring devices and camera systems to ensure accountability and safety. Vehicles are disinfected after each shift. Vehicle lease, insurance, software, fuel, maintenance are ALL included.
This includes normal wear, repairs and preventative work. •
All r
egular and preventative maintenance and repairs
• Exterior
washes
• In
terior cleaning by our attendants as part of their post-shift responsibilities • $2mm aggr
egate Auto & GL insurance
• Vehicle r
egistration and DOT regulations
All-Inclusive Shuttle Lease
6 Passenger Electric Shuttle
All-Inclusive Monthly
Lease
Per Shuttle
$1750.00 per Month
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VALET & SHUTTLE PROPOSAL
PREPARED FOR COSTA MESA SENIOR CENTER
28 CASE STUDY
CENTRAL CALIFORNIA
VETERANS AFFAIRS
HOSPITAL
Overview
In 2018, FC implemented valet services for the VA Central California Healthcare System in Fresno, CA. The VA struggled with a parking shortage. The parking problem was so dire, it was picked up by local news on several occasions.
Veterans were frustrated and often giving up on the search for a parking spot and leaving the property without making it to their appointment.
Solutions
After conducting a parking logistics analysis with VA leadership, our team developed a detailed action plan for the property recommending a valet parking program to address the parking shortages and enhance convenience and service levels for veterans and guests. We redirected traffic flow and added a designated shuttle stop to improve flow. Reallocated self-park, relocated employee parking and increased capacity of the valet lot by 38% allowing for more usable parking space.
Our parking plan transformed the experience for all visitors to the VA. Including but not limited to:
•
Dramatically lower valet wait times
• Fewer missed appointments
• Improved traffic flow
• More overall usable parking space
• Overall improvement of the veteran and visitor experience “The plan implement by FC Health tremendously improved campus parking and the experience of our veterans. Parking complaints are at an all time low.”-G. Lucas COR Results
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______________ Housing Partners, LP
dba: ______________ Apartments
LEASE AGREEMENT
This Lease is made this ___________ day of __________________ between ______________ Housing Partners, LP dba: ______________ Apartments _________Company as Management Agent (hereinafter referred to as “we,” “us,” “Management” or “Landlord”), and ______________________________________ as RESIDENT(S) (hereinafter jointly and individually referred to as “you”). We permit you exclusive occupancy of the dwelling unit, described as follows:
A dwelling unit at W. ______________ Ave, , CA designated as Unit # , will be fully furnished and have the following: fixtures, accessories, and appliances. Appliances included:
refrigerator, microwave, electric oven/stove and heating/air unit (hereinafter referred to as “the Dwelling Unit”), located at ______________ Housing Partners, LP dba: ______________ Apartments (hereinafter referred to as the “Property”).
This Lease is subject to the following terms, conditions, covenants, and agreements:
1. Regulations: This Lease and your occupancy of the Dwelling Unit are governed by the regulations of the California Tax Credit Allocation Committee (hereinafter “Regulations”). The Regulations are derived from the programs of the public agency (hereinafter “Programs”).
A. The Regulations provide for a specific maximum monthly rent which may be charged for the Dwelling Unit, which amount is subject to annual adjustment based upon median incomes as determined by HUD. The Regulations also require that dwelling units at the Property be leased to “Qualified Households” as defined by Section 42 of the Internal Revenue Code. Qualified Households must meet certain income limitations. You agree to notify us immediately of any change in the composition of the household members residing within the Dwelling Unit.
B. The Regulations provide for specific qualification restrictions with respect to occupancy of Program units by full-time students. You acknowledge that qualification to remain as a resident is at all times dependent upon the household meeting all student status requirements. Should your household fail to meet all student status requirements, you will be deemed an unqualified resident and will be subject to immediate eviction. You agree to notify us immediately of any change in student status by any member of your household.
2. Term: This Lease will begin on and will end
on ; or until terminated by either you or
us as provided in this Lease. Following the initial lease period, your tenancy shall be on a month-to-month basis subject to the same conditions in item 20 herein.
3. Rental Charges: The rental charges for the Dwelling Unit are $_______ per month to be paid by or on behalf of you to us at our Administrative Office located at ______________.
Attachment C
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However, you agree to pay $_____________
for the partial month ending .
Rental charges shall be paid in advance on or before the first day of each month, and are late if not paid before the end of the fifth (5th) day. If rental charges are not paid by the fifth (5th) day of the month, you will be charged a late fee of $20.00. Rental charges shall be adjusted annual in accordance with Section 4.
4. Income Certification and Recertification:
A. Your eligibility for this rental charge payment is based on information that you have provided to us regarding your household income and assets. Each year, prior t o
renewal of the Lease, within 30 days after receiving notice from us, you agree to provide updated information on forms we provide you. You agree that all such information regarding household income and assets provided to us is true, complete, and correct to the best of your knowledge. You further agree that failure to provide such information, or providing false information, may result in the termination of your occupancy and eviction from the Dwelling Unit. If you fail to provide the required information on time, you will be liable for any rental charges adjustment pursuant to Subsection B below from the effective date of the new Lease. You agree that all information supplied by you shall be subject to inspection by representatives from the Programs.
B. We will adjust the rental charges payment described in Section 3 as allowed by the Regulations annually, except that the first- year adjustment may occur within less than 12 months so that the Lease period will coincide with the project fiscal year or move-in annual certification. We will give you 30 days’ written notice prior to the effective day of any new rental charges and will execute a new Lease or Lease Amendment providing the rental charges adjustment.
C. Management must be immediately notified if changes to the current household status occur. This includes, but is not limited to, changes in:
• Household members: A household may add household members as long as at least one member of the original low-income household continues to live in the unit. Once all the original tenants have moved out of the unit, the remaining tenants must be certified as a new income-qualified household. (Management approval is required prior to any changes in household composition)
• Income or Assets
• Full Time Student Status
• Need for a Live-In Attendant
5. Security Deposit: You will pay us, in advance of occupying the unit, a security deposit in the amount of $ We may apply the deposit after you vacate the premises to repair any loss or damage caused by you or your guests to the Dwelling Unit or the Property other than normal wear and tear. We may also apply the deposit for the payment of rental charges due and owing from you. Within twenty-one days after you vacate the premises, we will repay the security deposit, less any deducted amounts, to you at your forwarding address or other such address as you may designate. At the same time, we -38-
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will provide you with a written itemized statement describing the reason for and the cost of any deductions from the deposit.
6. Utilities: You will pay for telephone service, cable and internet. We will pay for Water/Trash/ Sewer and Electricity.
7. Use : You shall use the Dwelling Unit as, and only as, your primary place of residence.
The Dwelling Unit shall be occupied only by members of your household consisting of ________ Adults (anyone 18 years of age and over) whose names are listed below, and ________ Children (anyone under 18 years of age) whose names and ages are listed below:
You must request permission from us in writing,
and receive written approval from us,
prior to allowing another person to reside in the Dwelling Unit.
8. Maintenance: You shall keep the Dwelling Unit and all fixtures, accessories, and appliances in a clean, sanitary, and safe condition. If you or your guests cause or permit damage to the Dwelling Unit or the Property, you shall be liable for cost to repair the damage. Where damage or disrepair is not the responsibility of you or your guests, we will repair and maintain the Dwelling Unit, fixtures, accessories, and appliances in accordance with applicable state and local laws concerning the condition of the Dwelling Unit and common areas.
9. Remodeling and Alterations: You shall not undertake any remodeling, redecoration, or alteration, including painting and wall papering, to the Dwelling Unit or the Property without receiving our written permission.
10. Rules: You, your household members, and guests, shall not cause or permit in the Dwelling Unit or in common areas, excessive noise or any other activity which disturbs the peace and quiet of other residents or neighbors. You, your household members, and guests, shall not cause or permit any activity constituting a nuisance on or about the Property or which adversely affects the health or safety of any person, nor shall you, your household members, or guests, interfere with the management of the Dwelling Unit or the Property. You, your household members, and guests, shall not cause or permit any illegal activity or use in the Dwelling Unit or in common areas. You, your household members, and guests, shall comply with the written House Rules we issue regarding the use of the Dwelling Unit and common areas of the Property. We will provide a copy of the House Rules to you. Any amendment to the House Rules shall be in writing and effective 30 days after the notice thereof to you. By initialing below, you acknowledge receipt of a copy of such House Rules, a copy of which is attached to and made a part of this Lease. _____(Initial) _____ (Initial) -39-
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11. Sublease or Assignment: You shall not lease the Dwelling Unit or any portion thereof, or assign this Lease. If you attempt to lease the Dwelling Unit or any portion thereof or assign this Lease, this Lease shall be null and void and no right to occupy the Dwelling Unit shall arise from any attempted sublease or assignment.
12. Entry and Inspection: We or our Agent may enter and inspect the Dwelling Unit after giving reasonable notice to you for:
• Making necessary or agreed-upon repairs;
• Inspecting for compliance with the Terms of this Lease; • Showing the Dwelling Unit to lenders, purchasers, residents, contractors, repair workers, or representatives from the Program;
• Performing contracted pest control services;
• Conducting annual and any other inspections;
Twenty-four (24) hours or more shall be considered reasonable notice for the purpose of entry and inspection. In addition, we or our agent may enter the Dwelling Unit without notice, if necessary, in an emergency such as fire or flooding.
13. Joint Responsibility: You must be 18 year of age or older, or a minor not under the care of a parent or guardian, to sign this Lease. This Lease is between us and each person executing this Lease jointly and individually. In the event of default by anyone, each and every remaining person who executed the Lease shall be responsible for payment of the total rental charge payment stated in Section 3 or amended by Section 4 and all other provisions of the Lease.
14. Hold Harmless Waiver: We do not provide insurance for your personal property. You agree to indemnify and hold us harmless and in no way accountable for any liability for personal injury or property damage caused or permitted by you, a household member, or any other person in the Dwelling Unit with your consent, or the consent of any household member except as may be caused by our negligence. Management encourages renters to carry their own renter’s insurance.
15. Possession: If we are unable to deliver possession of the Dwelling Unit at the time this Lease begins, we shall not be liable for any damage caused thereby, nor shall this Lease be void or voidable, but you shall not be liable for rental charges until possession is delivered. You may terminate this Lease by written notice to us if possession is not delivered within three days of the beginning of the terms of this Lease.
16. Late Charges and Other Costs of Default: You covenant and agree that, in addition to the other sums that have become or will become due, pursuant to the Terms of this Lease, you shall pay to us a late charge in the amount of $20.00 for each payment of Rental Charges, or part thereof, more than 5 days in arrears.
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NSF Checks-In the event that your rent check is returned for insufficient funds, a $15.00 charge will be assessed. If this is the first occurrence, you will be allowed to pay your next month’s rent via personal check; but
a. If this is the second occurrence, your next (6) six months of rent payments will have to be in the form of Cashier’s Check or Money Order; and b. If this is the third occurrence, we reserve the right to terminate your tenancy and to commence eviction proceedings.
17. Your Obligations: You agree to:
A. Comply with all obligations imposed upon you by the provisions of state and local building codes materially affecting health and safety.
B. Keep the Dwelling Unit and such other areas as may be designated for your exclusive use in a decent, clean, sanitary, and safe condition, and the inside of the Dwelling Unit maintained according to acceptable housekeeping standards.
C. Dispose of garbage, rubbish, and other waste from the Dwelling Unit in a sanitary and safe manner.
D. Use, and ensure that household members and guests use, only in a reasonable manner (and in a manner designed to conserve water, gas, and electricity) all electrical, plumbing, sanitary, heating, ventilating, air conditioning, and other facilities and appliances.
E. Promptly notify us of the need for repairs to the Dwelling Unit and any known unsafe conditions in the common areas and grounds of the Property which may lead to damage or injury.
F. Refrain from, and ensure your household members and guests to refrain from, damaging, destroying, defacing, or removing any part of the Dwelling Unit or Property, including placing contact paper, decals, or paint on the Dwelling Unit.
G. Pay the repairs costs for the repair of damage to the Dwelling Unit, Property, facilities, or common areas, caused intentionally, recklessly, or negligently by you or your household members or guest, normal wear and tear excepted.
H. Conduct yourself, and ensure that household members, guests and other persons who are at the Dwelling Unit, or on the Property with your consent conduct themselves, in a manner which will not disturb neighbor’s peaceful enjoyment of their accommodations and will be conducive to maintaining the Property, and the neighborhood, in a decent, safe, and sanitary condition.
I. Not engage in, and ensure that no household member, guest, or other person under your control at the Property engages in, any criminal activity at the Dwelling Unit, or on or off the Property. Such criminal activity includes but is not limited to any conduct that threatens the health or safety or rights of any resident of the Property, (including Management staff residing on the Property), Management staff or -41-
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persons who are on or near the Property, or that threatens the right of any resident, guest or neighbor in the immediate vicinity of the Property, to the peaceful and quiet enjoyment of their residence or property.
J. Comply with, and ensure that household members, guests, and other persons under your control at the Property comply with, the written House Rules described in Section 10 above.
18. Our Obligations: We agree to:
A. Comply with the requirements of applicable state and local building and housing codes and regulations materially affecting health and safety.
B. Within a reasonable time, make or require necessary repairs to the Dwelling Unit to keep them in a habitable condition.
C. Keep project building, facilities, and common areas, not otherwise assigned to you for maintenance and upkeep, in a clean and safe condition.
D. Maintain in good and safe working order and condition electrical, plumbing, sanitary, heating, ventilating, and other facilities and appliances supplied or required to be supplied by us.
19. Termination and Eviction:
A. After the initial lease period you may terminate your tenancy in the Dwelling Unit by giving 30 days’ written notice to us. If you do not give the full 30 days’ written notice, you shall be liable for rental charges up to the end of the 30 days for which notice was required or to the date the Dwelling Unit is reoccupied, whichever comes first. You agree to vacate the Dwelling Unit no later than the expiration date of such notice, remove all your personal property, and leave the Dwelling Unit clean and in good repair.
B. We may terminate this Lease in accordance with the law, and only for good cause.
Good cause for termination shall include, but is not limited to:
1) Abandonment of the unit by you.
2) Material or repeated violation of the terms of this Lease or the House Rules by you, any household member, guest or other person under your control at the Property. A material violation includes but is not limited to:
a. Failure to pay rent charges or any other financial obligation under the Lease in a timely manner; or
b. Four or more late rent payments within any 12-month period (received after the fifth day of the month), or
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c. Failure to reimburse us within 30 days or other reasonable time agreed upon by you and us for repairs required to maintain the Dwelling Unit (Section 8 of this Lease), or
d. A violation resulting in damage to the Dwelling Unit or any other portion of the Property, or
e. A violation which adversely affects the health, safety, or quiet enjoyment of any resident or visitor to the Dwelling Unit, or
f. A violation which interferes with our responsibilities.
3) Intentional misrepresentation or intentional failure to state any fact or facts, including facts concerning your income and assets, upon which we have relied in agreeing to enter into this Lease.
4) The failure or refusal by you or any household member to provide income information upon “Income Certification” required by Section 4 of the Lease, or the intentional provision of false or incomplete information.
C. You shall be held responsible for the acts and activity of all household members, guests and other persons under your control. We may terminate this Lease for criminal activity by you, any household member, guest and other person under your control, regardless of whether there is an arrest or conviction.
D. Any notice of termination or eviction shall contain a statement of the facts constituting the cause for the termination or eviction
20. Waiver: Our failure to insist upon the strict performance of the terms, covenants, agreements, and conditions contained in this Lease or house rules, or any of them, shall not constitute or be construed as a waiver or relinquishment of our right hereafter to enforce any such term, covenant, agreement, or condition, but the same shall continue in full force and effect.
