recipient named below; or (ii) on the date of delivery shown on the return receipt, after deposit in the United States mail in a sealed envelope as either registered or certified mail with return receipt requested, and postage and postal charges prepaid, and addressed to the recipient named below; or (iii) two (2) days after deposit in the United States mail in a sealed envelope, first class mail and postage prepaid, and addressed to the recipient named below; or (iv) one (1) day after deposit with a known and reliable next-day document delivery service (such as Federal Express), charges prepaid and delivery scheduled next-day to the recipient named below, provided that the sending party receives a confirmation of delivery from the delivery service provider; or (v) the first business day following the date of transmittal of any facsimile, provided confirmation of successful transmittal is retained by the sending Party; or (vi) upon transmission thereof (as evidenced by the recipient’s reply to such notice or other competent evidence of actual receipt) if transmitted by electronic transmission (email), provided that a copy of such notice is concurrently sent by first-class mail postage prepaid. All notices shall be addressed as follows:
If to City: City of Santa Ana
Community Development Agency
20 Civic Center Plaza (M-26)
P.0. Box 1988
Santa Ana, California 92702
Attention: Housing Manager
With a copy to: Office of the City Attorney
City of Santa Ana
20 Civic Center Plaza, 7th Floor (M-29)
Santa Ana, California 92702
If to Developer: 205 South Harbor Plaza, LLC,
a California limited liability company
27204 Woodbluff Rd.
Laguna Hills, CA 92653
8.3.2 Change of Address. Either Party may, by notice given at any time, require subsequent notices to be given to another person or entity, whether a party or an officer or representative of a party, or to a different address, or both. Notices given before actual receipt of notice of change shall not be invalidated by the change.
8.4 Severability. If any term, provision, covenant or condition of this Agreement shall be determined invalid, void or unenforceable, the remainder of this Agreement shall not be affected thereby to the extent such remaining provisions are not rendered impractical to perform, taking into consideration the purposes of this Agreement.
8.5 Interpretation and Governing Law. This Agreement and any dispute hereunder shall be governed and interpreted in accordance with the laws of the State of California without regard to conflict of law principles. This Agreement shall be construed as a whole according to its fair language and common meaning to achieve the objectives and purposes of the Parties hereto, and the rule of construction to the effect that ambiguities are to be resolved against the drafting City Council 19 – 35 6/3/2025
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Party shall not be employed in interpreting this Agreement, all Parties having been represented by counsel in the negotiation and preparation hereof.
8.6 Section Headings. All section headings and subheadings are inserted for convenience only and shall not affect any construction or interpretation of this Agreement.
8.7 Singular and Plural. As used herein, the singular of any word includes the plural, and vice versa, as context so dictates. Masculine, feminine, and neuter forms of any word include the other as context so dictates.
8.8 Joint and Several Obligations. If at any time during the term of this Agreement the Property and/or Project is owned, in whole or in part, by more than one Developer, all obligations of such Developer under this Agreement shall be joint and several, and the default of any such Developer shall be the default of all such Developers.
8.9 Time of Essence. Time is of the essence in the performance of the provisions of this Agreement as to which time is an element.
8.10 Computation of Days. Unless otherwise specified in this Agreement or any Exhibit attached hereto, use of the term “days” shall mean calendar days. For purposes of this Agreement and all Exhibits attached hereto, “business days” shall mean every day of the week except Saturdays, Sundays, official State holidays as recognized in Government Code Section 19853(a) or successor statute, and any days in which Santa Ana City Hall is closed for business.
8.11 Waiver. Failure by a Party to insist upon the strict performance of any of the provisions of this Agreement by the other Party, or the failure by a Party to exercise its rights upon the default of the other Party, shall not constitute a waiver of such Party's right to insist and demand strict compliance by the other Party with the terms of this Agreement thereafter.
8.12 Non-Discrimination. In performing its obligations under this Agreement, Developer shall not discriminate because of race, color, creed, religion, sex, gender, gender identity, gender expression, marital status, sexual orientation, familial status, source of income, veteran or military status, age, national origin, ancestry, disability or genetic information, as defined and prohibited by applicable law, in the recruitment, selection, training, utilization, promotion, termination or other related activities. Developer affirms that it is an equal opportunity employer and shall comply with all applicable federal, state and local laws and regulations.
8.13 Third Party Beneficiaries. No person or entity, other than City and Developer shall have any right of action based upon any provision of this Agreement.
8.14 Force Majeure. Neither Party shall be deemed to be in default where failure or delay in performance of any of its obligations under this Agreement is caused by floods, earthquakes, other Acts of God, fires, pandemics as declared by federal, state, or local emergency resolution, wars, riots or similar hostilities, strikes and other labor difficulties beyond the Party's control (including the Party's employment force), court actions (such as restraining orders or injunctions), or other causes beyond the Party's control, including delays by any governmental entity (although the City may not benefit from this provision for a delay that results from City's failure to perform its obligations under this Agreement), or an insurance company of either party.
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If any such events shall occur, the term of this Agreement and the time for performance by either Party of any of its obligations hereunder may be extended by the written agreement of the Parties for the period of time that such events prevented such performance.
8.15 Mutual Covenants. The covenants contained herein are mutual covenants and also constitute conditions to the concurrent or subsequent performance by the Party benefited thereby of the covenants to be performed hereunder by such benefited Party.
8.16 Successors in Interest. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all permitted successors in interest to the Parties to this Agreement. All provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land. Each covenant to do or refrain from doing some act hereunder with regard to development of the Property: (a) is for the benefit of and is a burden upon every portion of the Property; (b) runs with the Property and each portion thereof; and (c) is binding upon each Party and each successor in interest approved pursuant to this Agreement during ownership of the Property or any portion thereof.
8.17 Counterparts. This Agreement may be executed by the Parties in counterparts, which counterparts shall be construed together and have the same effect as if all of the Parties had executed the same instrument.
8.18 Jurisdiction and Venue. Any action at law or in equity under this Agreement or brought by a Party hereto for the purpose of enforcing, construing or determining the validity of any provision of this Agreement shall be filed and tried in the Superior Court of the County of Orange, State of California, or to the extent allowed by law, in the federal court district covering the City, and the Parties hereto waive all provisions of law providing for the filing, removal or change of venue to any other court.
8.19 Project as a Private Undertaking. It is specifically understood and agreed by and between the Parties hereto that the development of the Project is a private development, that neither Party is acting as the agent of the other in any respect hereunder, and that each Party is an independent contracting entity with respect to the terms, covenants and conditions contained in this Agreement. No partnership, joint venture or other association of any kind is formed by this Agreement. The only relationship between City and Developer is that of a government entity regulating the development of private property and the Developer of such property.
8.20 Further Actions and Instruments. Each of the Parties shall cooperate with and provide reasonable assistance to the other to the extent contemplated hereunder in the performance of all obligations under this Agreement and in the satisfaction of the Project and conditions of this Agreement. Upon the request of either Party at any time, the other Party shall promptly execute, with acknowledgment or affidavit if reasonably required, and file or record such required instruments and writings and take any actions as may be reasonably necessary under the terms of this Agreement to carry out the intent and to fulfill the provisions of this Agreement or the Project or to evidence or consummate the transactions contemplated by this Agreement. City hereby authorizes City Manager to take such other actions and negotiate and execute any additional agreements or amendments to this agreement as may be reasonably necessary or proper to fulfill City Council 19 – 37 6/3/2025
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the City's obligations under this Agreement. The City Manager may delegate her or his powers and duties under this Agreement to an authorized management level employee of the City.
8.21 Estoppel Certificate. Within ten (10) business days following a written request by any of the Parties, the other Party shall execute and deliver to the requesting Party a statement certifying that (i) either this Agreement is unmodified and in full force and effect or there have been specified (date and nature) modifications to the Agreement, but it remains in full force and effect as modified; and (ii) either there are no known current uncured defaults under this Agreement or that the responding Party alleges that specified (date and nature) defaults exist. The statement shall also provide any other reasonable information requested. The failure to timely deliver this statement shall constitute a conclusive presumption that this Agreement is in full force and effect without modification, except as may be represented by the requesting Party, and that there are no uncured defaults in the performance of the requesting Party, except as may be represented by the requesting Party.
8.22 No Subordination. City's approval of the necessary land use entitlements that authorize Developer to develop, operate, and maintain the Project was based upon Developer's obligation to provide the Affordable Units pursuant to the State Density Bonus Law, City Density Bonus for Affordable Housing, and the terms and conditions of this Agreement. For the duration of the Term, this Agreement shall have priority over any and all mortgages, deeds of trust, and other similar forms of secured financing recorded against the Property or any portion thereof, unless otherwise approved by City in writing. Developer expressly understands and acknowledges that state law requires preservation of Affordability Covenants in connection with the approval of this density bonus project.
8.23 Mortgagee Protections. Notwithstanding anything to the contrary set forth elsewhere herein, Developer may obtain financing for the development and construction of the Project, which financing may be secured by a lien or charge of a mortgage, deed of trust, or other security interest then of record made in good faith and for value (a “Mortgage”) without the City’s consent; provided, however, that the Mortgage is subject to and subordinate to this Agreement unless otherwise approved by the City in writing, in its sole and absolute discretion. Upon the written request therefore by any holder of a Mortgage (a “Mortgagee”), the City shall provide such Mortgagee copies of any notice of default or demand to perform provided to Developer under this Agreement substantially concurrently with its delivery to Developer and agrees that such Mortgagee may, but is under no obligation to, cure any such default pursuant to Section 6. In the event a Mortgage exists for which City has received notice from the Mortgagee pursuant to this Section, this Agreement shall not be amended, supplemented, restated or otherwise modified in any manner without the prior written consent of such Mortgagee, which shall not be unreasonably withheld, conditioned, or delayed. The City’s rights pursuant to Section 6 shall be superior to, but shall not render invalid, any mortgage or deed of trust recorded against the Property or any portion thereof, including without limitation, any Affordable Unit. Notwithstanding any other provision in this Agreement to the contrary, this Agreement shall not diminish or affect the rights of the California Housing Finance Agency (“CalHFA”), HUD, the Federal National Mortgage Association (“FNMA”), or the Veterans Administration (“VA”) under any mortgage recorded against the Property in compliance with the Declaration. The City further agrees to execute and deliver to Mortgagee such further and other documents as Mortgagee may reasonably require to effect the purpose and intent of this Section.
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8.24 Attorneys' Fees and Costs. If either Party to this Agreement commences an action against the other Party to this Agreement arising out of or in connection with this Agreement, the prevailing Party shall be entitled to recover reasonable attorneys' fees, expert witness fees, costs of investigation, and costs of suit from the losing Party.
8.25 Authority to Execute. The person or persons executing this Agreement on behalf of each Party warrants and represents that he or she/they have the authority to execute this Agreement on behalf of his or her/their corporation, partnership or business entity and warrants and represents that he or she/they has/have the authority to bind the Party to the performance of its obligations hereunder.
{Signatures on following page}
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Exhibit A
Legal Description of the Property
EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
APN: 144-311-14, 144-311-15
[TO BE ADDED PRIOR TO PLANNING COMMISSION]
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Exhibit B
EXHIBIT B
FORM OF AFFORDABLE HOUSING RESALE RESTRICTIONS, EQUITY SHARING, AND
REGULATORY AGREEMENT
RECORDING REQUESTED BY,
AND WHEN RECORDED MAIL TO:
City of Santa Ana
20 Civic Center Plaza (M-30)
P.O. Box 1988
Santa Ana, CA 92702
Attn: City Clerk
Free Recording pursuant to
Government Code 6103 & 27383
AFFORDABLE HOUSING RESALE RESTRICTIONS, EQUITY SHARING AND
REGULATORY AGREEMENT
(Address; APN)
This AFFORDABLE HOUSING RESALE RESTRICTIONS, EQUITY SHARING AND REGULATORY AGREEMENT (“Affordable Housing Resale Restrictions” or “Agreement”) is made as of______________, by ________________(“Homebuyer”) in favor of the CITY OF SANTA ANA, a municipal corporation (“City”).
R E C I T A L S
A. Homebuyer has purchased a single family house located at_________________, Santa Ana, California, _____, as such real property is more particularly described in “Exhibit 1” attached hereto and incorporated herein (“Property”).
B. In connection with Homebuyer purchasing the Property, Homebuyer acknowledged and received disclosures that the purchase was subject to a Density Bonus Housing Agreement with Declaration of Covenants, Conditions and Restrictions (“Density Bonus Agreement”), dated on or about ______, 2025, between the developer of the Property, ______________ (“Developer”). The Density Bonus Agreement required the Property to be sold to a Moderate Income Household, subject to the provisions of this Affordable Housing Resale Restrictions, pursuant to which Developer imposed covenants upon the Property to be sold to Eligible Homebuyers at an Affordable Sales Price. Homebuyer hereby acknowledges and agrees that this Affordable Housing Resale Restrictions is intended to implement the requirements of the Density Bonus Agreement, and that the purchase, use and occupancy of the Property is subject to the conditions, covenants and restrictions contained herein. Capitalized terms used herein and not otherwise defined shall have the same meaning as set forth in the Density Bonus Agreement.
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Exhibit B
C. Homebuyer desires and intends to restrict the Property and the improvements thereon in accordance with this Affordable Housing Resale Restrictions. Homebuyer agrees and acknowledges that this Affordable Housing Resale Restrictions is intended to implement and further the intent of the Density Bonus Agreement, entered into between City and Developer of the Property, which was recorded against the Affordable Unit to impose the conditions, covenants, and restrictions as set forth herein. This Affordable Housing Resale Restrictions shall be construed in accordance with the Regulatory Agreement.
D. Homebuyer is a Moderate Income Household, as that term is defined in this Agreement.
E. Homebuyer has represented to City that Homebuyer and Homebuyer’s household intend to reside in the Property as Homebuyer’s principal residence at all times during Homebuyer’s ownership of the Property.
NOW, THEREFORE, for good and valuable consideration, the parties agree as follows:
1. DEFINITIONS
“Affordability Term” means that period of time commencing upon the Date of this Agreement and terminating on the date that is fifty-five (55) years from the date a Certificate of Occupancy was issued for the Property.
“Affordable Housing Cost” means the purchase price for Moderate Income Households pursuant to California Health & Safety Code Section 50052.5, and implementing regulations of Sections 6920, 6924 and 6930 of Title 25 of the California Code of Regulations for Moderate Income Households. The Affordable Housing Cost shall not exceed thirty-five percent (35%) times one hundred ten percent (110%) of the Orange County Median Income for a household size appropriate to the unit, pursuant to Santa Ana Municipal Code. “Affordable Sales Price” means a purchase price required under a written purchase sale agreement that does not exceed the sum of the Supportable Mortgage plus the Benchmark Down Payment.
Affordable Unit” or “Property” means the individual dwelling unit restricted by this Agreement
“City” means the City of Santa Ana, California, a California municipal corporation, and the City’s successors and assigns.
“City Deed of Trust” means the City Deed of Trust, securing this Affordable Housing Resale Restrictions and the City Promissory Note, and dated on or about the same date hereof. “City Equity Share” means the amount that Homebuyers agree to pay to the City in accordance with the City Promissory Note.
“City Promissory Note” means the City Promissory Note, evidencing Homebuyer's agreement to pay the City Equity Share and dated on or about the same date hereof.
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Exhibit B
“County” means the County of Orange, California.
“Date of this Agreement” means the date in the first paragraph of this Agreement. “Default” means the failure of a party to perform any action or covenant required by this Agreement within the time periods provided herein following notice and opportunity to cure.
The term default also includes an Ownership Default and a Maintenance Default as more fully defined and described herein. Notwithstanding the foregoing for purposes of acceleration of the City Promissory Note , or initiation of foreclosure proceedings there shall be a distinction between the types of default hereunder, including an “Ownership Default” and a “Maintenance Default.” The term “Ownership Default” means the failure of Homebuyer to perform any action or covenant required by the Affordable Housing Resale Restriction related to ownership, owner-occupancy, lien priority, and restrictions on sale and resale of the Property subject to the notice and opportunity to cure provisions set forth herein. A default of any obligation secured by the First Lien shall be a cross-default and also constitute an Ownership Default. The term “Maintenance Default” means the failure of Homebuyer to perform any action or covenant required by this Agreement relating to a “Maintenance Deficiency,” including the ongoing upkeep, maintenance, and use of the Property in decent, safe, sanitary, clean, and neighborly manner, subject to the notice and opportunity to cure provisions set forth herein (and expressly excluding an Ownership Default). “Developer” means 205 South Harbor Plaza, LLC, a California limited liability company. “Eligible Household” means a Household whose income does not exceed the “Moderate Income Household” qualifying limit as defined herein.
“First Lien” means the lien of the institution making the purchase money mortgage loan to Homebuyer for the purchase of the Property.
“Homebuyer” means the person or persons set forth in the first paragraph of this Agreement, and their successors and assigns.
“Housing Cost” means and includes all of the following costs associated with ownership of an Affordable Unit as defined in Title 25 of the California Code of Regulations Section 6920, and Santa Ana Municipal Code, including:
(a) Principal and interest on a mortgage loan at the defined interest rate; (b) Property tax and assessments;
(c) Fire and casualty insurance covering replacement value of property improvements;
(d) Property maintenance and repairs;
(e) A reasonable utility allowance, as determined by the Orange County Housing Authority; and
(f) Homeowner Association assessments and dues.
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Exhibit B
“Legal Description” means the legal description of the Property which is attached hereto as Exhibit A and incorporated herein.
“Median Income” means the area median income for Orange County PMSA, Adjusted for Family Size Appropriate to the unit pursuant to California Health and Safety Code § 50052.5(h), as periodically published by the California Department of Housing and Community Development.
“Moderate Income” and “Moderate Income Households” means moderate income households as defined in Health & Safety Code Section 50079.5, with Gross Income for the Household that does not exceed one hundred twenty percent (120%) AMI. “Notice of Intent to Transfer” means a written notice from Homebuyer to the City that provides notice of an intent to Transfer the Property and all information required by this Agreement in connection with the proposed Transfer.
“Permitted Transfer” means any Transfer which is permitted under this Agreement with the written consent of the City.
“Prohibited Transfer” means any Transfer which is disapproved by the City or violates this Agreement.
“Property” means that certain real property located at the street address set forth in Recital A and legally described in the Legal Description.
“Purchase Agreement” means that certain agreement pursuant to which Homebuyer has agreed to purchase the Property from the Developer.
“Request for Notice” means the Request for Notice of Default attached hereto as Exhibit I and incorporated herein.
“Sales Price” means the sum to be paid by a Transferee for the Transfer of the Property. “Transfer” shall mean any sale, assignment, conveyance, lease or transfer, voluntary or involuntary, of any interest in the Property. Without limiting the generality of the foregoing, Transfer shall include (i) a transfer by devise, inheritance or intestacy; (ii) creation of a life estate; (iii) creation of a joint tenancy interest; (iv) a gift of all or any portion of the Property; or (v) any voluntary conveyance of the Property.
“Transferee” shall mean any natural person or entity who obtains ownership or possessory rights in the Property pursuant to a Transfer.
2. HOMEBUYER’S REPRESENTATIONS AND WARRANTIES AS TO THE SALE OF THE PROPERTY TO HOMEBUYER.
2.1 Homebuyer represents and warrants to City that the financial and other information which Homebuyer has provided to City with respect to Homebuyer’s income and the City Council 19 – 45 6/3/2025
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Exhibit B
purchase price of the Property was true and correct at the time such information was provided, and remains true and correct as of the Date of this Agreement.
2.2 Homebuyer agrees to occupy the Property as Homebuyer's primary residence.
3. RESTRICTIONS ON SALE OF PROPERTY.
3.1 Homebuyer covenants and agrees that during the Affordability Term, any resale of the Property shall be to a Moderate Income Household for an amount that does not exceed an Affordable Sales Price.
3.2 Prior to any Transfer of the Affordable Unit, Homebuyer shall provide the City with a Notice of Intent to Transfer, in a form approved by the City, and the City shall have the right to approve or disapprove of any Transfer, which approval shall not be unreasonably withheld.
3.3 Permitted Transfers. Prior to any Transfer of the Property, Homebuyer shall obtain City's written consent pursuant to the requirements of Section 4 and 5, below, and subject to the following:
(a) During the Affordability Term, the Homebuyer may Transfer the Property to a Moderate Income Household for an Affordable Sales Price. (b) Upon expiration of the Affordability Term, Homebuyer may sell the Property without the affordability restrictions of this Agreement, subject to the satisfaction of the City Promissory Note and City Deed of Trust.
3.4 Prohibited Transfers. Any Transfer of the Property without the City's written consent or in violation of this Agreement is a Prohibited Transfer.
4. HOMEBUYER PROCEEDS FROM SALE OF PROPERTY.
4.1 This Agreement implements the provisions of the Density Bonus Agreement for disbursement of funds from a sale of the Property, as further set forth below.
4.2 Permitted Transfers During the Affordability Term. During the Affordability Term, a Homebuyer retains the proceeds from a Permitted Transfer after payment of the First Lien, and reasonable closing costs and broker fees. The City Deed of Trust shall remain a lien on the Property, or the Transferee shall executed a new Affordable Housing Resale Restrictions, City Promissory Note, and City Deed of Trust.
4.3 Permitted Transfers Upon Expiration of the Affordability Term. Upon expiration of the Affordability Term, the City Equity Share shall become due and payable upon a Permitted Transfer, and the proceeds from a sale shall be used for payment of the City Equity Share in satisfaction of the City Promissory Note.
4.4 Prohibited Transfers. Homebuyer agrees and acknowledges that a Prohibited Transfer is a default of this Agreement and, in the event of such a default, the City shall be entitled City Council 19 – 46 6/3/2025
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Exhibit B
to the greater of: (a) all amounts paid for the Property in excess of the Affordable Sales Price shall be forfeited to the City, or (b) the City Equity Share.
4.5 Equity Sharing Agreement.
4.5.1 Following the expiration of the Affordability Term, Homebuyer agrees to pay to the City the City Equity Share, as follows:
4.5.2 The City Equity Share shall be paid out of proceeds from a Transfer of the Property after the Affordability Term.
4.5.3 The City Equity Share includes the following:
(a) An amount equal to the difference between the fair market value of the Affordable Unit at the time of the initial purchase and the Affordable Sales Price (the “Initial Subsidy”).
(b) An amount equal to the product of (1) the appreciation of the Affordable Unit, as measured by the increase in the fair market value of the Affordable Unit at the time of the sale to the Homebuyer and the resale of the Affordable Unit, and (2) the percentage that the initial subsidy represented of the fair market value of the Affordable Unit when it was purchased by the Homebuyer (the “Proportionate Share of Appreciation”).
4.6 The City Equity Share shall only be subordinate to a First Lien, as approved by the City at the time of the initial sale (or subsequent approval in the event of a refinance or resale during the Affordability Term), and amounts owed to Homebuyer for the value of improvements to the Property and the down payment paid by Homebuyer.
4.7 For purposes of determining the City Equity Share, at the time of the initial sale of the Property, and each re-sale during the Affordability Term, the fair market value shall be determined as follows:
4.7.1 For the initial sale, Developer may propose to the City a fair market value based on a price per square foot that is based on comparable sales of other units within the Project.
4.7.2 Except as approved in writing by the City, prior to the sale of an Affordable Unit, a qualified appraiser shall conduct an appraisal of the Affordable Unit to determine fair market value without the restrictions of this Agreement. If the Developer or a prospective Homebuyer disputes the appraised value, then that party may pay for the costs of a second appraisal and, if there is still disagreement, the average of the two appraisals shall be used to determine the fair market value.
4.7.3 The fair market value of the Affordable Unit, as determined in accordance with the above, shall be provided to the City for approval or disapproval, which City shall provide within thirty (30) days of receipt of the proposed fair market value. If City does not provide a written response within such time period, then the proposed fair market value shall be deemed approved by the City.
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Exhibit B
5. PROCESS FOR TRANSFER OF THE PROPERTY. In the event that Homebuyer desires to Transfer the Property, the following procedure shall apply:
5.1 Notice to City. Prior to any Transfer, Homebuyer shall send a completed Notice of Intent to Transfer to City at the address set forth in Section 22. The Notice of Intent to Transfer shall include: (a) the identity of the proposed Transferee and contact information, including current address and phone number, (b) the proposed terms of the Transfer, (c) whether the Property is being sold to a purchaser that qualifies as a Moderate Income Household and supporting documentation, and (d) if during the Affordability Term, the proposed Affordable Sales Price and the resulting Monthly Housing Costs. If the proposed Transfer is upon expiration of the Affordability Term, then the Notice of Intent to Transfer shall include the proposed sales price and a good faith estimate of the proceeds from the sale of the Property. The City may request additional information as reasonably necessary to evaluate the requested Transfer.
5.2 Qualification of Proposed Transferee. For a transfer during the Affordability Term, the proposed Transferee shall complete an Income Verification Form, in a form approved by the City, which shall include, without limitation, a certification as to the income and family size of the proposed Transferee.
5.3 Certificates from Parties. In the event the City approves the proposed Transfer, Homebuyer and proposed Transferee each shall certify in writing, in a form acceptable to City, that the Transfer shall be closed in accordance with the terms of the sales contract and other documents submitted to and approved by City and that all consideration delivered by the proposed Transferee to owner has been fully disclosed to City. The written certificate shall also include a provision that in the event a Transfer is made in violation of the terms of this Agreement or false or misleading statements are made in any documents or certificate submitted to City for its approval of the Transfer, City shall have the right to file an action at law or in equity to make the parties terminate and/or rescind the sales contract and/or declare the sale void notwithstanding the fact that the Transfer may have closed and become final as between Homebuyer and Transferee.
5.4 Requirements for Permitted Transfers. For a Permitted Transfer during the Affordability Term, the City will require: (1) an assignment and assumption agreement that is reasonably acceptable to City, or (2) the proposed Transferee execute a new City Promissory Note, City Deed of Trust, and Affordable Housing Resale Restrictions. Upon expiration of the Affordability Term, the City will require a closing statement setting forth the proceeds from a proposed sale, and shall have at least thirty (30) days to review and approve the sales documents.
5.5 Written Approval of City Required Before Transfer. The purchase sale agreement or other contract for Transfer of the Property, and the Income Verification Form, shall be provided to the City, which shall have at least thirty (30) days to review. The Property, and any interest therein, shall not be conveyed by any Transfer except with the express written consent of City, which consent shall be given only if the Transfer is in accordance with the provisions of this Agreement.
5.6 Notice of Prohibited Transfer. Within thirty (30) days after receiving all information required by this Section 5, the City shall determine and give notice to Homebuyer as to whether the City consents to the Transfer as a Permitted Transfer, or if the City determines the City Council 19 – 48 6/3/2025
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Exhibit B
proposed Transfer is a Prohibited Transfer. Any attempt to Transfer the Property without the City's written approval, or after the City has given notice of a Prohibited Transfer, shall be a Default of this Agreement, and the City may apply to a court of competent jurisdiction for specific performance of this Agreement, for an injunction prohibiting a proposed sale or Transfer in violation of this Agreement, for a declaration that the Prohibited Transfer is void, or for any such other relief as may be appropriate.
5.7 Delivery of Documents. Upon the close of the proposed Transfer, Homebuyer and Transferee, as applicable, shall provide the City with a copy of the final sales contract, settlement statement, escrow instructions, all certificates required by this Section 5 and any other documents City may request.
6. ENCUMBRANCES.
6.1 Subordination. Except as provided otherwise herein, the provisions of this Agreement, the Notice of Affordability Restrictions and the City Deed of Trust, the obligations herein and therein, shall be subordinate only to the First Lien on the Property and, if applicable, other loan(s) as approved by the City, including lien instruments that secure other Homebuyer purchase money and/or down payment assistance, including without limitation City, State of California, or federal affordable housing programs, which liens shall not impair the rights under the First Lien in the event of default under the First Lien by Homebuyer. Such remedies under the First Lien include the right of foreclosure or acceptance of a deed or assignment in lieu of foreclosure.
6.2 Request for Notice of Default. City may cause a Request for Notice to be recorded on the Property subsequent to the recordation of the First Lien deed of trust or mortgage requesting a statutory notice of default as set forth in California Civil Code Section 2924b. A form of a Request for Notice is attached hereto as Exhibit I and incorporated herein.
6.3 Further Encumbrances. Homebuyer agrees that it shall not record or cause the recordation of any deed of trust (“Further Encumbrance”) securing a note having an original principal sum which, when added to the sum of the principal amount(s) of any notes secured by any deeds of trust against the Property as of the date of recordation of the Further Encumbrance, exceeds one hundred percent (100%) of the fair market value of the Property.
7. USES. Homebuyer covenants and agrees to devote, use and maintain the Property in accordance with this Agreement. All uses conducted on the Property, including, without limitation, all activities undertaken by Homebuyer pursuant to this Agreement, shall conform to all applicable provisions of the Santa Ana Municipal Code, and the recorded documents pertaining to and running with the Property.
8. NONDISCRIMINATION COVENANTS.
Homebuyer covenants by and for itself, its successors and assigns, and all persons claiming under or through them that there shall be no discrimination against or segregation of, any person or group of persons on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1, subdivision (m) and City Council 19 – 49 6/3/2025
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Exhibit B
paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of the premises herein conveyed, nor shall the grantee or any person claiming under or through him or her, establish or permit any practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees, or vendees in the premises herein conveyed. The foregoing covenants shall run with the land. All deeds, leases or contracts relating to the Property, or any part thereof, shall contain or be subject to substantially the following non-discrimination or non-segregation clauses:
“The grantee herein covenants by and for himself or herself, his or her heirs, executors, administrators, and assigns, and all persons claiming under or through them, that there shall be no discrimination against or segregation of, any person or group of persons on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of the premises herein conveyed, nor shall the grantee or any person claiming under or through him or her, establish or permit any practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees, or vendees in the premises herein conveyed. The foregoing covenants shall run with the land.”
The covenants established in this Section 8 shall, without regard to technical classification and designation, be binding for the benefit and in favor of City and its successors and assigns, and shall remain in effect in perpetuity.
9. MAINTENANCE OF PROPERTY.
Homebuyer shall maintain the improvements and landscaping on the Property in a manner consistent with community standards which will uphold the value of the Property, in accordance with the Santa Ana Municipal Code. Homebuyer also agrees to comply with all applicable federal, state and local laws.
9.1 Exterior Maintenance. Except as to be maintained by the homeowners association, as applicable, all exterior, painted surfaces of any structures located on the Property shall be maintained at all times in a clean and good condition. Any defacing marks shall be cleaned or removed within a reasonable period of time.
9.2 Front and Side Exteriors. Except as to be maintained by the homeowners association, as applicable, Homebuyer shall at all times maintain the front exterior, any visible side exteriors, and yards, if any, in a clean, safe and presentable manner.
9.3 Graffiti Removal. All graffiti and defacement of any type, including but not limited to marks, words and pictures, shall be promptly removed from the Property within two (2) days of the time they were made and any necessary painting or repair completed in a timely and expeditious manner after notice thereof, whichever is less.
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Exhibit B
9.4 No Nuisance. Homebuyer shall not maintain, cause to be maintained, or allow to be maintained on or about the Property any public or private nuisance, including without limitation, the conduct of criminal activities set forth in the nuisance abatement provisions of the Uniform Controlled Substances Act (Health & Safety Code Sections 11570, et seq.) or the Street Terrorism Enforcement and Prevention Act (Penal Code Sections 186.22 et seq.), or any successor statute or law.
10. OCCUPANCY STANDARDS.
The Property shall be used as the principal personal residence of Homebuyer and Homebuyer’s immediate family/household and for no other purpose. Homebuyer shall not enter into an agreement for the rental or lease of all or any part of the Property. Homebuyer shall not rent out a room or rooms at the Property. Homebuyer may request a temporary waiver of the foregoing requirement in the event of extreme hardship requiring Homebuyer to move to another geographical area or to less expensive housing, including, for example and without limitation, transfer of job location, loss of job, or unexpected major expenses. City may approve or disapprove such request in its sole discretion, and may require as a condition of approval that Homebuyer only rent the Property to Eligible Households at an affordable rent (as defined in Section 50052.5 and 50053 of the California Health & Safety Code.) Subject to applicable state or federal law, the standard occupancy for the Property shall be consistent with the Regulatory Agreement. Homebuyer shall, upon demand by City, submit to City an affidavit of occupancy verifying Homebuyer’s compliance with this Section 10. Such affidavit may be required by City on an annual basis.