21. Additional Lease Provisions: Additional provisions are incorporated and attached to this Lease as Addendums:
Attachment 2: ______________ House Rules & Regulations
Attachment 3: Tax Credit Lease Rider
Attachment 4: LIHTC Addendum
Attachment 5: VAWA Addendum
Attachment 6: Tax Credit Lease Addendum for PBV residents (PBV units) Attachment 7: Key Addendum
Attachment 8: Non- Discrimination Addendum
Attachment 9: Schedule of Maintenance Charges
Attachment 10: Work Order Procedures
Attachment 11: Grievance and Appeal Procedures
Attachment 12: Parking Rules
Attachment 13: Furnishing Addendum
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Attachment 14: Bed Bug Addendum
Attachment 15: Move- In Inspection Report
22. Acknowledgment: As consideration for your continued fulfillment of the terms and conditions of this Lease, we agree that you may, during the effective period of this Lease, have and enjoy the use of the Dwelling Unit described above.
Management Agent
By: Resident:
Name Signature
Property Manager
Title Date:
Date:
Co: Resident:
Signature
Date:
Co: Resident:
Signature
Date:
Co: Resident:
Signature
Date:
Co: Resident:
Signature
Date:
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___________________
HOUSE RULES
Effective Date: 3/17/2021
House Rules: Version 04-16-2019
TDD Telephone device for the deaf only:
California Relay Service (711)
The purpose of these House Rules is to help ensure the safety and comfort of our Residents, and to advance the quality of our Community as a whole. These rules also ensure that we comply with applicable laws and regulatory requirements in a manner that is consistent and fair.
This document is divided into three sections: (1) Resident Safety & Comfort, (2) Care & Use of Units, and (3) Community Safety & Care. “Residents” shall mean any person listed as an occupant in the Lease for a Dwelling Unit, including the head of household and all household members. “Dwelling Unit” shall mean the dwelling unit rented under the written Lease. “The Property” or “Community” shall mean ___________________ Apartments “Covered Persons” shall mean members of the household, a guest, a visitor or other person under a Resident’s control or invitation at the Property.
1. RESIDENT SAFETY & COMFORT
1.1. Occupants & Visitors - Only those persons listed on a Lease may live in the Dwelling Unit. Any changes in household size, including a birth, death, or other removal of a Resident from the Lease, must be reported to Management within five days.
Residents wishing to add a person to their lease must contact Management prior to that person moving in. All persons to be added to the lease must qualify under the Resident Selection Criteria and be approved by Management prior to move-in.
Visitors and guests may stay in a unit for a cumulative total of fourteen nights per year. Prior written consent of Management is required for any stay that might, or does, exceed the fourteen-day total.
1.2. Guests/Visitors - Residents shall be held responsible for the conduct and actions of their guests or visitors while guests or visitors are on the Property. In addition to any other actions that Management might take, Residents will be charged for any damage or waste that results directly from the actions of their guests or visitors.
1.3. Subleasing - Residents cannot sublet the whole or any part of their Dwelling Unit, either voluntarily or by operation of law, nor allow said Dwelling Unit to be occupied by anyone who is not on the signed Lease Agreement. Residents cannot assign the Lease.
1.4. Waste and Nuisance – All Residents are entitled to quiet enjoyment of their Dwelling Units, and of the Property. Residents and Covered Persons may not commit or allow waste or nuisance in or around their Dwelling Unit or the Property. Residents and Covered Persons may not create or permit any condition that results in a risk to the health, safety, property, or quiet enjoyment of other Residents, or of the Community as a whole.
1.5. Noise - So as not to disturb the peace and quiet enjoyment of other Residents and neighbors, Residents and Covered Persons must keep noise at a reasonable level at all times. Unreasonably loud sound or noise that disturbs the quiet enjoyment of others is not allowed. Residents and Covered Persons must also not cause noise disturbance from their vehicles, such as loud music or engine racing.
QUIET HOURS ARE OBSERVED BETWEEN 10:00 PM AND 7:00 AM ON WEEKDAYS, AND 10:00 PM AND -45-
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9:00 AM ON WEEKENDS. During these hours, noise from within a unit must not be audible from outside, and noise is not allowed in common areas, and Residents using any outdoor space may be asked to go inside if the noise level is disturbing others.
Persistent noise problems or recurring complaints regarding loud, obnoxious or disturbing behavior constitute a material breach under the terms of the Lease.
1.6. Criminal or Wrongful Activity – Residents, and Covered Persons, must not engage in criminal or wrongful activity on or off the Property.
Management may terminate the tenancy for criminal or wrongful activity by a Resident or Covered Person
1.7. Drug-Free Environment – Residents and Covered Persons shall not engage in drug-related criminal activity on or near the Property.
“Drug-related criminal activity” means the illegal manufacture, sale, distribution, use or possession with intent to manufacture, sell, distribute, or use, of a controlled substance (as defined in Section 102 of the Controlled Substances Act – 21 U.S.C.k.802).
Possession or use of medical marijuana in the Dwelling Unit or on the Property is strictly prohibited.
1.8. Firearms & Weapons – The following are not permitted on the Property: an unlicensed firearm; an unlawful firearm; an unlawful weapon; fireworks; explosive material. Residents and Covered Persons cannot unlawfully possess any firearm, or unlawfully use or brandish any firearm or weapon on the Property. Residents and Covered persons cannot use any bb-gun, pellet gun, or slingshot on the Property.
Using an imitation weapon or firearm as a threat to the health, safety, or peaceful enjoyment of any Resident, employee, or member of the public, who is on or near the Property is strictly prohibited. Brandishing an item as a representation of a weapon or firearm is strictly prohibited.
1.9. Harassment – Residents and Covered Persons shall not harass, or threaten, other Residents, guests, visitors, Management employees, workers, vendors or other persons on the Property.
Harassment includes verbal, physical and visual conduct that creates an intimidating, offensive, or hostile environment for any Resident, guest, visitor or other person on the Property, or which interferes with the work performance of Management employees, workers, or vendors. Some examples include racial slurs; ethnic jokes; posting of offensive statements or posters; or other similar conduct. Sexual harassment includes solicitation of sexual favors, unwelcome sexual advances, or other verbal, or physical conduct of a sexual nature.
Any incident of harassment should be properly reported in writing to the Property Manager, who is responsible for investigating the matter. Managers that receive complaints or that observe harassing conduct should inform Property Management’s Regional Manager for the Property immediately.
Property Management emphasizes that complaints do not have to be submitted to the Manager if the Manager (or his or her staff) is the individual being accused of harassment. Such complaints can be submitted to the Manager’s supervisor or the local Property Management office.
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Every complaint that is reported to the Manager or Manager’s Supervisor will be investigated thoroughly, promptly and in a confidential manner. Retaliation against any Resident for making a complaint to the Manager or to any other member of Management is prohibited.
1.10. Interference with Job Responsibilities – Residents and Covered Persons are prohibited from interfering with the job responsibilities of, or in any way threatening, employees of the Property Management Company, and of its authorized vendors or its service providers.
1.11. Outdoor Areas - Outdoor activities which may pose a risk to the health and safety of the person engaging in the activity, or to any other person, or which may cause damage to Property, are prohibited in any area not specifically designated by Management for such activities.
1.12. Keys - Only Residents on the Lease Agreement are allowed to possess keys to the Dwelling Unit or designated area within the Property. Keys may not be duplicated or given to guests, relatives, chore workers, or any other person without written permission from Management.
One set of keys will be issued to each Resident household. Additional keys will be charged to the Resident at cost, and Management reserves the right to deny a request for additional keys.
Upon termination of the Lease, Resident agrees to return all keys to Management. Management may charge the Resident the replacement cost for each key not returned. In addition, Management reserves the right to change a lock at Resident’s expense if all keys are not returned.
1.13. Lockouts - Residents should take care not to lock themselves out of their Dwelling Unit. A service charge of $25 will be levied against Residents who lock themselves out of their Dwelling Unit more than 3 times.
After business hours, Residents must contact a licensed locksmith to gain entry to their Dwelling Unit at their own expense. Management does not provide lock out services.
1.14. Lost Keys - Residents must notify Management immediately if a key is lost. Resident shall be charged the replacement cost for each key lost. For Resident safety, Management reserves the right to change a lock at the Resident’s expense when the Resident has lost a key.
1.15. Lock Changes - Management may change locks on doors or windows upon a Resident’s request. If the lock change is requested in order to protect a Resident from a non-household member management will change the lock provided that a court order prohibiting the non-household member from contacting the Resident, or police report naming the person, accompanies said request. If the lock change is requested in order to protect a Resident from another household member, management will change the lock provided that a court order prohibiting the household member from contacting the Resident accompanies said request. Management will not charge the Resident for the first lock changed, so long as a police report or court order is provided. Subsequent lock changes will be at Resident’s expense.
1.16. Restraining Orders and/or Stipulated Agreements – Residents are required to inform the Property Manager in writing, within 24 hours after being served, of all restraining orders, emergency protective orders, and/or stay away orders of any kind. Residents must comply with all such orders until lifted by proper authorities or for the duration of a stipulated agreement, if applicable.
1.17. No cash – Except where required by law, neither cash nor blank money orders/checks will be accepted in payment for rent, repairs or other charges.
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1.18. Tipping and Gifts to Staff – Tipping and giving gifts to staff is strictly prohibited.
1.19. Resident Businesses – Residents are prohibited from operating a business of any kind or engaging in business activity on the Property, including inside the Dwelling Unit. Exceptions apply for incidental businesses (as provided in HUD Handbook 4350.1) and a licensed small family day care home, provided that Resident provides 30 days advance notice of the operation of the family day care home and fully complies with Health and Safety Code Sections 1597.30-1597.621, and all other laws and requirements related to the operation of the small family day care home now in effect or subsequently enacted.
1.20. Pets & Accommodation Animals –Pets are permitted at this housing Community. All pets must be approved in advance by Management before the pet moves on-site. Residents must contact Management to schedule a meeting. Management will meet with the Resident and pet. Following the approval of any pet by Management, the Resident and all adult Household Members will be required to sign and comply with the terms of the Pet Agreement and all Pet Rules described within the Pet Agreement. Residents and their guests may not bring visiting animals or pets to the Property, with the exception of Accommodation Animals. Under no circumstances are aggressive animals allowed on the Property.
Residents shall not feed or house wild, stray, or feral animals on or near the Property.
Accommodation Animals must be approved in advance by Management before the Accommodation Animal moves on-site. Residents must contact Management to schedule a meeting. Management will meet with the Resident and the Accommodation Animal. Following the approval of any Accommodation Animal by Management, the Resident and all adult Resident members will be required to sign and comply with the terms of the Accommodation Animals Agreement. Under no circumstances are aggressive animals allowed on the Property.
1.21. Unit Transfers - Management will strive to transfer Residents for medical necessity or to correct under-or over-occupancy, as appropriate units become available.
Transfers to same-size units are not permitted unless determined by Management to be a medical necessity. Proper documentation through a Reasonable Accommodation process will be required for medically-based transfers.
Residents will be transferred to units of the bedroom size appropriate for their family, based upon eligibility and income limits.
Transfer requests must be made in writing, and will be placed on a unit transfer list according to date received.
1.22. Continuous occupancy - Affordable housing may be rented only to eligible Residents who occupy a Dwelling Unit on a continuous basis as their only residence. The following rules apply to absences:
1.22.1. Residents shall notify Management in writing within 10 days if any member of the household takes residence in any other location.
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1.22.2. If any Resident is, or is expected to be, absent from the Dwelling Unit for 30 days or more, the Resident or other household member shall notify Management in writing within 10 days from the start of the absence.
1.22.3. The Resident, or other household member, must supply any information or certification requested by Management to verify that the Resident or household member is living in the Dwelling Unit, or relating to family absence from the Dwelling Unit, including any Management- requested information of certification on the purpose for the absence. The Resident and household members must cooperate with Management for this purpose. If the Resident is absent from the Dwelling Unit for more than 180 consecutive days the Dwelling Unit shall be deemed abandoned and management will terminate the lease, unless there are extenuating circumstances such as a medical reason, or unless the household adequately verifies that the Resident is still residing in the Dwelling Unit.
1.22.4. During such absence, Management may, without notice, enter the Dwelling Unit at times reasonably necessary to maintain the Dwelling Unit or the Property, and to inspect for damage and needed repairs.
1.23. Options for Persons with Disabilities – Management has a legal obligation to provide "reasonable accommodations" to Residents if they or any person on the lease requires such an accommodation.
Compliance actions may include reasonable accommodations as well as structural modifications to the Dwelling Unit or the Property, to the extent these can be implemented without creating an undue financial or administrative burden to the Property.
Examples of reasonable accommodations and structural modifications include:
• Allowing residents with disabilities that prohibit them from writing to communicate with management through alternative means including, but not limited to, verbal methods or the use care takers, family, friends, or interpreters;
• Making alterations to a unit so it can be used by a Resident with a wheelchair; • Installing strobe-type flashing light smoke detectors in an apartment for a Resident with a hearing impairment;
• Permitting a Resident to have a seeing-eye dog to assist a vision impairment; • Making large type documents or a reader available to a vision-impaired Resident; • Making a sign language interpreter available to a hearing-impaired Resident; • Permitting an outside agency to assist a Resident with a disability to complete their annual recertification.
A reasonable accommodation may be requested at any time during residency. Residents may choose not to disclose the nature of their disability to Management. If a Resident chooses to make a reasonable accommodation request, the Resident waives the right to privacy concerning the situation only to the extent necessary to verify the need for such accommodation/modification.
1.24. Accessible and Adaptable Units – If Resident resides in a unit that is designed to be accessible or adaptable for persons with disabilities, Resident agrees to transfer to a reasonably comparable unit (which may, or may not, be designed to be accessible or adaptable for persons with disabilities), if Resident’s Dwelling Unit is needed for persons requiring these special features. If the Property is federally subsidized, the cost of this relocation will be borne by the Property. If Resident has been -49-
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assigned a parking space that is designed to be accessible to persons with mobility impairments, Resident agrees to use a different parking space if Resident’s assigned space is needed for persons requiring these special features.
1.25. Grievance Procedure - If an Applicant or Resident feels Management has acted in a discriminatory manner, Residents have the right to follow the grievance procedure. Please see Management for a copy of that procedure.
If a Resident feels they have been discriminated against based on a disability, they may also contact the local 504 Coordinator,
1.26. Video Surveillance Policy –Video Surveillance Cameras are in operation at this Property. Video surveillance is only used for the protection and safety of employees, Residents, visitors, assets and Property of the Company and its clientele. However, the presence of surveillance cameras is NO GUARANTEE of the safety and security of a Resident or their belongings.
2. CARE & USE OF UNITS
2.1. General Care of Units - Residents must maintain their Dwelling Unit in a decent, safe and sanitary condition at all times, including entrances, patios, backyards and other areas designated in the Lease.
2.2. Unit Inspections - Prior to initial occupancy, units will be properly cleaned by Management and rendered in good condition. Management and Resident will conduct a joint inspection at move-in to record the condition of the Dwelling Unit at that time.
Management will perform inspections quarterly, semi-annually, or annually of all facilities and units, and other inspections as needed, for safety, fire prevention, and lease compliance. 24-hour notice will be provided, except in the case of emergencies. With 24-hour notice, Management reserves the right to inspect units on an as-needed basis in addition to any regularly scheduled routine inspections.
Except in the case of an eviction, Residents have the right to a pre-inspection prior to move-out to assess the condition of their Dwelling Unit and to identify items and costs which would be charged to the Resident at move-out if not repaired, replaced, cleaned or otherwise put in satisfactory condition prior to move out. The purpose of the pre-inspection is to allow the Resident the opportunity to correct any issues in advance. Following the pre-inspection and with 48-hour notice, Management and Resident will conduct a joint inspection to record the condition of the unit at that time. Resident will be assessed for all expenses that may be required to restore the unit to its move-in condition, and to repair damage to the unit beyond ordinary wear and tear.
2.3. Maintenance/Repair Reporting Responsibilities & Work Order Requests – Residents are required to report within 24 hours plumbing, heating, weatherproofing and other defects, and safety or security problems, whether in the Dwelling Unit or in common areas of the Property. Residents must advise the Management Office when maintenance or repair work is required in the Dwelling Unit. During normal business hours [Monday thru Friday 8:30am – 5pm], Residents must go to the Management Office and complete a Work Order Form. If a Resident cannot come to the office in person, the Resident may call the office and Management will complete the Work Order Form with the Resident over the telephone.
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Staff. All after-hours non-emergency maintenance must be reported the next business day to the Management Office and will be handled during normal business hours.
All work to repair damage caused by Resident or Covered Persons will result in reasonable charges to the Resident’s account. Maintenance staff charges will be the equivalent of their wage rate and benefits cost per hour per staff person plus materials for maintenance and repairs beyond normal wear and tear or due to negligence on the part of a Resident or guest.
2.4. Maintenance Hours - Routine maintenance will be handled during normal business hours. Maintenance emergencies that occur outside normal business hours may be reported via phone at (213) 607-2437.
2.5. Relocation For Repairs - In the event the Property Management Company determines that relocation of the Resident Household is necessary to facilitate repairs or maintenance in the Dwelling Unit Resident shall relocate to another unit, or relocate temporarily to another unit or other location such as a hotel.
Upon reasonable notice to Resident, Management may substitute for the Dwelling Unit a comparable unit within the Property and thereupon such other unit shall be deemed to be the Premises covered by the Lease and these Rules. If the Property Management Company deems the relocation as temporary, then within two calendar days after written notice of the completion of the repairs and maintenance in the Dwelling Unit, from management to Resident, Resident shall return to, and reoccupy, his or her original Dwelling Unit leaving the substituted unit or other location completely empty.
2.6. Fire Hazards – Flammable materials must be stored in sealed containers away from heaters, ranges or other sources of heat. Residents shall not store furniture or materials that may pose a fire, health or safety hazard.
Oxygen tanks must not be stored outside the Dwelling Unit or in any common area. Residents must inform Management if oxygen tanks are used in the Dwelling Unit. Residents who use oxygen tanks within their Dwelling Unit or on the Property must adhere to the safety precautions contained in the usage booklet provided with the oxygen tank. Smoking or open flames are not permitted near oxygen tanks. Oxygen units should be stored away from heat and all flammable materials such as grease, oil, lubricants, Vaseline, hand lotions and aerosol sprays.
2.7. Smoke Detection and Carbon Monoxide Detection Devices - Residents, under the terms of their Lease, are responsible to maintain and care for the smoke detection and carbon monoxide detection devices in the Dwelling Unit. Residents must check their smoke detection and carbon monoxide detection devices regularly to ensure that batteries are still good. Residents are required to change the smoke detection and carbon monoxide detection device batteries prior to the end of the battery life. Tampering with, disconnecting, altering, dampening, or otherwise affecting the function of any smoke detection or carbon monoxide detection device is a violation of the Lease.
Residents are responsible for informing Management immediately of any malfunction, defect, low battery signal or failure in conjunction with said smoke and carbon monoxide detectors, in the same manner that they are responsible for informing Management of any malfunction or maintenance needs in their unit.
2.8. Personal Telephone and Cable Utilities – Residents are independently responsible for contacting the telephone or cable company and installing phone and cable service. Wires may not be installed in common areas or on the outside of buildings without written permission from Management. -51-
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2.9. Appliances - Service calls, damage or waste resulting from the improper use of appliances will be charged to the Resident.
2.10. Stoves, Fan Hoods and Refrigerators – Residents are required to keep these items clean to ensure their safe operation. Any abuse or damage, including improper cleaning of these appliances, could result in charges to the Resident. The fan filter above the stove must be cleaned on a regular basis to prevent hood or stove fires.
2.11. Dishwashers, Washing Machines and Dryers – Residents may not install any of these appliances in their Dwelling Unit, unless hook-ups are provided and approved by Management. Appliances are limited to those provided by Management.
2.12. Garbage Disposals - Water should be run during and after use of the garbage disposal. Electric disposals are designed to handle soft foods only, and must not be used for non-food items, or for starchy, fibrous, or granular food items such as potatoes, banana peels, coffee grinds or eggshells. Damage resulting from misuse of the disposal will be charged to Resident.
2.13. Plumbing - The toilets and other water and sewer apparatus shall be used only for the purposes for which they are designed, and no paper towels or similarly heavy or improper materials shall be thrown therein. The cost of repairing any damage resulting from such misuse shall be borne by Resident.
2.14. Heating - Residents may not use any method for heating other than that provided by Management. Due to the risk of fire, space heaters are not permitted.
2.15. Energy Conservation - Leaky faucets and pipes must be reported immediately to Management to promote water conservation and to reduce waste.
2.16. Drawers and Countertops - Shelves and drawers may only be lined with non-adhesive paper or liner.
Use of a chopping board is required when cutting on any countertop. Damage to countertops resulting from failure to use a cutting board shall be borne by Resident.
2.17. Moving Furniture In and Out – Residents must notify Management before moving furniture or other bulky items into or out of the Dwelling Unit or the Property. Resident will be responsible for any damage to common areas, the Property and the Dwelling Unit when moving furniture in and out of the Dwelling Unit or the Property.
2.18. Waterbeds – No waterbeds or water-filled furniture shall be placed in or about the Dwelling Unit or the Property. Any damage to the Dwelling Unit or any other housing unit as a result of the violation of this provision will result in the assessment of charges to the Resident’s account.
2.19. Windows - Interior cleaning of glass and window sills, including window coverings, is the responsibility of Resident.
All windows should be closed at all times during storms, high winds, rain or other inclement weather.
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2.20. Window Coverings/Blinds – All window coverings/blinds are to be maintained as originally designed for the Dwelling Unit and the Property. Any damage to the window coverings/blinds will be the responsibility of Resident and the Resident will be charged accordingly. Management will not permit any alterations or changes to the color or type of window covering as originally provided by Management. Residents may not replace or remove window coverings provided by Management.
2.21. Screens – Residents must properly clean and maintain the screens, if any, in front of windows so as to prevent damage or misuse. Any broken, torn or damaged screens will be replaced by Management and charged to the Resident.
2.22. Outdoor Spaces and “Private Outdoor Spaces” - Entryways, patios, parking spaces, porches, decks, backyards and community areas must be kept free of clutter and debris.
Nothing shall be hung, draped or shaken from or into balconies, patio areas and backyards. Residents may not hang laundry or rugs on balconies or decks.
Patio areas, decks, balconies and backyards may not be used for the storage of garbage, debris or excessive amounts of personal property. This includes but is not limited to boxes, brooms, mops, bicycles, buckets, recycling, furniture, carpets, tarps, etc. Management is not responsible for any items placed on the patio, backyard or deck areas.
Patio-type furniture in good condition is allowed if pre-approved by Management.
2.23. Barbecues – Personal barbecue grills, hibachi grills, and food smokers, including but not limited to those fueled by charcoal, wood, propane, gas or electricity, are not permitted anywhere on the Property, including common areas, balconies, patios, backyards, landings, front porches, or sidewalks and streets.
2.24. Satellite Dishes/Cable Television – Under the rules of the Federal Communications Commission, Residents have a right to install a satellite dish and/ or receiving antenna within their Dwelling Unit.
Owner/Agent is allowed to impose reasonable restrictions relating to the installation and maintenance of the satellite dish and receiving antenna. Some units may not have any areas where a satellite dish is permitted. It is not Management’s responsibility to provide a location for a dish. Residents are required to request approval from Management and sign a Satellite Agreement prior to installation of a satellite dish or antenna. Please see Management for further details.
2.25. Alterations - Interior or exterior alterations, additions or changes to the original structure or interior design of the Property are not allowed without prior written approval by Management, including painting, window coverings and installation of cables, satellite dishes and antennas.
2.26. Signs and Outside Decorations- No decorations, signs, signals, stickers, advertisements, pictures, notices, radios or awnings shall be in any manner affixed or exposed at any window, door, exterior, or common areas of the Property, except in areas specifically assigned by Management.
Upon request from a Resident or at Management’s discretion, Management may make an exception for holiday decorations. Exceptions notwithstanding, Residents may not use common areas or apply tape or adhesives on the front door of any unit, or any other painted surface at the Property. Holiday decorations must be removed within ten days following the holiday. -53-
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Notwithstanding the forgoing, political signs and advertisements in conformity with local and state laws may be displayed in any window or door of the Resident’s Dwelling Unit. Please see Management for further details.
2.27. Renters Insurance Recommended - The fire and property insurance maintained by Management and the Owner of the Property does not cover Residents’ personal possessions. We urge each Resident to obtain renters insurance to protect against loss or damage.
Management is not responsible for damage or loss of Resident possessions that are left anywhere on the Property, including in common areas, laundry facilities, automobiles or units.
2.28. Security Deposits - Pursuant to the Security Deposit section of the Lease, Resident will pay a security deposit in advance of occupying their Dwelling Unit. If Resident fails to occupy their Dwelling Unit, Management may apply their security deposit to the payment of rental charges due and owing from Resident. Security deposits can be retained for the following: unpaid rent, key charges, late rent fees, NSF charges, damages and maintenance charges.
Security Deposits and Personal Belongings: If a Resident should die or become incompetent and, in the sole judgment of Management, it is impractical to refund any of Resident’s security deposit to him or her, then it will be paid to the person listed on the attached emergency contact sheet. Any furniture or other personal Property left in a Resident’s apartment at the time of vacating may be turned over to the person listed on the emergency contact sheet. If Management is unable to contact the person listed on the emergency contact sheet, or if the person is unwilling or unable to retrieve all personal property from the Dwelling Unit or the Property within the time period provided by the law, then the Resident’s belongings will be discarded or donated to charity.
3. COMMUNITY SAFETY & CARE
3.1. Community Room –The community room may be used by Residents and Resident’s guests. Guests must be accompanied by a Resident and under the supervision of the Resident at all times. Any Resident wanting to use the Community Room must reserve the room at least one week in advance, and must receive prior written approval from Management. Residents wanting to use the community room must sign a written rental agreement outlining the terms and conditions of its use. Any Resident who has used the community room must clean the community room and put it into a neat and tidy condition following the use by the Resident.
Consumption of alcoholic beverages in the community room is prohibited at all times.
3.2. Community Resource Center –Resident agrees to abide by the rules and procedures as set forth for the Resource Center. Any damage resulting from misuse of the center and its resources will be charged to the Resident.
3.3. Common Area Television – The television in the common area is available for use by Residents during posted hours. During community events, the television will not be available for viewing. The remote control is available at the front desk on a sign-out basis. The remote control may be signed out for a designated period of time as per the television policy. While a Resident has the remote control signed out in his/her name, the Resident may select the channel; however all other residents are welcome to view -54-
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the television during that time. Residents should not interfere with other Resident’s use of the television area. Sleeping in the television area is not allowed. Notify Management of any problems with the television, VCR/DVD or any other item in the television area.
3.4. Basketball Courts: “Not Applicable-Section Intentionally Omitted”
3.5. Swimming Pools: “Not Applicable-Section Intentionally Omitted”
3.6. Loitering - Residents and their guests may not loiter anywhere on the Property.
3.7. Soliciting - No solicitation or handbill distribution of any kind is allowed on the Property.
3.8. Alcohol – The consumption of alcohol in common areas and outside of the Dwelling Unit is strictly prohibited.
3.9. Smoking Allowed Only in Designated Areas - Smoking of any kind is NOT allowed in the Dwelling Unit, in any Private Outdoor Space, or in Common Areas of the Property, except that smoking is permitted in the specific area or areas designated by Management.
“Common Area” means any enclosed or unenclosed area of the Property accessible to and usable by more than one Resident, including but not limited to the Management Office, community room, halls and pathways, lobbies, laundry rooms, common eating and cooking areas, play areas, swimming pools, and parking areas.
“Private Outdoor Space” means balconies, porches, patios, carports, or similar private outdoor spaces of the Property.
“Smoking” or to “Smoke” means possessing a lighted pipe, lighted cigar, lighted cigarette or e-cigarette of any kind, including, but not limited to, tobacco, or any other weed or plant, or the lighting of a pipe, cigar, or cigarette of any kind, including, but not limited to, tobacco, or any other weed or plant.
3.10. Management Not a Guarantor of Smoke-free Environment - Efforts by Management, including the Owner, ___________________ Apartments, the Property and the Property Management Company, to designate the Property as “No Smoking,” does not make Management the guarantor of the Residents’ health or the condition of the Dwelling Unit and common areas with regard to smoke. Management shall take reasonable steps to enforce the no-smoking terms of its leases and House Rules. Management cannot be held responsible for smoking violations that it is not aware of and/or have not been reported to Management.
3.11. Video & Audio Recording – No video or audio recordings are allowed in common areas without express permission from Management.
3.12. Parking - Resident acknowledges receipt of, and has read, the attached document titled “Parking Agreement,” which stipulates rules and regulations regarding parking privileges and responsibilities.
3.13. Automatic Parking Gates –For security purposes, certain areas of the Property have automatic opening and closing gates. These gates are for vehicular traffic only. No foot traffic is allowed through these gates.
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openers are issued to Residents having vehicles with current registration, proof of insurance and valid driver’s licenses. If a gate opener is lost or damaged, the cost of replacement is $25.00.
3.14. Pedestrian/Walk thru Gates –Keycards/keys/fobs providing entrance to the Property through pedestrian gates are for use by Residents only. Keycards/key/fobs may not be loaned or given to anyone who is not a Resident or member of the Resident household. Residents must not allow entrance to unauthorized or unknown persons. Pedestrian doors may not be propped open at any time. Damages due to misuse of these doors will result in charges to the Resident. The cost to replace lost or damaged keycard/keys/fobs is $25.00 each.
3.15. Laundry –Any laundry room facility is for Resident use only. Each Resident using the laundry room facility must clean up after their use and dispose of trash in the proper receptacles. Residents who have laundry equipment in their units are requested not to do laundry during quiet hours.
3.16. Shopping Carts – Shopping carts and baskets belonging to commercial stores are not allowed on the Property.
3.17. Garbage - All garbage and refuse must be placed into plastic or paper bags and tied before loading into garbage bins, dumpsters, and other garbage containers.
Residents must contact Management for recommendations on how to properly dispose of large items such as discarded furniture, bicycles, cardboard boxes, carpets, etc. These items are not to be placed in or around garbage bins at any time. It is not the responsibility of Management to accept these items from residents for disposal. Residents must make their own arrangements for the disposal of these items.
Illegal dumping is prohibited and should be reported to Management.
Trash receptacles provided in common areas are not intended for dumping of household trash. All household trash must be properly disposed of in the designated trash rooms or areas.
3.18. Recycling –Management requires Residents to recycle to reduce garbage waste. Blue bins are provided in the trash room for recycling. See the recycling posters in the trash rooms for instructions and information about recycling. Dumping trash in recycling bins is prohibited.
3.19. Green Waste –Management also provides Green trash bins in the trash rooms for dumping of green waste. Green waste includes compostable items such as coffee grounds, tea bags, eggs, plants, fruit, and vegetable trimmings. Residents are encouraged to participate in the green waste program. Residents interested in participating in the green waste program must sign up with Management to receive a key to the green waste bin. Dumping trash in green waste bins is prohibited.
3.20. Pest Control - A professional pest control service will be provided at the Property. Units will be treated for pest control on a regular basis. Residents are required to cooperate with Management in its attempt to keep the buildings pest-free. Residents with allergic reactions to pest control treatment must notify Management so that alternative pest treatments can be applied. Management is not responsible for injury, accidents or ill health arising out of pest control functions performed by unauthorized personnel.
Residents shall not allow infestations of bugs or rodents in their Dwelling Unit and must report such conditions to Management immediately. Management will work with the Resident to schedule a mutually convenient time for Pest Control treatment times that work for all parties.
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3.21. Bedbugs – Management is not responsible for the loss of personal belongings or any other costs incurred by the Resident as a result of a bedbug infestation. Residents are required to comply with the bedbug remediation treatment program as outlined below.
It is the goal of Management to maintain the highest quality living environment for Residents. Towards that goal, Management inspected the Dwelling Unit prior to making it available for leasing and there was no indication of the presence or infestation of insects or vermin including bedbugs in the Dwelling Unit at that time.