11. EFFECT OF VIOLATION OF THE TERMS AND PROVISIONS OF THIS AGREEMENT.
11.1 In General. The covenants established in this Agreement shall, without regard to technical classification and designation, be binding for the benefit and in favor of City, its successors and assigns, as to those covenants which are for its benefit. The covenants contained in this Agreement shall remain in effect for the periods of time specified herein. The covenants against discrimination shall remain in effect in perpetuity. City is deemed the beneficiary of the terms and provisions of this Agreement and of the covenants running with the land, for and in its own rights and for the purposes of protecting the interests of the community and other parties, public or private, in whose favor and for whose benefit this Agreement and the covenants running with the land have been provided. This Agreement and the covenants herein shall run in favor of City, without regard to whether City has been, remains or is an owner of any land or interest therein in the Property or in the Project Area. City shall have the right, if the Restriction or covenants are breached, to exercise all rights and remedies, and to maintain any actions or suits at law or in equity or other proper proceedings to enforce the curing of such breaches to which it or any other beneficiaries of this Agreement and covenants may be entitled.
11.2 Acceleration. The City shall be entitled to accelerate payments due under the City Promissory Note, and the amount required thereunder shall become due and immediately payable to City by Homebuyer upon the occurrence of any one of the following events of acceleration:
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Exhibit B
11.2.1 During the Affordability Term, Homebuyer Transfers the Property for a price in excess of an Affordable Sales Price or to a Transferee who does not qualify as a Moderate Income Household;
11.2.2 Homebuyer makes a Prohibited Transfer of title to or any interest in the Property without City's consent or in violation of this Agreement;
11.2.3 Homebuyer refinances any lien or encumbrance to which City Deed of Trust is subordinate (each such lien, a “First Lien”) for a loan amount in excess of the then current loan balance secured by such lien or encumbrance and loan closing costs;
11.2.4 Homebuyer fails to occupy the Property as Homebuyer’s principal residence or is in Default of any other obligation under the Affordable Housing Resale Restrictions;
11.2.5 Homebuyer has an Ownership Default violating any affordable housing terms or provisions of this Agreement.
12. COMPLIANCE WITH LAWS; GOVERNING LAW.
Homebuyer hereby agrees to comply with all applicable ordinances, rules, and regulations of City.
Nothing herein is intended to be, nor shall it be deemed to be, a waiver of any City ordinance, rule, or regulation. This Agreement shall be governed by the laws of the State of California. Any legal action brought under this declaration must be instituted in the Superior Court of the County of Orange, State of California, or in the Federal District Court in the Central District.
13. INDEMNIFICATION.
Homebuyer shall pay for, defend, indemnify and hold harmless City and the City and their respective officers, officials, agents, employees, representatives, and volunteers from and against any loss, liability, claim, or judgment relating in any manner to Homebuyer’s use of the Property or Homebuyer’s violation of this Agreement. Homebuyer shall remain fully obligated for the payment of taxes, liens and assessments related to the Property. There shall be no reduction in taxes for Homebuyer, nor any transfer of responsibility to City to make such payments, by virtue of this Agreement.
14. INSURANCE.
Homebuyer shall maintain, during the term of this Agreement, an all-risk property insurance policy insuring the Property in an amount equal to the full replacement value of the structures on the Property. The policy shall contain a statement of obligation on behalf of the carrier to notify the City of any material change, cancellation or termination of coverage at least thirty (30) days in advance of the effective date of such material change, cancellation or termination. Homebuyer shall transmit a copy of the certificate of insurance to City within thirty (30) days of the effective Date of this Agreement, and Homebuyer shall annually transmit to City a copy of the certificate of insurance, signed by an authorized agent of the insurance carrier setting forth the general provisions of coverage. The copy of the certificate of insurance shall be transmitted to City at the City Council 19 – 52 6/3/2025
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Exhibit B
address set forth in Section 22 hereof. The form, content and issuer of any certificate of insurance approved by City.
15. DEFAULTS.
Failure or delay by either party to perform any term or provision of this Agreement which is not cured within thirty (30) days after receipt of notice from the other party constitutes a default under this Agreement; provided, however, that if such default is of the nature requiring more than thirty (30) days to cure, the defaulting party shall avoid default hereunder by commencing to cure within such thirty (30) day period, and thereafter diligently pursuing such cure to completion. The party who so fails or delays must immediately commence to cure, correct or remedy such failure or delay, and shall complete such cure, correction or remedy with diligence. The injured party shall give written notice of default to the party in default, specifying the default complained of by the injured party. Except as required to protect against further damages, the injured party may not institute proceedings against the party in default until thirty (30) days after giving such notice.
Failure or delay in giving such notice shall not constitute a waiver of any default, nor shall it change the time of default.
16. NON-WAIVER.
Failure to exercise any right City may have or be entitled to, in the event of default hereunder, shall not constitute a waiver of such right or any other right in the event of a subsequent default.
17. FURTHER ASSURANCES.
Homebuyer shall execute any further documents consistent with the terms of this Agreement, including documents in recordable form, as City shall from time to time find necessary or appropriate to effectuate its purposes in entering into this Agreement.
18. GOVERNING LAW.
Homebuyer hereby agrees to comply with all ordinances, rules and regulations of City . Nothing in this Agreement is intended to be, nor shall it be deemed to be, a waiver of any City ordinance, rule or regulation. This Agreement shall be governed by the laws of the State of California. Any legal action brought under this Agreement must be instituted in the Superior Court of the County of Orange, State of California, or in the Federal District Court where the City is located.
19. AMENDMENT OF RESTRICTION.
No modification, rescission, waiver, release or amendment of any provision of this Agreement shall be made except by a written agreement executed by Homebuyer and City.
20. CITY MAY ASSIGN.
City may, at its option, assign its rights hereunder without obtaining the consent of Homebuyer.
21. HOMEBUYER ASSIGNMENT PROHIBITED.
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Exhibit B
In no event shall Homebuyer assign or transfer any portion of this Agreement without the prior express written consent of City, which consent shall be given by City only in the event that City determines that the assignee or transferee is an Eligible Household, that the assignee’s or transferee’s monthly housing payments are at an Affordable Housing Cost, and that the assignee or transferee has expressly assumed this Agreement by execution of a written assignment document to be provided by City and recorded against the Property, or execution of new instruments by the transferee. This section shall not affect or diminish City’s right to assign all or any portion of its rights hereunder.
22. NOTICES.
Any notices, requests or approvals given under this Agreement from one party to another may be personally delivered or deposited with the United States Postal Service for mailing, postage prepaid, registered or certified mail, return receipt requested to the following address:
To Homebuyer: At the property address.
To City: City of Santa Ana
20 Civic Center Plaza
Santa Ana, CA 92702
Attn: City Clerk
Either party may change its address for notice by giving written notice thereof to the other party.
23. ATTORNEYS’ FEES AND COSTS.
In the event that any action is instituted to enforce payment or performance under this Agreement, the parties agree the non-prevailing party shall be responsible for and shall pay all costs and all attorneys’ fees incurred by such prevailing party in enforcing this Agreement.
24. ENTIRE AGREEMENT.
This Agreement, together with the City Promissory Note and City Deed of Trust, and all attachments thereto and hereto, constitutes the entire understanding and agreement of the parties.
This Agreement integrates all of the terms and conditions mentioned herein or incidental thereto, and supersedes all prior negotiations, discussions and previous agreements between the City and Homebuyer concerning all or any part of the subject matter of this Agreement. [Signature block begins on follow page.]
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Exhibit B
IN WITNESS WHEREOF, the parties have executed this Agreement as of the date set forth above.
HOMEBUYER:
By:
By:_______________________________________
CITY:
ATTEST: CITY OF SANTA ANA
___________________________ _______________________
By: By:
City Clerk City Manager
Dated: Dated:
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Exhibit 1
of the Affordable Housing Resale Restrictions, et al.
EXHIBIT 1 OF THE AFFORDABLE HOUSING RESALE RESTRICTIONS, EQUITY
SHARING, AND REGULATORY AGREEMENT
LEGAL DESCRIPTION
City Council 19 – 56 6/3/2025
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Exhibit C
EXHIBIT C
FORM OF CITY PROMISSORY NOTE
City Equity Share [DATE]
Santa Ana, CA
1. FUNDAMENTAL PROVISIONS.
The following terms will be used as defined terms in this City Promissory Note (as it may be amended, modified, extended and renewed from time to time, this “Note”):
Lender/Payee: City of Santa Ana, a California municipal corporation.
Borrower/Maker: [HOMEBUYER]
Principal Amount: City Equity Share, as defined in the Affordable Housing Resale Restrictions
Interest Rate: None.
Default Interest Rate: Eight percent per annum.
Maturity Date: The date of a Transfer of the Property after expiration of the Affordability Term.
Business Day: Any day of the year other than Saturdays, Sundays and legal holidays on which City's main office is closed.
Property: [ADDRESS]
Deed of Trust: The City Deed of Trust executed by Borrower, as “Trustor”, for the benefit of City, as “Beneficiary,” concurrently with this Note, and recorded against the Property.
Affordable Housing
Resale Restrictions: The Affordable Housing Resale Restrictions, Equity Sharing and Regulatory Agreement, dated on or about [DATE],.
Loan: The agreement by Borrower to pay the Principal Amount to City, in accordance with the Affordable Housing Resale Restrictions and this Note.
City Documents: This Note, the Affordable Housing Resale Restrictions, the City Deed of Trust
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Exhibit C
2. PROMISE TO PAY. For value received, Borrower promises to pay to the City, at its office at 20 Civic Center Plaza (M-30), Santa Ana, CA 92702, or at such other place as the Lender hereof may from time to time designate in writing, the Principal Amount together with interest thereon, and all other sums due under and secured by the Deed of Trust.
3. SECURITY. This Note is secured by the City Deed of Trust. The holder of this Note will be entitled to the benefits of the security provided by the City Deed of Trust and will have the right to enforce the covenants and agreements of Maker contained therein and in the Affordable Housing Resale Restrictions
4. PAYMENTS. The City Equity Share is due upon a Transfer of the Property after expiration of the Affordability Term, or upon an event of Default. In the event any City Equity Share become due and payable hereunder or pursuant to the Affordable Housing Resale Restrictions, the City Equity Share shall be immediately due and payable hereunder. Failure to declare such amounts due in any instance shall not constitute a waiver on the part of the City to declare them due in the future. Maker will pay to City all sums owing under this Note without deduction, offset, or counterclaim of any kind.
5. DEFAULT RATE OF INTEREST. If City Equity Share payable to City pursuant to the Affordable Housing Resale Restrictions and this Note are not paid to City within ten (10) days of the due date thereof, then interest shall accrue on such sum at a rate equal to the lesser of eight percent (8%) interest per annum, compounded annually, or the maximum rate permitted by law.
6. PREPAYMENT. This Note may not be prepaid in whole or in part.
7. TRANSFER. Maker shall not transfer, lease, sell, assign, refinance, encumber, convey or otherwise Transfer any interest in the Property without complying with all requirements of the Affordable Housing Resale Restrictions. Maker’s failure to comply with the requirements of this paragraph shall be a Default under this Note.
8. DEFAULT. The occurrence of any one or more of the following shall constitute an event of default (“Default”) hereunder.
8.1 The occurrence of a breach of any of Maker’s covenants, warranties, or representations under this Note, the City Deed of Trust, or the Affordable Housing Resale Restrictions, including without limitation, any unauthorized refinancing, sale, conveyance, lease, assignment, encumbrance, or other Transfer of the Property, Maker’s failure to occupy the Property as Maker’s principal residence, any failure to pay amounts payable pursuant to this Note, and Maker’s failure to maintain insurance on the Property as required pursuant to the City Deed of Trust.
8.2 The entry of an order for relief under federal bankruptcy laws as to Maker or the adjudication of Maker as insolvent or bankrupt pursuant to the provisions of any state or federal City Council 19 – 58 6/3/2025
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Exhibit C
insolvency or bankruptcy act, or Maker’s consent to, acquiescence in, or attempt to secure the appointment of, any receiver for all or any substantial part of the Property.
8.3 The occurrence of an event of default under any loan secured by the Property and the continuance of such default beyond the expiration of all applicable cure periods such that the holder of such loan has the right to accelerate such loan.
9. Remedies. Upon the occurrence of a Default, the giving of any required notice thereof, and the expiration of any applicable cure period, City may, at its option, exercise any one or more of the following remedies:
9.1 Declare all of the sums payable under this Note to be immediately due and payable without further demand.
9.2 Pursue the exercise of the power of sale provided under the City Deed of Trust.
9.3 Either in person or by agent, with or without bringing any action or proceeding, or by a receiver appointed by a court, and without regard to the adequacy of its security, enter upon the Property and take possession thereof (or any part thereof) and of any of the Security in its own name or in the name of the Trustee, and do any acts which it deems necessary or desirable to preserve the value or marketability of the Property, or part thereof or interest therein, or protect the security thereof. The entering upon and taking possession of the Security shall not cure or waive any breach hereunder or invalidate any act done in response to such breach, and notwithstanding the continuance in possession of the Property, the City shall be entitled to exercise every remedy provided by the City Documents or by law, upon the occurrence of any uncured breach.
9.4 Commence an action to foreclose the City Deed of Trust as a mortgage, appoint a receiver, or specifically enforce any of the covenants set forth in the City Documents.
9.5 Exercise its option to purchase the Property pursuant to the Affordable Housing Resale Restrictions.
9.6 Exercise all other rights and remedies provided herein or in any other City Document.
9.7 Exercise any other remedy provided by law or in equity.
The rights and remedies of the City hereunder are cumulative, and the City’s exercise or failure to exercise one or more of such rights or remedies shall not preclude City’s exercise, at the same time or different times, of any other right or remedy for the same Default or any other Default.
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Exhibit C
10. Maker’s Personal Liability. Maker will be fully and personally liable for all loss, cost, liability, damage, and expense (including without limitation attorneys’ fees) suffered or incurred by City arising from any of the following:
10.1 Failure to pay taxes, assessments, and any other charges that could result in liens against any portion of the Property or any other Security.
10.2 Failure to pay and discharge any mechanics’ liens, materialmen’s liens, or other unpermitted liens against any portion of the Property or any other Security.
10.3 Maker’s fraud or intentional misrepresentation with respect to any representations, warranties, or certifications made in the City Documents or in connection with Maker’s application to participate in the City’s affordable housing program.
10.4 Maker’s retention of any rental income or other income arising with respect to any portion of the Property or any other Security subsequent to the date of City’s delivery of any notice of a Default, or which, under the terms of the City Documents, should otherwise have been paid to City.
10.5 Maker’s retention or use of insurance proceeds, condemnation awards, or other similar funds or payments attributable to the Property or any other Security that pursuant to the City Documents should have been paid to City or used for another purpose.
10.6 Waste of the Property, or any other failure to maintain, repair, or restore any portion of the Property or any other Security in accordance with the requirements of the City Documents.
10.7 The removal, demolition, damage or destruction of any portion of the Property or any other Security that is neither consented to in writing by City nor fully compensated for by insurance proceeds or condemnation awards.
10.8 The failure of the City Documents to constitute a lien or security interest, as applicable, on the Property or any other Security, subject only to those exceptions, if any, permitted by the City Documents or otherwise approved in writing by City.
10.9 Nothing in this paragraph will affect or limit the rights of City to enforce any of City’s rights or remedies with respect to any portion of the Property or any other Security.
11. Maker’s Waivers. Maker hereby expressly waives diligence, presentment, protest, and demand, and notice of protest, notice of dishonor and notice of nonpayment of this Note, and expressly waives any rights to be released by reason of any extension of time or change in terms of payment, or change, alteration or release of any security given for the payments hereof, and City Council 19 – 60 6/3/2025
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Exhibit C
expressly waives the right to plead any and all statutes of limitation as a defense to any demand on this Note.
12. Notices. All notices, requests, demands, reports or other communications regarding this Note shall be in writing and delivered: (i) personally; or (ii) by independent, reputable, overnight commercial courier; or (iii) by deposit in the United States mail, postage and fees fully prepaid, registered or certified mail, with return receipt requested; addressed as follows, or to such other address as specified in written notice delivered to the parties pursuant to this Section:
To Maker: At the Property address.
To City: City of Santa Ana
20 Civic Center Plaza (M-30)
P.O. Box 1988
Santa Ana, CA 92702
Attn: City Clerk
13. Any notice that is personally delivered (including by means of professional messenger service, courier service such as United Parcel Service or Federal Express, or by U.S. Postal Service), shall be deemed received on the documented date of delivery thereof.
14. Assignment by Lender; Successors and Assigns. This Note shall be binding upon Maker and Maker’s heirs, successors and assigns; provided however, Maker may not assign this Note without City’s prior written consent except as may be permitted in accordance with the City Deed of Trust and the Affordable Housing Resale Restrictions. City may assign its rights to receive the proceeds under this Note to any person or entity without the consent of Maker, and upon notice to Maker of such assignment, all payments shall be made to the assignee.
15. No Joint Venture. The relationship of Maker and City under this Note is solely that of a participant and administrator of an affordable housing program, and in no manner are the City and the Maker partners or joint ventures, nor do any of the City Documents establish a principal and agent relationship between City and Maker.
16. Attorneys’ Fees and Costs. If any legal action is filed to interpret or enforce this Note, the prevailing party shall be entitled to an award of its reasonable attorneys’ fees, costs and expenses incurred therein. Maker agrees to pay all costs and expenses (including reasonable attorneys’ fees) that City may incur in connection with enforcement of this Note and collection of sums payable hereunder whether or not suit is filed.
17. No Third-Party Beneficiaries. This Note shall not benefit or be enforceable by any person or entity except the City and the Maker and their respective successors and assigns.
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Exhibit C
18. Entire Agreement; Amendments. This Note, together with the Affordable Housing Resale Restrictions and the City Deed of Trust, sets forth the entire understanding between Maker and the City with respect to the subject matter hereof. Any previous representations, warranties, agreements, and understandings among the parties regarding the subject matter of the Affordable Housing Resale Restrictions, this Note and City Deed of Trust whether written or oral, are superseded by the terms of the Affordable Housing Resale Restrictions, this Note and the City Deed of Trust. This Note may be modified or amended only by a written instrument duly executed by City and Maker.
19. No City Waiver. Any waiver of any term or provision of this Note must be in writing.
No waiver of any breach, default or failure of condition under this Note or any other City Document shall be implied from City’s failure or delay in declaring a default or exercising any of City’s rights or remedies with respect to such breach, default or failure, or from any previous waiver of any similar or unrelated breach, default or failure, nor shall acceptance by City of any payment hereunder constitute a waiver of City’s right to require prompt payment of any remaining amounts owed. Without limiting the generality of the foregoing, City’s failure or delay in declaring any amount due hereunder shall not constitute a waiver of City’s right to declare such sum due for the same or any subsequent event that triggers Maker’s payment obligations hereunder.
20. Severability. If any provision of this Note shall be held by a court of competent jurisdiction to be invalid, illegal or unenforceable, the validity, legality and enforceability of the remaining provisions of this Note shall not be affected or impaired thereby.
21. Controlling Law and Venue. The terms of this Note shall be interpreted under the laws of the State of California without regard to principles of conflicts of law. This Note was entered into and is to be performed in the County of Orange, which is the exclusive venue for any action or dispute arising hereunder.
22. Captions. All captions and headings in this Note are for the purposes of reference and convenience and shall be disregarded for all other purposes, including the construction or enforcement of any of the provisions of this Note.
23. Joint and Several. The obligations of each signatory to this Note shall be joint and several.
24. Time of the Essence. Time is of the essence with regard to all matters contained in this Note.
MAKER and HOMEBUYER:
By:_______________________________
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Exhibit D
EXHIBIT D
FORM OF CITY DEED OF TRUST
CITY DEED OF TRUST
RECORDING REQUESTED BY,
AND WHEN RECORDED MAIL TO:
City of Santa Ana
20 Civic Center Plaza (M-30)
P.O. Box 1988
Santa Ana, California 92702
Attention: City Clerk
Free Recording pursuant to
Government Code 6103 & 27383
CITY DEED OF TRUST, ASSIGNMENT OF RENTS AND SECURITY
AGREEMENT
THIS PERFORMANCE DEED OF TRUST, ASSIGNMENT OF RENTS AND SECURITY AGREEMENT (“Deed of Trust”) is made as of _______________, 20__, by _______________ and _______________ (collectively, “Trustor”) as Trustor, to the City of Santa Ana, as Trustee and Beneficiary (hereafter, “Trustee”, “Beneficiary,” or “City”).
The Trustor, in consideration of the promises herein recited and the trust herein created, irrevocably and unconditionally grants, transfers, conveys and assigns to Trustee, in trust for the benefit of City, with power of sale and right of entry and possession, all of Trustor’s right, title and interest now held or hereafter acquired in and to the property located in the City of Santa Ana, Orange County, State of California, described in the attached Exhibit 1 and more commonly known as: _________________ (APN: _____) (the “Property”); TOGETHER with the rents, issues, and profits of such Property, subject however, to the right, power, and authority granted and conferred on City in this Deed of Trust to collect and apply the rents, issues, and profits; and TOGETHER with all the improvements now or hereafter erected on the Property, and all easements, rights of way, and appurtenances thereto, and all fixtures now or hereafter attached to the Property, all of which, including replacements and additions thereto, shall be deemed to be and remain a part of the Property covered by this Deed of Trust; All of the foregoing, together with the Property, is herein collectively referred to as the “Security.”
TO HAVE AND TO HOLD the Security, together with acquittances, to the Trustee, its successors and assigns forever;
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Exhibit D
TO SECURE to the City the payment of the sums, and the performance of the covenants and agreements of the Trustor evidenced by (i) that certain Affordable Housing Resale Restrictions, Equity Sharing and Regulatory Agreement executed by and between Trustor and City, dated as of the date hereof and recorded substantially concurrently herewith (the “Affordable Housing Resale Restrictions”), and (ii) that certain City Promissory Note (the “Note”) dated as of the date hereof and executed by Trustor for the benefit of City, pursuant to which Trustor is obligated to pay to City a City Equity Share, and all extensions, modifications, or renewals of the Note and the Affordable Housing Resale Restrictions. The Note and the Affordable Housing Resale Restrictions are incorporated herein by this reference; and TO SECURE the payment of all other sums, with interest thereon, advanced in accordance herewith to protect the security of this Deed of Trust and the performance of the covenants and agreements of Trustor herein contained.
NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, it is agreed as follows:
1. Trustor’s Estate. Trustor represents and warrants that Trustor is lawfully seized of the estate hereby conveyed, has the right to grant and convey the Security, and that other than this Deed of Trust, the Security is encumbered only by: (1) that certain deed of trust executed by Trustor and recorded against the Property substantially concurrently herewith to secure repayment of a loan made by ___________________ (the “First Mortgage Lender”) to assist Trustor in the purchase of the Property and evidenced by a promissory note executed by Trustor in favor of the First Mortgage Lender in the original principal amount of [Dollars] ($ ____ )(the “First Mortgage Note”), and (2) the Affordable Housing Resale Restrictions. Trustor agrees to warrant and defend generally the title to the Security against all claims and demands, subject to any declarations, easements or restrictions listed in a schedule of exceptions to coverage in any title insurance policy insuring the City’s interest in the Security, and Trustor shall pay all costs and expenses, including cost of evidence of title and attorneys’ fees in a reasonable sum, in any such action or proceeding in which City or Trustee may appear, and in any suit brought by City to foreclose this Deed of Trust. As used in this Deed of Trust, the term “First Mortgage Lender” shall include all successors and assigns of the First Mortgage Lender with respect to the First Mortgage Note.
2. Note and Affordable Housing Resale Restrictions. Trustor will promptly pay when due all sums payable pursuant to the Note and shall perform all of Trustor’s covenants and obligations under the Note, the Affordable Housing Resale Restrictions, and this Deed of Trust.
3. Charges and Liens. Trustor will promptly pay when due, the interest, principal, and all other charges accruing under any deed of trust, mortgage, or other instrument encumbering the Property, and will pay when due directly to the payee thereof all taxes, assessments and other charges, fines and impositions affecting the Property. Upon request by the City, Trustor will promptly furnish to the City copies of all notices of amounts due described in this Section and evidence of payment of such amounts. Trustor shall pay when due each obligation secured by or reducible to a lien, charge or encumbrance which now does or later may encumber or appear to encumber all or part of the Property or any interest therein, whether or not such lien, charge or encumbrance is or would be senior or subordinate to this Deed of Trust; provided however, Trustor will not be required to discharge the lien of the deed of trust securing the First Mortgage Note (the “First Mortgage Deed of Trust”), and Trustor will not be required to pay any tax, charge, lien or City Council 19 – 64 6/3/2025
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CITY COUNCIL DRAFT
Exhibit D
assessment described in this Section so long as Trustor is actively contesting its validity in good faith and by appropriate legal proceedings that will operate to prevent the enforcement of the lien or forfeiture of the Property or any part thereof. Trustor shall post security for the payment of such contested claims as may be requested by the City.
4. Protection of Security. If Trustor fails to perform any of the covenants and agreements set forth in this Deed of Trust, or if any action or proceeding is commenced that materially affects City’s interest in the Property, including, but not limited to, default under any senior lienholder document, eminent domain, insolvency, code enforcement, arrangements or proceedings involving a bankrupt or decedent, foreclosure of any mortgage secured by the Property or sale of the Property under a power of sale of any instrument secured by the Property, City, at its option, without releasing Trustor from any obligation hereunder, may upon notice to Trustor, make such appearance, disburse such sums and take such action as is necessary to protect City’s interest, including, but not limited to, the purchase of insurance, disbursement of reasonable attorneys’ fees and entry upon the Property to make repairs. Any amounts disbursed by City pursuant to this Section, with interest thereon, shall become additional indebtedness of Trustor secured by this Deed of Trust. Unless Trustor and City agree to other terms of payment, such amounts shall be payable upon notice from City to Trustor requesting payment thereof, and shall bear interest from the date of disbursement at the highest rate permissible under applicable law.
Nothing contained in this Section shall require City to incur any expense or take any action hereunder.
5. Inspection. The City may make, or cause to be made, reasonable entries upon the Property and inspections of the Security; provided that the City will give Trustor reasonable notice of inspection.
6. Title Insurance. At Trustor’s expense, Trustor shall purchase a CLTA lender’s policy of title insurance for the benefit of City, insuring this Deed of Trust as a secondary lien on the Property, with no delinquent taxes or assessment liens appearing as exceptions to title.
7. Hazard Insurance. Trustor shall keep the Property insured by a standard all-risk property insurance policy with endorsements for vandalism, malicious mischief, and special extended perils, in the full replacement value of the improvements, and with endorsements for increases in costs due to changes in code and inflation, with loss payable to City and any superior trust deed holder, as their interests may appear, and any other insurance required by the City.
The insurance carrier providing such insurance shall be licensed to do business in the State of California and may be chosen by Trustor, subject to approval by City. All insurance policies and renewals thereof shall be in a form acceptable to the City, and shall include a standard mortgagee clause with standard lender's endorsement in favor of the holder of any senior lien and the City as their interests may appear and in a form acceptable to the City. Trustor shall provide City with copies of all policies and renewals thereof, certificates of insurance, all renewal notices and all receipts of paid premiums. In the event of loss, Trustor shall give prompt notice to the insurance carrier and the City or its designated agent. The City, or its designated agent, may make proof of loss if not made promptly by Trustor. The policies shall include an endorsement providing that City shall receive thirty (30) days’ advance written notice of the cancellation, expiration or City Council 19 – 65 6/3/2025
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CITY COUNCIL DRAFT
Exhibit D
termination or any material change in the coverage afforded by any of the insurance policies required under this Section.
If the Property is acquired by the City, all right, title and interest of Trustor in and to any insurance policy and in and to the proceeds thereof resulting from damage to the Property prior to the sale or acquisition will pass to the City to the extent of the sums secured by this Deed of Trust immediately prior to such sale or acquisition, subject to the rights of the holder of any senior lien.
Renewal policies and any replacement policies, together with premium receipts satisfactory to the City, shall be delivered to the City at least thirty (30) days prior to the expiration of existing policies. Neither Trustee nor the City shall by reason of accepting, rejecting, approving or obtaining insurance incur any liability for the existence, nonexistence, form or legal sufficiency of such insurance, or solvency of any insurer for payment of losses. The application of proceeds pursuant to this Section shall not cure or waive any default or notice of default hereunder or invalidate any act done pursuant to such notice.
8. Awards and Damages. Subject to the rights of senior lienholders, all judgments, awards of damages, settlements and compensation made in connection with or in lieu of (a) taking of all or any part of or any interest in the Property by or under assertion of the power of eminent domain, (b) any damage to or destruction of the Property or any part thereof by insured casualty, and (c) any other injury or damage to all or any part of the Property, are hereby assigned to and shall be applied to the restoration or repair of the Property (if applicable) or paid to the City. The City is authorized and empowered (but not required) to collect and receive any such sums and is authorized to apply them in whole or in part upon any indebtedness or obligation secured hereby, in such order and manner as the City shall determine at its option. The City shall be entitled to settle and adjust all claims under insurance policies provided under this Deed of Trust and may deduct and retain from the proceeds of such insurance the amount of all expenses incurred by it in connection with any such settlement or adjustment. All or any part of the amounts so collected and recovered by the City may be released to Trustor upon such conditions as the City may impose for its disposition. Application of all or any part of the amounts collected and received by the City or the release thereof shall not cure or waive any default under this Deed of Trust. If the Property is abandoned by Trustor, or if, after notice by City or its designated agent to Trustor that the condemnor or insurer offers to make an award or settle a claim for damages, Trustor fails to respond to City within thirty (30) days after the date such notice is mailed, City or its designated agent is authorized to collect and apply the proceeds, at City’s option, either to restoration or repair of the Property or to the sums secured by this Deed of Trust
9. Maintenance. Trustor shall maintain the Property and all structures and landscaping thereon in good condition and repair. Trustor agrees to complete installation of landscaping as approved by the City, and to diligently maintain and care for installed landscaping, using generally accepted methods of cultivation and watering. Trustor shall not remove or demolish any building located on the Property, and agrees to complete or restore promptly and in good and workmanlike manner any building which may be constructed, damaged or destroyed thereon, and to pay when due all claims for labor performed and materials furnished therefor, and to comply with all laws affecting the Property or requiring any alterations or improvements to be made thereon. Trustor shall not commit or permit waste thereof, and shall not commit or permit any act upon the Property in violation of applicable laws. Trustor will comply with all applicable City Council 19 – 66 6/3/2025
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CITY COUNCIL DRAFT
Exhibit D
laws, ordinances and governmental regulations affecting the Property or requiring any alteration or improvement thereof, and will not suffer or permit any violations of any such law, ordinance or governmental regulation, nor of any covenant, condition or restriction affecting the Property. If there arises a condition in contravention of this Section, and if the Trustor has not cured such condition within thirty (30) days after receiving a notice from City of such a condition, then in addition to any other rights available to City, City shall have the right (but not the obligation) to perform all acts necessary to cure such condition, and to establish or enforce a lien or other encumbrance against the Property to recover its cost of cure.
10. Occupancy. Trustor shall occupy the Property as Trustor’s primary residence, and the Property shall be used as the primary residence of Trustor and Trustor’s household and for no other purpose. The Property shall not be leased or rented by Trustor to any person or entity other than as expressly permitted by the Affordable Housing Resale Restrictions or consented to by City in writing. The City shall have the right to monitor whether the Property is owner-occupied by requesting that Trustor provide City with a written certification under penalty of perjury that the Property is owner-occupied, accompanied by supporting documentation reasonably satisfactory to the City.
11. Transfer. Trustor shall not allow any Further Encumbrance or Transfer of the Property (as such terms are defined in the Affordable Housing Resale Restrictions) any without complying with all requirements of the Affordable Housing Resale Restrictions.
12. Assignment of Rents. Trustor hereby irrevocably, absolutely, presently and unconditionally assigns to City the rents, issues, revenue and profits of the Property. This is an absolute assignment and not an assignment for security only. Subject to the limitations on lease or rental of the Property as set forth herein and in the Affordable Housing Resale Restrictions, City hereby confers upon Trustor a license to collect and retain such rents, issues, revenue and profits, as they become due and payable prior to any Default hereunder. Upon the occurrence of any such Default, City may terminate such license without notice to or demand upon Trustor and without regard to the adequacy of any security for the indebtedness hereby secured, and may either in person, by agent, or by a receiver to be appointed by a court, enter upon and take possession of the Property or any part thereof, and sue for or otherwise collect such rents, issues, and profits, including those past due and unpaid, and apply the same, less costs and expenses of operation and collection, including reasonable attorneys’ fees, to any indebtedness secured hereby, and in such order as City may determine. City’s right to the rents, issues, revenue and profits of the Property does not depend upon whether or not City takes possession of the Property. The entering upon and taking possession of the Property, the collection of such rents, issues, revenue and profits, and the application thereof as aforesaid, shall not cure or waive any default or notice of default hereunder or invalidate any act done pursuant to such notice. If a Default occurs while City is in possession of all or part of the Property and/or is collecting and applying rents as permitted under this Deed of Trust, City, Trustee and any receiver shall nevertheless be entitled to exercise and invoke every right and remedy afforded any of them under this Deed of Trust and at law or in equity, including the right to exercise the power of sale granted hereunder. Regardless of whether or not City, in person or by agent, takes actual possession of the Property, City shall not be deemed to be a “mortgagee in possession,” shall not be responsible for performing any obligation of the lessor under any lease, shall not be liable in any manner for the Property, or the use, occupancy, enjoyment City Council 19 – 67 6/3/2025
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CITY COUNCIL DRAFT
Exhibit D
or operation of any part of it , and unless due solely to the willful misconduct or gross negligence of City, shall not be responsible for any dangerous or defective condition of the Property or any negligence in the management, repair or control of the Property.