BEDBUG WARNING STATEMENT: Bedbugs are wingless parasites that feed on the blood of humans, pets, birds and other animals. Bedbug bites leave itchy bumps on the skin that can lead to other infections if scratched or left untreated. Bedbugs are transferred from place to place when people expose themselves or their belongings to bedbug infested areas. Bedbugs are also transferred when a person brings contaminated objects or items into a building. Bedbugs hide in cracks and crevices in beds, wooden furniture, floors and walls during the day and emerge at night to feed. Bedbugs can quickly spread throughout a building unless all Residents fully cooperate with eradication efforts.
Resident agrees to the following requirements:
3.21.1. Resident agrees to maintain the Dwelling Unit in a manner that prevents the occurrence of an infestation of insects and vermin including bedbugs.
3.21.2. Resident agrees to keep the Dwelling Unit in a safe and sanitary condition so that the Dwelling Unit does not promote infestation by insects and vermin including bedbugs. Resident shall maintain the Dwelling Unit in a condition that permits reasonable ingress and egress to the Dwelling Unit and unimpeded access throughout the Dwelling Unit.
3.21.3. Resident shall immediately notify Management of any condition in the Dwelling Unit indicating infestation by insects and vermin including bedbugs. Conditions indicating infestation include but are not limited to: itchy welts on the Resident's skin; live bugs in the bed, bedding or clothing maintained in the Dwelling Unit; blood spots on the mattress or bedding; brown or black excrement spots on bedding or the bed; a sweet odor.
3.21.4. Because of the risks to other residents, and staff, associated with the presence of bedbugs, Resident agrees that conditions indicating the presence of bedbugs constitute an emergency for purposes of permitting Management access to inspect the Dwelling Unit.
3.21.5. In the event it is determined that the Dwelling Unit must be treated for infestation by insects and vermin including bedbugs, Resident shall cooperate with Management and Management's agents, staff and pest control technicians as required to eradicate any infestation from the Dwelling Unit and the Property.
3.21.6. Resident shall permit Management staff and pest control technician's access to the Dwelling Unit upon written notice.
3.21.7. Resident agrees do the following if pest control technicians believe that such action is necessary for the eradication of the insects:
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• Discard, or permanently remove from the Dwelling Unit, and from the Property, infested personal property such as bedding, clothing, bed, furniture, furnishings, books, magazines, newspapers, open food, personal supplies, plants, and stuffed animals. • Seal clothing and bedding in plastic bags for laundering, and laundering the clothing and bedding in hot water and then drying at a high heat setting. After such laundering, Resident shall not return the cleaned clothing or bedding to the Dwelling Unit until completion of the eradication process.
• Seal personal property, toiletries, and other personal items in plastic bags for treatment by Management's pest control technician.
• Enter into a written agreement concerning treatment to the Dwelling Unit and for treatment of personal property.
• Transfer to another unit, or relocate temporarily to another unit or other location such as a hotel, in the event it is determined that relocation is necessary to facilitate eradication of insects and vermin including bedbugs from the Dwelling Unit. Upon reasonable notice to Resident, Management may substitute for the Dwelling Unit a comparable unit within the Property and thereupon such other unit shall be deemed to be the Premises covered by the Lease and these Rules. If management deems the relocation as temporary, then within two calendar days after written notice of the completion of eradication measures in the Dwelling Unit, from management to Resident, Resident shall return to, and reoccupy, his or her original Dwelling Unit leaving the substituted unit or other location completely empty.
3.21.8. Resident has been advised that in order to control and eradicate insects, vermin including bedbugs, Management and its pest control technician may use pesticides in and around the Dwelling Unit. Resident has been advised that on site staff has additional information concerning the particular pesticides and chemical agents that will be used during the eradication process. In the event Resident has reason to believe that he or she has a medical condition which precludes Resident from being exposed to pesticides, Resident shall provide written verification from their physician of such condition.
3.21.9. The Resident’s failure to comply with the terms of this section constitutes a material breach of the Lease Agreement that adversely affects the health, safety and quiet enjoyment of other Residents and interferes with the Management’s responsibilities.
3.21.10. By signing this document Resident acknowledges receiving an information sheet titled “Bedbug Facts: 2-Page Resident Handout”.
3.22. Mold Notification - Mold and mildew is made-up of microscopic organisms found virtually everywhere in our environment, both indoors and outdoors, that spread through the dispersal of airborne spores.
When excess moisture is present, mold and mildew can accumulate and grow. If not addressed, accumulations of mold and mildew can lead to adverse health effects such as allergy symptoms, or respiratory problems in some instances.
Residents are required to take the following measures to reduce moisture build-up and discourage the growth of mold and mildew:
1. Properly ventilate their Dwelling Unit by operating the Heating, Ventilation and Air Conditioning systems (HVAC), and/or by opening windows and doors. Proper air circulation will help prevent excess moisture build-up in the humid areas of the Dwelling Unit. -58-
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2. Use the ventilation fans in the bathroom, kitchen, and laundry areas. In order to minimize the opportunity for moisture build-up, start the fans before bathing, cooking, or washing clothes and allow them to continue to operate until after these activities are complete.
3. Wipe down any visible moisture accumulation on windows, walls, ceilings, or other surfaces as soon as possible.
4. Open the bathroom window while bathing, showering, and cleaning.
5. Within 24 hours, notify Management of any signs of water leaks, moisture problems, and/or any signs of excessive mold or mildew growth.
Resident agrees to maintain the Dwelling Unit in a manner that prevents the occurrence of an infestation of mold or mildew. Resident agrees to uphold this responsibility in part by complying with the above list of responsibilities.
3.23. Proposition 65 Hazardous Substance Disclosure
3.23.1. Warning: The Property contains chemicals known to the State of California to cause Cancer and birth defects or other reproductive harm. These same chemicals may be present in foods or beverages sold or served at the Property.
3.23.2. I agree that I have received and read a copy of California’s Proposition 65 Brochure.
3.24. Asbestos Disclosure- “Not Applicable- Section Intentionally Omitted”.
3.25. Disclosure of Information On Lead Based Paint And Lead Based Paint Hazards (if applicable)
Lead Warning Statement: Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not taken care of properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre-1978 housing, Management must disclose the presence of known lead-based paint and lead-based paint hazards in the Property.
Residents must also receive a federally approved pamphlet on lead poisoning prevention.
Management’s Disclosure:
(a) Presence of lead-based paint or lead-based paint hazards (check one below):
Known lead-based paint and/or lead-based paint hazards are present in the Dwelling Unit or the Property.
Management has no knowledge of lead-based paint and/or lead-based paint hazards in the Dwelling Unit or the Property.
(b) Records and reports available to Management (check one below)
Management has provided the Resident with all available records and reports pertaining to lead-based paint and/or lead-based paint hazards in the Dwelling Unit and the Property.
Lessor has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the Dwelling Unit or on the Property.
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House Rules: Version 04-16-2019
3.26. Megan’s Law - Notice: Pursuant to Section 290.46 of the Penal Code, information about specified registered sex offenders is made available to the public via an Internet Web site maintained by the Department of Justice at www.meganslaw.ca.gov. Depending on an offender's criminal history, this information will include either the address at which the offender resides or the community of residence and ZIP Code in which he or she resides.
3.27. Violence Against Women Act
3.27.1. Background - The Violence Against Women Act (VAWA) protects applicants and residents who are victims of domestic violence, dating violence, stalking or sexual assault from being denied housing, evicted or terminated from housing assistance when the Adverse Factors leading to such denial, eviction or termination are the direct result of the domestic violence, dating violence, stalking or sexual assault they have suffered.
3.27.2. Notices of Occupancy Rights and Responsibilities Under VAWA:
3.27.2..1. Notice of Occupancy Rights - The O/A will provide the Notice of Occupancy Rights under VAWA to Section 202, Section 811, HOPWA, HOME, McKinney-Vento Homeless Assistance Act, Section 221(d)(3), Section 236, the Housing Trust Fund and Section 8, and/or (b) 9% or 4% Low Income Housing Tax Credits (“Tax Credits”), which outlines their rights and obligations under VAWA, at the following points in time:
• When an individual is denied residency.
• When an individual is admitted to a dwelling unit.
• With any notification of eviction (not including Notices to Pay or Quit) or termination of assistance.
3.27.3. Certification of Domestic Violence, Dating Violence, Sexual Assault or Stalking (form HUD- 5382) and Alternate Documentation.
3.27.3..1. Form HUD-5382. An applicant who certifies they are eligible for VAWA status by completing form HUD-5382, Certification of Domestic Violence, may be admitted if they can demonstrate that the Adverse Factors that might otherwise prevent their admission are a direct result of the circumstances that led to their VAWA status.
Adverse Factors include poor rental history, poor credit history, negative criminal background and nonpayment of rent. It is the applicant’s responsibility to adequately document that their Adverse Factors are the direct result of their VAWA circumstances. Typical documentation includes, but is not limited to, police records, medical records, and communications with creditors or landlords. The documentation must be relevant to the time frame(s) in question.
3.27.3..2. Alternate Documentation. Alternately, in lieu of the certification form or in addition to it, Property Management will accept:
3.27.3..2.1. A federal, state, tribal, territorial, or local police record or court record, or
3.27.3..2.2. Documentation signed by an employee, agent, volunteer of a victim service provider, an attorney, or medical professional from whom the victim has sought assistance in addressing domestic violence, dating violence, or stalking or, the effects of the abuse in which the professional attests under penalty of perjury under 28 U.S.C 1746 to the -60-
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professional’s belief that the incident or incidents are bona fide incidents of abuse, and the victim of domestic violence, dating violence or stalking has signed or attested to the documentation.
3.27.4. Confidentiality of Information - The identity of the applicant and all information provided to owners relating to the incident(s) of domestic violence, dating violence or stalking must be retained in confidence by the O/A and must not be entered into any shared database or provided to a related entity, except to the extent that the disclosure is:
3.27.4..1. Requested or consented to by the individual in writing
3.27.4..2. Required for use in an eviction proceeding; or
3.27.4..3. Otherwise required by applicable law.
The HUD-approved certification form provides notice to the applicant of the confidentiality of the form and the limits thereof.
3.27.5. Retention of information - Owners must retain all documentation relating to an individual’s domestic violence, dating violence or stalking in a separate file that is kept in a separate secure location from other tenant files.
3.27.6. VAWA Lease Addendum - Owners must have tenants sign the VAWA lease addendum, form HUD-91067 (see Chapter 8 for requirements on issuance of modifications to the model lease).
3.28. Other Rules Specific to the Property: “Not Applicable-Section Intentionally Omitted”.
AMENDING HOUSE RULES
Management may amend these rules at any time following a thirty (30) day notice to Residents.
Certification of Accuracy: By signing these House Rules, Management certifies that it has reviewed the information above and certifies, to the best of its knowledge, that the information provided by the signatories is true and accurate.
By signing these House Rules, Resident(s) acknowledges that (1) Resident has received copies of all information listed above, and (2) Resident has received the pamphlet “Protect Your Family from Lead in Your Home.”
By signing this statement below, I am acknowledging that I have read, understand and will abide by all of the rules of ___, I further certify that I have received a copy of these House Rules and understand and acknowledge that these House Rules are an Attachment to and part of the lease agreement (the “Agreement”).
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Address and Unit Number Date
Print Name (Head of Resident) Signature
Print Name (Adult 18 or older) Signature
Print Name (Adult 18 or older) Signature
Print Name (Adult 18 or older) Signature
Print Name (Adult 18 or older) Signature
Print Name (Management Representative) Signature
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EMERGENCY INFORMATION AND DISPOSITION ARRANGEMENTS
To: ___________________ Apartments
Resident Address: ___________________________ Head of Resident Name________________________ Emergency Contacts: In case of any emergency, please notify the following persons. The persons listed below may take responsibility for any children under 18 years of age , dependent (legally “incompetent”) adults , or assistance animals and pets. It is required that you list at least one emergency contact.
NAME: _____________________________________ PERMISSION TO ENTER UNIT? (Circle One) YES / NO
ADDRESS: _______________________________CITY/STATE_________________________ ZIP CODE _______
RELATIONSHIP: __________________________________EMAIL ADDRESS: ______________________________
HOME PHONE: ( ) WORK PHONE: ( ) CELL PHONE: ( )
NAME: _____________________________________ PERMISSION TO ENTER UNIT? (Circle One) YES / NO
ADDRESS: _______________________________CITY/STATE_________________________ ZIP CODE _______
RELATIONSHIP: __________________________________EMAIL ADDRESS: ______________________________
HOME PHONE: ( ) WORK PHONE: ( ) CELL PHONE: ( )
Security Deposit and Personal Belongings: If I should die or become incompetent and, in the sole judgment of Management, it is impracticable to refund any of my security deposit to me, then it should be paid to the first person listed below. In addition, any furniture or other personal Property left in my apartment at the end of my tenancy should be turned over to the first person listed below. If Management is unable to contact the first person listed below, or if the first person is unwilling or unable to retrieve all personal Property from the premise s within the time period provided by the law, then the second person will be contacted. I understand that if I do not list any person s below, or if Management is unable to contact the persons listed within the time period provided by the law, my belongings will be donated to charity or disposed according to the law. In the event of my death, any personal Property left on the premises should also be turned over to the persons listed below according to the same procedure as set forth above, in order for those persons to distribute the Property according to the law.
NAME: _____________________________________ PERMISSION TO ENTER UNIT? (Circle One) YES / NO
ADDRESS: _______________________________CITY/STATE_________________________ ZIP CODE _______
RELATIONSHIP: __________________________________EMAIL ADDRESS: ______________________________
HOME PHONE: ( ) WORK PHONE: ( ) CELL PHONE: ( )
NAME: _____________________________________ PERMISSION TO ENTER UNIT? (Circle One) YES / NO
ADDRESS: _______________________________CITY/STATE_________________________ ZIP CODE _______
RELATIONSHIP: __________________________________EMAIL ADDRESS: ______________________________
HOME PHONE: ( ) WORK PHONE: ( ) CELL PHONE: ( )
By signing below, I acknowledge that I have voluntarily prov ided all of the optional information provided above.
RESIDENT NAME: ________________________ SIGNATURE: _______________________ DATE: _________
WITNESS NAME: _________________________ SIGNATURE: _______________________ DATE: _________
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CTCAC GOOD CAUSE EVICTION LEASE RIDER
(to be attached to resident lease)
Property Name:______________________________________ Unit #___ ________ Household Name:____________________________________
Dear Resident or Applicant:
The owner(s) of this property rents residential units under the federal Low-Income Housing Tax Credit Program (the “program”) administered by the California Tax Credit Allocation Committee (TCAC). Under the program, the owner has agreed to rent some or all of the units in the property to low-income households and restrict the rents for those units. Another protection provided by federal law is that Low Income Tenants may not be evicted without good cause.
The following Lease Rider is an important part of ensuring your rights to good cause for eviction.
The Lease or Rental Agreement dated ________________ is hereby amended by adding the following provision:
Lease Rider: Good Cause for Eviction
Owner may not terminate the tenancy the Lease or rental agreement of a Low Income Tenant except for good cause, including a serious or repeated violation of the material terms and conditions of the Lease, or a violation of applicable Federal, State, or local law. To terminate the tenancy the Lease, Owner must provide written notice to the tenant of the grounds with sufficient specificity to enable the tenant to prepare a defense. The notice must be served at least three days before the termination of tenancy, and must comply with all requirements of California law and other applicable programs. Tenant has the right to enforce this requirement in state court, including presenting a defense to any eviction action brought by Owner.
To the extent that any terms contained in the Lease or rental agreement, or any other agreement between the owner and the tenant, contradict the terms of this Rider, the provisions of this Rider shall control.
By signing below, I indicate my consent to this Lease Rider:
__________________________________ ___________________________ __________ Property Representative Name (print) (signature) Date
************************************************************************************* By signing below, I indicate my consent to this Lease Rider. I/we have been given a copy of this Lease Rider.