13. Default. An event of default (“Default”) shall arise hereunder upon the occurrence of any one or more of the following and the expiration of any applicable cure period:
a. Trustor fails to occupy the Property as Trustor’s principal residence; b. The sale, conveyance, encumbrance, refinance, assignment, or other transfer of the Property including without limitation, the lease or rental of the Property in violation of the Affordable Housing Resale Restrictions;
c. An event of default arises under the Note or the Affordable Housing Resale Restrictions, and such default remains uncured following the expiration of any applicable cure period;
d. Trustor fails to pay when due any sum payable pursuant to the Note, the Affordable Housing Resale Restrictions or this Deed of Trust; e. The Property is refinanced or encumbered in violation of the Affordable Housing Resale Restrictions or this Deed of Trust;
f. Trustor fails to maintain insurance on the Property as required by the Affordable Housing Resale Restrictions and this Deed of Trust, g. Subject to Trustor’s right to contest the following charges, Trustor fails to pay prior to delinquency taxes or assessments due on the Property or fails to pay when due any other charge that may result in a lien on the Property, and Trustor fails to cure such default within twenty (20) days of date of delinquency, but in all events prior to the time that the holder of such lien has the right to pursue foreclosure thereon;
h. Trustor declares bankruptcy or makes an assignment of assets for the benefit of creditors, or an order for relief is entered under federal bankruptcy laws as to Trustor, or Trustor is adjudicated as insolvent or bankrupt pursuant to the provisions of any state or federal insolvency or bankruptcy, or Trustor consents to, acquiesces in, or attempts to secure the appointment of, any receiver for all or any substantial part of the Property; i. The occurrence of an event of default under any loan secured by the Property and the continuance of such default beyond the expiration of all applicable cure periods such that the holder of such loan has the right to accelerate such loan. j. Trustor fails to observe or perform any other covenant, condition, or agreement to be observed or performed by Trustor pursuant to the Note, the Affordable Housing Resale Restrictions or this Deed of Trust.
City Council 19 – 68 6/3/2025
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CITY COUNCIL DRAFT
Exhibit D
14. Remedies. Upon the occurrence of a Default, the giving of notice thereof and the expiration of any applicable cure period, City may, at its option, exercise any one or more of the following remedies:
a. Declare all of the sums payable under the Note to be immediately due and payable without further demand.
b. Pursue the exercise of the power of sale provided under this Deed of Trust. c. Either in person or by agent, with or without bringing any action or proceeding, or by a receiver appointed by a court, enter upon, take possession thereof (or any part thereof) and of any of the Security, in its own name or in the name of Trustee, and do any acts which it deems necessary or desirable to preserve the value or marketability of the Property, or part thereof or interest therein, increase the income therefrom, or protect the security thereof. The entering upon and taking possession of the Security shall not cure or waive any breach hereunder or invalidate any act done in response to such breach and, notwithstanding the continuance in possession of the Security, the City shall be entitled to exercise every right and remedy provided under the Note, this Deed of Trust, or the Affordable Housing Resale Restrictions, or by law upon occurrence of any uncured breach.
d. Commence an action to foreclose this Deed of Trust as a mortgage, appoint a receiver, or specifically enforce any of the covenants hereof. e. Exercise any option to purchase the Property, as authorized pursuant to the Affordable Housing Resale Restrictions.
f. Exercise all other rights and remedies provided herein, in the instruments by which the Trustor acquires title to any Security, or in any other document or agreement now or hereafter evidencing, creating or securing all or any portion of the obligations secured hereby. g. Exercise any other remedy provided by law or in equity.
15. Acceleration and Sale.
a. Notice of Default. Upon Trustor’s breach of any covenant or agreement of Trustor under the Note, the Affordable Housing Resale Restrictions or this Deed of Trust, City shall mail notice to Trustor as provided in Section 24 hereof specifying: (i) the nature of the breach; (ii) the action required to cure such breach; (iii) a date no less than thirty (30) days from the date the notice is mailed to Trustor by which such breach must be cured or such shorter cure period as may be provided in the Note, the Affordable Housing Resale Restrictions or this Deed of Trust; and (iv) that failure to cure such breach on or before the date specified in the notice may result in acceleration of the Loan and the sale of the Property. The notice shall further inform Trustor of Trustor’s right to reinstate after acceleration and the right to bring a court action to assert the nonexistence of a default or any other defense of Trustor to acceleration and sale. If the breach is not cured on or before the date specified in the notice, City at City’s option declare all of the sums secured by this Deed of Trust to be immediately due and payable without further demand and may invoke the power of sale and/or pursue any other remedy provided herein or available under law.
City Council 19 – 69 6/3/2025
55394.00101\43724951.1
CITY COUNCIL DRAFT
Exhibit D
City shall be entitled to collect from the Trustor, or from the proceeds of the sale of the Property, all reasonable costs and expenses incurred in pursuing the remedies provided hereunder, including, but not limited to, reasonable attorneys’ fees.
If a non-monetary default is not reasonably capable of being cured within thirty (30) days, the City, in its sole and absolute discretion, may grant the Trustor or the First Mortgage Lender such additional time as is reasonably necessary to cure the default provided that the Trustor or the First Mortgage Lender (i) initiates corrective action within said period, and (ii) diligently, continually, and in good faith works to effect a cure as soon as possible.
Notwithstanding the cure periods established in this Section, in no event shall the City be precluded from sooner exercising any remedies if its security becomes or is about to become materially jeopardized by any failure to cure a default or the default is not cured within ninety (90) days after the first notice of default or delinquency is given. b. Trustor’s Right to Reinstate. Notwithstanding City’s acceleration of the sums secured by this Deed of Trust, Trustor will have the right to have any proceedings begun by City to enforce this Deed of Trust discontinued at any time prior to five (5) days before sale of the Property pursuant to the power of sale contained in this Deed of Trust or at any time prior to entry of the judgment enforcing this Deed of Trust if: (a) Trustor pays City all sums which would be then due under this Deed of Trust and the Note had no acceleration occurred; (b) Trustor pays all reasonable expenses incurred by City and Trustee in enforcing the covenants and agreements of Trustor contained in this Deed of Trust, including, but not limited to, reasonable attorneys’ fees; Trustor cures all breaches of any other covenants or agreements of Trustor set forth in the Affordable Housing Resale Restrictions and this Deed of Trust; and (d) Trustor takes such action as City may reasonably require to assure that the lien of this Deed of Trust, City’s interest in the Property and Trustor’s obligation to pay the sums and perform the obligations secured by this Deed of Trust shall continue unimpaired. Upon such payment and cure by Trustor, this Deed of Trust and the obligations secured hereby will remain in full force and effect as if no acceleration had occurred.
c. Sale. After delivery to Trustee of a Notice of Default and Demand for Sale and after the expiration of such time and the giving of such notice of default and sale as may then be required by law, and without demand on Trustor, Trustee shall sell the Property at the time and place of sale fixed by it in said notice of sale, at public auction to the highest bidder for cash in lawful money of the United States of America, payable at time of sale. Trustee may postpone sale of all or any portion of the Property by public announcement at such time and place of sale and from time to time thereafter may postpone such sale by public announcement at the time and place fixed by the preceding postponement. Any person, including Trustor, Trustee or the City, may purchase at such sale. Upon such sale by Trustee it shall deliver to such purchaser its deed conveying the Property so sold, but without any covenant or warranty expressed or implied. The recitals in such deed of any matters or facts shall be conclusive proof of their truthfulness. Upon sale by Trustee and after deducting all costs, expenses and fees of Trustee, Trustee shall apply the proceeds of sale to the payment of the indebtedness hereby secured, including without limitation the indebtedness evidenced by the Note, any advances made or costs or expenses paid or incurred by City under this Deed of Trust, any indebtedness evidenced by any other instrument hereby City Council 19 – 70 6/3/2025
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CITY COUNCIL DRAFT
Exhibit D
secured, and all other sums then secured hereby, including without limitation, interest as provided in the Note and the Affordable Housing Resale Restrictions, in such order as the City shall direct; and then the remainder, if any, shall be paid to the person or persons legally entitled thereto.
16. Remedies Cumulative; No Waiver. No exercise of any right or remedy by the City or Trustee hereunder shall constitute a waiver of any other right or remedy herein contained or provided by law, and no delay or forbearance by the City or Trustee in exercising any such right or remedy hereunder shall operate as a waiver thereof or preclude the exercise thereof in any continued or subsequent default hereunder. All remedies provided in this Deed of Trust are distinct and cumulative to any other right or remedy under this Deed of Trust or any other document, or afforded by law or equity, and may be exercised concurrently, independently or successively. No sale of the Property, forbearance on the part of City, or extension of the time for payment of the indebtedness hereby secured shall operate to release, discharge, waive, modify, change or affect the liability of Trustor either in whole or in part.
17. Indemnity. Trustor agrees to defend, indemnify, and hold the Santa Ana, and its elected and appointed officers, officials, employees, and agents harmless from all losses, damages, liabilities, claims, actions, judgments, costs, and reasonable attorneys’ fees that they may incur as a direct or indirect consequence of: (i) Trustor’s failure to perform any obligations as and when required by the Note, the Affordable Housing Resale Restrictions, or this Deed of Trust; or (ii) the failure at any time of any of Trustor’s representations or warranties herein or in the Affordable Housing Resale Restrictions or the Note to be true and correct.
18. Due on Transfer of the Property. If the Trustor sells, conveys, assigns, transfers, alienates, or otherwise disposes of its interest in the Property, either voluntarily or involuntarily or by operation of law, in part or in full, in violation of the Affordable Housing Resale Restrictions, the City may, at its option, require immediate payment in full of all sums due under the Note.
19. Reconveyance. Upon payment of all sums and satisfaction of all obligations secured by this Deed of Trust, including without limitation, payment of the City Equity Share as defined in the Affordable Housing Resale Restrictions, and upon the expiration or termination of the Affordable Housing Resale Restrictions, the City will provide a written request to the Trustee to reconvey the Security and will surrender this Deed of Trust and the Note to Trustee. The Trustee shall reconvey the Security without warranty and without charge to the person or persons legally entitled thereto. Such person or persons shall pay all costs of recordation, if any. The recitals in the reconveyance of any matters or facts shall be conclusive proof of the truthfulness thereof.
20. Trustee Substitution. The City, at its option and without prior notice, may from time to time, by written instrument, remove the Trustee and appoint a successor trustee pursuant to a written instrument executed by City and duly acknowledged and recorded in the Official Records of Orange. Such instrument shall be conclusive proof of proper substitution of such successor Trustee or Trustees, who shall, without conveyance from the predecessor Trustee, succeed to all the title, estate, power and duties conferred upon the Trustee herein and by applicable law. Such instrument shall set forth the name of the Trustor, the original Trustee and the Beneficiary hereunder, the book and page where this Deed of Trust is recorded, and the name and address of the new Trustee.
City Council 19 – 71 6/3/2025
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CITY COUNCIL DRAFT
Exhibit D
21. City’s Rights to Release. Without affecting the liability of any person for payment of any indebtedness hereby secured (other than any person released pursuant hereto), including without limitation any one or more endorsers or guarantors, and without affecting the lien hereof upon any of the Property not released pursuant hereto, at any time and from time to time without notice: (a) City may in its sole discretion: (i) release any person now or hereafter liable for payment of any or all such indebtedness, (ii) extend the time for or agree to alter the terms of payment of any or all of such indebtedness, and (iii) release or accept additional security for such indebtedness, or subordinate the lien or charge hereof; and (b) Trustee, acting pursuant to the written request of the City, may reconvey all or any part of the Property, consent to the making of any map or plot of the Land, join in granting any easement thereon, or join in any extension agreement of any agreement subordinating the lien or charge hereof.
22. Subordination. Absent the prior written consent of City, this Deed of Trust shall not be subordinated to any other deed of trust or encumbrance on the Property, except a First Lien, as allowed by the Affordable Housing Resale Restrictions.
23. Request for Notice. City requests that copies of any notice of default and notice of sale affecting the Property be sent to City at its address set forth herein. City shall record a Request for Notice of Default and Sale.
24. Notices. All notices, requests, demands, reports or other communications regarding this Deed of Trust shall be in writing and delivered: (i) personally; or (ii) by independent, reputable, overnight commercial courier; or (iii) by deposit in the United States mail, postage and fees fully prepaid, registered or certified mail, with return receipt requested, and addressed as follows, or to such other address as specified in written notice delivered to the parties pursuant to this Section:
To Trustor: At the Property address.
To City: City of Santa Ana
20 Civic Center Plaza (M-30)
Santa Ana, CA 92702
Attn: City Clerk
Any notice that is personally delivered (including by means of professional messenger service, courier service such as United Parcel Service or Federal Express, or by U.S. Postal Service), shall be deemed received on the documented date of delivery thereof.
25. Successors Bound. The terms of this Deed of Trust shall be binding upon the Trustor and the Trustor’s heirs, legatees, devisees, administrators, executors, successors and assigns.
26. Attorneys’ Fees and Costs. If any legal action is filed to enforce or interpret this Deed of Trust, or the interpretation or enforcement thereof, the prevailing party shall be entitled to an award of its reasonable attorneys’ fees, costs and expenses incurred therein.
City Council 19 – 72 6/3/2025
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Exhibit D
27. No Waiver. Any waiver of any term or provision of this Deed of Trust must be in writing. No waiver shall be implied from any delay or failure by City to take action on any breach or default hereunder or to pursue any remedy allowed under this Deed of Trust or applicable law.
No failure or delay by City at any time to require strict performance of any provision of this Deed of Trust or to exercise any election contained herein or any right, power or remedy hereunder shall be construed as a waiver of any other provision or any succeeding breach of the same or any other provision hereof or a relinquishment for the future of such election.
28. No Third-Party Beneficiaries. This Deed of Trust shall not benefit or be enforceable by any person or entity except the City, the Trustee, and the Trustor and their respective successors and assigns.
29. Entire Agreement. This Deed of Trust, together with the Affordable Housing Resale Restrictions and the Note, sets forth the entire understanding between Trustor and the City with respect to the subject matter hereof. Any previous representations, warranties, agreements, and understandings among the parties regarding the subject matter of the Affordable Housing Resale Restrictions, this Deed of Trust and Note whether written or oral, are superseded by the terms of the Affordable Housing Resale Restrictions, the Note and this Deed of Trust.
30. Amendments. This Deed of Trust shall not be amended except by a written instrument duly executed by Trustor and Beneficiary and recorded in the Official Records of Orange.
31. Severability. If any provision of this Deed of Trust shall be held by a court of competent jurisdiction to be invalid, illegal or unenforceable, the validity, legality and enforceability of the remaining provisions of this Deed of Trust shall not be affected or impaired thereby.
32. Controlling Law and Venue. The terms of this Deed of Trust shall be interpreted under the laws of the State of California without regard to principles of conflicts of law. This Deed of Trust was entered into and is to be performed in the County of Orange, which is the exclusive venue for any action or dispute arising out of this Deed of Trust.
33. Captions and Gender. All captions and headings in this Deed of Trust are for the purposes of reference and convenience and shall be disregarded for all other purposes, including the construction or enforcement of any of provisions thereof. Whenever the context so requires, the masculine gender includes the feminine and/or neuter, and the singular number includes the plural.
34. Joint and Several. The obligations of each signatory to this Deed of Trust shall be joint and several.
35. Time of the Essence. Time is of the essence with regard to all matters contained in this Deed of Trust.
City Council 19 – 73 6/3/2025
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Exhibit D
[SIGNATURES ON FOLLOWING PAGE]
IN WITNESS WHEREOF, Trustor has executed this Deed of Trust as of the date first written above.
TRUSTOR:
By: _________________________
Print Name: ___________________
By: _________________________
Print Name: ____________________
(Signatures must be acknowledged by notary)
City Council 19 – 74 6/3/2025
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Exhibit D
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the
individual who signed the document to which this
certificate is attached, and not the truthfulness,
accuracy, or validity of that document.
State of California County of Orange} ss.
On ____________________, 20___, before me, ___________________, a Notary Public, personally appeared _____________ who proved to me on the basis of satisfactory evidence to be the person/s whose name/s is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity/ies, and that by his/her/their signature/s on the instrument the person/s, or the entity upon behalf of which the person/s acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing is true and correct.
WITNESS my hand and official seal Signature of Notary Public ____________________________________________
City Council 19 – 75 6/3/2025
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CITY COUNCIL DRAFT
Exhibit 1
of Deed of Trust (Legal Description)
EXHIBIT 1 OF DEED OF TRUST
LEGAL DESCRIPTION
City Council 19 – 76 6/3/2025
55394.00101\43724951.1
Exhibit E
EXHIBIT E
INCOME VERIFICATION FORM
Affordable Unit Address: ________________________________________________________________ Head of Household (Print Name):
Current Address (if
different from above):
Telephone Number: Home: Work: Cell:
Email address:
Date of Birth: Social Security # or TIN:
Household Composition
List All Household Members Living in the Affordable Unit Name Sex Age
Dependent
(Y/N)
Social Security #
or Taxpayer ID #
List additional household members on a separate sheet of paper.
City Council 19 – 77 6/3/2025
55394.00101\43724951.1
Exhibit E
INCOME VERIFICATION FORM
Monthly Gross Income *
List All Sources of Income of All Household Members Living in the Affordable Unit Part 1: Earned Income
Head of
Household
Other
Household
Members Total
1. Gross wages, before payroll deductions and
including overtime pay, commissions, fees, tips
and bonuses.
$ $ $
2. Net income from self employment, independent
contractor work or a business.
$ $ $
3. Social security and any payments from annuities,
insurance policies, pension/retirement funds,
disability or death benefits received periodically.
$ $ $
4. Payment in lieu of earnings, such as
unemployment, disability compensation, worker’s
compensation and severance pay.
$ $ $
5. Public assistance, welfare payments $ $ $
6. Alimony, child support, other periodic allowances $ $ $
7. Regular pay, special pay and allowances of
members of the Armed Forces
$ $ $
8. Other $ $ $
Subtotal: Monthly Earned Income $
Total Monthly Earned Income x 12 = $_______________ Total Annual Household Gross Earned Income
INCOME VERIFICATION FORM
Monthly Gross Income *
City Council 19 – 78 6/3/2025
55394.00101\43724951.1
Exhibit E
List All Sources of Income of All Household Members Living in the Affordable Unit Part 2: Investment Income
Head of
Household
Other Adult
Household
Members
Total
Household
Investment
Income
1. Interest paid on Bank and Savings accounts $ $ $
2. Dividends and other payments from stocks and
bonds
$ $ $
3. Income from real property (i.e. rental property) $ $ $
4. Other (describe) $ $ $
Subtotal: Monthly Investment Income: $
Total Monthly Investment Income x 12 = $_______________ Total Annual Household Investment Income *Note: The following items are not considered income: casual or sporadic gifts; amounts specifically for or in reimbursement of medical expenses; lump sum payments such as inheritances, insurance payments, capital gains and settlement for personal or property losses; educational scholarships paid directly to the student or educational institution; special pay to a serviceman head of family away from home and under hostile fire; relocation payments under federal, state or local law; foster child care payments; value of coupon allotments for purpose of food under Food Stamp Act of 1964 which is in excess of amount actually charged the eligible household; payments received pursuant to participation in the following programs: VISTA, Service Learning Programs, and Special Volunteer Programs, SCORE, ACE, Retired Senior Volunteer Program, Foster Grandparent Program, Older American Community Services Program, and National Volunteer Program to Assist Small Business Experience.
City Council 19 – 79 6/3/2025
55394.00101\43724951.1
Exhibit E
INCOME VERIFICATION FORM
Assets **
List the Current Value of All Assets of All Household Members Living in the Affordable Unit If the Asset generates income, that income must be specified In Part 2 above
Head of
Household
Other Adult
Household
Members Total Value of
Value Value Assets
1. Bank and Savings accounts $ $ $
2. Stocks and bonds $ $ $
3. Real property (i.e. rental property) $ $ $
4. Other (describe) $ $ $
Total Asset Value $______________________
**Note: Necessary items, such as furniture and automobiles, used for personal use are excluded from household assets. Collections of items for hobby, investment or business purposes must be included in household assets. If the total value of household assets exceeds $5,000, the calculation of the household’s annual income shall include the greater of the actual amount of income, if any, derived from all of the household assets; or 10% of the total value of the assets.
City Council 19 – 80 6/3/2025
55394.00101\43724951.1
Exhibit E
INCOME VERIFICATION FORM
If the total asset value exceeds $5,000, perform the calculations in the following table. If the total asset value is less than $5,000, the amount of investment income to be included in annual household income is $0.
Calculation of Investment Income to be Included in Annual Household Income
1. Total Annual Household Investment Income $
2. Total Asset Value $ x 10% $
The Greater of #1 or #2 = Investment Income to be Included in Annual Household Income $___________ Calculation of the Household’s Total Annual Income
Total Annual Household Gross Earned Income $
Total Investment Income to be Included in Annual Household Income $ Total Household Income $
Documentation
Attach True Copies of the Relevant Documents Listed Below
Paycheck stubs from three most recent
pay periods Bank/Savings account verification
Employment verification Self-employment verification
Three years Income tax returns for Title
Holders Unemployment verification
Social security verification Welfare verification
Alimony/child support verification Disability income verification Other (Describe)
City Council 19 – 81 6/3/2025
55394.00101\43724951.1
Exhibit E
AFFIDAVIT
This Affidavit is made with the knowledge that it will be relied upon by _____________ and the City of Santa Ana to determine maximum income for eligibility to purchase the Affordable Unit listed above. (I/we) warrant that all information set forth in this document is true, correct and complete and based upon information (I/we) deem reliable and based upon such investigation as (I/we) deemed necessary.
(I/We) acknowledge that (I/we) have been advised that the making of any misrepresentation or misstatement in this affidavit will constitute a material breach of (my/our) purchase agreement and will additionally enable the seller to terminate the purchase contract and sell the Affordable Unit to another party.
(I/We) do hereby swear under penalty of perjury that the foregoing statements are true and correct and that this affidavit has been executed as of the date specified below by each adult member of the household which intends to occupy an Affordable Unit located at ______________________ ,Santa Ana, California.
Signature Date
Printed Name
Executed at __________________________________, Santa Ana, California
Signature Date
Printed Name
Executed at __________________________________, Santa Ana, California City Council 19 – 82 6/3/2025
55394.00101\43724951.1
Exhibit F
EXHIBIT F
CERTIFICATION OF CONTINUED OCCUPANCY
Date:
Owner(s) Name:
Address: Santa Ana, CA
We are the Owners of an Inclusionary Unit that was produced under the requirements of the City of Santa Ana Inclusionary Housing Ordinance. We understand and agree that the Inclusionary Unit must be used as our Primary Residence and for no other purpose.
By this Certification, we declare under penalty of perjury that:
1. We currently occupy the Inclusionary Unit; and
2. We have occupied the Inclusionary Unit for at least ten (10) out of the past twelve (12) months; and
3. We have not used the Inclusionary Unit for any other purpose than as our Primary Residence; and
4. We are not renting or leasing any part of the Inclusionary Unit to another party.
We have attached true and accurate copies of two utility bills or other documentation evidencing our continued occupancy of the Inclusionary Unit.
We acknowledge that any intentional or negligent misrepresentation in this Certification may result in civil liability and/or criminal penalties including, but not limited to, fine or imprisonment, or both, and liability for monetary damages under the provisions of Title 18, United States Code, Section 100.1, et seq.
Signed: _____________________________
Signed: _____________________________
City Council 19 – 83 6/3/2025
55394.00101\43724951.1
Exhibit G
EXHIBIT G
FORM OF NOTICE OF AFFORDABILITY RESTRICTIONS ON TRANSFER OF
PROPERTY
RECORDING REQUESTED BY,
AND WHEN RECORDED MAIL TO:
City of Santa Ana
20 Civic Center Plaza (M-30)
P.O. Box 1988
Santa Ana, California 92702
Attention: City Clerk
Free Recording pursuant to
Government Code 6103 & 27383
NOTICE OF AFFORDABILITY RESTRICTIONS ON
TRANSFER OF PROPERTY
This Notice of Affordability Restrictions on Transfer of Property (or “Notice of Affordability Restrictions”) is executed and recorded pursuant to the Density Bonus Housing Agreement With Declaration of Covenants, Conditions, and Restrictions (the “Density Bonus Agreement”), recorded on or about __________, 202_, in the Official Records of Orange County, against that certain real property generally located at_______________ (APN: ______) in the City of Santa Ana, California (“City”) as legally described in Exhibit 1 hereto (“Property”). The City of Santa Ana, a municipal corporation (“City”), and
____________________________(collectively “Homebuyer”) have entered into that certain Affordable Housing Resale Restrictions, Equity Sharing, and Regulatory Agreement, dated concurrently herewith (“Affordable Housing Resale Restrictions”).
1. The Affordable Housing Resale Restrictions provides for affordability restrictions and restrictions on the transfer of the Property, as more particularly set forth in the Affordable Housing Resale Restrictions. A copy of the Affordable Housing Resale Restrictions is on file with City as a public record and is deemed incorporated herein. Reference is made to the Affordable Housing Resale Restrictions with regard to the complete text of the provisions of such agreement and all defined terms therein, which provides for affordability restrictions and restrictions on the transfer of the Property.
2. The Affordable Housing Resale Restrictions contains restrictions on the sale of the Property and an equity sharing agreement for Homebuyer to pay to the City certain proceeds from the sale of the Property upon the expiration of the Affordability Term for the Property.
City Council 19 – 84 6/3/2025
55394.00101\43724951.1
Exhibit G
2. The Affordable Housing Resale Restrictions contains restrictions on the sale of the Property and an equity sharing agreement for Homebuyer to pay to the City certain proceeds from the sale of the Property upon the expiration of the Affordability Term for the Property. (A) For a period commencing upon the date on which the Property receives a Certificate of Occupancy, which occurred on [DATE], and terminating on the date that is ten (10) years later (the “Affordability Term”), the Property may only be transferred to another eligible, qualified Moderate Income Household, at an Affordable Sales Price; such restrictions are set forth at greater length in the Density Bonus Agreement and the Affordable Housing Resale Restrictions.
(B) Upon expiration of the Affordability Term, the City is entitled to an amount of the proceeds from any Transfer that is equal to the City Equity Share, which is secured by the City Deed of Trust. The City Equity Share is based on the following: (i) an amount equal to the difference between the fair market value of the Affordable Unit at the time of the initial purchase and the Affordable Sales Price (the “Initial Subsidy”), plus (ii) an amount equal to the product of (1) the appreciation of the Affordable Unit, as measured by the increase in the fair market value of the Affordable Unit at the time of the sale to the Homebuyer and the resale of the Affordable Unit, and (2) the percentage that the initial subsidy represented of the fair market value of the Affordable Unit when it was purchased by the Homebuyer (the “Proportionate Share of Appreciation”). The City Deed of Trust will not be released as an interest in the Property or otherwise reconveyed unless and until the City is paid the City Equity Share in accordance with the Affordable Housing Resale Restrictions.
3. Prior to a transfer of the Property, Homebuyer must comply with requirements of the Affordable Housing Resale Restrictions, including but not limited to the following requirements of Section 5:
a. Notice to City. Homebuyer shall send the Notice of Intent to Transfer to City pursuant to Section of the Affordable Housing Resale Restrictions. b. Qualification of Proposed Transferee. During the Affordability Term, the proposed Transferee shall provide City with sufficient information in the form provided by City including without limitation, a certification as to the income and family size of the proposed Transferee, for City to determine if the proposed Transferee is a Moderate Income Household, and the proposed Affordable Sales Price.
c. Certificates from Parties. During the Affordability Term, Homebuyer and proposed Transferee each shall certify in writing, in a form acceptable to City, that the Transfer shall be closed in accordance with, and only with, the terms of the sales contract and other documents submitted to and approved by City and that all consideration delivered by the proposed Transferee to owner has been fully disclosed to City. The written certificate shall also include a provision that in the event a Transfer is made in violation of the terms of this Agreement or false or misleading statements are made in any documents or certificate submitted to City for its approval of the Transfer, City shall have the right to file an action at law or in equity to make the City Council 19 – 85 6/3/2025
55394.00101\43724951.1
Exhibit G
parties terminate and/or rescind the sales contract and/or declare the sale void notwithstanding the fact that the Transfer may have closed and become final as between Homebuyer and Transferee. d. Written Consent of City Required Before Transfer. During the Affordability Term, the purchase sale agreement or other contract for Transfer of the Property, and the Income Verification Form, shall be provided to the City, which shall have at least thirty (30) days to review. The Property, and any interest therein, shall not be conveyed by any Transfer except with the express written consent of City, which consent shall be given only if the Transfer is in accordance with the provisions of this Agreement The Property, and any interest therein, shall not be conveyed by any Transfer except with the express written consent of City, which consent shall be given only if the Transfer is in accordance with the provisions of the Affordable Housing Resale Restrictions.
e. Notice of Prohibited Transfer. Within thirty (30) days after receiving all information required by the Affordable Housing Resale Restrictions, the City shall determine and give notice to Homebuyer as to whether the City consents to the Transfer as a Permitted Transfer, or if the City determines the proposed Transfer is a Prohibited Transfer. Any attempt to Transfer the Property without the City's written approval, or after the City has given notice of a Prohibited Transfer, shall be a Default of this Agreement, and the City may apply to a court of competent jurisdiction for specific performance of this Agreement, for an injunction prohibiting a proposed sale or Transfer in violation of this Agreement, for a declaration that the Prohibited Transfer is void, or for any such other relief as may be appropriate. f. Delivery of Documents. Upon the close of the proposed Transfer, Homebuyer and Transferee, as applicable, shall provide the City with a copy of the final sales contract, settlement statement, escrow instructions, all required certificates, and any other documents City may request.”
8. The Affordable Housing Resale Restrictions and the Density Bonus agreement both remain in full force and effect and are not amended or altered in any manner whatsoever by this Notice of Affordability Restrictions.
10. Capitalized terms shall have the meaning established under the Density Bonus Agreement or the Affordable Housing Resale Restrictions (including all Attachments or Exhibits thereto) excepting only to the extent as otherwise expressly provided under this Notice of Affordability Restrictions.
11. Persons having questions regarding this Notice of Affordability Restrictions, the Affordable Housing Resale Restrictions or the Density Bonus Agreement should contact City to obtain copies.
HOMEBUYER:
By:
By:_________________________________
City Council 19 – 86 6/3/2025
55394.00101\43724951.1
Exhibit G
(Signatures must be acknowledged by notary)
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the
individual who signed the document to which this
certificate is attached, and not the truthfulness,
accuracy, or validity of that document.
State of California County of Orange} ss.
On ____________________, 20___, before me, ___________________, a Notary Public, personally appeared _____________ who proved to me on the basis of satisfactory evidence to be the person/s whose name/s is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity/ies, and that by his/her/their signature/s on the instrument the person/s, or the entity upon behalf of which the person/s acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing is true and correct.
WITNESS my hand and official seal Signature of Notary Public ____________________________________________
City Council 19 – 87 6/3/2025
55394.00101\43724951.1
Exhibit 1
to Notice of Affordability Restrictions (Legal Description) EXHIBIT 1 TO NOTICE OF AFFORDABILITY RESTRICTIONS
LEGAL DESCRIPTION
City Council 19 – 88 6/3/2025
55394.00101\43724951.1
Exhibit H
Exhibit H
FORM OF REQUEST FOR NOTICE OF DEFAULT
RECORDING REQUESTED BY,
AND WHEN RECORDED MAIL TO:
City of Santa Ana
20 Civic Center Plaza (M-30)
P.O. Box 1988
Santa Ana, California 92702
Attention: City Clerk
Free Recording pursuant to
Government Code 6103 & 27383
REQUEST FOR NOTICE UNDER CIVIL CODE SECTION 2924B
In accordance with California Civil Code Section 2924b request is hereby made that a copy of any Notice of Default and a copy of any Notice of Sale under the Deeds of Trust recorded as Instrument Nos. , , and on _______ in the Official Records of County of Orange, California, and
describing land therein as:
[See Exhibit 1 attached hereto]
executed by ______________________________________, as Trustor/Borrower, in which the City of Santa Ana is named as Beneficiary and Trustee, be mailed to:
City of Santa Ana, 20 Civic Center Plaza (M-30) P.O. Box 1988, Santa Ana, CA 92702, Attention:
City Clerk.
[Signature on next page]
City Council 19 – 89 6/3/2025
55394.00101\43724951.1
Exhibit H
ATTEST: CITY OF SANTA ANA
Jennifer Hall Alvaro Nuñez
City Clerk City Manager
APPROVED AS TO FORM:
By: [NAME]
City Attorney
City Council 19 – 90 6/3/2025
EXHIBIT 1 TO REQUEST FOR DEFAULT
LEGAL DESCRIPTION
City Council 19 – 91 6/3/2025
Exhibit I
AFFORDABLE SALES PRICE
Income criteria used to determine affordable sales price and affordable housing cost are based on standards imposed by the Ordinance and California Health and Safety Code Sections 50093 and 50052.5.
Certain assumptions are used in calculating both the Affordable housing cost and the Affordable Sales Price for the Affordable Units in this Project.
Affordable housing costs include reasonable costs associated with owning a housing unit. These include:
Principal and interest payments for the Affordable Unit with a 10% down payment Private mortgage insurance (if applicable)
Property taxes and assessments
Homeowner’s insurance
A reasonable allowance for utilities
A reasonable allowance for unit maintenance; and
Homeowners maintenance association dues (HOA)
The maximum Affordable Sales Price for an Affordable Unit is the total sales prices a typical Moderate Income Household (up to 120% of median income), adjusted for the household size appropriate for the unit size, can afford to pay for housing. Accordingly, the Affordable Sales Price for the Affordable Units in this Project will be as set forth below unless the Household income of the Moderate Income Household exceeds 110% of Area Median Income adjusted for household size, in which case the Affordable Sales Price shall be recalculated in accordance with California Health and Safety Code (“HSC”) Section 50052.5 and the actual income of the Homebuyer to calculate the Affordable Sales Price for that Homebuyer. Affordable Sales Price shall be recalculated quarterly and upon annual release of AMI for Orange County by HCD, in accordance with HSC Section 50052.5. Further, the calculation of the Affordable Sales Price will be based on actual unrestricted rate price estimates, the percentage of income allocated to housing pursuant to Health and Safety Code § 50052.5, actual homeowner’s association dues, utility costs (based on similar projects) and a commercially reasonable interest rate at the time the Homebuyer enters into a Residential Purchase Agreement with Developer, or its successor in interest. In the event that the actual interest rate available for the Supportable Mortgage is less than the interest rate set forth herein, Developer may elect to recalculate Affordable Sales Price based on actual interest rate.
The sale price below is based on a target income level established by Health and Safety Code Section 50052.5, not the income of the actual Homebuyer, except in the case of Homebuyers whose income exceeds 110% of area median income. The household size adjustment that is used in determining the income limit for the purpose of setting the maximum Affordable Sales Price is based on the number of bedrooms in the unit, not the size of the specific Homebuyer’s household.
These criteria are based on the California Health and Safety Code and allow the Affordable Sales City Council 19 – 92 6/3/2025
Price to be set in advance of identifying a specific buyer. The Affordable Sales Price for each Affordable Unit is determined by using three-bedroom unit and presumed household size of four and by using four-bedroom unit and presumed household size of five.
City Council 19 – 93 6/3/2025
5. VESTING TENTATIVE TRACT MAP NO. 2025-02 AND DENSITY BONUS AGREEMENT NO. 2025-02 FOR THE PROPERTY LOCATED AT 125 AND 205
SOUTH HARBOR BOULEVARD LOCATED WITHIN THE HARBOR MIXED-USED TRANSIT CORRIDOR SPECIFIC PLAN (SP2) ZONING DISTRICT.
Project Applicant: Kim Prijatel with City Ventures Homebuilding, LLC. (Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner) Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 2025-02 (County Map No. 19329) and Density Bonus Agreement No. 2025-02 to allow the construction of a 36 unit, three-story residential townhouse development.
The development will include four units affordable to moderate-income households earning 80-120 percent of the area median income. The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41-1600 through 41-1607.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA), the project is within the scope of the 2014 Harbor Boulevard Mixed-Use Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013-061027).
Furthermore, in accordance with CEQA, the recommended action is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 2024-80, will be filed for this project.
RESOLUTION NO. 2025-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025-02 (COUNTY MAP NO. 19329) AS CONDITIONED TO ALLOW A THIRTY-SIX UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144-311-15 AND 144-311-14) RESOLUTION NO. 2025-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING A CONCESSION AND WAIVERS OR REDUCTIONS OF
DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025-02 TO ALLOW A THIRTY-SIX UNIT SINGLE-FAMILY ATTACHED TOWNHOME DEVELOPMENT FOR THE PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR BOULEVARD (APN: 144-311-15 AND 144-311-14)
Recommended Actions:
1. Adopt a resolution approving Vesting Tentative Tract Map No. 2025-02 (County Map No. 19329) as conditioned; and
2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025-02 as conditioned.
City Council 19 – 94 6/3/2025
City Council 19 – 95 6/3/2025
Planning and Building Agency
Item # 5
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Planning Commission Staff Report
April 28, 2025
Topic: Vesting Tentative Tract Map No. 2025-02 and Density Bonus Agreement No. 2025-02 – Santa Ana 9 Townhomes (125 and 205 S. Harbor Boulevard)
RECOMMENDED ACTIONS
1. Adopt a resolution approving Vesting Tentative Tract Map No. 2025-02 (County Map No. 19329) as conditioned; and
2. Adopt a resolution approving a concession and waivers or reductions in development standards as memorialized in Density Bonus Agreement No. 2025-02 as conditioned.
EXECUTIVE SUMMARY
Kim Prijatel with City Ventures Homebuilding, LLC, representing property owner John Rezvani, Managing Member of 205 S Harbor Plaza, LLC, is requesting approval of a vesting tentative tract map (VTTM) and a concession and waivers or reductions of development standards (“deviations” as referenced in the SAMC) as memorialized in a density bonus agreement (DBA) to allow the construction of a 36 unit, three-story residential townhouse development for the property at 125 and 205 S. Harbor Boulevard. The development will include four (4) units affordable to moderate-income households earning 80-120 percent of the area median income (AMI).
As proposed, the project will utilize one concession and waivers from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code (SAMC) Section 41-1600 through 41-1607. Staff is recommending approval of the applicant’s request due to the project satisfying the intent of the General Plan and Harbor Mixed Use Transit Corridor Specific Plan (SP-2) to promote a pedestrian-oriented environment, and because the project will provide additional affordable and market-rate ownership housing stock to the community.
City Council 19 – 96 6/3/2025
VTTM No. 2025-02 and DBA No. 2025-02 – Santa Ana 9 Townhomes (125 and 205 S. Harbor Blvd.)
April 28, 2025
DISCUSSION
Table 1: Project and Location Information
Item Information
Project Address and Council Ward 125 & 205 S. Harbor Boulevard – Ward 1 Nearest Intersection Harbor Boulevard and First Street
General Plan Designation Urban Neighborhood-50 (UN-50)
Zoning Designation Harbor Mixed Used Transit Corridor Specific Plan (SP-2) – Corridor (CDR) subzone
Surrounding Land Uses
North Commercial (restaurant, retail, personal service, office) East Santa Anita Park
South Residential (multifamily)
West Warehouse, Trade school, Manufacturing
Property Size 1.81 acres (1.44 acres net after right-of-way easements) Existing Site Development Developed with multiple buildings used for auto service/sales Use Permissions Multi-Family Residential (permitted under Harbor Mixed Use Transit Corridor Plan, as part of SB 330 request)
Zoning Code Sections Affected
Uses Article XVI.I (Density Bonus); Corridor subzone within the Harbor Mixed Use Transit Corridor Plan (SP-2);
and Chapter 34 (Subdivisions)
Background and Context
According to City permit records and historical aerial photographs, the subject site was originally utilized for agricultural-related purposes, until it was developed for automobile sales and servicing uses circa 1970. Presently, the site is still used for automobile related uses.
In October 2014, the City Council adopted the Harbor Mixed Use Transit Corridor Specific Plan (SP-2), which replaced the North Harbor Specific Plan and allows for a greater amount of residential, commercial, and mixed-use projects in the Specific Plan area.
Following the concepts and goals of the Specific Plan, in December 2023, the City received a proposal to develop the site with the subject development. After several submittals of the project and working with staff to comply with the provisions of the Harbor Plan, and after engaging with surrounding property owners, the applicant revised the plans to the current proposed development.
The applicant is proposing a “housing development project,” defined by Government Code Section 65589.5(h) as “a use consisting of residential units only, mixed use development consisting of residential and nonresidential uses with at least two-thirds of the square footage designated for residential use, and transitional housing or supportive housing.” As such, the subject development will be subject to the limitations imposed by California Senate Bill 330, the Housing Crisis Act of 2019 or the HCA. More information on the HCA is provided in subsequent sections of this report.
City Council 19 – 97 6/3/2025
VTTM No. 2025-02 and DBA No. 2025-02 – Santa Ana 9 Townhomes (125 and 205 S. Harbor Blvd.)
April 28, 2025
California Senate Bill 330
California Senate Bill (SB) 330 made numerous changes to existing State law and adopted the Housing Crisis Act of 2019 (HCA). The changes proposed by SB 330 became effective on January 1, 2020, establishing a statewide “housing emergency” until January 1, 2025.
One of the provisions of the senate bill amended Government Code Section 65941.1 with the broad goals of facilitating increased production of new residential units, protecting existing units, and providing for an expedited review and approval process for housing development projects through submittal of a “preliminary application.” On January 1, 2022, the HCA was extended until January 1, 2030, with the passage of Senate Bill 8.
Among other changes, SB 330 requires the following for applicable housing development projects:
New, non-objective development standards established after January 1, 2020, cannot be imposed or enforced.
Applicable housing development projects must receive a decision in no more than five (5) public hearings - whether the item is being heard by a Design Review Board, Planning Commission or City Council, and including any appeals (save for those related to a legislative action).
Prohibits any moratorium, project or action that would result in a net downzoning, limit the number of permits to be issued, or otherwise reduce housing or limit overall population.
As a “housing development project,” the application is being submitted pursuant SB 330.
The development is required to comply with the objective zoning code standards applicable to the property, but only to the extent that they facilitate the development at the density allowed, 50 dwelling units per acre (du/ac) per the Urban Neighborhood-50 (UN-50) General Plan land use designation.
Project Description
The project includes the construction of a new residential development consisting of 36 townhouse units and 9,567 square feet of open space (common and private combined).
Additionally, the applicant is proposing to merge the properties at 125 and 205 S. Harbor Boulevard through an administrative lot merger process. The development will consist of four residential buildings that are three-stories in height and will provide onsite bicycle parking. The units will include private balconies, with some offering ground floor patios. The units have been designed with families in mind, offering thirteen four-bedroom units and twenty-three three-bedroom units, and of the three-bedroom units, three are designed as live/work units. Every unit will contain a two-car garage at ground level (tuck-under building City Council 19 – 98 6/3/2025
VTTM No. 2025-02 and DBA No. 2025-02 – Santa Ana 9 Townhomes (125 and 205 S. Harbor Blvd.)
April 28, 2025
design) with residential units above, and the project site will contain ten guest parking spaces, for a total of 82 parking spaces, exceeding the requirements of SP-2. However, to proactively address parking management policies, staff is recommending conditions of approval similar to those for other residential infill projects that would incorporate parking management practices in the Covenants, Conditions, and Restrictions (CC&Rs) that will be recorded against the property.
Of the total units in the development, four units are proposed to be affordable to moderateincome households earning 80-120 percent of the AMI, which is currently set at $154,800, adjusted for a four-person household size, as published by the California Department of Housing and Community Development (HCD). The affordable units will be two (2) threebedroom, three-bath units and two (2) four-bedroom, four-bath units. The proposed affordable units will be 1,352 and 1,610 square feet in size and will contain full kitchens, bedrooms, bathrooms, and open/common (living) areas.
Approximately 7,616 square feet or approximately 12 percent (12%) of the total site area will be open space provided through private exterior ground-level porches/front yards and upper decks distributed throughout the site. The remainder of the open space will be provided as a 1,951-square-foot common open courtyard within the site’s interior. The design and layout of the proposed common open space would function as a passive outdoor area, providing functional amenities to residents (e.g., picnic tables, BBQ, etc.). The open space would feature a shade trellis, hardscaping materials, trees, vines, and shrubs. The proposed landscaping includes, but are not limited to, pink trumpet, purple orchid, tulip, sweet bay, African sumac, southern magnolia, fern pine, Brisbane box, crape myrtle trees, as well as a variety of shrubs. Lastly, each unit will also contain decks/private balconies for the use of each unit’s owners.
The project features a contemporary architectural style similar to many multiple-family or mixed-use residential communities under construction in Santa Ana and the region. The overall design, massing, features, and materials of the new construction will be compatible with the scale of buildings in the area. The contemporary industrial architectural style would include stucco finish, corrugated metal, brick veneer, metal awnings, and high quality architectural detailing (e.g., exterior lighting, entry doors, fenestration, etc.).
Moreover, the residential structures are designed to fully screen all mechanical equipment within the structure, parapet walls, and screened with landscaping. Overall, the project will include a design and solid construction materials that will ensure that the project ages well for the duration of the building’s lifetime.
As part of the current entitlement, the applicant has submitted a vesting tentative tract map application to subdivide the project site into a condominium lot with 36 condominium units, which would allow each unit to be sold for individual ownership. The applicant has prepared the required vesting tentative tract map, which clarifies the proposed subdivision for the proposed condominiums. The project site has been designed to include an area City Council 19 – 99 6/3/2025
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along Figueroa Street held under an easement for road purposes, which will need to be abandoned to be incorporated as part of the project site prior to any permit issuance by the Building Safety Division. Finalization of the vesting tentative tract map is contingent upon resolving the easement status.
Table 2 below details the project’s conformance to the Specific Plan’s development standards.
Table 2: Development Standards
Development Standards (SP2 – Harbor Mixed Use Transit Corridor Specific Plan) Standard (Tuck –Under) Required/Allowed Provided
Density Range Typically 12-18 Units Per Acre 36 Units (20 Units Per Acre) Lot Depth 75 ft. (Minimum) 330 ft.
Lot Width 95-250 ft. 320 ft.
Height (Stories) 2-3 stories 2-3 stories
Common Open Space 15 percent of site (9,409 sq. ft.) 3 percent (1,951 sq. ft.) Private Open Space 90 sq. ft. per unit
(3,240 sq. ft. total)
Min. not provided for Units 1 & 2
7,616 sq. ft.
Frontage Types Front Yard/Porch Front Yard/Porch
Setbacks
Front: 8 ft. max.
Interior Side: 5 ft. min.
Rear: 5 ft. min.
Front: 8.5 ft.
Interior Side: 5.2 ft. and 35 ft.
Rear: 6.25 ft.
Minimum Floor Heights 10 ft. (ground); 9 ft. (upper) 10 ft. ground; 9 ft. upper Parking Spaces
50 occupant (1.5 per unit-residential)
8 guest (0.25 per unit-residential)
3 occupant (1 per unit-live/work)
2 guest (0.5 per unit-live/work)
(63 spaces total)
State Density Bonus Ratio*
50 for 3 bedroom (1.5 per 3 bed units)
33 for 4 bedroom (2.5 per 4 bed units)
(83 total inclusive of handicap/guest)
72 occupant
10 guest
(82 total)
* Pursuant to California Government Code Section 65915
Density Bonus
The California Density Bonus law allows developers proposing five or more residential units to seek increases in base density for providing on-site housing units in exchange for providing affordable units on site. To help make constructing on-site affordable units feasible, the law allows developers to seek up to five incentives/concessions and an unlimited number of waivers or reductions in development standards. The incentives/concessions are generally reductions in site development standards or modification of zoning code requirements or architectural design requirements, and waivers are essentially variances from development standards (a site or construction condition).
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The first version of the Density Bonus Law was adopted in 1979 and has since been amended at various times. In early 2017, the law was amended to restrict the ability of local jurisdictions to require studies to “justify” the density bonus and requested incentives/waivers and places the onus on local jurisdictions to prove that the incentives/concessions or waivers are not financially warranted.
Pursuant to the California Density Bonus law, a project’s affordability level is determined by dividing the number of proposed affordable units by the allowable “base” density (i.e., 50 du/ac). Moreover, the State density bonus law states that units added by a density bonus are excluded from the calculations. The base density for the 1.81-acre site at 50 du/ac is 91 units. However, only 36 units are being proposed, which is well within the allowable base density. Of the total units in the development, four units are proposed to be affordable.
Therefore, the project would have an 11-percent affordability rate. As such, State density bonus law allows the developer to request a maximum density bonus of six percent (6%).
Due to the project’s 11-percent affordability rate, the developer can seek one density bonus incentive/concession and unlimited waivers, pursuant to Section 65915 et al. of the California Government Code (Density Bonuses and Other Incentives). In addition, California Assembly Bill No. 2345, approved September 28, 2020, revised the State Density Bonus Law originally adopted in 1979 to provide additional benefits for projects that include qualifying affordable housing. For this project, the developer is not requesting a state density bonus for additional units but will avail themselves of the incentive/concession and waivers that are required to be provided by State density bonus law for projects with the requisite affordability.
The purpose of the State Density Bonus Law is to encourage the development and availability of affordable housing. Pursuant to California Government Code sections 65915 (d)(1) and 65915 (e)(1), a local jurisdiction is limited in its ability to deny requested incentives, concessions, and waivers. The City has analyzed the project and has identified several areas of potential impacts; however, the conditions of approval proposed for the project are intended to address the project’s potential impacts.
Pursuant to SB 330 and the General Plan Land Use Element, the developer has selected the Harbor Mixed Use Transit Corridor Specific Plan (SP-2) development standards for a tuck-under building type to design the projects. However, pursuant to the Density Bonus Law, the developer is seeking a specific concession and waivers from certain SP-2 standards to facilitate development of the project. Table 3 on the following page outlines the concession and waivers requested by the applicant pursuant to Cal. Gov’t Code Sec. 65915 (e)(1).
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Table 3: Requested Concession and Waivers
Standard Required by SP-2 or the
SAMC
Provided
Parking Location SP-2, Ch. 3, Table 3-7. Off-Street Parking Standards (pg. 3-11) Vehicular Access
(Concession)
From alley/side street, if
present
Access from Harbor Boulevard
instead of Figueroa Street
Building Frontage SP-2, Ch. 3, Frontyard/Porch Frontage Type, 1 (pg. 3-9) Dimensions – Width (Waiver)
12 ft. min. wide symmetrical
entry 4 ft. wide symmetrical entry
Setback SP-2, Ch. 3, Table 3-5. Building Placement (pg. 3-10) Public Street (Waiver) 8 ft. max. 8.5 ft.
Open Space* SP-2, Ch. 3, Table 3-9. Onsite Open Space Requirements (pg. 3- 13)
Common – Area (Waiver) 15% of lot (9,409 sq. ft.) 3% of lot (1,951 sq. ft.) Private – Area (Waiver)
90 sq. ft. per dwelling unit
(3,240 sq. ft. total)
Min. not provided for Units 1 & 2
(7,616 sq. ft. total)
Private – Dimensions
(Waiver)
6’ min. dimension Min. not provided for Units 1, 2, & 11 *Open space based on net useable parcel area
The project provides more than double the amount of private open space required—7,616 sq. ft. provided, compared to the 3,240 sq. ft. total required—demonstrating a strong commitment to creating a high-quality, livable environment. This substantial open space allocation enhances residents' outdoor experience and overall project appeal.
The requested concession and waivers address vehicular site access, minor architectural detailing, building setback, and the site’s open space. The project's site access, porch and building setback dimensions do not meet SP-2 requirements, necessitating deviations from its standards to accommodate the design. Although a reduction in open space is requested, the project benefits from its proximity to Santa Anita Park, located directly east and accessible via a pedestrian gate that the developer will provide along the Figueroa frontage.
This nearby public green space assists with compensating for the reduced on-site open space by providing residents with convenient access to outdoor recreation, thereby enhancing accessibility to recreational areas and supporting community connectivity. While some deviations are requested to meet design and access standards, the project’s generous provision of private open space and its strategic location next to Santa Anita Park collectively enhance the overall community benefits and livability of the development.
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Onsite Parking
To proactively address any neighborhood parking impacts that could result from the project, the conditions of approval for the VTTM and terms of the DBA include provisions requiring the following parking management practices, to be incorporated into the final, recorded CC&Rs, and applicable throughout the life of the project:
Requiring onsite parking permits (such as stickers or hang-tags) for any parking in the surface guest parking spaces;
Policies for maximum time vehicles may be parked in the surface guest spaces; Policies for towing unauthorized vehicles; vehicles parked in unauthorized locations, such as fire lanes; vehicles parking in surface guest parking without a sticker, hangtag, or other identifiers; and vehicles parked longer than any maximum guest parking timeframes allowed; and
Routine garage inspections to ensure garages are available for vehicle parking.
Project Analysis
Pursuant to Section 41-1607 of the SAMC, an application for a density bonus agreement is required to be approved by the Planning Commission for any project containing “deviations” (incentives/concessions and/or waivers). The Planning Commission’s review of the density bonus agreement is based on the following findings:
1. The proposed development will materially assist in accomplishing the goal of providing affordable housing opportunities in economically balanced communities throughout the city.
2. The development will not be inconsistent with the purpose of the underlying zone or applicable designation in the general plan land use element.
3. The deviation is necessary to make it economically feasible for the applicant to utilize a density bonus authorized for the development pursuant to section 41- 1603.
The project does not require a Site Plan Review Application pursuant to Table 3-2 (Permitted Uses) as part of the Harbor Mixed Use Transit Corridor Plan (SP-2). Accordingly, the Planning Commission’s review and determination for this request are limited to the deviations requested in the Density Bonus Agreement application and memorialized in the Density Bonus Agreement only.
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Table 4: Analysis of the Requested Concession (1) and Waivers (5) Standard Analysis
Parking Location (Concession) SP-2, Ch. 3, Table 3-7. Off-Street Parking Standards (pg. 3-11) Vehicular Access
SP-2 requires that vehicular access to off-street parking should be taken from the primary street unless an alley or side street is available. The project proposes vehicular access from Harbor Boulevard rather than Figueroa Street, which would be considered a side street.
Vehicular access is proposed along Harbor Boulevard to address the site's limited frontage on Figueroa Street and enhance overall resident usability.
Relocating the primary access point to Harbor Boulevard ensures more functional, safe, and efficient entry for residents while improving fire protection access. Additionally, a pedestrian connection to Figueroa Street is planned to maintain foot traffic connectivity and accessibility. A redesign could necessitate reconfiguring building layouts, setbacks, and internal circulation pathways, which would result in a reduction in the overall number of market rate and affordable units. A site redesign may also result in a reduction in the overall common and private open space provided, which is already not meeting the required SP-2 standards as discussed in later analysis.
Building Frontage (Waiver) SP-2, Ch. 3, Frontyard/Porch Frontage Type, 1 Dimension – Width
The minimum dimensions for porch type building frontages is 12 feet in width if a symmetrical entry. None of the porches fully meet this requirement as they only provide 4 feet wide symmetrical entries.
Providing wider symmetrical entries would require substantial site revisions, reducing the number of market rate and affordable units and necessitating layout changes due to the site's width, depth, and vehicular circulation requirements.
Moreover, modifying porch widths would be infeasible and would require building reconfiguration, disrupting the efficient floor plan, reducing interior space and bedroom counts, and impacting overall project density.
Setback (Waiver) SP-2, Ch. 3, Table 3-5. Building Placement Public Street
The maximum building to adjacent public street right-of-way setback is eight (8) feet. The project proposes an eight and a half (8.5) foot setback along Harbor Boulevard and 22 foot setback along Figueroa Street.
Meeting the maximum setback requirement will affect the project’s site layout by reducing proposed common and private open space. It will limit the land available for functional outdoor areas such as the private ground floor patios along Harbor Boulevard and the interior common open space courtyard along Figueroa Street.
Modifying these setbacks to meet the eight (8) foot maximum would require significant reconfiguration of the building layout, potentially compromising the functionality of private patios, reducing the common courtyard space, and altering the overall design intent of the project. These larger setbacks have been designed to balance resident privacy and usable open space within the site constraints.
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Standard Analysis
Open Space (Waivers) SP-2, Ch. 3, Table 3-9. Onsite Open Space Requirements Common – Area
The total common open space required for the project site (net) is equal to 15- percent of the lot, or 9,409 sq. ft. Instead, 1,951 sq. ft. of common open space (3-percent) is provided, which is a difference of 7,458 sq. ft. or 12-percent.
Meeting the minimum required open space would eliminate six or more units, affecting project feasibility. To maintain the proposed unit count, the developer would need to modify the building type and construct additional floors, potentially exceeding the maximum allowable height in the Harbor Mixed Use Transit Corridor Plan (SP-2) and increasing development costs. To help alleviate the open space deficiency, the project proposes an average of 212 sq. ft. of private open space per unit, through private balconies/decks, far exceeding the 90 sq. ft. of private open space per unit required by the SP-2.
Although a reduction in open space is requested, the project benefits from its proximity to Santa Anita Park, located directly east and accessible via a pedestrian gate that the developer will provide along the Figueroa frontage. This nearby public green space assists with compensating for the reduced on-site open space by providing residents with convenient access to outdoor recreation, thereby enhancing accessibility to recreational areas and supporting community connectivity. The project’s generous provision of private open space and its strategic location next to Santa Anita Park collectively enhance the overall community benefits and livability of the development.
Private – Area
The minimum required private open space is 90 sq. ft. per dwelling unit. Two (2) of the 36 units do not meet this requirement, while the remaining thirty-four (34) units fulfill the minimum area required through a combination of upper balconies/decks and ground floor yards.
The most direct approach to meeting the minimum private open space requirement would involve extending the balconies of the two non-compliant units by at least three feet toward Harbor Boulevard, a busy and noisy thoroughfare.
This adjustment would not only compromise their livability but also reduce the sense of privacy for residents as balconies would be closer to the street and more exposed to public view. Furthermore, this expansion would diminish the visibility of the corner unit’s live/work space from the street. These changes would also disrupt the cohesive design rhythm and shared building plane with the other nine units along the street, creating an aesthetic imbalance that detracts from the project's overall architectural harmony.
Private –
Dimensions
Private open space minimum dimensions are 6 feet in all directions. Three (3) out of the 36 units (Units 1, 2, & 11) do not meet the minimum six (6) feet in all directions for private area.
Addressing Units 1 and 2 would involve extending their balconies toward Harbor Boulevard, a busy and noisy thoroughfare, while Unit 11 could alternatively expand its ground-floor patio closer to the street. Both solutions, however, would bring private areas nearer to the high-traffic corridor, reducing resident privacy and diminishing the corner unit’s live/work space visibility. These modifications would also disrupt the cohesive design rhythm and shared building plane with the other nine units, creating an aesthetic imbalance that undermines the project’s architectural harmony.
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When analyzed cumulatively, the requested concession and waivers could be avoided if the project were designed on a different site or using a different site plan. If the project were designed with a multi-level parking and/or subterranean parking structure, or if the applicant used different building materials to construct a taller project, additional area on site would become available to reconfigure vehicular access and internal circulation, comply with building setbacks, porch dimensions, and provide the minimum open space requirements.
However, these changes would increase development costs and result in a project that would exceed the maximum permitted building height, resulting in the housing project becoming financially infeasible due to the significantly increased financial implications of an alternative construction type compared to the relatively smaller scale of the project.
Moreover, the changes would result in the loss of the four affordable townhouse units.
Based on the analysis provided within this report, the proposed development will materially assist in accomplishing the goal of providing additional affordable and market-rate ownership housing stock in the city and will consistent with the applicable designation in the General Plan Land Use Element. In addition, the proposed deviations are necessary to make the project economically feasible pursuant to section 41-1603 of the SAMC.
Vesting Tentative Tract Map
Subdivision requests are governed by Chapter 34 and Chapter 41 of the SAMC. Pursuant to Section 66473.5 and 66474 of the California Subdivision Map Act, applications for vesting tentative tract maps are approved when it can be shown that findings can be made in support of the request.
Specifically, findings related to the proposal need to be made that find the project is consistent with the General Plan, the site is physically suitable for the type and density of the proposed project, the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat, the proposed project will not cause serious public health problems, or the proposed project will not conflict with easements necessary for public access through or use of the property must be made. Using this information staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the applicant’s request, staff believes that the following analysis warrants approval of the vesting tentative tract map.
The applicant is seeking approval of a vesting tentative tract map to subdivide for condominium purposes, as the proposed development consists of 36 townhome units.
The request would vest the right to proceed with development in substantial compliance with the ordinances, policies and standards in effect at the time the vesting map is deemed complete. Upon completion of the subdivision, the lots will continue to be utilized for residential use in the form of attached tuck-under unit type structures. In reviewing the City Council 19 – 106 6/3/2025
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project, staff determined that the proposal as conditioned is consistent with the various provisions of the City’s General Plan. As a housing development project, the proposed development site has been found to be consistent with the objective General Plan standards for the property. Moreover, the proposal is consistent with the various provisions of the zoning and subzone designations (SP-2, Corridor), including lot size, density, and parking. Lastly, the applicant has requested waivers for those development standards that require deviations, as previously analyzed.
Additional conditions of approval have been included to bring the site’s landscaping, architectural design, and Covenants, Conditions and Restrictions (CC&Rs) in compliance with all applicable standards of the SAMC and the Harbor Mixed Use Transit Corridor Plan (SP-2). No adverse environmental impacts to fish or wildlife populations were identified as the project site is located in a built-out, urbanized area. The project will also maintain all required easements. Finally, the tentative tract map was found to be consistent with the California Subdivision Map Act and Chapter 34 of the Municipal Code.
The project site offers an opportunity for additional housing and development, transforming an under-utilized parcel currently used for automobile servicing and sales into a more valuable and productive use. These improvements will help to enhance the quality of life in the surrounding community by providing 36 for-sale, market-rate and affordable housing, with four onsite affordable units. The proposed project is part of the Harbor Mixed Used Transit Corridor Specific Plan and has been designed to incorporate significant design features, articulating elevations in order to minimize any visual impacts on surrounding land uses.
General Plan Consistency
Finally, the project has been designed to be compatible with the scale of buildings in the area and will be consistent with several goals and policies of the General Plan as follows:
Goal LU-1: Growing Responsibly – Provide a land use plan that improves quality of life and respects our existing community.
o Policy LU-1.1 Compatible Uses – Foster compatibility between land uses to enhance livability and promote healthy lifestyles.
o Policy LU-1.2 Homeownership Opportunities – Support innovative development policies to expand homeownership opportunities at all income levels.
o Policy LU-1.5 Diverse Housing Types – Incentivize quality infill residential development that provides a diversity of housing types and accommodates all income levels and age groups.
Goal LU-4: Complete Communities – Support a sustainable Santa Ana through improvements to the built environment and a culture of collaboration.
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o Policy LU-4.7 Diverse Communities – Promote mixed-income developments with mixed housing types to create inclusive communities and economically diverse neighborhoods.
Goal HE-2: Housing Supply and Diversity – A diversity of quality housing, affordability levels, and living experiences that accommodate Santa Ana’s residents of all household types, income levels, and age groups to foster an inclusive community.
o Policy HE-2.5 Diverse Housing Types – Facilitate diverse types, prices, and sizes of housing, including single-family homes, apartments, townhomes, duplexes, mixed/multiuse housing, transit-oriented housing, multigenerational housing, accessory dwelling units, and live-work opportunities.
o Policy HE-2.7 Affordable Component – Pursuant to the Affordable Housing Opportunity and Creation Ordinance (AHOCO), require eligible rental and ownership housing projects to include at least 15 percent of the rental housing units as affordable for low-income households; or 10 percent of the rental units affordable to very low-income households; or 5 percent of rental units affordable to lower income households (5 percent to low-income, 3 percent to very low- income, and 2 percent to extremely low-income households); or at least 5 percent of the units in eligible ownership projects affordable to moderate-income households. Implement various strategies using the in-lieu fees generated by AHOCO to provide a wide array of affordable housing options.
Affordable Housing Opportunity and Creation Ordinance
The project exceeds the five percent (5%) affordable housing requirement for the ownership category of the City’s Affordable Housing Opportunity and Creation Ordinance (AHOCO) by providing four (4) onsite units to be affordable to moderate-income (80- 120%) households and significantly enhancing the opportunity for income eligible Santa Ana households to own a home in the City at a lower cost. The units will be dispersed throughout the community. The affordable units will be two (2) three-bedroom, three-bath units and two (2) four-bedroom, four-bath units. The proposed affordable units will be 1,352 and 1,610 square feet in size and will contain full kitchens, bedrooms, bathrooms, and open/common (living) areas. The developer’s Inclusionary Housing Plan has been reviewed and approved by the City’s Housing Division.