__________________________________ ___________________________ __________ Resident or Applicant Name (print) (signature) Date __________________________________ __________________________ _ __________ Resident or Applicant Name (print) (signature) Date __________________________________ ___________________________ __________ Resident or Applicant Name (print) (signature) Date __________________________________ ___________________________ __________ Resident or Applicant Name (print) (signature) Date
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VIOLENCE, DATING VIOLENCE U.S. Department of Housing OMB Approval No. 2502-0204 OR STALKING and Urban Development Exp. 6/30/2017 Office of Housing
Form HUD-91067
(9/2008)
LEASE ADDENDUM
VIOLENCE AGAINST WOMEN AND JUSTICE DEPARTMENT REAUTHORIZATION ACT OF 2005
TENANT:
LANDLORD:
LA PALMA HOUSING PARTNERS, LP
DBA BUENA ESPERANZA
UNIT NO. & ADDRESS
2691 W LA PALMA
ANAHEIM, CA 92805
UNIT # ________
This lease addendum adds the following paragraphs to the Lease between the above referenced Tenant and Landlord.
Purpose of the Addendum
The lease for the above referenced unit is being amended to include the provisions of the Violence Against Women and Justice Department Reauthorization Act of 2005 (VAWA).
Conflicts with Other Provisions of the Lease
In case of any conflict between the provisions of this Addendum and other sections of the Lease, the provisions of this Addendum shall prevail.
Term of the Lease Addendum
The effective date of this Lease Addendum is _____________. This Lease Addendum shall continue to be in effect until the Lease is terminated.
VAWA Protections
1. The Landlord may not consider incidents of domestic violence, dating violence or stalking as serious or repeated violations of the lease or other “good cause” for termination of assistance, tenancy or occupancy rights of the victim of abuse.
2. The Landlord may not consider criminal activity directly relating to abuse, engaged in by a member of a tenant’s household or any guest or other person under the tenant’s control, cause for termination of assistance, tenancy, or occupancy rights if the tenant or an immediate member of the tenant’s family is the victim or threatened victim of that abuse.
3. The Landlord may request in writing that the victim, or a family member on the victim’s behalf, certify that the individual is a victim of abuse and that the Certification of Domestic Violence, Dating Violence or Stalking, Form HUD-91066, or other documentation as noted on the certification form, be completed and submitted within 14 business days, or an agreed upon extension date, to receive protection under the VAWA. Failure to provide the certification or other supporting documentation within the specified timeframe may result in eviction.
_________________________________________ __________________ Tenant Date
_________________________________________ __________________ Landlord
Date
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703
________ Housing Partners, LP
________ Apartments
Parking Agreement
LICENSEE NAME
(S):
ADDRESS:
CAR
MAKE:
CAR
MODEL:
DOORS: COLOR:
LICENSE
#
REGISTRATION EXP.
DATE
INSURANCE
COMPANY:
INSURANCE
POLICY #: INSURANCE EXP. DATE
PARKING SPACE
#:
Each household with an automobile who executes this agreement will be provided one assigned parking space.
All Residents must have a valid parking placard on their vehicle. All residents will be required to provide copies of current auto registration, and insurance in order to receive a parking placard. Any vehicle not properly identified by a parking placard will be subject to tow-away at owner’s expense for any parking violations.
Parking Rules
1. All vehicles without parking placard will be subject to towing. Observe parking regulations at all times and instruct your guests/visitors to do likewise. The owners are not responsible for any vehicles parked on the premises.
2. No vehicle shall be parked in such a manner as to block roadways or the comings and/or goings of residents. Violator’s cars will be ticketed and/or towed at owner’s expense.
3. Vehicles left standing in an open parking space in a non -operative condition, with expired tags, unlicensed, or abandoned, will be towed within 48 hours.
4. All vehicles or other equipment parked or stored in violation of these rules may be subject to tow-away.
All costs and/or fines incurred in the removal of such vehicles will be charged to the owner of the vehicle involved.
5. Boats, campers, trailers, trucks (pick -up trucks accepted), recreation or commercial vehicles are prohibited from being parked or stored on the property.
6. No person shall operate a motorized vehicle within the complex without proper operating license. No unlicensed motor vehicles, for example, motorbikes or go-carts, shall be ridden within the complex. Any damages to property within the complex by use of any vehicle (including hired and leased moving vans) shall be fined by an amount to repair or replace the damaged areas or items.
7. Scooters may not be used in the parking lots or traffic areas at anytime.
8. The speed limit in the community is 5 miles per hour.
9. Motorcycles are to be ridden on driveway areas only for the express purpose of coming and going.
10. Any vehicle with or without a parking placard that is unmoved from an open space for 7 days is subject to towing at owner’s expense. Owner should notify the Administration Office in writing if vehicle cannot be moved within the 7-day period.
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11. No vehicle maintenance, including oil changes or any type of repair work or car washing is permitted at any time.
12. Only cars registered with the management office will be allowed to park ONLY in their assigned space.
13. Unauthorized vehicles will be towed by the designated posted towing company. Our contracted tow company will be providing these signs to us.
14. Vehicles must remain fully operative, registered and insured at all times.
15. A copy of your vehicle's current registration, your driver's license and proof of insurance will be required to obtain a parking permit and for each annual renewal thereafter.
16. A $25.00 fee will be charged for lost, stolen or unreturned entry operators.
17. ________ Apartments is not liable for any damages to vehicle due to fire, theft defective brakes or parts, acts of others or another cause beyond its control.
18. Vehicle owner shall not leave any article of personal property in vehicle. Buna Esperaza Apartments is not liable for loss or theft of accessories or articles of personal property left in car.
19. In no event is Buena Esperaza Apartments liable for consequential damages or loss of use of vehicle.
20. Vehicle owners are not allowed to make or allow any changes to this contract.
21. Visitor parking spaces are for short-term visitor use only. Vehicles found parked in the visitor stalls more than 24 hours without prior notification to the management office will be towed at the owner’s expense.
22. Residents are responsible for the parking practices and vehicle operations of any visitors they allow in the community.
23. Tenants will be provided on assigned parking space, based on a first come first serve basis.
I agree that if I violate this agreement, I will be required to relinquish my parking space.
Address and Unit Number Date
Print Name (Head of Household) Signature
Print Name (Adult 18 or older) Signature
Print Name (Adult 18 or older) Signature
Print Name (Adult 18 or older) Signature
Print Name (Adult 18 or older) Signature
Print Name (Management Representative) Signature
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Jamboree Housing Corporation 1
1.1 Jamboree - Furniture Policy
As a standard policy of Jamboree new tenants transitioning out of homelessness and into independent living and permanent housing will be provided a fully-furnished unit.
The furnishings will consist of the following items:
Item 1Bdrm 2Bdrm
Mattresses 1 3
Bed Bug Cover 1 3
Box Spring 1 3
Bed Frame 1 1
1-drawer night stand
3 Drawer Chest 1 2
Dining Table (5 PC) 1 1
Dining Chairs
(*depending on unit size)
2-4* 2-6*
Jamboree Furniture is a one-time provision. All new tenants will be required to accept or reject the Jamboree furnishings and sign the Jamboree furniture agreement prior to move-in.
Tenants will be encouraged to care for these items in a decent, safe and sanitary manner. Any damages made to the furniture are solely the responsibility of the tenant. Tenants will not be allowed to remove furnishings from the unit without managements consent. All furnishings provided are required to stay in the unit at all times.
At any time during the tenancy, should the furniture be damaged beyond regular wear and tear or due to unforeseen circumstances such as (but not limited to) fire, flood, water damage, Bed Bugs, etc., the tenant will be required to replace the furniture at his/her own expense. Should tenants want to protect the loss of personal items in their unit, they are encouraged to purchase renter’s insurance.
All furnishings have a useful life expectancy of five (5) years, should the tenant occupy the unit for less than five (5) years, Management will assess the remaining life of the furnishings during the move- out inspection.
a. If management determines that the furnishings are not in a condition to be used by the next tenant and no longer salvageable, a prorated charge for the remaining years will be assessed and charged to the household.
b. If the furnishings are in good condition, the tenant will be required to leave all furnishings in the unit.
No additional furnishings will be purchased at management’s expense.
If the tenant rejects Jamboree’s furnishings at move-in:
1. Tenants will not be allowed to reclaim the JAMBOREE furnishings for the remainder of their tenancy.
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Jamboree Housing Corporation 2
2. Tenants must declare such refusal in writing by completing the JAMBOREE Furniture policy agreement form.
3. Tenants will be required to provide their own furnishings upon move in. Due to the rise of transmission of Bed Bugs and other insects, we highly discourage tenants from bringing in furnishings from the street and encourage tenants to purchase furni shings from a trusted source i.e., furniture store.
Reference:
Form #1. Furniture Agreement
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Jamboree Housing Corporation 3
Furniture Agreement
Management has offered to provide the following furniture items for:
Head of Household Name:
Address, Unit: __________________
City, State, Zip: , CA
Bedroom Size: Studio
Household Size:
Condition Please Initial
Item # Quantity Description Cost New Used Accept Reject 1 Mattress $ q q
2 Bed Bug Cover $ q q
3 Box Spring $ q q
4 Bed Frame $ q q
5 Bunk Beds $ q q
6 1 Drawer Night Stand $ q q
7 3-Drawer Chest $ q q
8 Dining Table $ q q
9 (2-6) Dining Chairs $ q q
I, _____________________________, (Head of Household Name), have been informed of the option to accept or reject the aforementioned furnishings. Furthermore, I understand and have been informed of JAMBOREE’s Furniture Policy and of the option to purchase renters insurance at my own expense. q _________ (Initia l Here) I hereby, ACCEPT Jamboree’s furnishings noted above and will comply with Jamboree’s furniture policy by adhering to the following:
o I will care for these items in a decent, safe and sanitary manner. o Any damages made to the furniture are solely my responsibility. o I will not remove any furnishing provided without managements consent. o I understand that additional furnishings will not be purchased at owner’s expense at any time during my tenancy.
o I understand that management is not responsible to replace furnishings due to flood, fire, Bed Bugs, earthquake, etc.
o I have been informed of the option to purchase renters insurance at my own expense to protect against loss or damage.
q _________ (Initia
l Here) I hereby, REJECT all the furnishings offered above. I will provide my own furnishings upon move -in. I can confirm that my furnishings are in good condition and have been bought from a trusted source.
Head of Household Name Head of Household Signature Date Property Manager Name Property Manager Signature Date
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STOP
Thanks for letting me know
PLUMER STREET
CL
W 19TH STREET
CL
POMONA
CL
AVENUE
0 SCALE: 1" =
20'
20'
40'
60'
PREPARED BY:
UNITED CIVIL, INC.
1180 DURFEE AVENUE, SUITE 220
SOUTH EL MONTE, CA 91733
PH: (626) 575-9999
FAX: (626) 575-9986
DEVELOPER/APPLICANT:
SITE INFORMATION
BASIS OF BEARINGS
BENCHMARK
LEGAL DESCRIPTION - EXISTING
VICINITY MAP
LEGEND
Jamboree Housing Corporation
17701 Cowan Ave. Suite 200
Irvine, CA 92614
Tel: 949-263-8676
Contact: Tish Kelly / KELSEY BREWER
SITE
TENTATIVE PARCEL MAP NO. 2023-160
PROJECT INFORMATION
ABBREVIATION
EASEMENTS
EARTHWORK ESTIMATES
UTILITY PROVIDERS
(URBAN MASTER PLAN SUBMITTAL; 08/22/2024)
PRELIMINARY GRADING PLAN AND
(URBAN MASTER PLAN SUBMITTAL; 08/22/2024)
695 W. 19TH STREET, COSTA MESA, CA 92627
TENTATIVE PARCEL MAP No. 2023-160
PRELIMINARY GRADING PLAN AND
LEGAL DESCRIPTION - PROPOSED
ATTACHMENT 14
709
COSTA MESA SENIOR HOUSING
COSTA MESA, CA
A0.0
TITLE SHEET
COPYRIGHTC
COSTA MESA SENIOR HOUSING
COSTA MESA, CA
JAMBOREE HOUSING CORPORATION
17701 COWAN AVE
SUITE 200
IRVINE, CA 92614
949.263.8676
# 190079
URBAN MASTER
PLAN SUBMITTAL
2ND SUBMITTAL
3RD SUBMITTAL
4TH SUBMITTAL
5TH SUBMITTAL
05/09/2024
07/03/2024
08/22/2024
09/26/2024
12/04/2024
23231 SOUTH POINTE DR.
LAGUNA HILLS, CA 92653
949.267.1660
CHRIS WEIMHOLT
ATTACHMENT 15
710
VICINITY MAP
G0.0GENERAL INFORMATION
CLIENT:JAMBOREE HOUSING CORPORATION17701 COWAN AVE SUITE 200IRVINE CA 92614PHONE: 949.263.8676PROJECT TEAMARCHITECT:ARCHITECTURE DESIGN COLLABORATIVE23231 SOUTH POINTE DRIVELAGUNA HILLS, CA 92653CONTACT: CHRIS WEIMHOLTPHONE: 949.267.1660 EXT. 202PROJECT INFOSITE ADDRESS:PROJECT DESCRIPTION:
SHEET INDEX
SITE AREA:UNITS:DENSITY:SPRINKLERS:CONSTRUCTION TYPE:
URBAN PLAN AREA:
GENERALA0.0TITLE SHEETG0.0GENERAL INFORMATIONG0.1ZONING CONFORMATIONG0.2CODE ANALYSISG0.3SITE PHOTO CONTEXTLANDSCAPEL.1COMPOSITE LANDSCAPE PLANL.2GROUND LANDSCAPE PLANL.3PODIUM LEVEL LANDSCAPE PLANL.4CIRCULATIONCIVIL1 OF 1PRELIMINARY GRADING PLAN AND TENTATIVE PARCEL MAPARCHITECTURALA1.0SITE PLANA1.1FIRE MASTER PLANA1.2WASTE MANAGEMENT PLANA2.0FIRST FLOOR PLANA2.1SECOND FLOOR PLANA2.2THIRD FLOOR PLANA2.3FOURTH FLOOR PLANA2.4ROOF PLANA2.5ENLARGED SERVICE PLANA3.0EXTERIOR ELEVATIONSA3.1EXTERIOR ELEVATIONSA4.0UNIT PLANSA5.0MATERIAL BOARDAPN:PLANBED/BATHNET S.F.NO. OFUNITSUNIT S.F.TOTALUNIT MIXP1.01BED / 1BA±5665028,300P1.11BED / 1BA±58895,292P1.21BED / 1BA±61495,5261 BR SUBTOTAL6897%P2.02 BED / 1 BA±85521,7102 BR SUBTOTAL2 3%TOTAL7040,828100%
UNIT SUMMARY
PARKING SUMMARYPARKING REQUIRED* (AB 1287 - 55 OR OLDER AND OR PSH)UNIT TYPEPARKING REQ. PERDWELLING UNITNO OF UNITSSTALLS REQUIRED1 & 2 BEDROOM0 700EXISTING SURFACE PARKING145TOTAL PARKING145PARKING PROVIDED*OPEN STANDARD STALLS62OPEN COMPACT STALLS12GARAGE STALLS (GROUND LEVEL)59TOTAL PARKING PROVIDED133ADA PARKING STALLS13EV READY STALLS (40% OF TOTAL PARKING)54EV CHARGER STALLS (10% OF TOTAL PARKING)14 C1 (LOCAL BUSINESS DISTRICT)THE 4-STORY PROPOSED DEVELOPMENT DESIGNED IN A SPANISH REVIVAL AESTHETICCONSISTS OF 70 UNITS OVER A TYPE I PODIUM GARAGE WITHIN THE EXISTING COSTAMESA SENIOR CENTER PARKING LOT. THE PROPOSED DEVELOPMENT IS INTENDED TOHOUSE SENIORS AND THE MAJORITY OF THE UNITS ARE 1BR.70 UNITS46.6DU / ACRENFPA 13CLASS III STANDPIPESPODIUM - (1) AND (3) LEVELS OF TYPE V-A OVER (1) LEVEL OF TYPE I-A 19 WEST URBAN PLAN
424-211-01± 1.50 ACRES
CIVIL:LANDSCAPEARCHITECT:
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/202423231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT SITEW 19TH STPLUMER STPOMONA AVEW 18TH ST
ANAHEIM AVE
WALLACE AVE
PARK AVE
BUILDING AREA SUMMARYRESIDENTIALLEASING/SERVICES/CIRC. ANDUTILITYAMENITIESGARAGETOTAL1ST FLOOR03,876 S.F.2,782 S.F.2,753 S.F.21,661 S.F.31,072 S.F.2ND FLOOR15,838 S.F.04,876 S.F.1,828 S.F.022,542 S.F.3RD FLOOR17,563 S.F.05,013 S.F.0022,576 S.F.4TH FLOOR13,158 S.F.04,624 S.F.0017,782 S.F.TOTAL46,559 S.F.3,876 S.F.17,295 S.F.4,581 S.F.21,661 S.F.93,972 S.F.