Public Notification and Community Outreach
Project notifications were posted, published, and mailed in accordance with City and State regulations. Copies of the public notice, including a 1,000-foot notification radius map, and the site posting are provided in Exhibit 13. In addition, staff contacted the provided contacts for the Riverview West and Santa Anita neighborhood associations to ensure City Council 19 – 108 6/3/2025
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they were aware of the project and public hearing. At the time this report was printed, no issues of concern were raised regarding the proposed development.
The applicant also held two community meetings in conformance to the Sunshine Ordinance notification requirements in place at the time the application was submitted (June 5, 2024). The first meeting was a combined in-person and virtual community meeting on August 8, 2024. This meeting was publicly noticed in the Orange County Reporter, posted on the City’s website, and invitation mailers were sent to all addresses within a 2,000-foot radius of the project site, as well as local community organizations.
The meeting included a presentation on the project as well as a question and answer period to address concerns and collect feedback. Participants asked questions about the meaning of infill development, why the meeting was not held at Russell Elementary School, which is closer to the project site, and inquired about the date of the next Sunshine meeting. However, no issues of concern were raised regarding the proposed development. One person from the community attended the meeting.
On October 1, 2024, the applicant held a second combined in-person and virtual Sunshine Ordinance community meeting. This meeting was also publicly noticed in the Orange County Reporter, posted on the City’s website, and invitation mailers were sent to all addresses within a 2,000-foot radius of the project site, as well as local community organizations. The meeting included a brief presentation and summary on the project, as well as a question and answer session to address concerns and collect feedback. Key topics of discussion included project security, eligibility criteria for affordable units, anticipated market pricing, the sales office, parking arrangements, homeowner association (HOA) dues, trash pickup services, and the developer's other projects in Santa Ana. Three individuals attended the meeting. Materials from both the August 8 and October 1 meetings are posted to the project’s City webpage (Exhibit 12).
ENVIRONMENTAL IMPACT
Pursuant to the requirements of the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) was prepared and certified in 2014 in order to address the potential environmental impacts associated with the Harbor Mixed Use Corridor Specific Plan. A mitigation monitoring and reporting program (MMRP), findings of fact, and a statement of overriding consideration were adopted with the 2014 EIR.
As proposed, the development is not anticipated to have additional environmental impacts not addressed in the 2014 EIR. Furthermore, in accordance with the California Environmental Quality Act (CEQA), the recommended action is exempt from further review under Section 15195 (Residential Infill Exemption), as this project meets all the threshold criteria set forth in Section 15192 (Threshold Requirements for Exemptions).
This exemption applies to projects or sites that:
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1. Meet the threshold criteria set forth in section 15192; provided that with respect to the requirement in section15192(b) regarding community-level environmental review, such review must be certified or adopted within five years of the date that the lead agency deems the application for the project to be complete pursuant to Section 65943 of the Government Code.
2. Meet both of the following size criteria:
A. The site of the project is not more than four acres in total area.
B. The project does not include any single level building that exceeds 100,000 square feet.
3. Meet both of the following requirements regarding location:
A. The project is a residential project on an infill site.
B. The project is within one-half mile of a major transit stop.
4. Meet both of the following requirements regarding number of units:
A. The project does not contain more than 100 residential units.
B. The project promotes higher density infill housing. The lead agency may establish its own criteria for determining whether the project promotes higher density infill housing except in either of the following two circumstances:
1) A project with a density of at least 20 units per acre is conclusively presumed to promote higher density infill housing.
2) A project with a density of at least 10 units per acre and a density greater than the average density of the residential properties within 1,500 feet shall be presumed to promote higher density infill housing unless the preponderance of the evidence demonstrates otherwise.
5. Meets the following requirements regarding availability of affordable housing: The project would result in housing units being made available to moderate, low, or very low income families as set forth in either A or B below:
A. The project meets one of the following criteria, and the project developer provides sufficient legal commitments to the appropriate local agency to ensure the continued availability and use of the housing units as set forth below at monthly housing costs determined pursuant to paragraph (3) of subdivision (h) of Section 65589.5 of the Government Code. 1) At least 10-percent of the housing is sold to families of moderate income, or
2) Not less than 10-percent of the housing is rented to families of low income, or
3) Not less than 5-percent of the housing is rented families of very low income.
B. If the project does not result in housing units being available as set forth in subdivision (A) above, then the project developer has paid or will pay in-lieu fees pursuant to a local ordinance in an amount sufficient to result in the development of an equivalent number of units that would otherwise be required pursuant to subparagraph (A).
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The project site is not more than four acres in area, the project does not include any single level building exceeding 100,000 square feet, and the project is an infill development within one-half mile of a major transit stop. Moreover, the development promotes higher density infill housing, does not contain more than 100 residential units, and results in housing units made available to moderate income families. Based on this analysis, a Notice of Exemption, Environmental Review No. 2024-80, will be filed for this project.
FISCAL IMPACT
There is no fiscal impact associated with this action.
EXHIBITS
1. Resolution Approving VTTM No. 2025-02 as conditioned
2. Resolution Approving DBA No. 2025-02 as conditioned
3. Vicinity Zoning and Aerial View
4. Site Photos
5. Site Plan
6. Unit Floor Plans
7. Building Elevations
8. Color and Material Board
9. Preliminary Landscape Plan
10. Vesting Tentative Tract Map
11. Draft Density Bonus Agreement
12. Sunshine Ordinance Meeting Materials (Available Online)
13. Copy of Public Notice
Submitted By:
Nancy Tran, AICP, Senior Planner
Approved By:
Ali Pezeshkpour, AICP, Acting Executive Director, Planning and Building Agency City Council 19 – 111 6/3/2025
Resolution No. 2025-XX
RESOLUTION NO. 2025-XX
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING VESTING
TENTATIVE TRACT MAP NO. 2025-02 (COUNTY MAP NO.
19329) AS CONDITIONED TO ALLOW A THIRTY-SIX UNIT
SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE
PROPERTY LOCATED AT 125 AND 205 SOUTH HARBOR
BOULEVARD (APN: 144-311-15 & 144-311-14)
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS:
Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines, and declares as follows:
A. Kim Prijatel, representing City Ventures Homebuilding, LLC (“Applicant”), on behalf of John Rezvani, Managing Member of the 205 S Harbor Plaza, LLC (“Property Owner”), is requesting approval of Vesting Tentative Tract Map No. 2025-02 (County Map No. 19329) and a certain concession and waivers or reductions of certain development standards pursuant to State Density Bonus Law (“deviations” as referenced in the SAMC) to be memorialized in a density bonus agreement (“DBA”) to allow the construction of a thirty-six unit attached townhome development, four of which are proposed as onsite moderate-income affordable units, for the property located at 125 and 205 South Harbor Boulevard (“Project”).
B. California Senate Bill 330, the Housing Crisis Act of 2019 (HCA), became effective on January 1, 2020, and established a statewide “housing emergency” until January 1, 2025.
C. On January 1, 2022, the HCA was extended until January 1, 2030, with the passage of Senate Bill 8 (“SB8”).
D. The proposed development is being submitted as a Senate Bill No. 330 (“SB 330”) application.
E. Pursuant to Santa Ana Municipal Code (“SAMC”) Section 34-127, the Planning Commission is authorized to review and approve tentative tract maps.
F. Vesting Tentative Tract Map No. 2025-02 came before the Planning Commission of the City of Santa Ana on April, 28, 2025, for a duly noticed public hearing.
G. The Planning Commission of the City of Santa Ana determines that following findings, which must be established in order to approve Vesting City Council 19 – 112 6/3/2025
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Tentative Tract Map No. 2025-02, have been established as required by SAMC Section 34-127 and the California Subdivision Map Act:
1. The proposed project and its design and improvements are consistent with the Urban Neighborhood (UN-50) designation of the General Plan and are otherwise consistent with all other Elements of the General Plan.
The proposed Project and its design and improvements will be consistent with the Urban Neighborhood-50 (UN-50) land use designation of the General Plan and are otherwise
consistent with all other elements of the General Plan and any applicable specific plans. The proposed subdivision of land will create thirty-six condominium air-right units and will be consistent with the various provisions of the General Plan. As proposed, the development is subject to the limitations contained in SB330 and SB 8. Moreover, the development is permitted subject to separate execution of a density bonus agreement, where the developer is requesting a concession and waivers or reductions in objective development
standards, subject to separate approval of the Planning Commission. The maximum unit yield for the 1.81-acre site using the UN-50 general plan density and the State density bonus is 91 units, and the applicant is proposing to develop 36 units on the site. The density range for the proposed number of units is also considered and approved in the UN General Plan designation.
Finally, the Project has been designed to be compatible with the scale of other buildings in the area and will be consistent with several goals and policies of the General Plan as follows:
• Goal LU-1: Growing Responsibly – Provide a land use
plan that improves quality of life and respects our
existing community.
o Policy LU-1.1 Compatible Uses – Foster
compatibility between land uses to enhance
livability and promote healthy lifestyles.
o Policy LU-1.2 Homeownership Opportunities –
Support innovative development policies to
expand homeownership opportunities at all
income levels.
o Policy LU-1.5 Diverse Housing Types –
Incentivize quality infill residential development
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Resolution No. 2025-XX
that provides a diversity of housing types and
accommodates all income levels and age
groups.
• Goal LU-4: Complete Communities – Support a
sustainable Santa Ana through improvements to the
built environment and a culture of collaboration.
o Policy LU-4.7 Diverse Communities – Promote
mixed-income developments with mixed
housing types to create inclusive communities
and economically diverse neighborhoods.
• Goal HE-2: Housing Supply and Diversity – A diversity of quality housing, affordability levels, and living
experiences that accommodate Santa Ana’s residents
of all household types, income levels, and age groups
to foster an inclusive community.
o Policy HE-2.5 Diverse Housing Types –
Facilitate diverse types, prices, and sizes of
housing, including single-family homes,
apartments, townhomes, duplexes,
mixed/multiuse housing, transit-oriented
housing, multigenerational housing, accessory
dwelling units, and live-work opportunities.
o Policy HE-2.7 Affordable Component –
Pursuant to the Affordable Housing Opportunity
and Creation Ordinance (AHOCO), require
eligible rental and ownership housing projects to
include at least 15 percent of the rental housing
units as affordable for low-income households;
or 10 percent of the rental units affordable to
very low-income households; or 5 percent of
rental units affordable to lower income
households (5 percent to low-income, 3 percent
to very low- income, and 2 percent to extremely
low-income households); or at least 5 percent of
the units in eligible ownership projects
affordable to moderate-income households.
Implement various strategies using the in-lieu
fees generated by AHOCO to provide a wide
array of affordable housing options.
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2. The proposed project conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances.
The proposed development is being submitted as an SB 330 application. The proposed Project will conform to all
requirements of the Santa Ana Municipal Code (SAMC) and the development standards specified by the Harbor Mixed Use Transit Corridor Plan (SP-2), except for site access, building frontage dimensions, street setback dimensions, and open space area and dimensions, which shall be memorialized in a separate density bonus agreement. Lastly, all subdivision codes will be met as well as other applicable City ordinances.
3. The project site is physically suitable for the type and density of the proposed project.
The Project’s site is physically suitable for the type and density of the proposed Project. The proposed site consists of
approximately 1.81-acres of land and is physically suitable for the proposed development, where access to the site will be from Harbor Boulevard. The current general plan land use designation for the project site is UN-50 which allows a mix of uses, including medium and medium-high density
apartments, townhomes, garden- or motor-court homes, and neighborhood- serving commercial. The proposed density is 20 du/ac and well within the 50 dwelling units per acre (du/ac) maximum allowed under its general plan land use designation.
4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
The design and improvements of the proposed Project will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Since the project is located in an urbanized area, there are no known fish or wildlife populations existing on the project site.
Therefore, the proposed subdivision will not cause any
substantial environmental damage or substantially and
avoidably injure fish and wildlife or their habitat. Additionally, the development of the property as proposed, has been
determined to be exempt from further review under Section 15195 (Residential Infill Exemption), as this project meets all the threshold criteria set forth in Section 15192 (Threshold Requirements for Exemptions). The project site is not more than four acres in area, the project does not include any single City Council 19 – 115 6/3/2025
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level building exceeding 100,000 square feet, and the project is an infill development within one-half mile of a major transit stop. Moreover, the development promotes higher density infill housing, does not contain more than 100 residential units, and results in housing units made available to moderate income families.
5. The design or improvements of the proposed project will not cause serious public health problems.
The design or improvements of the proposed Project will not cause serious health problems, with the proposed subdivision not having any detrimental effects upon the general public. The property will include necessary utilities and infrastructure improvements as required under Development Project Review No. 2024-12.
6. The design or improvements of the proposed project will not conflict with easements necessary for public access through, or use of, property within the proposed project.
The design or improvements of the proposed Project will not conflict with easements necessary for public access through, or use of, the property within the proposed Project since the existing and recorded easements for the property have been considered as part of the review. Existing easements for roads, railroads and ditches purposes in the documents
recorded as book 77, page 342 of Deeds of Los Angeles
County, recorded July 22, 1886 as book 169, page 59 of
Deeds of Los Angeles County, recorded March 3, 1958 as
book 4216, page 542 of official records, recorded December 10, 1958 as book 4511, page 330 of official records, and recorded May 12, 1987 as 87-266370 of official records are proposed to remain. The Project’s site has been designed to include an area along Figueroa Street held under an
easement for road purposes, which will need to be
abandoned to be incorporated as part of the Project site prior to any permit issuance by the Building Safety Division.
Finalization of the vesting tentative parcel main is contingent upon resolving the easement status. Easements for a new emergency vehicle, public right-of-way dedication, and public utility easement will be recorded under the new subdivision.
The subdivision consists of thirty-six condominium air-right units along Harbor Boulevard and Figueroa streets. The
installation of all utilities will conform with the requirements stated in Section 41-626 of the Santa Ana Municipal Code.
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The conceptual design of all proposed construction for the property will not affect the right-of-way for road purposes.
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Section 2. Pursuant to the requirements of the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) was prepared and certified in 2014 in order to address the potential environmental impacts associated with the Harbor Mixed Use Corridor Specific Plan. A mitigation monitoring and reporting program (MMRP), findings of fact, and a statement of overriding consideration were adopted with the 2014 EIR.
As proposed, the development is not anticipated to have additional environmental impacts not addressed in the 2014 EIR. Furthermore, in accordance with the California Environmental Quality Act (CEQA), the recommended action is exempt from further review under Section 15195 (Residential Infill Exemption), as this Project meets all the threshold criteria set forth in Section 15192 (Threshold Requirements for Exemptions).
This exemption applies to projects or sites that:
1. Meet the threshold criteria set forth in section 15192; provided that with respect to the requirement in section15192(b) regarding community-level environmental review, such review must be certified or adopted within five years of the date that the lead agency deems the application for the project to be complete pursuant to Section 65943 of the Government Code.
2. Meet both of the following size criteria:
A. The site of the project is not more than four acres in total area.
B. The project does not include any single level building that exceeds 100,000 square feet.
3. Meet both of the following requirements regarding location:
A. The project is a residential project on an infill site.
B. The project is within one-half mile of a major transit stop.
4. Meet both of the following requirements regarding number of units:
A. The project does not contain more than 100 residential units.
B. The project promotes higher density infill housing. The lead agency may establish its own criteria for determining whether the project promotes higher density infill housing except in either of the following two circumstances:
1) A project with a density of at least 20 units per acre is conclusively presumed to promote higher density infill housing.
2) A project with a density of at least 10 units per acre and a density greater than the average density of the residential properties within 1,500 feet shall be presumed to promote higher density infill housing unless the preponderance of the evidence demonstrates otherwise.
5. Meets the following requirements regarding availability of affordable housing: The project would result in housing units being made available to moderate, low, or very low income families as set forth in either A or B below:
A. The project meets one of the following criteria, and the project developer provides sufficient legal commitments to the appropriate local agency to ensure the continued availability and use of the housing units as set forth below at monthly housing costs determined pursuant to paragraph (3) of subdivision (h) of Section 65589.5 of the Government Code.
1) At least 10-percent of the housing is sold to families of moderate income, or
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2) Not less than 10-percent of the housing is rented to families of low income, or
3) Not less than 5-percent of the housing is rented families of very low income.
B. If the project does not result in housing units being available as set forth in subdivision (A) above, then the project developer has paid or will pay in-lieu fees pursuant to a local ordinance in an amount sufficient to result in the development of an equivalent number of units that would otherwise be required pursuant to subparagraph (A).
The Project’s site is not more than four acres in area, the Project does not include any single level building exceeding 100,000 square feet, and the Project is an infill development within one-half mile of a major transit stop. Moreover, the development promotes higher density infill housing, does not contain more than 100 residential units, and results in housing units made available to moderate income families. Based on this analysis, a Notice of Exemption, Environmental Review No. 2024-80, will be filed for this project.
Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action.
Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves Vesting Tentative Tract Map No. 2025-02 as conditioned in “Exhibit A”, attached hereto and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated April 28, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference.
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Resolution No. 2025-XX
Section 5. This Resolution No. _____ for VTTM 2025-02 shall not be effective unless and until Density Bonus Agreement Application No. XXXX is approved and the Density Bonus Housing Agreement associated therewith is executed and recorded.
ADOPTED this 28th day of April 2025, by the following vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTENTIONS: Commissioners:
_______________________
Jennifer Oliva
Chairperson
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:________________________
Melissa M. Crosthwaite
Senior Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, NUVIA OCAMPO, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on April 28, 2025.
Date: ________________ ____________________________________ Nuvia Ocampo
Recording Secretary
City of Santa Ana
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Resolution No. 2025-XX
EXHIBIT A
Conditions for Approval for Vesting Tentative Tract Map No. 2025-02 Vesting Tentative Tract Map No. 2025-02 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, Applicant shall meet the following conditions of approval:
The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this tentative tract map.
The Applicant must remain in compliance with all conditions listed below throughout the life of the development project. Failure to comply with each and every condition may result in the revocation of the vesting tentative tract map.
1. All proposed site improvements must conform to the Development Project (DP) approval of DP No. 2024-12.
2. Any amendment to this Vesting Tentative Tract Map No. 2025-02, including modifications to approved materials, finishes, architecture, site plan, landscaping, parking, and square footages, must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the Vesting Tentative Tract Map must be amended.
3. Applicant must submit Covenants, Conditions and Restrictions (CC&Rs) for the project to the case planner for review and approval prior to final map being recorded.
4. Applicant must submit an application for easement abandonment of the area along Figueroa Street for it to be incorporated as part of the project site prior to any permit issuance by the Building Safety Division.
5. Walls and Fencing.
a. The applicant shall be construct a minimum six-foot (6’) tall solid perimeter wall, as measured from nearest adjacent finished sidewalk, surrounding the project site. The perimeter wall shall conform to all applicable Citywide Design Guidelines, including a split-face or painted design with regularly-spaced pilasters and decorative cap. The applicant is responsible for coordination with any adjacent property owners to avoid double-walls or gaps between walls where possible.
b. Climbing vines shall be planted at regularly-spaced intervals along all exposed walls and wrought-iron fencing to deter graffiti. All solid walls shall be finished with anti-graffiti coating.
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6. All balconies shall be designed and constructed with adequate drainage systems to prevent water accumulation and ensure proper runoff, subject to review and approval by the Planning Division prior to issuance of building permits.
7. Before submitting a landscape review application, the applicant shall meet with Planning Division staff to evaluate the proposed plant species, sizes, quantities, and placement of trees, shrubs, and groundcover to ensure they maximize onsite landscaping in compliance with established landscape standards. The final landscape plan shall include a diverse selection of shade-producing canopy trees from the City's approved street tree list, ensuring the maximum possible number is incorporated.
8. The following parking management practices shall be incorporated into the final, recorded CC&Rs and shall apply through the life of the project:
a. Requiring onsite parking permits (such as stickers or hang-tags) for any parking in the surface guest parking spaces;
b. Policies for maximum time vehicles may be parked in the surface guest spaces; c. Policies for towing unauthorized vehicles; vehicles parked in unauthorized locations, such as fire lanes; vehicles parking in surface guest parking without a sticker, hang-tag, or other identifiers; and vehicles parked longer than any maximum guest parking timeframes allowed; and
d. Routine garage inspections to ensure garages are available for vehicle parking.
9. The final map must be approved and recorded prior to issuance of a certificate of occupancy or final sign-offs of building permits for the townhome buildings, whichever is first.
10.The final map and all improvements required to be made or installed by the subdivider must be in accordance with the design standards and specifications of the Santa Ana Municipal Code and requirements of the State Subdivision Map Act.
11.Two copies of the recorded final map and CC&Rs shall be submitted each to the Planning Division, Fire Authority, Building Division, and Public Works Agency within 10 days of recordation.
12.Property Maintenance Agreement. Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a maintenance agreement or incorporate the form of this condition within the Project’s CC&R’s with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The City Council 19 – 122 6/3/2025
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maintenance agreement shall contain covenants, conditions and restrictions relating to the following:
a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses);
c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable;
d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable);
e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms;
f. The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the maintenance agreement; g. The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or City Council 19 – 123 6/3/2025
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to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City; and h. The execution and recordation of the maintenance agreement shall be a condition precedent to the final map being recorded.
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Resolution No. 2025-XX
RESOLUTION NO. 2025-XX
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING A CONCESSION
AND WAIVERS OR REDUCTIONS OF DEVELOPMENT
STANDARDS PURSUANT TO STATE DENSITY BONUS
LAW TO BE MEMORIALIZED IN DENSITY BONUS
AGREEMENT NO. 2025-02 TO ALLOW A THIRTY-SIX UNIT
SINGLE-FAMILY ATTACHED TOWNHOME
DEVELOPMENT FOR THE PROPERTY LOCATED AT 125
AND 205 SOUTH HARBOR BOULEVARD (APN: 144-311-15
& 144-311-14)
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS:
Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows:
A. Kim Prijatel, representing City Ventures Homebuilding, LLC (“Applicant”), on behalf of John Rezvani, Managing Member of the 205 S Harbor Plaza, LLC (“Property Owner”), is requesting approval of Vesting Tentative Tract Map No. 2025-02 (County Map No. 19329) and a concession, and waivers or reductions of certain development standards pursuant to State Density Bonus Law (“deviations” as referenced in the SAMC) to be memorialized in a density bonus agreement (“DBA”) to allow the construction of a thirty-six unit attached townhome development, four of which are proposed as onsite moderateincome affordable units, for the property located at 125 and 205 South Harbor Boulevard (“Project”).
B. California Senate Bill 330, the Housing Crisis Act of 2019 (HCA), became effective on January 1, 2020, and established a statewide “housing emergency” until January 1, 2025.
C. On January 1, 2022, the HCA was extended until January 1, 2030, with the passage of Senate Bill 8.
D. The proposed development is being submitted as a Senate Bill No. 330 (SB 330) application.
E. The Harbor Mixed Use Transit Corridor Plan (SP-2) was adopted in 2014 as a result of interest in developing mixed-use residential and commercial projects in its project area. The regulating plan, which establishes land uses and development standards, allows a variety of housing projects, including multi-family and mixed-use residential communities, as well as live/work City Council 19 – 125 6/3/2025
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units. The selection of the SP-2 development standards for this Project is consistent with the overall character of the surrounding community.
F. The California Density Bonus law allows developers to seek increases in base density for providing on-site housing units in exchange for providing affordable units on site. To help make constructing on-site affordable units feasible, the law allows developers to seek incentives/concessions or waivers or reductions of development standards.
G. The Applicant’s request has been evaluated by the City’s Development Review Committee (“DRC”) through Development Project No. 2024-12.
Through this review, the DRC has considered the subject site, proposed development, and the Applicant’s requests for a concession and waivers or reductions pursuant to the State’s Density Bonus Law.
H. On April 28, 2025, the Planning Commission of the City of Santa Ana held a duly noticed public hearing and at that time considered all testimony, written and oral.
I. Section 41-1607 of the Santa Ana Municipal Code (“SAMC”) requires an application for a density bonus agreement containing deviations (incentives/concessions and/or waivers or reductions) to be approved by the Planning Commission.
J. The Planning Commission determined that the following findings, which must be established in order to grant a deviation pursuant to SAMC Section 41-1607, have been established for Density Bonus Agreement No. 2025-02 to allow construction of the proposed Project:
1. That the proposed development will materially assist in accomplishing the goal of providing affordable housing opportunities in economically balanced communities throughout the city.
The proposed development will provide a thirty-six unit singlefamily attached townhome development, four of which are proposed as moderate-income affordable units, contributing toward the City’s ownership housing stock to serve the needs of diverse and underserved populations. The construction of this Project will contribute toward an economically balanced community by providing housing for different demographic and income levels in an area rich with employment
opportunities, commercial development, and market-rate
housing.
2. That the development will not be inconsistent with the purpose of the underlying zone or applicable designation in the general plan land use element.
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The application is being submitted as a Senate Bill No. 330 application. The proposed Project and its design and
improvements will be consistent with the Urban
Neighborhood-50 (UN-50) land use designation of the
General Plan and are otherwise consistent with all other elements of the General Plan and any applicable specific plans. The current general plan land use designation for the Project site is UN-50 which allows a mix of uses, including medium and medium-high density apartments, townhomes,
garden- or motor-court homes, and neighborhood- serving commercial. The proposed density is 20 du/ac and well within the 50 dwelling units per acre (du/ac) maximum allowed under its general plan land use designation.
3. That the deviation is necessary to make it economically feasible for the Applicant to utilize a density bonus authorized for the development pursuant to section 41-1603.
The proposed Project requires six deviations in: (1) vehicular access; (2) frontyard/porch width for symmetrical entry; (3) street setback dimension; (4) common open space area; (5) private open space area; and (6) private open space
dimensions. The five deviations are described as follows:
Vehicular Access
SP-2 requires that vehicular access to off-street parking should be taken from the primary street unless an alley or side street is available. The Project proposes vehicular access from Harbor Boulevard rather than Figueroa Street, which would be considered a side street.
Vehicular access is proposed along Harbor Boulevard to
address the site's limited frontage on Figueroa Street and enhance overall resident usability. Relocating the primary access point to Harbor Boulevard ensures more functional, safe, and efficient entry for residents while improving fire protection access. Additionally, a pedestrian connection to Figueroa Street is planned to maintain foot traffic connectivity and accessibility. A redesign could necessitate reconfiguring building layouts, setbacks, and internal circulation pathways, which would result in a reduction in the overall number of market rate and affordable units. A site redesign may also result in a reduction in the overall common and private open space provided, which is already not meeting the required SP2 standards.
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Frontyard/Porch Frontage – Width
The development standards in SP-2 require minimum floor heights based on the selected frontage type (e.g., forecourt, shop front, stoop, etc.). The minimum dimension for porch type building frontages is 12’ width if a symmetrical entry.
None of the porches fully meet this requirement as they only provide 4 ft wide symmetrical entries.
Providing wider symmetrical entries would require substantial site revisions, reducing the number of market rate and
affordable units and necessitating layout changes due to the site's width, depth, and vehicular circulation requirements.
Moreover, modifying porch widths would be infeasible and would require building reconfiguration, disrupting the efficient floor plan, reducing interior space and bedroom counts, and impacting overall Project density.
Setback – Public Street
The maximum building to adjacent public street right-of-way setback is 8 feet. The Project proposes an 8.5 foot setback along Harbor Boulevard and 22 foot setback along Figueroa Street.
Meeting the maximum setback requirement will affect the Project’s site layout by reducing proposed common and
private open space. It will limit the land available for functional outdoor areas such as the private ground floor patios along Harbor Boulevard and the interior common open space
courtyard along Figueroa Street. Modifying these setbacks to meet the 8 foot maximum would require significant
reconfiguration of the building layout, potentially
compromising the functionality of private patios, reducing the common courtyard space, and altering the overall design intent of the Project. These larger setbacks have been
designed to balance resident privacy and usable open space within the site constraints.
Common Open Space – Area
Pursuant to SP-2, the minimum common open space for the Project site (net) is equal to 15 percent of the lot, or approximately 9,409 sq. ft. As proposed, the Project provides a 1,951 sq. ft. of common open space (approximately 3
percent), which is a difference of 7,458 sq. ft. or 12-percent.
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Resolution No. 2025-XX
The minimum common open space requirement specified in
SP-2 is designed to offer visual relief and strengthen the connection to the natural environment. As new homes and businesses are established along the corridor, there will be an increased demand for spaces to relax and recreate that are easy to access. While the full 15 percent is not provided, residents will still have access to a 1,951 square foot common open space courtyard within the site’s interior. The design and layout (approx. 30 ft. x 65 ft.) of the proposed common open space would provide functional amenities to residents (e.g., picnic tables, BBQ, lounge furniture, etc.). The open space would also feature a shade trellis, hardscaping materials, trees, and shrubs. In addition, the project benefits from its proximity to Santa Anita Park, located directly east and accessible via a pedestrian gate along the Figueroa frontage. This nearby public green space compensates for the reduced on-site open space, enhancing accessibility to recreational areas and supporting community connectivity.
Meeting the minimum required open space would eliminate six or more units, affecting project feasibility. To maintain the proposed unit count, the developer would need to modify the building type and construct additional floors, potentially exceeding the maximum allowable height in the Harbor Mixed Use Transit Corridor Plan (SP-2) and increasing development costs. To help alleviate the open space deficiency, the Project proposes an average of 212 sq. ft. of private open space per unit, through private balconies/decks.
Private Open Space – Area
The minimum required private open space is 90 sq. ft. per dwelling unit. Two (2) of the 36 units do not meet this requirement, while the remaining thirty-four (34) units fulfill the minimum area required through a combination of upper
balconies/decks and ground floor yards.
The most direct approach to meeting the minimum private open space requirement would involve extending the
balconies of the two non-compliant units by at least three feet toward Harbor Boulevard, a busy and noisy thoroughfare.
This adjustment would not only compromise their livability but also reduce the sense of privacy for residents as balconies would be closer to the street and more exposed to public view.
Furthermore, this expansion would diminish the visibility of the corner unit’s live/work space from the street. These changes would also disrupt the cohesive design rhythm and shared City Council 19 – 129 6/3/2025
Resolution No. 2025-XX
building plane with the other nine units along the street, creating an aesthetic imbalance that detracts from the
project's overall architectural harmony.
Private Open Space – Dimensions
The minimum dimensions for private open space are 6 feet in all directions. Three (3) out of the 36 units (Units 1, 2, & 11) do not meet the minimum 6 feet in all directions for private area.
Addressing Units 1 and 2 would involve extending their
balconies toward Harbor Boulevard, a busy and noisy
thoroughfare, while Unit 11 could alternatively expand its ground-floor patio closer to the street. Both solutions, however, would bring private areas nearer to the high-traffic corridor, reducing resident privacy and diminishing the corner unit’s live/work space visibility. These modifications would also disrupt the cohesive design rhythm and shared building plane with the other nine units, creating an aesthetic
imbalance that undermines the project’s architectural
harmony.
Section 2. Pursuant to the requirements of the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) was prepared and certified in 2014 in order to address the potential environmental impacts associated with the Harbor Mixed Use Corridor Specific Plan. A mitigation monitoring and reporting program (MMRP), findings of fact, and a statement of overriding consideration were adopted with the 2014 EIR.
As proposed, the development is not anticipated to have additional environmental impacts not addressed in the 2014 EIR. Furthermore, in accordance with the California Environmental Quality Act (CEQA), the recommended action is exempt from further review under Section 15195 (Residential Infill Exemption), as this Project meets all the threshold criteria set forth in Section 15192 (Threshold Requirements for Exemptions).
This exemption applies to projects or sites that:
1. Meet the threshold criteria set forth in section 15192; provided that with respect to the requirement in section15192(b) regarding community-level environmental review, such review must be certified or adopted within five years of the date that the lead agency deems the application for the project to be complete pursuant to Section 65943 of the Government Code.
2. Meet both of the following size criteria:
A. The site of the project is not more than four acres in total area.
B. The project does not include any single level building that exceeds 100,000 square feet.
3. Meet both of the following requirements regarding location:
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Resolution No. 2025-XX
A. The project is a residential project on an infill site.
B. The project is within one-half mile of a major transit stop.
4. Meet both of the following requirements regarding number of units:
A. The project does not contain more than 100 residential units.
B. The project promotes higher density infill housing. The lead agency may establish its own criteria for determining whether the project promotes higher density infill housing except in either of the following two circumstances:
1) A project with a density of at least 20 units per acre is conclusively presumed to promote higher density infill housing.
2) A project with a density of at least 10 units per acre and a density greater than the average density of the residential properties within 1,500 feet shall be presumed to promote higher density infill housing unless the preponderance of the evidence demonstrates otherwise.
5. Meets the following requirements regarding availability of affordable housing: The project would result in housing units being made available to moderate, low, or very low income families as set forth in either A or B below:
A. The project meets one of the following criteria, and the project developer provides sufficient legal commitments to the appropriate local agency to ensure the continued availability and use of the housing units as set forth below at monthly housing costs determined pursuant to paragraph (3) of subdivision (h) of Section 65589.5 of the Government Code.
1) At least 10-percent of the housing is sold to families of moderate income, or
2) Not less than 10-percent of the housing is rented to families of low income, or
3) Not less than 5-percent of the housing is rented families of very low income.
B. If the project does not result in housing units being available as set forth in subdivision (A) above, then the project developer has paid or will pay in-lieu fees pursuant to a local ordinance in an amount sufficient to result in the development of an equivalent number of units that would otherwise be required pursuant to subparagraph (A).
The project site is not more than four acres in area, the project does not include any single level building exceeding 100,000 square feet, and the project is an infill development within one-half mile of a major transit stop. Moreover, the development promotes higher density infill housing, does not contain more than 100 residential units, and results in housing units made available to moderate income families. Based on this analysis, a Notice of Exemption, Environmental Review No. 2024-80, will be filed for this project.
Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such City Council 19 – 131 6/3/2025
Resolution No. 2025-XX
other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action.
Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves that certain concession and those waivers or reductions of development standards (deviations), as described in this Resolution and in the City’s Staff Report and as memorialized in Density Bonus Agreement No. 2025-02 in Exhibit A attached hereto and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated April 28, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference.
ADOPTED this 28th day of April 2025, by the following vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTENTIONS: Commissioners:
_______________________
Jennifer Oliva
Chairperson
City Council 19 – 132 6/3/2025
Resolution No. 2025-XX
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:________________________
Melissa M. Crosthwaite
Senior Assistant City Attorney
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, NUVIA OCAMPO, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2025-XX to be the original resolution adopted by the Planning Commission of the City of Santa Ana on April 28, 2025.
Date: ________________ ____________________________________ Nuvia Ocampo
Recording Secretary
City of Santa Ana
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Resolution No. 2025-XX
EXHIBIT A
Conditions for Approval for Density Bonus Agreement Application No. 2025-02 The waivers or reductions of development standards (deviations) as memorialized in Density Bonus Agreement Application No. 2025-02 are approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, it shall meet the following conditions of approval:
The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this Resolution.
The Applicant must remain in compliance with all conditions listed below throughout the life of the development project.
1. All proposed site improvements must conform to the Development Project (“DP”) approval of DP No. 2024-12 and the plans presented to the Planning Commission on the date of public hearing and Project approval.
2. Any proposed amendment to the DP No. 2024-12, including modifications to approved materials, finishes, architecture, site plan, landscaping, unit count, mix, and square footages must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the Development Project Review must be amended.
3. Walls and Fencing.
a. The Applicant shall construct a minimum six-foot (6’) tall solid perimeter wall, as measured from nearest adjacent finished sidewalk, surrounding the project site. The perimeter wall shall conform to all applicable Citywide Design Guidelines, including a split-face or painted design with regularlyspaced pilasters and decorative cap. The Applicant is responsible for coordination with any adjacent property owners to avoid double-walls or gaps between walls where possible.
b. Climbing vines shall be planted at regularly-spaced intervals along all exposed walls and wrought-iron fencing to deter graffiti. All solid walls shall be finished with anti-graffiti coating.
4. All mechanical equipment shall be screened from view from public and courtyard areas.
5. All balconies shall be designed and constructed with adequate drainage systems to prevent water accumulation and ensure proper runoff, subject to review and approval by the Planning Division prior to issuance of building permits.
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Resolution No. 2025-XX
6. Before submitting a landscape review application, the Applicant shall meet with Planning Division staff to evaluate the proposed plant species, sizes, quantities, and placement of trees, shrubs, and groundcover to ensure the maximize onsite landscaping in compliance with established landscape standards. The final landscape plan shall include a diverse selection of shade-producing canopy trees from the City's approved street tree list, ensuring the maximum possible number is incorporated.
7. The following parking management practices shall be incorporated into the final, recorded CC&Rs and shall apply through the life of the Project:
a. Requiring onsite parking permits (such as stickers or hang-tags) for any parking in the surface guest parking spaces;
b. Policies for maximum time vehicles may be parked in the surface guest spaces;
c. Policies for towing unauthorized vehicles; vehicles parked in unauthorized locations, such as fire lanes; vehicles parking in surface guest parking without a sticker, hang-tag, or other identifiers; and vehicles parked longer than any maximum guest parking timeframes allowed; and
d. Routine garage inspections to ensure garages are available for vehicle parking.
8. Prior to issuance of building permits, the Applicant shall submit a construction schedule and staging plan to the Planning Division for review and approval. The plan shall include construction hours, staging areas, parking and site security/screening during construction.
9. A final detailed amenity plan must be reviewed and approved prior to issuance of any building permits. The plan shall include details on the hardscape design, lighting concepts and outdoor furniture for amenity, plaza, or courtyard areas as well as an installation plan. The exact specifications for these items are subject to the review and approval by the Planning Division.
10.Prior to installation of landscaping, the Applicant shall submit photos and specifications of all trees to be installed on the Project site for review and approval by the Planning Division. Specifications shall include, at a minimum, the species, box size (24 inches minimum), brown trunk height (10-foot minimum), and name and location of the supplier.
11.The Applicant shall install enhanced lighting within the pedestrian access proposed adjacent to the Figueroa Street. The enhanced lighting shall include pedestrian-scaled lighting along all walkways and where appropriate, wallmounted lighting to be architecturally compatible and pedestrian scaled. The City Council 19 – 135 6/3/2025
Resolution No. 2025-XX
lighting levels shall be sufficient to create a perceived sense of security and safety, and for sidewalk and street illumination.
12.After occupancy, landscaping and hardscape materials must be maintained as shown on the approved landscape plans.
13.Subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney, to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a property management agreement, and incorporate the form of this condition within the Project’s CC&R’s. The agreement shall be recorded against the property by the City and shall be in a form reasonably satisfactory to the City Attorney. The executed agreement must be submitted to the Planning Division by the Applicant within 90 days of the approval of this Resolution. The agreement shall contain covenants, conditions and restrictions relating to the following:
a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including, but not limited to, hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses);
c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable;
d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including, but not limited to, controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable);
e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the City Council 19 – 136 6/3/2025
Resolution No. 2025-XX
Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms.
f. The agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the agreement.
g. The agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City.
h. The execution and recordation of the agreement shall be a condition precedent to the final map being recorded.
City Council 19 – 137 6/3/2025
TM-2025-02 and DBA-2025-02, Santa Ana 9 Development
125 & 205 S. Harbor Boulevard
Exhibit 3 - Vicinity Zoning and Aerial View
© 2025 Digital Map Products. All rights reserved.
Zoning
Buffer 400 feet
4/10/25, 8:14 AM .
https://apps.spatialstream.com/landvision/production/CurrentBuild/Html/printpreview.html 1/1 City Council 19 – 138 6/3/2025
Exhibit 4 – Site Photo
Santa Ana 9
125 & 205 S. Harbor Boulevard, Santa Ana 92704
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SANTA ANA, CALIFORNIA 01.29.25
L-1
125/205 S. HARBOR BLVD -
Collaborative
1 P2
LIVE/WORK
LIVE/WORK
LIVE/WORK
2 P1
4 P2
5 P2L
6 P1
7 P1B
8 P2L
9 P1
10 P1
11 P2
12 P2
19 P2
20 P1
21 P2
22 P1
23 P1B
24 P2
25 P1
26 P1
27 P2
28 P2
29 P1
30 P2
31 P1
32 P1B
BLDG 4
BLDG 3
BLDG 2
BLDG 1
33 P2
34 P1
35 P1
36 P2
13 P1
14 P1B
15 P2
16 P1
17 P1
18 P2
SANTA ANITA PARK
S. HARBOR BLVD
S. FIGUEROA ST.
LEGEND
Project Entry
View Fence on Low Wall Combo with Accent Screening Vine Planting Shade Trees
Enhanced Paving with Specimen Tree
Shade Structure with Social Gathering
Residential Access Gate to Park
Patio Fence/Gate
Concrete Walk
Transformer
Trash Enclosure
Mailbox Cluster
Bike Rack Parking
Street Tree- 24” box @ 35’ o.c., including deep root
irrigation system, per City Standards and approved
plan, as needed.
• Street Tree on N. Harbor Blvd: Pink Trumpet (Handroanthus impetiginosus) Backflow Device with Removable Utility Screen
Fence
Screen Wall
1 3 15
2 3
4 5
6 7
8 9
10 11
12 0 10’ 20’ 40’
CONCEPTUAL LANDSCAPE PLAN Scale: 1”= 20’-0”
1 7
5 4
2 9
6 2
8 15 7
9 4
10 10
11 12
3 8
35’ o.c.
13 13
14 15
14 City Council 19 – 156 6/3/2025
SANTA ANA, CALIFORNIA 01.29.25
L-2
125/205 S. HARBOR BLVD -
Collaborative
DESIGN IMAGERY
City Council 19 – 157 6/3/2025
0 1" = 30'
15 30 60
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1.5 CY 72"X30.5" 4 CY 72"X51.5" 4 CY 72"X51.5" 1.5 CY 72"X30.5" 4 CY 72"X51.5" 4 CY 72"X51.5" UP
18R
UP UP 16R
18R
UP
18R
UP
18R
UP UP 16R
18R
UP
18R
UP
18R
UP
18R
UP UP 16R
18R
UP
18R
UP
18R 18R UP 18R UP 18R UP 18R UP 18R UP 18R UP 18R UP 18R UP 16R UP 0 1" = 20'
10 20 40
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1.5 CY 72"X30.5" 4 CY 72"X51.5" 4 CY 72"X51.5" 1.5 CY 72"X30.5" 4 CY 72"X51.5" 4 CY 72"X51.5" UP
18R
UP UP 16R
18R
UP
18R
UP
18R UP UP 16R18R
UP
18R
UP
18R
UP
18R
UP UP 16R
18R
UP
18R
UP
18R 18R UP 18R UP 18R UP 18R UP 18R UP 16R UP 1.5 CY 72"X30.5" 4 CY 72"X51.5" 4 CY 72"X51.5" 1.5 CY 72"X30.5" 4 CY 72"X51.5" 4 CY 72"X51.5" UP
18R
UP UP 16R
18R
UP
18R
UP
18R UP UP 16R18R
UP
18R
UP
18R
UP
18R
UP UP 16R
18R
UP
18R
UP
18R 18R UP 18R UP 18R UP 18R UP 18R UP 16R UP
0 1" = 20'
10 20 40
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EXHIBIT 12
The Santa Ana - 9 Project Sunshine Ordinance Meeting Materials may be accessed at:
https://www.santa-ana.org/cityventures-mu-development/
City Council 19 – 242 6/3/2025
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NOTICE OF PUBLIC HEARING
BEFORE THE SANTA ANA PLANNING
COMMISSION
The City of Santa Ana encourages the
public to participate in the decisionmaking process. We encourage you to contact us prior to the Public Hearing if
you have any questions.
Planning Commission Action: The
Planning Commission will hold a Public
Hearing to receive public testimony and
will take action on the item described
below. Decision on this matter will be final
unless appealed pursuant to Article V of
Chapter 41 of the Santa Ana Municipal
Code within 10 calendar days of the
decision by any interested party or group.
Project Location: 125 and 205 South
Harbor Boulevard located within the
Harbor Mixed-Used Transit Corridor
Specific Plan (SP2) zoning district.
Project Applicant: Kim Prijatel with City
Ventures Homebuilding, LLC. (Applicant)
representing John Rezvani of 205 S
Harbor Plaza, LLC (Property Owner)
Proposed Project:Applicant is requesting
approval of Vesting Tentative Tract Map
No. 2025-02 (County Map No. 19329) and
Density Bonus Agreement No. 2025-02 to
construct a three-story townhouse
development for the above-mentioned
properties. The development will include
four units affordable to moderate-income
households earning 80-120 percent of the
area median income (AMI). The project
will utilize waivers and a concession from
development standards through the
density bonus agreement pursuant to
California Government Code sections
65915 through 65918 and Santa Ana
Municipal Code Section 41-1600 through
41-1607.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA), the project is within the scope of
the 2014 Harbor Boulevard Mixed-Use
Transit Corridor Plan Environmental
Impact Report (EIR) (SCH No. 2013-
061027). The project is exempt from
further review pursuant to Section 15195
(Residential Infill Exemption), as this
project meets all the thresholds criteria set
forth in Section 15192 (Threshold
Requirements for Exemptions). Based on
this analysis, a Notice of Exemption,
Environmental Review No. 2024-80, will
be filed for this project.
Meeting Details: This matter will be heard on Monday, April 28, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701.
Members of the public may attend this
meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually in this meeting, please
visit https://www.santa-ana.org/planningand-building-meeting-participation/.
Written Comments: If you are unable to
participate in the meeting, you may send
written comments by e-mail to
[email protected]
(reference the Agenda Item # in the
subject line) or by mail to Nuvia Ocampo,
Recording Secretary, City of Santa Ana,
20 Civic Center Plaza – M20, Santa Ana,
CA 92701. Deadline to submit written
comments is 3:30 p.m. on the day of the
meeting. Comments received after the
deadline may not be distributed to the
Commission but will be made part of the
record.
Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the
discretionary item, may be found on the
City website 72 hours prior to the public
hearing at https://santaana.primegov.com/public/portal.
Who To Contact For Questions: Should
you have any project questions, please
contact case planner Nancy Tran with the
Planning Division by phone at (714) 667-
2740 or by email at NTran5@santaana.org.
Note: If you challenge the decision on the
above matter, you may be limited to
raising only those issues you or someone
else raised at the public hearing
described in this notice, or in written
correspondence delivered to the Planning
Commission or City Council of the City of
Santa Ana at, or prior to, the public
hearing.
Si tiene preguntas en español, favor de
llamar a Nuvia Ocampo (714) 667-2732.
N u c n liên l c b ng ti ng Vi t,
xin i n tho i cho Kristie Ha (714)
667-2206.
4/18/25
OR-3915533#
City Council 19 – 243 6/3/2025
CITY OF SANTA ANA
Planning and Building Agency
20 Civic Center Plaza ● P.O. Box 1988
Santa Ana, California 92702
www.santa-ana.org/pba
NOTICE OF PUBLIC HEARING
BEFORE THE SANTA ANA PLANNING COMMISSION
The City of Santa Ana encourages the public to participate in the decision-making process. This notice is being sent to those who live or own property within 1000 feet of the project site or who have expressed an interest in the proposed action. We encourage you to contact us prior to the Public Hearing if you have any questions.
Planning Commission Action: The Planning Commission will hold a Public Hearing to receive public testimony and will take action on the item described below. Decision on this matter will be final unless appealed pursuant to Article V of Chapter 41 of the Santa Ana Municipal Code within 10 calendar days of the decision by any interested party or group.
Project Location: 125 and 205 South Harbor Boulevard located within the Harbor Mixed-Used Transit Corridor Specific Plan (SP2) zoning district.
Project Applicant: Kim Prijatel with City Ventures Homebuilding, LLC. (Applicant) representing John Rezvani of 205 S Harbor Plaza, LLC (Property Owner)
Proposed Project: Applicant is requesting approval of Vesting Tentative Tract Map No. 2025-02 (County Map No. 19329) and Density Bonus Agreement No. 2025-02 to construct a three-story townhouse development for the above-mentioned properties. The development will include four units affordable to moderate-income households earning 80-120 percent of the area median income (AMI).
The project will utilize waivers and a concession from development standards through the density bonus agreement pursuant to California Government Code sections 65915 through 65918 and Santa Ana Municipal Code Section 41-1600 through 41-1607.
Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA), the project is within the scope of the 2014 Harbor Boulevard Mixed-Use Transit Corridor Plan Environmental Impact Report (EIR) (SCH No. 2013-061027). The project is exempt from further review pursuant to Section 15195 (Residential Infill Exemption), as this project meets all the thresholds criteria set forth in Section 15192 (Threshold Requirements for Exemptions). Based on this analysis, a Notice of Exemption, Environmental Review No. 2024-80, will be filed for this project.
Meeting Details: This matter will be heard on Monday, April 28, 2025, at 5:30 p.m. in the City Council Chambers, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in person or join via Zoom. For the most up-to-date information on how to participate virtually in this meeting, please visit https://www.santa-ana.org/planning-and-building-meeting-participation/.
Written Comments: If you are unable to participate in the meeting, you may send written comments by email to [email protected] (reference the Agenda Item # in the subject line) or by mail to Nuvia Ocampo, Recording Secretary, City of Santa Ana, 20 Civic Center Plaza – M20, Santa Ana, CA 92701. Deadline to submit written comments is 3:30 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the Commission but will be made part of the record.
Where To Get More Information: Additional details regarding the proposed action(s), including the full text of the discretionary item, may be found on the City website 72 hours prior to the public hearing at https://santa-ana.primegov.com/public/portal.
City Council 19 – 244 6/3/2025
Who To Contact For Questions: Should you have any project questions, please contact case planner Nancy Tran with the Planning Division by phone at (714) 667-2740 or by email at [email protected].
Note: If you challenge the decision on the above matter, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission or City Council of the City of Santa Ana at, or prior to, the public hearing.
Si tiene preguntas en español, favor de llamar a Nuvia Ocampo (714) 667-2732.
Nếu cần liên lạc bằng tiếng Việt, xin điện thoại cho Kristie Ha (714) 667-2206. 1000’ RADIUS NOTIFICATION MAP
City Council 19 – 245 6/3/2025
City Council 19 – 246 6/3/2025
City Council 19 – 247 6/3/2025
Public Works Agency
www.santa-ana.org/pw
Item # 20
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Staff Report
June 3, 2025
TOPIC: Measure M2 Funding Eligibility 2025-26 Renewal
AGENDA TITLE
Resolution to Maintain Measure M2 Funding Eligibility
RECOMMENDED ACTION
Adopt a resolution affirming consistency between the City’s Mobility Element and the Orange County Master Plan of Arterial Highways (MPAH), concurring with the existing Transportation System Improvement Area fee program per Orange County Transportation Authority (OCTA) 2025-26 Measure M2 eligibility requirements.
RESOLUTION NO. 2025-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF SANTA ANA CONCERNING THE STATUS AND UPDATE OF THE
MOBILITY ELEMENT, AND MITIGATION FEE PROGRAM FOR THE MEASURE M (M2) PROGRAM
GOVERNMENT CODE §84308 APPLIES: No
DISCUSSION
In November 1990, Orange County voters approved Measure M, a one-half cent sales tax increase for 20 years, to fund transportation projects in Orange County. In November 2006, voters approved the Renewal of Measure M (M2), for an additional thirty years, effective in April 2011. The Orange County Transportation Authority (OCTA) administers M2 revenues and expenditures and Cities must meet 13 eligibility requirements to qualify to receive M2 funding. A portion of the revenues generated by M2 contribute to two types of local roadway funding: Local Fair Share (LFS) and competitive grants. LFS funding is distributed on a formula-based allocation determined by population, arterial roadway miles, and taxable sales. Competitive grant funding is available through OCTA’s Comprehensive Transportation Funding Program (CTFP) and regularly releases calls for projects. Cities are required to submit various M2 program compliance documentation to OCTA to remain eligible for M2 funding. Fulfilling M2 eligibility requirements allows the City access to over $6 million annually in LFS alone.
OCTA determines local agency annual eligibility for M2 funds based upon the local agency’s successful and timely submittal of required documentation. As part of the City Council 20 – 1 6/3/2025
Measure M2 Funding Eligibility Renewal
June 3, 2025
requirements due by June 30, 2025, the City must include an adopted resolution that affirms consistency between the City's Mobility Element and OCTA’s Master Plan of Arterial Highways (MPAH), and reaffirm that the City has an existing Mitigation Fee Program (Exhibit 1). City staff has reviewed and updated the City’s street classification system to ensure traffic mobility and traffic safety are in alignment with City goals, and have coordinated those changes with OCTA. This resolution attests that the City's adopted General Plan Mobility Element (Exhibit 2) is consistent with the MPAH, does not preclude implementation of the MPAH within Santa Ana, and that no unilateral reduction in vehicle lanes has been made on MPAH arterials during Fiscal Years 23-24 and 24-25 (Exhibit 3).
Additionally, the proposed resolution reaffirms the City's concurrence with its existing and previously adopted Transportation System Improvement Area fees to mitigate the effects of new development on transportation infrastructure (Exhibit 4). Measure M2 Program Guidelines require local agencies to assess traffic impacts of new development and require new development to pay a fair share of necessary transportation improvements attributable to the new development. The development impact fee programs and policies currently in place satisfy this requirement and are updated each fiscal year by Council action through the budget process.
Staff recommends City Council adopt the proposed resolution. Adoption of the resolution by June 30, 2025 is required to meet Measure M2 Program guidelines, ensure that the City continues to receive Measure M2 Local Fair Share funds each year, and remain eligible for CTFP grant funding.
ENVIRONMENTAL IMPACT
There is no environmental impact associated with the action.
FISCAL IMPACT
There is no fiscal impact at this time. The recommended actions will maintain the City’s eligibility to receive Measure M2 funds. Upon meeting OCTA eligibility requirements, the City of Santa Ana is anticipated to receive $6,338,621 in LFS funds (as of March 2025 estimate) and an undetermined amount in M2 competitive funds for FY 2025-26.
If the recommended action is not approved, the City stands to lose Measure M2 LFS revenue and eligibility to apply for various future OCTA comprehensive funding programs.
EXHIBIT(S)
1. Resolution
2. General Plan Mobility Element
3. Arterial Highway Mileage Change Report
4. Mitigation Fee Program
City Council 20 – 2 6/3/2025
Measure M2 Funding Eligibility Renewal
June 3, 2025
Submitted By: Nabil Saba, P.E., Executive Director – Public Works Agency Approved By: Alvaro Nuñez, City Manager
City Council 20 – 3 6/3/2025
Resolution No. 2025-XXX
RESOLUTION NO. 2025-XXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA
ANA CONCERNING THE STATUS AND UPDATE OF THE
MOBILITY ELEMENT, AND MITIGATION FEE PROGRAM FOR
THE MEASURE M (M2) PROGRAM
WHEREAS, the City of Santa Ana (“City”) desires to maintain and improve the streets within its jurisdiction, including those arterials contained in the Master Plan of Arterial Highways (“MPAH”); and
WHEREAS, the City has endorsed a process for determining consistency between the City’s Mobility Element and the MPAH; and
WHEREAS, the City has adopted a General Plan Mobility Element which does not preclude implementation of the MPAH within its jurisdiction; and WHEREAS, the City is required to adopt a resolution biennially informing the Orange County Transportation Authority (“OCTA”) that the City’s Mobility Element is in conformance with the MPAH and whether any changes to any arterial highways of said Mobility Element have been adopted by the City during Fiscal Years (FY) 2023-24 and FY 2024-25; and WHEREAS, the City is required to send biennially to the OCTA all recommended changes to the City Mobility Element and the MPAH for the purposes of re-qualifying for participation in the Comprehensive Transportation Funding Programs; and
WHEREAS, the City is required to adopt a resolution biennially certifying that the City has an existing Mitigation Fee Program that assesses traffic impacts of new development and requires new development to pay a fair share of necessary transportation improvements attributable to the new development.
NOW, THEREFORE, BE IT RESOLVED that the City Council for the City of Santa Ana, does hereby inform OCTA that:
Section 1. The arterial highway portion of the Mobility Element of the City is in conformance with the MPAH.
Section 2. The City attests that no unilateral reduction in through lanes has been made on any MPAH arterials during FY 2023-24 and FY 2024-25.
Section 3. The City affirms that it will bring forward requests to amend the MPAH, when necessary, in order to ensure that the MPAH and the General Plan Mobility Circulation Element remain consistent.
Section 4. The City reaffirms that the existing Mitigation Fee Program is in effect. [Signatures on the following page]
EXHIBIT 1
City Council 20 – 4 6/3/2025
Resolution No. 2025-XXX
ADOPTED this 3rd day of June, 2025.
Valeria Amezcua
Mayor
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:
Kyle Nellesen
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers _
EXHIBIT 1
City Council 20 – 5 6/3/2025
Resolution No. 2025-XXX
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, Jennifer L. Hall, City Clerk, do hereby certify the attached Resolution No. 2025- ____ to be the original resolution adopted by the City Council of the City of Santa Ana on June 3, 2025.
Date:
City Clerk
City of Santa Ana
EXHIBIT 1
City Council 20 – 6 6/3/2025
Mobility Element
Santa Ana General Plan
FINAL, APRIL 2022
EXHIBIT 2
City Council 20 – 7 6/3/2025
CITY OF SANTA ANA GENERAL PLAN
POLICY M-1.1
SAFETY
Achieve zero fatalities from traffic collisions through education, enforcement, and infrastructure design.
H Eq Ed
POLICY M-1.2
BALANCED MULTIMODAL NETWORK
Provide a balanced and equitable multimodal circulation network that reflects current and changing needs.
H EqEJS
POLICY M-1.3
TRAFFIC MANAGEMENT SYSTEMS
Utilize technology to efficiently move people and vehicles and manage motor vehicle speeds.
S
POLICY M-1.4
MOTOR VEHICLE LEVEL OF SERVICE
Maintain at least a vehicle level of service “D” for
intersections of arterial streets, except in areas planned for high intensity development or traffic safety projects.
H S
POLICY M-1.5
MULTIMODAL LEVEL OF SERVICE
Ensure that new development and City projects maintain
or improve the current level of service for all modes of transportation.
H Eq S
POLICY M-1.6
COMPLETE STREETS
Transform travelways to accommodate all users through
street design and amenities, such as sidewalks, trees,
landscaping, street furniture, and bus shelters.
H Eq S
POLICY M-1.7
PROACTIVE MITIGATION
Proactively mitigate existing and new potential air
quality, noise, congestion, safety, and other impacts from the transportation network on residents and business,
especially in environmental justice communities.
H EqEJS
POLICY M-1.8
ENVIRONMENTAL SUSTAINABILITY
Consider air and water quality, noise reduction,
neighborhood character, and street-level aesthetics
when making improvements to travelways.
H Eq S
POLICY M-1.9
REGIONAL CONSISTENCY
Ensure the street network is consistent with standards
set in the OCTA Master Plan of Arterial Highways and the Congestion Management Program.
S
POLICY M-1.10
INTERGOVERNMENTAL COORDINATION
Collaborate with federal, state, SCAG, OCTA, rail
authorities, and other agencies to fund and improve the regional transportation system.
S
CONTINUED ON NEXT PAGE >>
GOAL M-1: Comprehensive Circulation
A comprehensive and multimodal circulation system that
facilitates the safe and efficient movement of people, enhances commerce, and promotes a sustainable community.
POLICY FRAMEWORK
M
04 EXHIBIT 2
City Council 20 – 8 6/3/2025
CITY OF SANTA ANA GENERAL PLAN
POLICY M-1.11
EMERGING SERVICES
Promote the development of innovative and safe travel
and delivery services through partnerships with business and industry leaders.
H Eq S
<< GOAL M-1: COMPREHENSIVE CIRCULATION
Complete Streets Improvements along Harbor Boulevard
After the Harbor Corridor Specific Plan was adopted in 2014, the City began implementing improvements (painting, striping, and spacing for a Class 4 Cycle Track) and applying streetscape requirements to new development (wide sidewalks with street trees and lighting) to make Harbor Boulevard a more complete street and accommodate vehicles, transit users, bicyclists, and pedestrians in a safe, efficient, and attractive manner.
MOBILITY
M
05 EXHIBIT 2
City Council 20 – 9 6/3/2025
CITY OF SANTA ANA GENERAL PLAN
GOAL M-2: Regional Mobility
An integrated system of travelways that connects the city to the region, employment centers, and key destinations, making Santa Ana the leader in regional transportation.
POLICY M-2.1
INTERSTATE FREEWAYS
Support Caltrans and OCTA efforts to improve freeway
safety, while addressing impacts to neighborhoods.
H Eq S
POLICY M-2.2
TRANSIT SERVICES
Support OCTA, Caltrans, and other regional and local
transportation providers to enhance existing transit
services to provide residents, workers and visitors with safe, affordable, accessible, convenient, reliable, and attractive transit services.
H Eq S
POLICY M-2.3
REGIONAL TRANSPORTATION CENTER
Continue to promote and develop the Santa Ana Regional
Transportation Center (SARTC) as a major transportation hub linking Amtrak, Metrolink, the OC Streetcar, other
regional systems, and first and last mile connections.
H S
POLICY M-2.4
COMMUTER RAIL
Support the expansion of commuter rail services and
Santa Ana’s role as a destination along the Los Angeles– San Diego–San Luis Obispo (LOSSAN) rail corridor.
H S
POLICY M-2.5
OC STREETCAR
Support development and expansion of the OC Streetcar
project, connecting neighborhoods, employment
centers, and Downtown Santa Ana to activity centers in
Orange County.
H S
POLICY M-2.6
HIGH FREQUENCY TRANSIT CORRIDORS
Work with OCTA to support the improvement of transit
opportunity corridors to facilitate high frequency transit (e.g., bus rapid transit and other modes) along designated corridors in Santa Ana.
H S
POLICY M-2.7
REGIONAL MOBILITY ACCESS
Enhance access to regional transit, including first and last mile connections, to encourage the use of public transit.
H Eq S
POLICY M-2.8
GRADE SEPARATIONS
Encourage the installation and improvement of grade
separations at rail crossings that minimize impacts to
adjacent properties and nonmotorized users.
H Eq S
POLICY M-2.9
GOODS MOVEMENT
Maintain a network of truck routes limited to arterial
streets to allow for goods movement and protect
residential neighborhoods from adverse impacts.
H Eq S
M
14 EXHIBIT 2
City Council 20 – 10 6/3/2025
CITY OF SANTA ANA GENERAL PLAN
GOAL M-3: Active Transportation
A safe, balanced, and integrated network of travelways for nonmotorized modes of transportation that connects people to activity centers, inspiring healthy and active lifestyles.
POLICY M-3.1
NONMOTORIZED TRAVELWAY NETWORK
Expand and maintain a citywide network of nonmotorized
travelways within both the public and private realms that create linkages between neighborhoods, recreational
amenities, schools, employment centers, neighborhood
serving commercial, and activity centers.
H Eq S
POLICY M-3.2
NONMOTORIZED TRAVELWAY AMENITIES
Enhance nonmotorized travelways with amenities such as
landscaping, shade trees, lighting, benches, crosswalks, rest stops, bicycle parking, and support facilities that promote a pleasant and safe experience.
H Eq S
POLICY M-3.3
SAFE ROUTES TO SCHOOLS AND PARKS
Lead the development and implementation of safe
routes to schools and parks by partnering with the school districts, residents, property owners, and community
stakeholders.
H EqEJS
POLICY M-3.4
REGIONAL COORDINATION
Coordinate development of the City’s active
transportation and transit network with adjacent
jurisdictions, OCTA, and other appropriate agencies.
H Eq S
POLICY M-3.5
EDUCATION AND ENCOURAGEMENT
Encourage active transportation choices through
education, special events, and programs.
H Eq S Ed
POLICY M-3.6
TRANSIT CONNECTIVITY
Enhance first and last mile connectivity to transit facilities through safe, accessible, and convenient linkages.
H Eq S
POLICY M-3.7
COMPLETE STREETS DESIGN
Enhance streets to facilitate safe walking, bicycling, and other nonmotorized forms of transportation through
community participatory design.
H Eq S
POLICY M-3.8
SANTA ANA RIVER AND GOLDEN LOOP
Proactively pursue the improvement and restoration of
the Santa Ana River natural habitat and the completion
of the Golden Loop to serve as a multiuse recreational
amenity.
H S
POLICY M-3.9
NEIGHBORHOOD TRAFFIC
Develop innovative strategies to calm neighborhood
traffic, increase safety, and eliminate collisions, while also maintaining access for emergency response.
H
MOBILITY
M
15 EXHIBIT 2
City Council 20 – 11 6/3/2025
CITY OF SANTA ANA GENERAL PLAN
GOAL M-4: Transportation, Land Use, and Design
Coordinated transportation planning efforts with land use and design strategies that encourage sustainable development and achieve broader community goals.
POLICY M-4.1
INTENSE DEVELOPMENT AREAS
Program multimodal transportation and public realm
improvements that support new development in areas
along transit corridors and areas planned for high
intensity development.