CONCESSION REQUIRED*SUBJECTREQUIREDPROVIDEDCONCESSIONS NEEDEDRESIDENTIAL OPEN SPACE14,000 S.F. (200 S.F. PER UNIT X 70UNITS)11,857 S.F.YESFRONT SETBACKMINIMUM: 15'-0"± 0'-6"YESDEVELOPMENT LOT MINIMUM OPEN SPACE19,619 S.F. (30% OF LOT AREA)3,297 S.F.YESADDITIONAL PARKING STALL WIDTHADJACENT TO WALL/COLUMN.1FT ADDITIONAL WIDTH (9.5FT WIDE)8.5FT WIDEYES UNITED CIVIL-L.A INC.1180 DURFEE AVENUESOUTH EL MONTE CA 91733CONTACT: CHRISTOPHER M.H. NEOPHONE: 626.575.9999 EXT.201MJS LANDSCAPE ARCHITECTURE507 30TH STREETNEWPORT BEACH, CA 92663CONTACT: DAN DELLEPHONE: 949.675.9964ZONING:
BLDG. OCCUPANCY:R-2, S-2, A-3, & B
GENERAL PLAN LAND USE:GENERAL COMMERCIAL
DEFFERED SUBMITTAL1.UNDERGROUND PLANS2.SPRINKLER PLANS3.ALARM PLANS * ALLOWED UP TO 5 CONCESSIONS PER AFFORDABLE CODE
* AB 1287 - SEE PARAGRAPH (P) SUBSECTION (3), ZERO PARKING REQUIRED. 695 W 19TH, COSTA MESA CA 92627* SEE PARKING MANAGEMENT PLAN FOR EXISTING SENIOR CENTER & PROPOSED PROJECT FOR PROPOSED PARKING ALLOCATION. 711
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PROPERTYLINE
PROPERTYLINEPROPERTYLINE
W. 19TH STREET
POMONA AVENUE
±80'-6"SIDE SETBACK
BLDG. PERIMETER: ±31,072 SFPROPOSED BUILDING
SITE AREA: ±1.50 AC (±65,398 SF)
±66'-6"REAR SETBACK
±10'-0"SIDE SETBACK
±6"FRONT SETBACK
COSTA MESASENIOR CENTER
PROPOSEDPROPERTY LINE
PROPOSED BUILDING
Thanks for letting me knowThanks for letting me knowThanks for letting me know LANDSCAPE AREA ±2,472
COURT YARD AREA± 8,257 SF
2ND FLOOR
PRIVATEBALCONY TYP.DWW/DW/D
3RD FLOORPRIVATEBALCONY TYP.
DWW/D
4TH FLOORPRIVATEBALCONY TYP.
G0.1ZONING CONFORMATION
URBAN PLAN DEVELOPMENT STANDARD SUMMARYURBAN PLAN AREA:19 WEST URBAN PLANSUBJECTREQUIREDPROVIDEDCONCESSIONS NEEDEDFRONT SETBACKMINIMUM: 15'-0"±0'-6"YES SIDE YARD SETBACKMINIMUM: 0'-0"±10'-0" AND ±80'-6"NO REAR SETBACKMINIMUM: 10'-0"±66'-6"NO MAXIMUM HEIGHT60'-0" (4 STORIES)±57'-6" (4 STORIES)NO F.A.R.MAXIMUM: 1.5 (W / DENSITY BONUS)1.44NO DEVELOPMENT LOT MINIMUM OPEN SPACE19,602 S.F. (30% OF LOT AREA)3,297 S.F.YES RESIDENTIAL MINIMUM OPEN SPACE14,000 S.F. (200 S.F. / UNIT)11,857 S.F.YES
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT
FLOOR AREA RATIO SUMMARY
OPEN SPACE PROVIDEDLANDSCAPE2,472 S.F.COURTYARD (±8,257 S.F.)10% MAX. OF LOT OPEN SPACE REQUIRED CAN OCCUR ON RAISEDCOURTYARD825 S.F.TOTAL OPEN SPACE PROVIDED3,297 S.F.
DEVELOPMENT LOT OPEN SPACE SUMMARYDEVELOPMENT LOT OPEN SPACE REQUIREDMINIMUM 30% OF LOT AREA19,602 S.F.
RESIDENTIAL OPEN SPACE PROVIDEDPRIVATE BALCONY3,600 S.F.COURTYARD8,257 S.F.TOTAL OPEN SPACE PROVIDED11,857 S.F.
RESIDENTIAL OPEN SPACE SUMMARYRESIDENTIAL OPEN SPACE REQUIRED200 S.F. PER UNIT X 70 UNITS14,000 S.F.
LOT COVERAGE SUMMARYREQUIRED MAXIMUM LOT COVERAGE90%PROPOSED FIRST FLOOR BUILDING AREA31,072 S.F.PROVIDED LOT COVERAGE RATIO = 31,072 / 65,34047.5%
OPEN SPACE EXHIBITSITE AREA EXHIBIT
REQUIREDRATIO:TOTAL AREA ALLOWED:1.0 FAR ALLOWED PER 19 WEST URBAN PLAN65,340 S.F.+ 50% DENSITY BONUS * = MAX 1.5 FAR98,010 S.F.PROVIDED:PROPOSED BUILDING AREA93,972 S.F.PROPOSED FLOOR AREA RATIO1.44 FAR* DENSITY BONUS PER CALIFORNIA GOVERNMENT CODE SECTIONS 65915-65918 712
R-2 OCCUPANCY - TYPE VAFLOOR AREA PROVIDED: 22,576 S.F.*INCLUDING CIRCULATION AND UTILITY AREA Thanks for letting me know
B OCCUPANCY - TYPE IAFLOOR AREA PROVIDED: 5,064 S.F.*INCLUDING ADJACENT CIRCULATION AND UTILITY AREA S-2 OCCUPANCY - TYPE IAFLOOR AREA PROVIDED: 23,255 S.F.*INCLUDING ADJACENT CIRCULATION AND UTILITY AREA A-3 OCCUPANCY - TYPE IAFLOOR AREA PROVIDED: 2,753 S.F.
R-2 OCCUPANCY - TYPE VAFLOOR AREA PROVIDED: 20,714 S.F.*INCLUDING CIRCULATION AND UTILITY AREA A-3 OCCUPANCY - TYPE VAFLOOR AREA PROVIDED: 1,828 S.F.R-2 OCCUPANCY - TYPE VAFLOOR AREA PROVIDED: 17,782 S.F.*INCLUDING CIRCULATION AND UTILITY AREA G0.2CODE ANALYSIS
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLTSCALE: 1" = 30'-0"15'30'060'011ST FLOOR - TYPE IA 022ND FLOOR - TYPE VAPRELIMINARY ALLOWABLE AREA CALCULATION - TYPE V-A 033RD FLOOR - TYPE VA
044TH FLOOR - TYPE VA
LEVELACTUAL BUILDING AREA (S.F.)ALLOWABLE BUILDING AREAR-2A-3BS-2TOTALR-2 AREARATIO(R-2/36,000)A-3 AREARATIO(A-3/34,500)B AREARATIO(B/54,000)TOTALALLOWABLE AREA2ND20,7141,8280022,5420.5750.0530.0000.6280.628 < 1 √3RD22,57600022,5760.6270.0000.0000.6270.627 < 1 √4TH17,78200017,7820.4940.0000.0000.4940.494 < 1 √TOTAL61,0721,8280062,9001.6960.0530.0001.2551.749 < 2 √ ALLOWABLE AREA PER STORY(PER CBC 506.2.2) Mixed-Occupancy, Multistory BuildingsAa = [At +(Ns x If)] R-2A-3B (PER CBC TABLE 506.2: R-2) SprinkleredAt = 36,000 SFNs = 12,000 SFIf = 0Aa = [36,000 + (12,000 x 0)] = 36,000 SFAa = 36,000 SF(PER CBC TABLE 506.2: A-3) SprinkleredAt = 34,500 SFNs = 11,500 SFIf = 0Aa = [34,500 + (11,500 x 0)] = 34,500 SFAa = 34,500 SF(PER CBC TABLE 506.2: B) SprinkleredAt = 54,000 SFNs = 18,000 SFIf = 0Aa = [54,000 + (12,000 x 0)] = 54,000 SFAa = 54,000 SF BUILDING HEIGHT AND NUMBER OF STORIES FOR TYPE V-A CONSTUCTIONOCCUPANCYCLASSIFICATIONSPRINKLERALLOWABLE NUMBEROF STORIESC.B.C. TABLE 504.4PROPOSED STORIESALLOWABLE HEIGHTC.B.C TABLE 504.3PROPOSED HEIGHTR-2 (MAIN)SPRINKLERED(W/O AREA INCREASE)4370 FT.57.6 FT.
PRELIMINARY ALLOWABLE HEIGHT CALCULATION
PRELIMINARY ALLOWABLE AREA CALCULATION - TYPE I-AALLOWABLE AREA PER STORY(PER CBC 506.2.2) Mixed-Occupancy, Multistory BuildingsAa = [At +(Ns x If)] S-2BA-3 (PER CBC TABLE 506.2: S-2) SprinkleredAt = UNLIMITEDNs = UNLIMITEDIf = 0Aa = UNLIMITED(PER CBC TABLE 506.2: B) SprinkleredAt = UNLIMITEDNs = UNLIMITEDIf = 0Aa = UNLIMITED(PER CBC TABLE 506.2: A-3) SprinkleredAt = UNLIMITEDNs = UNLIMITEDIf = 0Aa = UNLIMITEDLEVELACTUAL BUILDING AREA (S.F.)ALLOWABLE BUILDING AREAR-2A-3BS-2TOTALS-2 AREARATIO(S-2/UNLIMTED)B AREARATIO(B/UNLIMTED)TOTALALLOWABLE AREA1ST02,7535,06423,25531,072---- BUILDING HEIGHT AND NUMBER OF STORIES FOR TYPE I-A CONSTUCTIONOCCUPANCYCLASSIFICATIONSPRINKLERALLOWABLE NUMBEROF STORIESC.B.C. TABLE 504.4PROPOSED STORIESALLOWABLE HEIGHTC.B.C TABLE 504.3PROPOSED HEIGHTS-2 (MAIN)SPRINKLEREDUNLIMITED1UNLIMITED13.0 FT. 713
10 01
02 VICINITY MAP
05 03
04 06
07 08
09 10
G0.3SITE PHOTO CONTEXT
VIEW LOOKING WEST FROM ADJACENT SITE
VIEW LOOKING NORTH FROM PLUMER ST.
VIEW LOOKING NORTH FROM INTERSECTION OF POMONA AVE. AND W 19TH ST.
VIEW LOOKING NORTHEAST FROM POMONA AVE.
VIEW LOOKING SOUTH FROM W 19TH ST.VIEW LOOKING EAST FROM INTERSECTION OF POMONA AVE. AND W 19TH ST.
VIEW LOOKING WEST FROM PLUMER ST.
VIEW LOOKING EAST FROM PLUMER ST.
VIEW LOOKING NORTH FROM POMONA AVE.VIEW LOOKING WEST FROM W 19TH ST. 02W 19TH ST.0405SITE
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT 010306
PLUMER ST.
CENTER ST.POMONA AVE.0809
ANAHEIM AVE.
07 714
C C C C C C
C C C C C C
PROPERTY
LINE
W. 19TH STREET
POMONA AVENUE
PLUMER STREET
PROPERTY
LINE
COSTA MESA
SENIOR
CENTER
8'-6"
18'-0"
8'-0"
16'-0"
STANDARD PARKING
STALL, TYP.
25'-0"
AISLE
25'-0"
AISLE
25'-0"AISLE
25'-0"AISLE
25'-0"AISLE
PROPERTY
LINE
COMPACT PARKING
STALL, TYP.
25'-0"
AISLE
10'-0"
1'-6"
58'-8"
SETBACK
66'-6"
SETBACK
PROPERTY
LINE
TRANSFORMER PAD
SCALE: 1" = 20'-0"
10' 20'0 40'
A1.0
SITE PLAN
COPYRIGHT C
COSTA MESA SC HOUSING
COSTA MESA, CA
23231 SOUTH POINTE DR.
LAGUNA HILLS, CA 92653
949.267.1660
CHRIS WEIMHOLT
# 190079
URBAN MASTER PLAN SUBMITTAL
DATE: 05.09.24
REVISED: 08.22.2024
L.1
COMPOSITE LANDSCAPE PLAN
Plumer St
W 19th St
0’ 8’ 16’ 32’
EXISTING SENIOR CENTER
PODIUM LEVEL
LANDSCAPE PLAN
• see sheet L.3
GROUND LEVEL
LANDSCAPE PLAN
• see sheet L.2
FITNESS
LIBRARY /
COMP . ROOM
PET SPA
STORAGE
LAUNDRY
TREE MITIGATION
1:1 RATIO - 48” BOX MIN. REPLACEMENT
Total trees removed = 26 trees
Total required 48” box size replacement trees = 26
Total proposed 48” box size trees =28
NOTE
ALL LANDSCAPING SHALL BE BROUGHT INTO
CONFORMANCE WITH THE CITY LANDSCAPE
CODE LOCATED IN CMMC 13-101 THROUGH 13-
108 AND THE 19 WEST URBAN PLAN’S ON-SITE
LANDSCAPING.
EXISTING TREE TO BE PROTECTED IN PLACE
PROPOSED 48” BOX SIZE TREE
LEGEND
19th STREETSCAPE
• protect existing parkway and sidewalk
• extended parkway at former driveway location
& added palm tree, as requested on Tentative
Parcel Map sheet.
715
C C C C C C
C C C C C C
PROPERTY
LINE
W. 19TH STREET
POMONA AVENUE
PLUMER STREET
PROPERTY
LINE
COSTA MESA
SENIOR
CENTER
8'-6"
18'-0"
8'-0"
16'-0"
STANDARD PARKING
STALL, TYP.
25'-0"
AISLE
25'-0"
AISLE
25'-0"AISLE
25'-0"AISLE
25'-0"AISLE
PROPERTY
LINE
COMPACT PARKING
STALL, TYP.
25'-0"
AISLE
10'-0"
1'-6"
58'-8"
SETBACK
66'-6"
SETBACK
PROPERTY
LINE
TRANSFORMER PAD
SCALE: 1" = 20'-0"
10' 20'0 40'
A1.0
SITE PLAN
COPYRIGHT C
COSTA MESA SC HOUSING
COSTA MESA, CA
23231 SOUTH POINTE DR.
LAGUNA HILLS, CA 92653
949.267.1660
CHRIS WEIMHOLT
# 190079
URBAN MASTER PLAN SUBMITTAL
DATE: 05.09.24
REVISED: 08.22.2024
L.2
GROUND LANDSCAPE PLAN
Plumer St
W 19th St
0’ 8’ 16’ 32’
DOG RUN
• string lights
• seating
LOBBY
LEASING
OFFICE
OFFICE
RR
W
M
RR
BREAK ROOM
MAIL
COMMUNITY
ROOM
FLEX / GROUP
ROOM
CONF.
ROOM
GAME
LOUNGE
MEDIA
ROOM
EXISTING SENIOR CENTER
LEASING SERVICES ENTRY
• acceess from 19th street
19th STREETSCAPE
• protect existing parkway and sidewalk
• extended parkway at former driveway location
& added palm tree, as requested on Tentative
Parcel Map sheet.
19th PLUMER STREETSCAPE
• protect existing sidewalk
• update sidewalk at existing tree location (to be removed) to match City Standard
PARKING LOT TREE COUNT
MUNICIPAL CODE 13-106 SECTION 1
• required ratio = 1 tree : 6 uncovered stalls
• required trees 74 / 6 stalls = 13 trees
• provided tree count =13 (including 3 existing*)
PROJECT ENTRANCE
• decorative stamped concrete at
driveways
PROJECT ENTRANCE
• decorative stamped concrete at
driveways
BIKE RACKS
PROJECT ENTRANCE
• decorative stamped concrete at
driveways
716
C C C C C C
C C C C C C
PROPERTY
LINE
W. 19TH STREET
POMONA AVENUE
PLUMER STREET
PROPERTY
LINE
COSTA MESA
SENIOR
CENTER
8'-6"
18'-0"
8'-0"
16'-0"
STANDARD PARKING
STALL, TYP.
25'-0"
AISLE
25'-0"
AISLE
25'-0"AISLE
25'-0"AISLE
25'-0"AISLE
PROPERTY
LINE
COMPACT PARKING
STALL, TYP.
25'-0"
AISLE
10'-0"
1'-6"
58'-8"
SETBACK
66'-6"
SETBACK
PROPERTY
LINE
TRANSFORMER PAD
SCALE: 1" = 20'-0"
10' 20'0 40'
A1.0
SITE PLAN
COPYRIGHT C
COSTA MESA SC HOUSING
COSTA MESA, CA
23231 SOUTH POINTE DR.
LAGUNA HILLS, CA 92653
949.267.1660
CHRIS WEIMHOLT
# 190079
URBAN MASTER PLAN SUBMITTAL
DATE: 05.09.24
REVISED: 08.22.2024
0’
L.3
PODIUM LEVEL LANDSCAPE PLAN
5’ 10’ 20’
LOUNGE
• group seating
• pottery
• enhanced paving
MULTI-USE LAWN
• lawn games
• yoga / tai chi
FITNESS LAWN
• synthetic lawn
• pottery screen
COMMUNITY GARDEN
• raised platning beds
• planting work table and storage
• patio seating
• pergola / trellis
PATIO DINING
• dining tables
• bbq counter
• olive tree grove in pots
• enhanced paving
PRIVATE PATIO
• wrought iron fence with gate
*gate application varies
• pottery
FITNESS
LIBARY / COMP . ROOM
PET SPA
LAUNDRY
717
0’
C C C C C C
C C C C C C
PROPERTY
LINE
W. 19TH STREET
POMONA AVENUE
PLUMER STREET
PROPERTY
LINE
COSTA MESA
SENIOR
CENTER
8'-6"
18'-0"
8'-0"
16'-0"
STANDARD PARKING
STALL, TYP.
25'-0"
AISLE
25'-0"
AISLE
25'-0"AISLE
25'-0"AISLE
25'-0"AISLE
PROPERTY
LINE
COMPACT PARKING
STALL, TYP.
25'-0"
AISLE
10'-0"
1'-6"
58'-8"
SETBACK
66'-6"
SETBACK
PROPERTY
LINE
TRANSFORMER PAD
SCALE: 1" = 20'-0"
10' 20'0 40'
A1.0
SITE PLAN
COPYRIGHT C
COSTA MESA SC HOUSING
COSTA MESA, CA
23231 SOUTH POINTE DR.
LAGUNA HILLS, CA 92653
949.267.1660
CHRIS WEIMHOLT
# 190079
URBAN MASTER PLAN SUBMITTAL
DATE: 05.09.24
REVISED: 08.22.2024
L.4
CIRCULATION
8’ 16’ 32’
LEGEND
PRIVATE ROUTE OF ACCESSIBLE CIRCULATION
PUBLIC ROUTE OF ACCESSIBLE CIRCULATION
Plumer St
W 19th St
718
STOP
Thanks for letting me know
PLUMER STREETCL
W 19TH STREETCL
POMONACLAVENUE
0SCALE: 1" = 20'
20'40'60'
PREPARED BY:UNITED CIVIL, INC.1180 DURFEE AVENUE, SUITE 220SOUTH EL MONTE, CA 91733PH: (626) 575-9999FAX: (626) 575-9986 DEVELOPER/APPLICANT:
SITE INFORMATION
BASIS OF BEARINGS
BENCHMARK
LEGAL DESCRIPTION - EXISTING
VICINITY MAP
LEGEND
Jamboree Housing Corporation17701 Cowan Ave. Suite 200Irvine, CA 92614Tel: 949-263-8676Contact: Tish Kelly / KELSEY BREWER SITE TENTATIVE PARCEL MAP NO. 2023-160
PROJECT INFORMATION
ABBREVIATION
EASEMENTS
EARTHWORK ESTIMATES
UTILITY PROVIDERS
(URBAN MASTER PLAN SUBMITTAL; 05/09/2024)PRELIMINARY GRADING PLAN AND (URBAN MASTER PLAN SUBMITTAL; 05/09/2024)695 W. 19TH STREET, COSTA MESA, CA 92627TENTATIVE PARCEL MAP No. 2023-160PRELIMINARY GRADING PLAN AND
LEGAL DESCRIPTION - PROPOSED
719
CCCCCCCCCCCC
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3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS 3710DA-09BOXES2 PARCELS
3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS Thanks for letting me know
3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS
3710DA-09BOXES2 PARCELS
3710DA-09BOXES2 PARCELS
3710DA-09BOXES2 PARCELS
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CCCCCCCCCCCC
PROPERTYLINEW. 19TH STREET
POMONA AVENUE
PLUMER STREET
PROPERTYLINE
EXISTINGCOSTA MESASENIORCENTER
STANDARD PARKINGSTALL, TYP.PROPERTYLINE
COMPACT PARKINGSTALL, TYP.
TRANSFORMER PAD
GARAGEENTRY
GARAGEENTRY
TRASH9'-6"18'-0"
9'-6"18'-0"9'-6"18'-0"
STANDARD PARKINGSTALL, TYP.
PROPOSEDPROPERTY LINE
8'-6"18'-0"
8'-0"16'-0" 25'-0"DRIVE AISLE
25'-0"DRIVE AISLE
25'-0"DRIVE AISLE
25'-0"DRIVE AISLE
25'-0"DRIVE AISLE
±10'-0"SETBACK
±285'-10"SETBACK
±66'-6"SETBACK
8'-6"18'-0"4'-0"TYP.4'-0"TYP.
4'-0"TYP.4'-0"TYP.
25'-0"GARAGE ENTRY
25'-0"DRIVE AISLE
25'-0"GARAGE ENTRY
25'-0"GARAGE ENTRY25'-0"DRIVE AISLE
25'-0"DRIVE AISLE
6'-0"
4'-6"4'-10"
ROLL-UPGARAGE DOOR
GARAGEENTRYROLL-UPGARAGE DOORROLL-UPGARAGE DOOR
VEHICLE GATEKNOX BOX
VEHICLE GATEKNOX BOXVEHICLE GATEKNOX BOX
SCALE: 1" = 20'-0"10'20'040'1SITE PLANA1.0SITE PLAN
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT
POTENTIAL GARAGE DOOR DESIGN
1. PARKING STRIPING IS SHOWN FORGRAPHIC PURPOSES ONLY, ALL PARKINGSTRIPING TO COMPLY WITH PARKING DESIGNGUIDELINES UPON CONSTRUCTION.2. KNOX BOX OR KNOX BOX SWITCH UNDERSEPARATE PERMIT. ALL KNOX BOXES ORKNOX SWITCHES TO COMPLY WITH FIREDEPARTMENT STANDARDS. FINAL LOCATIONTO BE DETERMINED BY FIRE AUTHORITY.
NOTE:
LEGENDPROPERTY LINE
720
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PROPERTYLINEW. 19TH STREET
POMONA AVENUE
PLUMER STREET
PROPERTYLINE
EXISTINGCOSTA MESASENIORCENTER
PROPERTYLINE
TRANSFORMER PAD
GARAGEENTRYGARAGEENTRY
GARAGEENTRY
TRASH25'-0"DRIVE AISLE
25'-0"DRIVE AISLE25'-0"DRIVE AISLE
25'-0"DRIVE AISLE
25'-0"DRIVE AISLE
10'-0"
60'-6"DISTANCE FROM FIRE LANE
76'-6"DISTANCE FROM FIRE LANE
138'134'
R20'-0"R45'-0"R20'-0"R45'-0"20'-0"FIRE LANE
ELEC.ROOMKNOX KEY BOX ATPEDESTRIAN GATEKNOX KEY BOX ATPEDESTRIAN GATE
FIRE HYDRANTFIRE HYDRANTKNOXKEY BOXDOUBLE CHECKDETECTORASSEMBLYFDCFIRE RISERGURNEYSIZEELEVATOR ±6"
ROLL-UPGARAGE DOOR
ROLL-UPGARAGE DOORROLL-UPGARAGE DOOR
VEHICLE GATEKNOX BOX
VEHICLE GATEKNOX BOXVEHICLE GATEKNOX BOX
SCALE: 1" = 20'-0"10'20'040'A1.1FIRE MASTER PLAN
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT LEGENDPROPERTY LINE20'-0" FIRE ACCESS LANEHOSE PULLFIRE HYDRANT LOCATION
1. PARKING STRIPING IS SHOWN FORGRAPHIC PURPOSES ONLY, ALL PARKINGSTRIPING TO COMPLY WITH PARKING DESIGNGUIDELINES UPON CONSTRUCTION.2. KNOX BOX OR KNOX BOX SWITCH UNDERSEPARATE PERMIT. ALL KNOX BOXES ORKNOX SWITCHES TO COMPLY WITH FIREDEPARTMENT STANDARDS. FINAL LOCATIONTO BE DETERMINED BY FIRE AUTHORITY.
NOTE:
721
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3710DA-09BOXES2 PARCELS
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W. 19TH STREET
POMONA AVENUE
PLUMER STREET
EXISTING COSTA MESASENIOR CENTER
GARAGEENTRYGARAGEENTRY
GARAGEENTRY
LOADING AREA
TRASH ROOMLOADING AREA
TRASH ROOM
25'
SCALE: 1" = 20'-0"10'20'040'A1.2WASTE MANAGEMENT PLAN
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT
LEGENDPROPERTY LINETRASH ACCESSLOADING AREA
722
STAIR #1
STAIR #2
174'-3"
178'-6"
STAIR #3TRASH
UTILITY
MAINTENANCEGARAGEPARCELROOMMAIL8'-6"18'-0"STANDARDPARKINGSTALL TYP.
ELEVATOR
25'-0"DRIVE AISLE
25'-0"DRIVE AISLE
25'-0"DRIVE AISLE
4'-0"TYP. 9'-6"
9'-6"9'-6"
3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS 3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS Thanks for letting me know
LOBBYCOMMUNITYROOM OFFICE-1OFFICE-2CONF.ROOMFLEX / GROUPROOMSERVICE OFFICES& COUNSELING
MANAGEMENT /SEVICESWORK & BREAK
25'-0"GARAGE ENTRY25'-0"GARAGE ENTRY
25'-0"GARAGE ENTRYROLL-UPGARAGE DOORROLL-UPGARAGE DOOR
ROLL-UPGARAGE DOOR
1FIRST FLOOR PLANA2.0FIRST FLOOR PLAN
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLTSCALE: 3/32" = 1'-0"4'8'016' 723
FITNESS±686 S.F.
STORAGELAUNDRYTRASH RM.
P1.1
178'-3 1/2"
STAIR #1
STAIR #3STAIR #2PET SPA±456 S.F.
LIBRARY/COMP. ROOM±686 S.F.
UTILITYTRASHCHUTESP1.0P1.0
P1.2P1.2P1.0
P1.0P1.0P1.1
P1.0P1.0P1.0
P1.2
P2.0P1.0P1.0P1.0P1.1P1.0P1.0EV
TRELLIS ONPODIUM LEVEL
COURTYARD
ELEVATOR
DWW/DW/D
P1.0P1.0P1.0P1.2
172'-10"
1 SECOND FLOOR PLANA2.1SECOND FLOOR PLAN
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLTSCALE: 3/32" = 1'-0"4'8'016' 724
172'-9"
STORAGELAUNDRYTRASH RM.
P1.1
178'-3 1/2"
STAIR #1
STAIR #3STAIR #2STORAGEUTILITYP1.0P1.0
P1.2P1.2P1.0
P1.0P1.0P1.1
P1.0P1.0P1.0
P1.2
P2.0P1.0P1.0P1.0P1.1P1.0P1.0EV
TRELLIS ONPODIUM LEVEL
COURTYARDBELOW
ELEVATOR
DWW/DW/D
P1.0 P1.0
P1.2P1.0P1.0P1.0
TRASHCHUTES
1THIRD FLOOR PLANA2.2THIRD FLOOR PLAN
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLTSCALE: 3/32" = 1'-0"4'8'016' 725
136'-0 1/2"
STAIR #1
STAIR #3
EV
DWW/D
ROOF OVERLEVEL 3ROOF OVERLEVEL 3
STORAGECOURTYARDBELOWSTAIR #2
P1.1P1.0P1.0
P1.0P1.0P1.1
P1.0P1.0P1.0
P1.0P1.0P1.1P1.0P1.0
STORAGELAUNDRYTRASH RM.
UTILITYUTILITY
P1.0P1.0P1.0P1.2
P1.0P1.0
4:124:124:124:12
ELEVATOR
UTILITY
172'-10"
TRASHCHUTES
A2.3FOURTH FLOOR PLAN
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT1 FOURTH FLOOR PLANSCALE: 3/32" = 1'-0"4'8'016' NOTE :1. ROOFTOP EQUIPMENT WILL BE SCREENED FROMVIEW ON AND OFF SITE BY ARCHITECTURALPARAPET, NOT SEPARATE EQUIPMENT SCREENS. 726
4:124:12
4:12
STAIR #1
178'-8"
CONDENSERUNITS TYP.FLAT ROOF
FLAT ROOFPOTENTIALSOLOR PANELLOCATION, TYP.
COURTYARDBELOW
4:12
137'-7"
1ROOF PLANA2.4ROOF PLAN
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLTSCALE: 3/32" = 1'-0"4'8'016' NOTE :1. ROOFTOP EQUIPMENT WILL BE SCREENED FROMVIEW ON AND OFF SITE BY ARCHITECTURALPARAPET, NOT SEPARATE EQUIPMENT SCREENS. 727
STAIR #1
3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS 3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS3710DA-09BOXES2 PARCELS Thanks for letting me know
OFFICE-1(11'-0" X 10'-5")LEASING LOBBY(12'-4" X 23'-11")CONFERENCEROOM(14'-0" X 26'-4") MAINTENANCE GARAGE(37'-5" X 16'-2")
BREAK ROOM(23'-7" X 10'-5")OFFICE-2(11'-0" X 10'-5")PACKAGEROOM(9'-2" X 11'-0")EVMAIL(18'-3" X 11'-0")STOR.SERVICESOFFICE &COUNSELING(10'-6" X 11'-0")ELEVATORM.W.
COMMUNITYROOM(73'-6" X 43'-5")FLEX / GROUPROOM(20'-3" X 26'-4") SERVICESOFFICE &COUNSELING(10'-6" X 11'-0")SERVICESOFFICE &COUNSELING(10'-6" X 11'-0")SERVICESOFFICE &COUNSELING(10'-6" X 11'-0") LOBBY(15'-5" X 19'-4")ITUNI.UNI.