H S
POLICY M-4.2
PROJECT REVIEW
Encourage active transportation, transit use, and
connectivity through physical improvements and public
realm amenities identified during the City’s Development Review process.
H Eq S
POLICY M-4.3
TRANSPORTATION MANAGEMENT
Coordinate with OCTA, employers, and developers to
utilize TDM (transportation demand management)
strategies and education to reduce vehicle trips and
parking demands.
H S
POLICY M-4.4
FAIR SHARE IMPACTS
Ensure that all development projects pay their fair share of the system improvements necessary to accommodate
the transportation needs of their projects.
Eq S
POLICY M-4.5
LAND USE DEVELOPMENT DESIGN
Ensure that building placement and design features
create a desirable and active streetscape, by prioritizing pedestrian access directly from the street and placing
parking lots to the rear of a development site.
H S
POLICY M-4.6
ROADWAY CAPACITY ALTERNATIVES
Promote reductions in automobile trips and vehicle miles traveled by encouraging transit use and nonmotorized
transportation as alternatives to augmenting roadway
capacity.
H S
POLICY M-4.7
PARKING
Explore and implement a flexible menu of parking
options and other strategies to efficiently coordinate the response to parking demands.
S
POLICY M-4.8
NOISE MITIGATION
Encourage physical and operational improvements to
reduce noise levels around major roads, freeways, and
rail corridors, in particular around sensitive land uses.
H Eq
POLICY M-4.9
AIR POLLUTION MITIGATION
Utilize land use, building, site planning, and technology solutions to mitigate exposure to transportation-related air pollution, especially in environmental justice focus areas.
H EqEJS
M
16 EXHIBIT 2
City Council 20 – 12 6/3/2025
CITY OF SANTA ANA GENERAL PLAN
GOAL M-5: Sustainable Transportation Design
A transportation system that is attractive, safe, state-of-the-art, and supports community, environmental, and conservation goals.
POLICY M-5.1
ENHANCED STREET DESIGN
Improve the beauty, character, and function of travelways with amenities such as landscaped parkways and
medians, bike lanes, public art, and other amenities.
H S
POLICY M-5.2
RAIL CORRIDORS
Coordinate with rail service providers to improve
and maintain the aesthetics of rail corridors, reduce
noise levels, and mitigate traffic conflicts and other
environmental hazards.
H Eq S
POLICY M-5.3
TRAVEL VIEWS
Promote the undergrounding of utilities and the
reduction of visual clutter along travelways.
S
POLICY M-5.4
GREEN STREETS
Leverage opportunities along streets and public rights-ofway to improve water quality through use of landscaping, permeable pavement, and other best management
practices.
S
POLICY M-5.5
STREET DESIGN
Design and retrofit streets based on their combined
land use context and road function to achieve safety
objectives.
H Eq S
POLICY M-5.6
CLEAN FUELS AND VEHICLES
Encourage the use of alternative fuel vehicles and mobility technologies through the installation of supporting
infrastructure.
S
POLICY M-5.7
INFRASTRUCTURE CONDITION
Enhance travelway safety by maintaining streets, alleys, bridges, sidewalks, lighting, and other transportation
infrastructure in excellent condition.
S EqEJ
POLICY M-5.8
TRAFFIC SAFETY
Prioritize the safety of all travelway users when designing transportation improvement and rehabilitation projects.
H S
MOBILITY
M
17 EXHIBIT 2
City Council 20 – 13 6/3/2025
Conservation Element
Santa Ana General Plan
FINAL, APRIL 2022
EXHIBIT 2
City Council 20 – 14 6/3/2025
CITY OF SANTA ANA GENERAL PLAN
GOAL CN-1: Air Quality and Climate
Protect air resources, improve regional and local air quality, and minimize the impacts of climate change.
POLICY CN-1.1
REGIONAL PLANNING EFFORTS
Coordinate air quality planning efforts with local and
regional agencies to meet or exceed State and Federal
ambient air quality standards in order to educate the
community on and protect all residents from the health
effects of air pollution.
H Eq
POLICY CN-1.2
CLIMATE ACTION PLAN
Consistency with emission reduction goals highlighted
in the Climate Action Plan shall be considered in all
major decisions on land use and investments in public
infrastructure.
H S EqEJ
POLICY CN-1.3
EDUCATION
Promote efforts to educate businesses and the general
public about air quality standards, reducing the urban
heat island effect, health effects from poor air quality and extreme heat, and best practices they can make to
improve air quality and reduce greenhouse gas emissions.
H Ed EqEJ
POLICY CN-1.4
DEVELOPMENT STANDARDS
Support new development that meets or exceeds
standards for energy-efficient building design and site planning.
S
POLICY CN-1.5
SENSITIVE RECEPTOR DECISIONS
Study the impacts of stationary and non-stationary
emission sources on existing and proposed sensitive uses and opportunities to minimize health and safety risks.
Develop and adopt new regulations avoiding the siting
of facilities that potentially emit increased pollution near sensitive receptors within environmental justice area
boundaries.
H EqEJ
POLICY CN-1.6
NEW AND INFILL RESIDENTIAL DEVELOPMENT
Promote development that is mixed use, pedestrian
friendly, transit oriented, and clustered around activity centers.
S
POLICY CN-1.7
HOUSING AND EMPLOYMENT OPPORTUNITIES
Improve the city’s jobs/housing balance ratio by
supporting development that provides housing and
employment opportunities to enable people to live and
work in Santa Ana.
Eq
POLICY CN-1.8
PROMOTE ALTERNATIVE TRANSPORTATION
Promote use of alternate modes of transportation in the City of Santa Ana, including pedestrian, bicycling, public transportation, car sharing programs, and emerging
technologies.
S Ed EqEJ
CONTINUED ON NEXT PAGE >>
POLICY FRAMEWORK
CONSERVATION
CN
05 EXHIBIT 2
City Council 20 – 15 6/3/2025
CITY OF SANTA ANA GENERAL PLAN
POLICY CN-1.9
PUBLIC INVESTMENT ALTERNATIVE
TRANSPORTATION INFRASTRUCTURE
Continue to invest in infrastructure projects that
support public transportation and alternate modes
of transportation in the City of Santa Ana, including
pedestrian, bicycling, public transportation, car sharing programs, and emerging technologies.
S EqEJ
POLICY CN-1.10
TRANSPORTATION MANAGEMENT
Continue to support and invest in improvements to the
City’s Transportation Management System, including
projects or programs that improve traffic flow and reduce traffic congestion.
S
POLICY CN-1.11
PUBLIC INVESTMENT IN LOW- OR ZERO
EMISSION VEHICLES
Continue to invest in low-emission or zero-emission
vehicles to replace the City’s gasoline powered vehicle fleet and to transition to available clean fuel sources such as bio-diesel for trucks and heavy equipment.
S
POLICY CN-1.12
SUSTAINABLE INFRASTRUCTURE
Encourage the use of low or zero emission vehicles,
bicycles, nonmotorized vehicles, and car-sharing
programs by supporting new and existing development
that includes sustainable infrastructure and strategies such as vehicle charging stations, drop-off areas for
ride-sharing services, secure bicycle parking, and
transportation demand management programs.
S
<< GOAL CN-1: AIR QUALITY AND CLIMATE
POLICY CN-1.13
CITY CONTRACT PRACTICES
Support businesses and contractors that use reducedemissions equipment for city construction projects and contracts for services, as well as businesses that practice sustainable operations.
S
POLICY CN-1.14
TRANSPORTATION DEMAND MANAGEMENT
Require and incentivize projects to incorporate
transportation demand management techniques.
H S Ed
POLICY CN-1.15
COMMUNITY EMISSIONS REDUCTION
Collaborate with the South Coast Air Quality Management District and local stakeholders in advance of designation as a priority community for air monitoring and reduction, and implement measures and strategies identified in
other air monitoring and emissions reduction plans that are applicable to and feasible for Santa Ana.
H EqEJS
POLICY CN-1.16
INDIRECT SOURCE RULES
Support the development of regional legislation such as the drayage truck rule, advanced clean truck route, and heavy-duty low NOx rule by the South Coast Air Quality
Management District.
H EqEJS
CN
06 EXHIBIT 2
City Council 20 – 16 6/3/2025
CITY OF SANTA ANA GENERAL PLAN
POLICY CN-1.17
INDOOR RECREATION
Encourage new development to provide indoor
recreation space when located in areas with high levels of localized air pollution or if site is adjacent to freeways or heavy industrial uses.
H Eq
POLICY CN-1.18
PUBLIC INVESTMENT IN PARKS
Coordinate with park renovation and new development
to address air quality and climate impacts by reducing the heat island affect by providing green infrastructure and shade, and reducing air pollution by providing vegetation that removes pollutants and air particles.
H Eq S
<< CN-3 AIR QUALITY AND CLIMATE
CONSERVATION
CN
07 EXHIBIT 2
City Council 20 – 17 6/3/2025
CITY OF SANTA ANA GENERAL PLAN
GOAL CN-2: Natural Resources
Preserve and enhance Santa Ana’s natural and environmental resources while maintaining a balance between recreation, habitat restoration, and scenic resources.
POLICY CN-2.1
NATIVE WILDLIFE HABITAT PROTECTION
Protect and enhance natural vegetation in parks and
open spaces for wildlife habitat, erosion control, and to serve as noise and scenic buffers.
S
POLICY CN-2.2
BIODIVERSITY PRESERVATION
Collaborate with State and County agencies to promote
biodiversity and protect sensitive biological resources.
S
POLICY CN-2.3
RESOURCE MANAGEMENT
Efficiently manage soil and mineral resource operations to eliminate significant nuisances, hazards, or adverse environmental effects on neighboring land uses.
H S
POLICY CN-2.4
SCENIC PRESERVATION
Ensure that development, open space and travelways
surrounding key destinations, historic sites, recreational areas, and open space protects visual corridors,
community aesthetics, and scenic preservation.
H S
Santa Ana River
Nearly four linear miles of trails run along the Santa Ana River through the city’s western area. The City’s vision for the river includes preserving and restoring natural habitat, acquiring land for improvements, protecting water quality, and promoting the Santa Ana River Trail as a nonmotorized transportation route to serve the region. This photo shows bikers and walkers on the bridge connecting the Santa Ana River Trail, Edna Park, and 17th Street Triangle Park.
CONSERVATION
CN
09 EXHIBIT 2
City Council 20 – 18 6/3/2025
CITY OF SANTA ANA GENERAL PLAN
GOAL CN-3: Energy Resources
Reduce consumption of and reliance on nonrenewable energy, and support the development and use of renewable energy sources.
POLICY CN-3.1
INTERAGENCY COORDINATION
Consult with regional agencies and utility companies to pursue energy efficiency goals and expand renewable
energy strategies.
S Ed
POLICY CN-3.2
EDUCATION PROGRAMS
Support education programs to provide information on
energy conservation and alternatives to nonrenewable
energy sources.
S Ed
POLICY CN-3.3
DEVELOPMENT PATTERNS
Promote energy-efficient development patterns by
clustering mixed use developments and compatible uses
adjacent to public transportation.
H S
POLICY CN-3.4
SITE DESIGN
Encourage site planning and subdivision design that
incorporates the use of renewable energy systems.
S
POLICY CN-3.5
LANDSCAPING
Promote and encourage the planting of native and
diverse tree species to improve air quality, reduce heat island effect, reduce energy consumption, and contribute to carbon mitigation with special focus in environmental justice areas.
EqEJS
POLICY CN-3.6
LIFE CYCLE COSTS
Encourage construction and building development
practices that use renewable resources and life cycle
costing in construction and operating decisions.
S
POLICY CN-3.7
ENERGY CONSERVATION DESIGN AND
CONSTRUCTION
Incorporate energy conservation features in the design
of new construction and rehabilitation projects.
S
POLICY CN-3.8
ENERGY-EFFICIENT PUBLIC FACILITIES
Promote and encourage efficient use of energy and
the conservation of available resources in the design,
construction, maintenance, and operation of public
facilities, infrastructure, and equipment.
S
POLICY CN-3.9
ENERGY GENERATION IN PUBLIC FACILITIES
Encourage and support the generation, transmission,
use, and storage of locally distributed renewable energy in order to promote energy independence, efficiency,
and sustainability.
S
CONTINUED ON NEXT PAGE >>
CN
10 EXHIBIT 2
City Council 20 – 19 6/3/2025
CITY OF SANTA ANA GENERAL PLAN
POLICY CN-3.10
ENERGY CONSERVATION IN PUBLIC PROJECTS
Work with businesses and contractors that use energyefficient practices in the provision of services and equipment for City construction projects.
S
POLICY CN-3.11
ENERGY-EFFICIENT TRANSPORTATION
INFRASTRUCTURE
Continue to support public and private infrastructure for public transportation such as bus routes, rail lines, and the OC Streetcar.
S
<< CN-3 ENERGY RESOURCES
CONSERVATION
CN
11 Fleet Vehicles
The City of Santa Ana uses alternative-fueled vehicles to conserve natural resources and lower emissions. The propane-fueled Ford F-550 truck shown here will reduce carbon dioxide emissions by about 55,000 pounds over its lifetime. While minimizing smog-producing hydrocarbons and virtually eliminating particulate matter, the vehicle will lessen noise levels by about 50 percent compared to its diesel counterparts.
Photo courtesy of Roush Clean Tech
EXHIBIT 2
City Council 20 – 20 6/3/2025
CITY OF SANTA ANA GENERAL PLAN
GOAL CN-4: Water Resources
Conserve and replenish existing and future water resources.
POLICY CN-4.1
WATER USE
Encourage and educate residents, business owners, and
operators of public facilities to use water wisely and
efficiently.
S Ed
POLICY CN-4.2
LANDSCAPING
Encourage public and private property owners to plant
native or drought-tolerant vegetation.
S Ed
POLICY CN-4.3
RECYCLED WATER SYSTEMS
Continue to coordinate with the Orange County
Water District, Orange County Sanitation District, and
developers for opportunities to expand use of reclaimed water systems.
S
POLICY CN-4.4
IRRIGATION SYSTEMS
Promote irrigation and rainwater capture systems that
conserve water to support a sustainable community.
S Ed
POLICY CN-4.5
WATER SUPPLY
Continue to collaborate with Orange County Water
District and Metropolitan Water District to ensure
reliable, adequate, and high quality sources of water
supply at a reasonable cost.
S
POLICY CN-4.6
WATER QUALITY
Work with public and private property owners to reduce
storm water runoff and to protect the water quality
percolating into the aquifer and into any established
waterway.
S
Santa Ana Water Tower
Built in 1928, the historic water tower stands 153 feet tall and is still used today to maintain water pressure for residents.
The tower is considered a Landmark structure on the Santa Ana Register of Historical Properties (#253).
Photo by Chet Frohlich
CN
12 EXHIBIT 2
City Council 20 – 21 6/3/2025
C I T Y O F S A N T A A N A
S P E C I F I C D E V E L O P M E N T N O . 8 4
Prepared by:
Moule & Polyzoides Architects and Urbanists
for
City of Santa Ana
TRANSIT ZONING CODE
7 JUNE 2010
EXHIBIT 2
City Council 20 – 22 6/3/2025
T R A N S I T Z O N I N G C O D E
1:1 T R A N S I T Z O N I N G C O D E
S P E C I F I C D E V E L O P M E N T 8 4
City of Santa Ana, California
: Table A: Contents and Organization
TABLE A: CONTENTS AND ORGANIZATION
TABLE OF CONTENTS AND CODE ORGANIZATION
This Code is organized as identified below:
Division 1.
General Provisions
Sec. Title Pg
41-2000 Purpose and intent 1:3
41-2001 Application of
Article
1:3
41-2001.5 Organization 1:3
41-2003 Nonconforming
building and uses
1:3
41-2003 Affordable Housing
Develoment Incentives
1:4
41-2004 The Industrial overlay Zone (I-OZ)1:4
41-2005 Application for Discretionary Approval1:5
Table 1A: Permitting Process
Table 1B: Review Authority and
Permit Types
1:6
1:6
Division 2.
Regulating Plan
and Zones Established
Sec. Title Pg
41-2006 Zones Established 2:1
Figure 2.1: Regulating Plan 2:1
41-2007 Uses Permitted 2:3
41-2008 Operational Standards2:3
Table 2A: Use Standards 2:3
Division 4.
Architectural Standards
Sec. Title Pg
41-2020 Building Types,
General Provisions
4:1
Table BT-1: Permitted Building
Types
4:1
4.1.015 General Requirements for All Types4:3
Figure BT-B: Permitted Height
by Story Type
4:3
Figure BT-C: Determining
Permitted Building Size
4:4
Table BT-4: Open Space Area 4:4
41-2021 Tower-on-Podium 4:5
41-2022 Flex Block 4:7
41-2023 Lined Block 4:9
41-2024 Stacked Dwellings 4:11
41-2025 Hybrid Court 4:13
41-2026 Courtyard Housing 4:15
41-2027 Live/Work 4:17
41-2028 Rowhouse 4:19
41-2029 Tuck-Under Housing 4:21
41-2030 Bungalow Court 4:23
41-2031 Duplex, Triplex, and
Quadplex
4:25
41-2032 House 4:27
41-2033 Frontage Types 4:29
Table FT-1: Frontage Types
Permitted by Zone
4:29
41-2034 Arcade Frontage 4:31
41-2035 Gallery Frontage 4:31
41-2036 Shopfront Frontage 4:31
41-2037 Forecourt 4:33
41-2038 Stoop 4:33
41-2039 Frontyard/Porch 4:33
Division 3.
Urban Standards by Zones
Sec. Title Pg
Building and Parking Placement,
Building Height and Profile,
Encroachments, and Parking
Summary
3:1
41-2010 Transit Village (TV)
Zone
3:3
41-2011 Downtown (DT) Zone 3:4
41-2012 Urban Center (UC)
Zone
3:5
41-2013 Corridor (CDR) Zone 3:6
41-2014 Urban Neighborhood 2
(UN 2) Zone
3:7
41-2015 Urban Neighborhood 1
(UN 1) Zone
3:8
EXHIBIT 2
City Council 20 – 23 6/3/2025
T R A N S I T Z O N I N G C O D E 1:2
S P E C I F I C D E V E L O P M E N T 8 4
City of Santa Ana, California
Table A: Contents and Organization, cont'd
TABLE A: CONTENTS AND ORGANIZATION
Division 5.
On-Premise Signs
Sec. Title Pg
41-2050 Purpose and Intent 5.1
41-2051 Application of Division 5:1
41-2052 General Provisions
and definitions
5:1
41-2053 Sign Standards 5:1
Table 1: Permitted Sign Types by
Frontage
5:2
41-2054 Sign Design 5:3
41-2055 Sign Maintenance 5:3
41-2056 Major Development
Identification Signs
5:3
41-2057 Preservation of Existing Historic Signs
5:3
41-2058 Building Identification
Sign
5:3
41-2059 Building Directory
Sign
5:4
41-2060 Service Entry Wall Sign 5:4
41-2061 Special Sale Sign 5:4
41-2062 Credit Card Signs 5:4
41-2063 Construction Signs 5:4
41-2064 Window Signs 5:4
Table 5C: Allowed Sign Types:
Illustrated
5:5
Table 2: Permitted Sign Place-
ment
5:5
Table 3: Requirements by Sign
Type
5:7
Street Network Concepts
Subdivision Guidelines
Sec. Title Pg
Blocks and Streets 6:1
• Purpose
• Guidelines
Table 6A: Block Guidelines 6:1
Table 6B: Illustrative
Sequence
6:2
Street Network Concepts
Sec. Title Pg
Purpose 6:3
• Street Alignment
and
Adjustments
• New Street Types
Figure 7-1: Street Network
Plan
6:3
Table 7A: Concepts for Specific Streets6:5
Division 7
Definitions
Sec. Title Pg
41-2080 Defintions 7:1
Division 4.
Architectural Standards, cont'd
Sec. Title Pg
41-2040 Architectural Standards:
Style, Massing, Proportions, and Materials
4:35
Table AS-1 Permitted Architectural Styles by Building Type4:35 Architectural Style Guidelines
Sec. Title Pg
Architectual Style Guidelines 4:35
• Main Street
Commercial
4:37
• Mission Revival 4:39
• Art Deco 4:41
• Folk Victorian 4:43
• Craftsman 4:45
• California
Contemporary
4:47
EXHIBIT 2
City Council 20 – 24 6/3/2025
T R A N S I T Z O N I N G C O D E
2:1 T R A N S I T Z O N I N G C O D E
S P E C I F I C D E V E L O P M E N T 8 4
City of Santa Ana, California
Division 2.
Sec. 41-2006. Zones Established
(a) Purpose. This section establishes the zones applied to property within the plan area by the Regulating Plan. The Regulating Plan divides the plan area into separate zones that are based on a transect of intensity within the plan area that ranges from the most urban types of development and land use to the least urban types, with most zones providing for a significant mixture of land uses within them.
This approach differs from conventional zoning maps that typically divide cities into zones that rigidly segregate residential, commercial, industrial, and institutional uses into separate areas, and thereby require residents to drive for nearly all daily activities. The use of zones based on development intensity (instead of land use zones) as the spatial basis for regulating development, directly reflects the functions of, and interrelationships between, each part of the plan area. The zones also effectively implement the City’s urban design objectives for each part of the plan area, to establish and maintain attractive distinctions between each zone. This is why some parcels are zoned with more than one zone. In such cases, the zoning is divided along a clear boundary such as the middle of a block.
The zones of this Regulating Plan allocate architectural types, frontage types, and land uses within the plan area, as well as providing detailed standards for building placement, height and profile. The diagram to the right identifies the 9 zones applied within the plan area as they relate to existing rights-of-way and parcels.
(b) Zones established. The following zones are applicable to this specific plan, and applied to property within the boundary as shown on the Regulating Plan. (1) Transit Village (TV) Zone.
The Transit Village zone is intended to provide standards for compact transitsupportive mixed-use/residential development. This zone is characterized by a wide range of building intensity, including mixed-use tower-on-podium buildings, flex blocks, liners, stacked flats, and courtyard housing. The zone accommodates retail, restaurant, entertainment, and other pedestrian-oriented uses at street level, with offices and flats above in the mixed-use building types, at high intensities and densities. The landscape palette is urban, with shading and accent street trees in parkway strips along Santa Ana Boulevard, and in sidewalk tree wells where on-street parking is provided. Parking is accommodated on-street, in structures with liner buildings, and underground. (2) Government Center (GC) Zone.
This area accommodates a wide variety of civic uses, including Federal, State, and local government offices and services, libraries, museums, community centers, and other civic assembly facilities. Building types vary according to their public purpose, are programmed by the various government agencies for their specific sites, and therefore are not coded by the Transit Zoning code (SD-84A and SD 84B). The landscape style is urban, emphasizing shading street trees in sidewalk tree wells, and in landscaped public plazas. (3) Downtown (DT) Zone.
This zone is applied to the historical shopping district of Santa Ana, a vital, pedestrian-oriented area that is defined by multi-story urban building types (flex blocks, live-work, stacked dwellings, and courtyard housing in the Downtown edges) accommodating a mixture of retail, office, light service, and residential uses. The standards of this zone are intended to reinforce the form and character represented by pre-World War II buildings and recognized as a National Historic District, through restoration, rehabilitation, and context-sensitive infill.
The standards also facilitate the replacement or improvement of post-war development that eliminated the pedestrian orientation of various downtown blocks (for example, parking structures with no features of pedestrian interest along their entire lengths). The landscape style is urban, emphasizing shading and accent street trees in sidewalk tree wells. Parking is accommodated on-street and may also be in structures with liner buildings, underground, and within block centers in surface lots not visible from streets. (4) Urban Center (UC) Zone.
This zone is applied to the area surrounding the Downtown, which serves as a transitional area to the surrounding lower intensity neighborhoods and to other areas where mixed-use and multi-unit residential buildings create a pedestrianoriented urban fabric. The zone provides for a variety of non-residential uses and a mix of housing types at medium intensities and densities. Besides accommodating community serving businesses, this zone may also serve the daily convenience shopping and service needs of nearby residents. Building types include mixed-use Flex Blocks, stacked flats, live-work, rowhouses, and courtyard housing. The landscape is urban, emphasizing shading street trees in sidewalk tree wells. Parking is accommodated on-street and may also be in structures with liner buildings and underground in areas adjacent to the DT zone, and in surface lots away from street frontages.
(5) Corridor (CDR) Zone.
This zone is applied to properties fronting existing commercial corridors and provides standards to improve pedestrian-orientation in a transit-supportive, mixed use area. Mixed-use flex block and live-work building types are at or near the sidewalk, and accommodate street level retail, service, and office uses, with office and residential above. The landscape style is urban, emphasizing shading street trees in sidewalk tree wells. Parking is accommodated on-street, and in screened surface lots between buildings, or away from streets, with no more than half the site frontage occupied by parking.
(6) Urban Neighborhood 2 (UN-2) Zone.
This zone is applied to primarily residential areas intended to accommodate a variety of housing types, with some opportunities for live-work, neighborhoodserving retail, and cafes. Appropriate building types include single dwellings, duplexes, triplexes and quadplexes, courtyard housing, rowhouses, and livework. In some areas, the more intense, hybrid court building type is allowed where additional intensity is warranted while maintaining compatibility with neighboring properties (see Regulating Plan). The landscape is appropriate to a neighborhood, with shading street trees in parkway strips, and shallow-depth landscaped front yards separating buildings from sidewalks. Parking is onstreet, and in garages located away from street frontages. (7) Urban Neighborhood 1 (UN-1) Zone.
This zone is applied to existing primarily residential areas and is intended to strengthen and stabilize the low intensity nature of these neighborhoods. : Regulating Plan and Zones Established
Figure 2.1 Regulating Plan with Existing R.O.W.
0 250 500 1000 ft
EXHIBIT 2
City Council 20 – 25 6/3/2025
T R A N S I T Z O N I N G C O D E 2:2
S P E C I F I C D E V E L O P M E N T 8 4
City of Santa Ana, California
Appropriate building types include single dwellings, duplexes, triplexes, and quadplexes, and live-work. The landscape is appropriate to a neighborhood, with shading street trees in parkway strips and landscaped front yards separating buildings from sidewalks.
Parking is on-street, and in garages located away from street frontages. (8) Industial Overlay (I-OZ) Zone.
The I-OZ is applied to areas currently zoned M1 or M2, and occupied with an industrial use, to allow the types of land use activity and development permitted by existing M1 and M2 zoning to continue until such time that the owner chooses to apply the new zones identified in Figure 2.1. In order to determine if the M1 or M2 land use activity and development apply to a particular parcel, the I-OZ is further identified as I-OZ-M1 or I-OZ-M2. Until the property owner applies to modify the zoning district, property in the I-OZ shall be regulated by the provisions of the M1 and M2 zones (SAMC 41, Article III, Divisions 18 and 19), as applicable.
(9) Open Space (O) Zone.
This zone identifies areas reserved for community parks and other open spaces. Allowable structures in this zone are limited to those necessary to support the specific purposes of the particular open space area (e.g., sport-court enclosures and multi-purpose buildings in active parks, and trails within passive parks). [1] Identified, but not regulated by this Code,
Refer to City requirements as identified in
SAMC Chapter 41.
Transit Village (TV)
Government Center (GC) [1]
Downtown (DT)
Urban Center (UC)
Corridor (CDR)
Urban Neighborhood 2 (UN-2)
Urban Neighborhood 1 (UN-1)
Open Space (O)[1]
Key
Location where Hybrid
Court type is allowed
H
Regulating Plan and Zones Established, cont'd
Specific development Boundary
Industrial Overlay Zone (I-OZ)
I-OZ-M1
I-OZ-M2
EXHIBIT 2
City Council 20 – 26 6/3/2025
T R A N S I T Z O N I N G C O D E
2:3 T R A N S I T Z O N I N G C O D E
S P E C I F I C D E V E L O P M E N T 8 4
City of Santa Ana, California
General retail, except with any of the following features P P P P P(2) --- • Floor area over 20,000 per tenant CUP CUP P --- CUP --- Eating establishments P P P P P(2) ---
Auto or motor vehicle service --- --- P P --- ---
RETAIL
SERVICE GENERAL
Banquet facility/catering-sub. to 41.199.1(a) through (d) CUP CUP CUP CUP(1) --- --- Child day care - more than 8 and up to 14 children P (3) P (3) P P LUC(2) LUC Child day care center P (3) P (3) P P CUP CUP
Adult day care center-subject to 41.199.2 of the SAMC P (3) P (3) P P P --- Hotel, excl. transient residential hotel and long term stay P P P P --- --- Mortuaries, funeral homes --- --- CUP P --- ---
Personal services P P P P P(2) P (2)
Personal services - restricted --- --- CUP CUP CUP ---
Sec. 41-2007. Uses Permitted.
(a) Allowable Land Use Types. A parcel or building within the Specific Development area shall be occupied by only the land uses allowed by the
table entitled Use Standards (hereinafter Use
Standards Table) within the zone applied to the
site by the Regulating Plan.
(b) Garage sales are allowed in compliance with
Section 41-193.
(c) Temporary outdoor activities are allowed in
compliance with Section 41-195.5.
(d) Youth amusement rides are permitted in
compliance with Section 41-366 for C1 districts.
(e) Drive-through facilities shall not be permitted.
Sec. 41-2008. Operational Standards.
(a) All property shall be maintained in a safe,
sanitary and attractive condition including, but
not limited to, structures, landscaping, parking
areas, walkways, and trash enclosures.
(b) All business activities shall be conducted
and located within an enclosed building, except
as allowed by Section 41-195 of the SAMC and
except that the following business activities may
be conducted outside of an enclosed building:
(1) Newsstands
(2) Flower Stands
(c) There shall be no manufacturing, processing, compounding, assembling or treatment of any material or product, other than that which
is clearly incidental to a particular retail and service general enterprise, and where such goods are sold on the premises.
(d) There shall be no work inside of a structure
that generates noise that exceeds 60 dB CNEL
measured at the exterior wall of the unit.
(e) Storage of goods and supplies shall be limited to those sold at retail on the premises or utilized in the course of business.
(f) Public utility structures, including electric
distribution and transmission substations shall
be screened by a solid wall at least eight (8)
feet high, except as restricted by Sections 36-45,
36-46, and 36-47.
(g) Any activity permitted shall be conducted
in such a manner as not to have a detrimental
effect on permitted adjacent uses by reason of
refuse matter, noise, light, or vibration.
(h) Small scale industry uses shall require a
solid wall or fence not less than eight (8) feet in
height along any rear or side lot line.
(i) All business activities, including, but not
limited to, compounding, processing, packaging or assembly of articles of merchandise and treatment of products shall be conducted within
a completely enclosed building. No ancillary
vehicle maintenance or repair shall be allowed
on site.
(j) Loading areas shall not be visible from
streets. Loading areas not facing a street shall
be setback at least thirty-five (35) feet from the
property line.
RECREATION, EDUCATION AND ASSEMBLY
Community assembly P(1) P (1) P (1) P CUP CUP
Health/fitness facility P P P P CUP ---
Library, museum P P P P P CUP
Schools P (1) P (1) P (1) P CUP CUP
Studio P P P P CUP CUP
Theater, cinema or performing arts P P P P --- ---
Commercial Recreation (Indoor) CUP CUP CUP --- --- ---
RESIDENTIAL
Live-Work Use / Joint living-working quarters P (2) P (2) P (2) P (2) CUP CUP Care Homes CUP CUP CUP CUP CUP CUP
Single Dwelling --- --- --- --- P P
Multi-Family Dwellings P (1) P (1) P (1) P (1) P P
Uses Permitted
Land Use Type
Permit Required by Zone
TV DT UC CDR UN-2 UN-1
Table 2A - Use Standards
Refer to Key to Zone Symbols table on following page for zone description and use notations EXHIBIT 2
City Council 20 – 27 6/3/2025
T R A N S I T Z O N I N G C O D E 2:4
S P E C I F I C D E V E L O P M E N T 8 4
City of Santa Ana, California
SERVICES-BUSINESS-FINANCIAL-PROFESSIONAL
Bank, financial services P P P P --- ---
Business support service P P P P P(2) P (2)
Clinic, urgent care --- --- CUP P --- ---
Doctor, dentist, chiropractor, etc, office P(1) P(1) P(1) P --- --- Extended care P P P P CUP ---
Professional / administrative/service office P(1) P(1) P(1) P P(2) P (2)
TRANSPORTATION, COMMUNICATION,
INFRASTRUCTURE
Helistops CUP CUP --- --- --- ---
Parking facility - public or commercial P P P P --- --- Transit station or terminal CUP --- --- CUP --- ---
Public utility structure, excluding wireless comunication facilities --- --- --- --- CUP --- (k) No business activity that generates noise or
vibration shall be conducted between 8:00 p.m. and
7:00 a.m. Monday through Friday and 8:00 p.m. and
10:00 a.m. Saturday and Sunday.