LIBRARY/COMP. ROOM(25'-4" X 26'-4")FITNESS(25'-4" X 26'-4")
ELEVATORCOURTYARD
1 FIRST FLOOR PLAN SEGMENTA2.5ENLARGED AMENITY AND SERVICES PLAN
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLTSCALE: 1/8" = 1'-0"4'8'016' 2 SECOND FLOOR PLAN SEGMENT
728
F.F.TOP OF ROOF13'-0"9'-1"9'-1"9'-1"3RD FLR.4TH FLR.2ND FLR.±57'-6" F.F.3RD FLR.4TH FLR.2ND FLR.TOP OF ROOF13'-0"9'-1"9'-1"9'-1"±51'-6" A3.0EXTERIOR ELEVATIONSSCALE: 1/8" = 1'-0"4'8'016' 1FRONT ELEVATION
KEY PLAN
MATERIAL LEGEND:EXTERIOR PLASTERPLASTER SCREEDSDECORATIVE GABLE VENTSPAINTED METAL GUARDRAILCONCRETE "S" PROFILE ROOF TILEWOOD FASCIAFOAM TRIMS, SILLS, & CORBELSWHITE VINYL WINDOWSSTOREFRONT WINDOWSWOOD TRELLISDECORATIVE TILESDECORATIVE WROUGHT IRONDECORATIVE CONCRETE BLOCKSDECORATIVE WOOD RAFTER TAILSROLL UP GARAGE DOORNOTE :1. SIGNAGE UNDER SEPARATE PERMIT. 2RIGHT ELEVATION
1 2
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT 729
F.F.3RD FLR.4TH FLR.2ND FLR.TOP OF ROOF
13'-0"9'-1"9'-1"±51'-6"9'-1" F.F.3RD FLR.4TH FLR.2ND FLR.TOP OF ROOF 13'-0"9'-1"9'-1"9'-1"±55'-6"
A3.1EXTERIOR ELEVATIONSSCALE: 1/8" = 1'-0"4'8'016' 1REAR ELEVATION
KEY PLAN
MATERIAL LEGEND:EXTERIOR PLASTERPLASTER SCREEDSDECORATIVE GABLE VENTSPAINTED METAL GUARDRAILCONCRETE "S" PROFILE ROOF TILEWOOD FASCIAFOAM TRIMS, SILLS, & CORBELSWHITE VINYL WINDOWSSTOREFRONT WINDOWSWOOD TRELLISDECORATIVE TILESDECORATIVE WROUGHT IRONDECORATIVE CONCRETE BLOCKSDECORATIVE WOOD RAFTER TAILSROLL UP GARAGE DOORNOTE :1. SIGNAGE UNDER SEPARATE PERMIT. 2LEFT ELEVATION
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT 2 1
730
LIVING(12'-10" X 9'-1")BEDROOM(10'-3" X 10'-8")DECK(10'-4" X 5'-10")
LINBATH
STOR.
KITCHEN/DINING
24'-3"
26'-8"
BATH
BEDROOM(10'-3" X 11'-8")DECK(10'-4" X 5'-10")STOR.
LIVING(12'-6" X 9'-1")KITCHEN/DINING
23'-4"
26'-8" BATH
BEDROOM(9'-11" X 11'-8")DECK(11'-9" X 6'-0")LIVING(11'-2" X 10'-2")
KITCHEN/DINING
22'-0"
31'-10"
42'-7 1/2"
24'-0" BEDROOM-2(10'-6" X 10'-6")LIVING(12'-5" X 13'-0")DECK(8'-0" X 10'-0") BEDROOM-1(11'-0" X 10'-0")KITCHEN /DININGSTOR.
BATHW/D
A4.0UNIT PLANSSCALE: 1/4" = 1'-0"2'4'08' 1P1.0
2P1.1 (MOBILITY)1 BED/1 BATH - 588 S.F. (9 TOTAL)
1 BED/1 BATH - 566 S.F. (50 TOTAL)3P1.2
4P2.0
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT1 BED/1 BATH - 614 S.F. (9 TOTAL) 2 BED/1 BATH - 855 S.F. (2 TOTAL)
731
A5.0MATERIAL BOARD
1EXTERIOR PLASTERLIGHT SAND FINISH2PAINT COLORS
4CONCRETE "S" PROFILE ROOF TILE7STOREFRONT SYSTEM
FRONT ELEVATION
ABC
F
5Spanish Tile
COPYRIGHTC
COSTA MESA SENIOR HOUSINGCOSTA MESA, CAJAMBOREE HOUSING CORPORATION17701 COWAN AVESUITE 200IRVINE, CA 92614949.263.8676 # 190079
URBAN MASTERPLAN SUBMITTAL2ND SUBMITTAL3RD SUBMITTAL4TH SUBMITTAL5TH SUBMITTAL05/09/202407/03/202408/22/202409/26/202412/04/2024 23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT D
E
SW7004 - SNOWBOUND
SW7036 - ACCESSIBLE BEIGE
SW7017 - DORIAN GRAY
SW7069 - IRON ORE
SW2810 - ROOKWOOD SASH GREEN
SW7034 - STAUS BRONZE
2F2A47 12F5
6LIGHT VINYL WINDOWS
2F2D2F
FACTORY FINISH GREEN
6 2C1 2F2B1
3GOOSE NECK WALL LIGHT
32F
732
Costa Mesa Senior
Affordable Housing Plan
Affordable Housing Plan
Project Description
Costa Mesa Senior (the Project) is a new construction senior and permanent supportive housing development located in downtown Costa Mesa, near the intersection of West 19 th Street and Pomona Avenue. The Project address is 695 W. 19 th Street, Costa Mesa 92627. The site is approximately 1.50 acres and is currently used as a parking lot for the adjacent Costa Mesa Senior Center. The project will be owned by a to be formed entity that will have Jamboree Housing Corporation as a Managing Member of the partnership. Jamboree Housing Corporation will be receiving a density bonus through the California Density Bonus Law Code Sections 65915-65918.
Costa Mesa Senior is i n the 5 th County Supervisor District and is represented by Supervisor Katrina Foley. It is also in the 5 th City Council District and is represented by councilmember Arlis Reynolds. The site is in the Westside Costa Mesa community, specifically central to Downtown Costa Mesa. The northern and western boundary of the neighborhood separated by Fairview Park and Talbert Regional Park, respectively. The eastern boundary is located at Harb or Boulevard.
The southern boundary is 16th Street.
Project Site Plan & Floor Plan
The Project will provide 68 one-bedroom units and two two-bedroom manager’s unit for a total of 70 units. Of the 69 affordable units, 34 will be set aside for seniors experiencing homelessness with incomes at or below 30% of the Area Median Income (AMI). The square footage of the 1 - bedroom units ranges from 566 SF to 614 SF. The manager’s unit will be an 855 SF two-bedroom unit. The Project will also include 9,117 SF of leasing and amenity spaces, including a community room, game room/lounge, flex room, library, fitness room, pet spa lobby, and dedicated private office space for property management, supportive services, and case management services. The property will have a laundry room accessible on each residenti al floor (see Figure 2). Figure 1 below shows the proposed development and how it will be incorporated into the existing Costa Mesa Senior Center site.
The one- and two-bedroom units will include a full kitchen with refrigerator, oven/range, microwave, disposal, and dishwasher. Each unit will have its bathroom. All PSH units will be fully furnished with appropriate and thoughtful consideration in the furniture selection and will be recommended by a qualified interior designer. The individual floor plans can be seen in Figures 3-5 below.
ATTACHMENT 16
-1-
733
Costa Mesa Senior
Affordable Housing Plan
Figure 1 – Site Plan
Figure 2 – First Floor Plans
-2-
734
Costa Mesa Senior
Affordable Housing Plan
Figure 3 – Second Floor Plan
Figure 4 – Third Floor Plans
-3-
735
Costa Mesa Senior
Affordable Housing Plan
Figure 5 – Fourth Floor Plans
Affordability & Income Level Targets
The project will conform to Ordinance No. 2024 -02, which was approved by the City Council on August 6, 2024, and is now effective as of August 31,2024. The ordinance states that 47% of Costa Mesa residents earn a lower income and 29% of the residents qualify for very low or extremely low-income housing. The proposed Costa Mesa Senior development provides 70 units of much needed housing to both seniors and formerly homeless seniors. This project will ensure that senior residents can remain in Costa Mesa and live in high quality homes that will be strategically located adjacent to the neighboring Costa Mesa Senior Center. The proposed project personifies the Costa Mesa Strategic Plan’s goal of diversifying, stabilizing, and increasing the housing stock to meet the community’s demand. Both Exhibits A & B show the current County Maximum Income Levels & TCAC rents.
Exhibit A: 2024 Orange County Maximum Income Levels
Household Size 30% Area Median
Income
60% Area Median
Income
1 Person $33,150 $66,300
2 Person $66,300 $75,720
-4-
736
Costa Mesa Senior
Affordable Housing Plan
Exhibit B: 2024 Orange County Maximum TCAC Rents
AMI 1 Bedroom
Rent
2 Bedroom
Rent
30% $887 $1,065
60% $1,775 $2,131
The proposed project will be a 100% affordable housing building. Per, Section 13 -329. The proposed project provides deeper levels of affordability than what is dictated in the current ordinance which lists Low Income AMI at 80% and Very Low Income at 50%. As seen in Exhibit C below, the project will be restricted to both 30% & 60% AMI.
Exhibit C: Affordability Unit Breakdown
AMI 1 Bedroom 2 Bedroom Population Served
30% 33 1 Senior Homeless/ At
Risk of Homelessness
(“PSH”), Senior
60% 35 Senior
Unrestricted 1 Unrestricted
Jamboree Housing Corporation will commit to maintaining the units affordable for no less than 55 years which will comply with both City and California Tax Credit Allocation Committee’s (TCAC) requirements. Upon permanent loan conversion, the Partnership will be entering a recorded Regulatory Agreement with TCAC that will further cement this affordability covenant.
Compliance with City Parking Requirements
The housing development requires zero parking per State Law. California Assembly Bill 1287 stipulates that if a project is located within 0.5 miles of a transit stop (8 stops per day minimum) and is Senior or PSH it qualifies for this exemption. . Overall, the project will provide 133 surface parking spots, including 13 accessible spots and 7 electrical vehicle parking stations. The project meets the California Building Code (CBC) Section 1109A Electric Vehicle Charging Stations (EVCS) parking requirements of 2% for residential parking space and 5% for guest parking.
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Costa Mesa Senior
Affordable Housing Plan
Figure 6 – Proposed Parking Summary
Types of Parking Number of Spaces
Garage 59
Surface 74
Total 133
The existing Costa Mesa Senior Center, which is an 8,260 SF building, currently provides 145 surface parking spaces for its staff, volunteers, patrons, and visitors. The center operates Monday through Friday during the business hours of 8:00 AM to 4:00 PM. Current access to the site is through 19th Street and Plumer Street. Upon completion of the new development there will be one full access driveway through the site which will link Plumer Street and 19th Street.
Figure 7 – Existing Aerial Map
Jamboree Housing will work closely with the future Property Management Company and the Costa Mesa Senior Center to ensure that parking is clear , unambiguous, and that it is followed per agreed upon on terms.
Marketing Plan
Jamboree Housing works closely with their Management Company of choice to develop the Management & Tenant Selection Plan in accordance with Fair Housing Law. The current selection criteria are based on information that is included in the application and the process of verifying eligibility will be based on the Regulatory Agreements or funding programs. -6-
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Costa Mesa Senior
Affordable Housing Plan
The Management Company is responsible for communicating with the Coordinated Entry Referral System to ensure that the permanent supportive housing units are filled in a timely fashion.
Residents will be selected according to all Federal, State and Local laws prohibiting discrimination in housing on the basis of race, color, creed, ancestry, age, religion, national origin, sex, sexual orientation, marital status, pregnancy, children, disability, handicap, Acquired Immune Deficiency Syndrome (AIDS), AIDS-Related Conditions(ARC), receipt of or eligibility for housing assistance under any government housing assistance program, or other arbitrary factors.
Construction Phasing Plan
This will be a new construction project, and the current constructio n schedule shows a construction period of 22 months. Currently, there are two construction phases. The first phase consists of razing and mass grading, designed infrastructure, public righ t-of-way improvements and building podium construction. The second phase will consist of ingress/egress changes, completion of right -of-way improvements, and the remainder of the building and site work.
Jamboree Housing will ensure that the project is cons tructed in an efficient and timely manner adhering to the funding deadlines/expectations of both lenders and investors. Jamboree will also work closely with the City of Costa Mesa and the Senior Center to maintain communication and mitigate any disruption to operations and the community at large.
Exhibit D – Milestone Schedule
Milestone Projected Timing
Construction Closing November 2025
Construction Start November 2025
Construction Completion September 2027
Lease Up Begins September 2027
100% Qualified Occupancy February 2028
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CITY OF COSTA MESA
Public Works Department
INTEROFFICE MEMORANDUM
TO: BILL RODRIGUES, PLANNING & SUSTAINABLE DEVELOPMENT
MANAGER
FROM: RAJA SETHURAMAN, PUBLIC WORKS DIRECTOR
DATE: OCTOBER 21, 2024
SUBJECT: PMAP-24-0001 695 W. 19TH STREET “JAMBOREE SENIOR HOUSING” PROJECT TRIP GENERATION AND VEHICLE MILES
TRAVELED (VMT) SCREENING ASSESSMENT FOR CEQA
The Transportation Services Division has prepared a Trip Generation and Vehicle Miles Traveled (VMT) Screening Assessment Memorandum for the proposed Jamboree Senior Housing Project in the City of Costa Mesa to comply with CEQA requirements to analyze transportation- related impacts caused by the Project.
The following summarizes the subject project description, project trip generation and traffic impact analysis assessment, CEQA transportation impact analysis methodology and VMT screening criteria, and presents the Division’s findings.
PROJECT DESCRIPTION
The Jamboree Senior Housing Project, located at 695 W. 19 th Street Costa Mesa CA 92627, is on the site of the City of Costa Mesa’s Senior Center at the southeast corner of West 19th Street and Pomona Avenue. The development , consisting of 70 senior housing units over a podium garage, is proposed on a 1.50-acre portion of the Senior Center parking lot.
PROJECT TRIP GENERATION AND TRAFFIC IMPACT ANALYSIS
The City of Costa Mesa Transportation Impact Analysis (TIA) Guidelines (October 2020) states that a traffic impact analysis that includes Level- of-Service assessment is required for all development projects estimated to generate one hundred (100) or more vehicle trip ends during a peak hour . In addition, for projects that require environmental determination under California Environmental Quality Act (CEQA), a transportation analysis based on Vehicle Miles Traveled (VMT) will be required. A VMT assessment shall be required for a proposed project that does not satisfy the identified project screening criteria:
• Transit Priority Areas Screening
• Low VMT-generating Areas Screening
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• Project Type Screening
Project Trip Generation
The Project trip generation was estimated using the Institute of Transportation Engineers (ITE) , Trip Generation Manual (11th Edition) for the following land use category:
• ITE Category 252 – Senior Housing Multifamily
Based on published rates for the above category, the project is estimated to generate 226 daily trips, 14 trips during the AM peak hour and 18 trips during the PM peak hour.
As the project is projected to generate significantly less than 100 project trips ends during the peak hours, a traffic study is not required for the project.
CEQA TRANSPORTATION IMPACT ANALYSIS METHODOLOGY
The first step in VMT Assessment is “screening” to determine if further analysis is needed. There are three types of screenings that may be applied to effectively determine if projects qualify for further VMT assessment: Transit Priority Area (TPA) Screening, Low VMT Area Screening, and Project Type Screening. Transportation Services staff determined that the Project Type Screening is applicable for the subject project. The Project Type Screening Criteria is provided below:
Project Type Screening
Some project types have been identified by the State Office of Planning and Research (OPR) as having the presumption of a less than significant impact. OPR specifically identified “local serving uses,” such as neighborhood retail as exempt from VMT assessment.
The subject project is 70-unit Senior Housing located within the parking lot of Senior Center with several adjacent retail establishments. In addition, the trip generation of Senior Housing is approximately 70 percent lower than traditional housing project without considering any credit for internal and local capture of trips. Therefore, staff determines that the project does not need any further VMT assessment and would have not have any CEQA-related transportation impacts.
FINDINGS AND CONCLUSIONS
Consistent with the City of Costa Mesa Traffic Impact Analysis (TIA) Guidelines (October 2020), the project does not meet the 100 peak hour trip threshold and therefore will not require a traffic impact analysis. The project was reviewed for CEQA Assessment based on the VMT screening methodology. The Senior Housing project was assessed using the criteria for Project Type Screening. Staff determined that the proposed Project , with its local- serving nature, is exempt from the preparation of any further VMT analysis and is presumed to have a less than significant CEQA-related transportation impact.
C Ramin Nikoui, Senior Engineer
Elizabeth Palacio, Engineering Technician III
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