(l) Operational standards for automobile servicing.
(1) No automobile servicing shall be conducted before 7:00 a.m. or after 8:00 p.m.
Monday through Friday and before 10:00
a.m. or after 8:00 p.m. Satruday and Sunday.
(2) All work shall be conducted inside an
enclosed structure.
(3) Outdoor or overnight vehicle storage is not
permitted.
Artisan/craft product manufacturing CUP CUP CUP --- CUP --- Furniture and fixture manufacturing, cabinet shop P (3) --- P (3) --- --- --- Laboratory - medical - analytical --- P (1) P(1) P --- --- Manufacturing - light P (3) --- P (3) --- CUP ---
Media production - office or storefront type (no sound stage) P P P(1) --- --- --- Printing and publishing --- P(1) P --- --- ---
Research and development P (3) --- P (3) --- CUP ---
SMALL SCALE INDUSTRY
MISCELLANEOUS
Any structure over four (4) stories in height SPR SPR SPR SPR SPR --- Businesses operating between 12 and 7 am CUP CUP CUP CUP CUP CUP Alcoholic beverage sales or consumption CUP CUP CUP CUP CUP --- Uses Permitted, cont'd
Key to Zone Symbols
TV Transit Village CDR Corridor
DT Downtown UN-2 Urban Neighborhood 2
UC Urban Center UN-1 Urban Neighborhood 1
P use is permitted subject to compliance with all applicable provisions the Santa Ana Municipal Code LUC use is permitted subject to the approval of a Land
Use Certificate.
CUP use is permitted subject to the approval of a
Conditional Use Permit.
SPR use is permitted subject to the approval of Site Plan Review.
--- use not permitted in particular zones.
Land Use Type
Permit Required by Zone
TV DT UC CDR UN-2 UN-1
Table 2A - Use Standards
Key
(1) Use permitted only on second or
upper floors, or behind retail or service ground floor use. (2) Permitted only as part of a vertical
mixed use project, with upper floor
residential
(3) Permitted only as part of a mixed use
project with a commercial or residential component
EXHIBIT 2
City Council 20 – 28 6/3/2025
T R A N S I T Z O N I N G C O D E
3:1 T R A N S I T Z O N I N G C O D E
S P E C I F I C D E V E L O P M E N T 8 4
City of Santa Ana, California
Division 3.
Building and Parking Placement, Building Height and Profile, Encroachments, and Parking Summary
A. Requirements
1. Purpose. This Division identifies the standards and requirements for new buildings, or buildings to be modified, for each zone within the Code area to ensure that proposed development is consistent with the City's goals for building form, character, and quality within the Code area. The zones are organized by intensity from the most intense (TV) to the least intense (UN-1). Unless stated otherwise, all requirements are expressed as 'minimums' and may be exceeded (e.g., 2 parking spaces required and 3 provided) in compliance with all applicable provisions of this code and Chapter 41.
2. Applicability. Each proposed improvement and building shall be designed in compliance with the standards of this Division for the applicable zone, except for public and institutional buildings, which because of their unique disposition and application are not required to comply with these requirements and are reviewed by a special permit and procedures.
3. Requirements by zone. Each proposed building shall be designed according to the urban standards identified per the zone in which the property is located.
B. Summary of Zones
At right, in Table 3A, are the six zones (see Note below) organized in descending order according to their role and intensity within the Code area and as they appear in this Chapter:
• Transit Village (TV)
• Downtown (DT)
• Urban Center (UC)
• Corridor (CDR)
• Urban Neighborhood 2 (UN-2)
• Urban Neighborhood 1 (UN-1)
Note: the Government Center District and Open Space Zones are identified in this Code but regulated by the Santa Ana Municipal Code.
3.3 Transit Village (TV) 3.4 Downtown (DT)
Intent and Character of TV Zone Intent and Character of DT Zone Building Setbacks in feet
Front yard 0-10 [1]
Side Street 0-10 [1]
Side yard 0
Rear yard 15
Alley rear yard 3
[1] Grand Ave - Min 15', From current
R.O.W
Building Setbacks in feet
Front yard 0
Side Street 0-10
Side yard 0
Rear yard 15
Alley rear yard 3
Table 3A: ZONE SUMMARY
OF STANDARDS
Parking per DU
or Sq Ft
DU /
Sq Ft
+
Guest
Residential 2 0.15
Live-Work 2 -
Non-Residential 1/400 -
In-Lieu Fee [b] yes yes
Parking per DU
or Sq Ft
DU /
Sq Ft
+
Guest
Residential 2 0.15
Live-Work 2 -
Non-Residential 1/400 -
In-Lieu Fee [b] yes yes
: Urban Standards by Zones
Key to Table 3A
Light shaded text means 'not permitted' in the zone.
' - ' means not applicable in the zone.
[a] Max Stories for all zones refer to the total number of stories permitted per Zone. The massing for all buildings are subject to size and massing standards, as described in Building Type Standards for each building type (Section 41- 2020), as indicated in the example table below.
ALLOWED MASSING BY STORY
Ratio of Each Story in % of ground floor
STORY 1 2 3 4 5 6 7 8
% 100 100 100 75 50 35 10 N/A
[b] May be satisfied through In-Lieu Fee and Park-Once Program, if established Notes continued on next page
Frontage Types Allowed
(see Chapter 4.2 for standards)
Arcade Y
Gallery Y
Shopfront Y
Forecourt Y
Stoop -
Frontyard & Porch -
Frontage Types Allowed
(see Chapter 4.2 for standards)
Arcade Y
Gallery Y
Shopfront Y
Forecourt Y
Stoop Y
Frontyard & Porch -
Building Types Max Stories [a]
(see Chapter 4.1 for standards)
Tower-on-Podium 25
Flex Block 5
Lined Block 5
Stacked Dwellings 6
Hybrid Court -
Courtyard Housing 5
Live-Work 3
Rowhouse -
Tuck-Under 3
Bungalow Court -
Duplex/Triplex/
Quadplex
-
House -
Building Types Max Stories [a]
(see Chapter 4.1 for standards)
Tower-on-Podium -
Flex Block 10
Lined Block 5
Stacked Dwellings 6
Hybrid Court -
Courtyard Housing 5
Live-Work 3
Rowhouse -
Tuck-Under 3
Bungalow Court -
Duplex/Triplex/
Quadplex
-
House -
EXHIBIT 2
City Council 20 – 29 6/3/2025
T R A N S I T Z O N I N G C O D E 3:2
S P E C I F I C D E V E L O P M E N T 8 4
City of Santa Ana, California
3.5 Urban Center (UC) 3.6 Corridor (CDR) 3.7 Urban Neighborhood 2 (UN-2) 3.8 Urban Neighborhood 1 (UN-1) Intent and Character of UC Zone Intent and Character of CDR Zone Intent and Character of UN2 Zone Intent and Character of UN1 Zone Building Setbacks in feet
Front yard 20
Side Street 10
Side yard 5 [1]
Rear yard 20
Alley rear yard 3
Building Setbacks in feet
Front yard 5-15 [1]
Side Street 0-10 [1]
Side yard 0
Rear yard 15
Alley rear yard 3
[1] Grand Ave - Min 25' from current
R.O.W.
Building Setbacks in feet
Front yard 10 [1]
Side Street 10
Side yard 1 story 5
2 story 5
3 story 8
4 story 12
Rear yard 15
Alley rear yard 3
Building Setbacks in feet
Front yard 0
Side Street 0-10
Side yard 0
Rear yard 15
Alley rear yard 3
Parking per
DU or Sq Ft
DU /
Sq Ft
+
Guest
Residential 2 0.15
Live-Work 2 0.15
Non-Residential 1/300 -
In-Lieu Fee [b] no no
Parking per DU
or Sq Ft
DU /
Sq Ft
+
Guest
Residential 2 0.25
Live-Work 2 0.25
Non-Residential 1/200 -
In-Lieu Fee [b] no no
Parking per
DU or Sq Ft
DU /
Sq Ft
+
Guest
Residential 2 0.25
Live-Work 2 0.25
Non-Residential 1/300 -
In-Lieu Fee [b] no no
Parking per
DU or Sq Ft
DU / Sq
Ft
+
Guest
Residential 2 0.25
Live-Work 2 0.25
Non-Residential >750 sf: 1 -
750-1200
sf: 1
-
>1200 sf:
1 per 300
s.f
-
In-Lieu Fee [b] no no
[1] Grand Ave: Min 25' from current
R.O.W.
[1] Or varies
Urban Standards by Zone, cont'd
Notes:
The above table is a summary of the requirements by zone. Refer to the following chapters of this code for the full requirements per building type.
The zones are arranged on a continuum of intensity with the most intense at left and the least intense at right. Each zone is aimed at generating or maintaining a distinct character through the allocation of appropriate building and frontage types and the placement of those types on parcels.
Frontage Types Allowed
(see Chapter 4.2 for standards)
Arcade -
Gallery -
Shopfront -
Forecourt -
Stoop Y
Frontyard & Porch Y
Frontage Types Allowed
(see Chapter 4.2 for standards)
Arcade -
Gallery Y
Shopfront Y
Forecourt Y
Stoop -
Frontyard & Porch -
Frontage Types Allowed
(see Chapter 4.2 for standards)
Arcade -
Gallery -
Shopfront Y
Forecourt Y
Stoop Y
Frontyard & Porch Y
Frontage Types Allowed
(see Chapter 4.2 for standards)
Arcade -
Gallery -
Shopfront Y
Forecourt Y
Stoop Y
Frontyard & Porch Y
Building Types Max Stories [a]
(see Chapter 4.1 for standards)
Tower-on-Podium -
Flex Block -
Lined Block -
Stacked Dwellings -
Hybrid Court -
Courtyard Housing -
Live-Work 2
Rowhouse -
Tuck-Under -
Bungalow Court 2
Duplex/Triplex 2
House 2
Building Types Max Stories [a]
(see Chapter 4.1 for standards)
Tower-on-Podium -
Flex Block 3
Lined Block -
Stacked Dwellings -
Hybrid Court -
Courtyard Housing -
Live-Work 3
Rowhouse -
Tuck-Under -
Bungalow Court -
D u p l e x / Tr i p l e x /
Quadplex
-
House -
Building Types Max Stories [a]
(see Chapter 4.1 for standards)
Tower-on-Podium -
Flex Block -
Lined Block -
Stacked Dwellings -
Hybrid Court 5[1]
Courtyard Housing 4
Live-Work 3
Rowhouse 3
Tuck-Under 3
Bungalow Court 2
Duplex/Triplex/
Quadplex
3 House 2
[[1] see Regulating Plan for allowed location
Building Types Max Stories [a]
(see Chapter 4.1 for standards)
Tower-on-Podium -
Flex Block 5
Lined Block 5
Stacked Dwellings 5
Hybrid Court -
Courtyard Housing 5
Live-Work 3
Rowhouse -
Tuck-Under 3
Bungalow Court -
D u p l e x / Tr i p l e x /
Quadplex
-
House -
EXHIBIT 2
City Council 20 – 30 6/3/2025
T R A N S I T Z O N I N G C O D E
3:3 T R A N S I T Z O N I N G C O D E
S P E C I F I C D E V E L O P M E N T 8 4
City of Santa Ana, California
(a) Permitted buiding types and minimum
and maximum height.
Table TV-1, entitled Building Types and
Mimimum and Maximum Height identifies the
approved building types and the minimum and
maximum height that is permitted for each
building type within the TV zone subject to compliance with all applicable standards.
Table TV-1. Building Types and Minimum and
Maximum Height
Building Types Min Stories Max Stories
Tower-on-Podium 3 25
Flex Block 3 5
Lined Block 3 5
Stacked Dwellings 3 6
Hybrid Court not allowed not allowed
Courtyard Housing 3 5
Live-Work 3 3
Rowhouse not allowed not allowed
Tuck-Under Housing 3 3
Bungalow Court not allowed not allowed
D u p l e x / Tr i p l e x /
Quadplex
not allowed not allowed
House not allowed not allowed
Use-Type Parking Guest
Parking In-Lieu [a]
Residential [b] 2 / unit min 0.15 /
unit
guest
only
Live-Work 2 / unit min - -
Non-Residential 1 / 400 sq ft - yes
Type Min Width Max Width
1-way 8' 12'
2-way 20' 25'
Parking not permitted not permitted
(d) Parking.
(1) Driveway Standards. Table TV-4 identifies the
minimum and maximum width of driveways and
permitted parking on driveways.
Table TV-4 Driveway Standards
(2) Off-street parking standards
a. Table TV-5 identifies the minimum off-street
parking spaces that shall be provided. All fractions shall be rounded up to the next whole number.
Table TV-5- Off-Street Parking Standards.
Setback Above Grade Subterranean
(2a) Front yard Min. 40% design
lot depth
0' min.
(2b) Street side 10' min. 0' min.
(2c) Side yard 0' min. 0' min.
(2d) Rear yard 10' min. 3' min.
(2e) Alley yard 3' min. 3' min. Front
Street Side
Alley where occurs
2a
2b
2c
2e
2d
c. Parking setback standards. Table TV-6 identifies
the minimum setback standards for the off-street
parking. The setbacks shall apply to all stories of
a building.
Table TV-6- Parking Setback Standards.
Table TV-2 identifies the minimum setbacks required
and, where noted, maximum setbacks permitted.
The setbacks shall apply to all stories of a building.
Table TV-2- Building Setback Standards.
[a] In situations where the existing sidewalk is 10
feet or less in width, at the discretion of the
City of Santa Ana, a setback greater than identified in the above table may be required to effectively result in a 10 foot wide sidewalk.
[b] Setback at Grand Ave. is 15' minimum - 25'
maximum measured from the right-of-way as it
exists in 12/31/2009.
(b) Building Setbacks.
Setback Min. Max.
(1a) Front yard 0' [a] [b] 10'
(1b) Street Side 0' [a] [b] 10'
(1c) Sideyard 0' Not applicable
(1d) Rear yard 15' Not applicable
(1e) Alley yard 3' Not applicable
1a
1b
1e
1e
1d
1c
Front
Street Side
Alley where occurs
see encroachments
see encroachments
The ground floor fronting a street or other rightof-way (not including alleys) shall comply with the standards for the applicable frontage type, Sections
41-2033 thorugh 41-2039 and the Table TV-3 entitled Permitted Frontage Types.
Table TV-3- Permitted Frontage Types
Frontage Types
Permitted
% of frontage
Arcade min. 50
Gallery min. 50
Shopfront min. 75
Forecourt Max. 50; remainder of
frontage per permitted
types
(c) Frontage Requirements.
(e) Encroachments.
(1) Outdoor dining
Such encroachments per approval of PBA
(Planning & Building Agency) and PWA
Directors, separate permit and agreement per
SAMC.
(2) Encroachments. Awnings, Signage, Balconies,
Bay windows and Frontage Types may encroach
into the required setback subject to the standards
indentified in Table TV-7, entitled Encroachments.
Table TV-7 Encroachments
[1] Eave permitted to 3' of property line
Encroachment Vertical Horizontal
(2a) except awnings, and gallery and arcade frontage
types
min 8'
clear
max 18"
(2b) except awnings, and gallery and arcade frontage
types
min 12'
clear
max 24"
(2c) awnings, and gallery and
arcade frontage types
min
10'clear
within 2'
of curb
Side yard N/A 0'
Rear yard to eave [1] 5'
Alley yard to eave [1] 3'
a
CURB Min 2' clear of curb
Allowable
Encroachment
per table below
R.O.W. Property Line
Setback Line
2a,b
2a,b 2b
2c 2c 2c
a
R.O.W. Property Line
Per Table Setback Line
TV-1
Per Table
TV-3 if parcel has
side street
frontage
Frontage
height and
other requirements
per Section
41-2033
[a] May be satisfied through In-Lieu Fee and ParkOnce Program for TV District, if established [b] Permanent Special Need Housing including
senior housing, will be parked at 1 space per unit
minimum.
Parking Permitted
Section 41-2010. Transit Village (TV)
b. Vehicular access to the off-street parking is permitted only from an alley or side street when present. Vehicular access to the off-street parking may be taken from primary street only when an alley or side street is not present.
Urban Standards - Zone Requirements
EXHIBIT 2
City Council 20 – 31 6/3/2025
T R A N S I T Z O N I N G C O D E 3:4
S P E C I F I C D E V E L O P M E N T 8 4
City of Santa Ana, California
Urban Standards - Zone Requirements, cont'd
(a) Permitted building types and
minimum and maximum height
Table DT-1, entitled Building Types and Mimimum
and Maximum Height identifies the approved
building types and the minimum and maximum
height that is permitted for each building type
within the DT zone subject to compliance with
all applicable standards, including Table DT-3
entitled Building Height.
Table DT-1. Building Types and Minimum and
Maximum Height.
Building Types Min Stories Max Stories
Flex Block 2 10
Lined Block 2 5
Stacked Dwellings 2 6
Hybrid Court not allowed not allowed
Courtyard Housing 2 5
Live-Work 2 3
Rowhouse not allowed not allowed
Tuck-Under Housing 2 3
Bungalow Court not allowed not allowed
Duplex/Triplex/Quadplexnot allowed not allowed
House not allowed not allowed
b. The parking requirements found in Table DT-6
shall apply only to new buildings, additional
building area on existing buildings or conversion of existing building area to a new use.
Conversion of building area of an historically
designated building to a new use, where the
building envelope is not increased in size shall
have no parking requirement until such time as
the City determines that 95 percent capacity on
the five existing City controlled parking structures in the downtown has been reached.
Use-Type Parking Guest Pkg. In-Lieu [a]
Residential [b] 2 / unit min 0.15 / unit guest
only
Live-Work 2 / unit min - -
Non-Residential 1 / 400 sq ft - yes
Type Min. Width Max. Width
1-way 8' 12'
2-way 20' 25'
Parking not permitted not permitted
Setback Above Grade Subterranean
(2a) Front yard min 40% lot
depth
0' min
(2b) Street side 10' min 0' min
(2c) Side yard 0' min 0' min
(2d) Rear yard 10' min 3' min
(2e) Alley yard 3' min 3' min
c. Vehicular access to the off-street parking is permitted only from an alley or side street when present. Vehicular access to the off-street parking may be taken from primary street only when an alley or side street is not present.
d. Parking Setback Standards - Table DT-7, entitled
Parking Setback Standards identifies the minimum setback standards for the off-street parking.
Table DT-7. Parking Setback Standards
2c
2b
2a
2e
2d
Front
Street Side
Alley where occurs
Table DT-2 identifies the minimum setbacks
required and, where noted, maximum setbacks
permitted. The setbacks shall apply to all stories
of a building.
Table DT-2. Building Setback Standards
[a] In situations where the existing sidewalk is 10
feet or less in width, at the discretion of the City
of Santa Ana, a setback greater than identified
in the above table may be required to effectively
result in a 10 foot wide sidewalk.
(b) Building Setbacks.
Setback Min. Max.
(1a) Front yard 0' [a] 0'
(1b) Street Side 0' [a] 10'
(1c) Side yard 0' No requirement
(1d) Rear yard 15' No requirement
(1e) Alley yard 3' No requirement
1a
1b
1c
1e
1e
1d
Front
Street Side
Alley where occurs
see encroachments
see encroachments
(e) Encroachments
(1) Outdoor dining - Such encroachments per
approval of PBA and PWA Directors, separate
permit and agreement.
(2) Encroachments. Awnings, Signage, Balconies,
Bay windows and Frontage Types may encroach
into the required setback subject to the standards
indentified in Table DT-8, entitled Encroachments.
Table DT-8 Encroachments
Encroachment Vertical Horizontal
(2a) except awnings, and gallery, and arcade frontage
types
min 8'
clear
max 18"
(2b) except awnings, and gallery, and arcade frontage
types
min 12'
clear
max 24"
(2c) awnings, and gallery, and
arcade frontage types
min
10'clear
within 2'
of curb
Side yard N/A 0'
Rear yard to eave [1] 5'
Alley yard to eave [1] 3'
[1] Eave allowed to 3' of property line.
a
Allowable
Encroachment per
table below
R.O.W. Property Line
CURB Min 2' clear of curb
Setback Line
2a,b 2b
2c 2c 2c
2a,b
(c) Building Height and Frontage Requirements.
(1) Building Height
Table DT-3 entitled
Building Height
identifies the
maximum building
height permitted
based upon the lot
width and as permitted by individual
building Type
Building Height (stories)
Lot Width Max.
< 50 ft 3 stories
51 to 125ft 4 stories
125 to 175 ft 6 stories
175 ft 10 stories [1]
(2)The ground floor
fronting a street
or other right-ofway (not including
alleys) shall comply
with the frontage
requirements per
Section 41-2039 and
per the Table DT-4,
entitled Frontage
Requirements.
Types
Permitted
% of frontage
Arcade Min. 50
Gallery Min. 50
Shopfront Min. 75
Forecourt Max. 50; remainder of frontage per
permitted types
Stoop Max. 50
a
R.O.W. Property Line
Setback Line 1
2 if parcel has side
street frontage
Frontage
height and
other requirements per
Section 4.2
[a] May be satisfied through In-Lieu Fee and ParkOnce Program for Downtown District, if estab lished.
[b] Permanent Special Need Housing including
senior housing, will be parked at 1 space per unit
minimum.
(d) Parking.
((1)Driveway Standards. Table DT-5 identifies the
minimum and maximum width of driveways and
permitted parking on driveways.
Table DT-5 Driveway Standards
Parking Permitted
Section 41-2011. Downtown Zone (DT)
[1] 100 ft setback from all R.O.W.
required for stories 7-10.
Table DT-4. Frontage Types
Table DT-3. Building Height
(2) Off-street parking standards
a. Table DT-6 identifies the minimum off-street
parking spaces that shall be provided. All fractions shall be rounded up to the next whole number.
Table DT-6. Off-Street Parking Standards.
EXHIBIT 2
City Council 20 – 32 6/3/2025
APPENDIX H
Arterial Highway Mileage Change Report
Jurisdiction: City of Santa Ana
☒Check here if there are no changes to report
Street Name Added or
Deleted Date
Centerline
Mileage
Added/Deleted
From To
# of
Existing
Lanes
Description
City Council 20 – 33 6/3/2025
EXHIBIT 4
City Council 20 – 34 6/3/2025
EXHIBIT 4
City Council 20 – 35 6/3/2025
CITY OF SANTA ANA
PUBLIC WORKS AGENCY
20 Civic Center Plaza, M-93
Santa Ana, California 92701
Estimator:
Type of Fixture New Fixture Credit Net increase F.U.V. Total fixture values 2-Compartment Sink 2
3-Compartment Sink 3
Bathtub 3
Car wash (auto dealer) 40
Car wash (commercial) 80
Commercial Sink and hand sink 2
Dental Unit or Cuspidors 1
Dish Washer (Coffee serving facility) 6
Dish washer (Commercial,restaurant) 30
Dish Washer (office use) 3
Drinking Fountain 0.5
Floor Drain & floor sinks 2
Floor Sink (coffee,refrig.) 1
Foot spa 1
Ice maker 1
Interceptor (Grease, oil for restaurant) 3
Interceptor (Sand) 6
Jacuzzi 6
Lavatory 1
Remediation Soil Treatment (2 units/gal) 2
Revese Osmosis Discharge (2 units/gal) 2
Service (mop) Sink 3
Shower 2
Shower (group) per head 5
Spa 3
Steam Clean 10
Swimming Pool 6
Trench drain 2
Urinal 4
Wash fountains 3
Washing Machine (Comm.None coin per.) 6
Washing Machine (Laundromat) 30
Washing up sinks (commercial, school) 3
Water Closet (commercial) 4
Residence
Bar Sink, B.B.Q. sink 1
Bathtub 3
Dish washer 2
Kitchen Sink 2
Lavatory 1
Shower 2
Spa 2
Swimming Pool 4
Washing Machine 3
Water Closet (Toilet) 3
Grand total
Unit cost $ 53.00
Total amount
Varies 6-10 gal/min for water stores
PROJECT NAME:
July 1, 2024 - June 30, 2025
SEWER CONNECTION FEE CALCULATION
COMMERCIAL
Checked by: Date:
PROJECT ADDRESS:
5 gal/min for gas stations
EXHIBIT 4
City Council 20 – 36 6/3/2025
Orange County Sanitation District
Effective July 1, 2024
TABLE A
CAPITAL FACILITIES CAPACITY CHARGES (CFCC)
NON-RESIDENTIAL, RESIDENTIAL ACCESSORY STRUCTURES, AND
ACCESSORY DWELLING UNITS
Use Category Rate Basis Base Charge
Low Demand2 Per 1,000 square feet1 $ 270.001
Average Demand4,5,6 Per 1,000 square feet $ 1,659.001
High Demand3 Per 1,000 square feet $ 3,933.001
1Provided that the minimum Capital Facilities Capacity Charge for such new construction shall be $6,388; and all calculations shall be on a 1,000 square foot, or portion thereof, basis.
2Low Demand connections are the following categories of users: Nurseries; Warehouses; Churches; Truck Terminals; RV Parks; RV Storage Yards; Lumber/Construction Yards; Public Storage Buildings; and other facilities whose wastewater discharge is similar to these listed categories.
3High Demand connections are the following categories of users: Food/Beverage Service Establishments; Supermarkets (with bakery, meat counter, and/or food service); Car Washes; Coin Laundries; Amusement Parks; Shopping Centers with one or more Food/Beverage Service Establishments; Food Courts; Food Processing Facilities; Textile Manufacturers; Breweries; and other facilities whose wastewater discharge is similar to these listed categories.
4All other connections are Average Demand users including: Church Offices and Schools; Hotels, Shopping Centers/Strip Malls without food/beverage service establishments, Music Halls without food facilities, Office buildings, Senior Housing with individual living units without kitchens but with a common kitchen.
5 Residential Accessory Structures such as workshops and hobby shops that connect to the sewer, will be charged at the average demand rate and the minimum charge does not apply.
6 Accessory Dwelling Units will be charged at the average demand rate and the minimum charge does not apply.
*Refunds are only available for permits canceled within 12 months of payment date Contacts: Gloria Ramos 714-593-7585 or Shallee Milligan Riley 714-593-7577 EXHIBIT 4
City Council 20 – 37 6/3/2025
Orange County Sanitation District
Effective July 1, 2024
TABLE B
CAPITAL FACILITIES CAPACITY CHARGES (CFCC)
RESIDENTIAL (PER UNIT)*
Single Family Residential (SFR)1 Base Charge
5+ Bedrooms $8,879.00
4 Bedrooms $7,602.00
3 Bedrooms $6,388.00
2 Bedrooms $5,175.00
1 Bedroom $3,960.00
Multi-Family Residential (MFR)2 Base Charge
4+ Bedrooms $6,900.00
3 Bedrooms $5,686.00
2 Bedrooms $4,472.00
1 Bedroom $3,194.00
Studio3 $2,043.00
*
The Base Rate for Residential CFCC is the 3 Bedroom SFR with all others having a rate that is a percentage of the base rate depending on the size of the unit.
1 Bedroom additions are considered a change of use and a CFCC must be paid. Enclosed loft additions, bonus rooms, offices, workout rooms, media rooms, libraries and any other enclosed addition which could potentially be used as a bedroom are included in this category. The classification of these additions will be reviewed and determined by staff.
2 MFR units consist of multiple attached units that are not sold individually and receive one secured property tax bill such as apartments. Multiple attached units that are not sold individually and are senior housing with individual living units that include a kitchen are considered MFR units. 3 Studio – one single room with no separating doors or openings leading to another part of the room (except for a bathroom).
Live/Work units will be charged at the residential rate for the living quarters and at the non-residential rate for the work portion square footage.
** Refunds are only available for permits canceled within 12 months of payment date Contacts: Gloria Ramos 714-593-7585 or Shallee Milligan Riley 714-593-7577 ***Accessory Dwelling Unit (ADU) rates are listed on Table A EXHIBIT 4
City Council 20 – 38 6/3/2025
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2120
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16500
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100 100
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Grand
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PLAZA
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CENTER
DISCOVERY
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CENTER
RIVERVIEW
GOLF
COURSE
COASTAL
COMMUNITIES
HOSPITAL
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PLACE
RIVERVIEW
WEST
MARKETPLACE
SHERIFF
STATION
SOUTH COAST PLAZA
PARK & RIDE
CENTRE
ON 17TH
BRISTOL
PLAZA
BRISTOL
CENTER
SOUTH COAST
PLAZA
SANTA ANA
MAINPLACE
SOUTH COAST
PLAZA VILLAGE
HIGHWAY
PATROL
ANIMAL
SHELTER
O.C.T.A
BUS FACILITY
DOWNTOWN
PLAZA
SOUTH COAST
MARKETPLACE
BOWERS
MUSEUM
EMBASSY
SUITES
DOUBLETREE
HOTEL
FAIRHAVEN
MEMORIAL PARK
BRISTOL
MARKETPLACE
THE
CITY PLACE
FIESTA
MARKETPLACE
CANDLEWOOD
SUITES
CORPORATE
YARD
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HOTEL
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WILLOWICK MUNICIPAL GOLF COURSE
SANTA ANA CEMETERY
HERITAGE
CENTENNIAL
OCTA
DMV
MUSEUM
SANTA ANA BLVD FLOWER ST
TUSTIN AV
WASHINGTON AV
1ST ST
LINCOLN AV
STANDARD AV
MAIN ST
CIVIC CENTER DR
EUCLID ST
RED HILL AV
NEWHOPE ST
RAITT ST
1ST ST
LA VETA AV
WARNER AV
17TH ST
TUSTIN AV
4TH ST
MCFADDEN AV
FAIRVIEW ST
CIVIC CENTER DR
MAIN ST
RAITT
BRISTOL ST
FAIRHAVEN AV
GRAND AV
EDINGER AV
ALTON AV
FLOWER ST
GLASSELL ST
BEAR ST
PARKER ST
CHESTNUT AV
SUNFLOWER AV
YORBA ST
HAZARD AV
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CAMBRIDGE ST
STANDARD AV
MACARTHUR BLVD
WASHINGTON AV
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AV
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WARNER AV
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SEGERSTROM AV
1ST ST
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CHESTNUT AV BROADWAY
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BRISTOL ST
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FAIRVIEW ST
1ST ST
4TH ST
1ST ST
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ALTON AV
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GRAND AV
17TH ST
WARNER AV
FAIRVIEW ST
FAIRVIEW ST
BRISTOL ST
1ST ST
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MAIN ST MAIN ST
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MAIN ST
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FLOWER ST
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WARNER AV
5TH ST
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SANTA CLARA AV
ST
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BRISTOL ST
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PL
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AV
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PL
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DR
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ST
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PL
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WY
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RD
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ST
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JACKSON ST
LINDA WY
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PENDLETON AV
SHAWNEE DR
AUSTIN ST
OLD GRAND ST
OLIVE ST
KENT AV
GREENBRIER ST
SAINT GERTRUDE PL PACIFIC AV
SHELLEY ST
SAINT GERTRUDE PL
PINE ST
9TH ST
AURORA AV
BOOTH ST
CUBBON ST
VIRLEE ST
DAISY AV
BIRCH ST
2ND ST
VAN NESS AV
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WESTERN AV
MINNIE ST
5TH ST
SHAWNEE DR
11TH ST
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PARK LN
15TH ST
LISABETH
VANCE ST
KAREN AV
BAKER ST
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VAN NESS AV
PACIFIC AV
WALNUT ST
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WILSHIRE AV
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RAITT ST
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SAINT ANDREW PL
DAISY AV
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VAN NESS AV
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ARIES CT ... WY
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AV
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AV
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BELL AV
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BROOK ST
MAPLE ST
BAKER ST
WISTERIA PL
TOWNER ST
TOWNER ST
LINWOOD AV
SAIL ST
SAIL ST
SAIL ST
DAISY AV
HARMON ST
UCE ST
OAK ST
BUFFALO AV
VIRGINIA AV VIRGINIA AV
PARK LN
PARK LN
PARK LN
OCCIDENTAL ST
GARRY AV
KRISTI LN
DEMING ST
LILAC AV
LILAC AV
KELLER AV
KELLER AV
SANTA CLARA AV
SANTA ANA BLVD
CENTRAL AV
CENTRAL AV
PACIFIC AV PACIFIC AV
PACIFIC AV PACIFIC AV
PACIFIC AV
PACIFIC AV PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
WOOD ST
CEDAR ST
CARRIAGE DR
WILLIS ST
OAKFIELD AV
GARNSEY ST
MCLEAN DR
MT TRICIA ST
WASHINGTON AV
ANITA PL
DOREEN WY
FIGUEROA ST
RITCHEY ST
MAXINE ST
LA VETA AV
SYCAMORE ST
DAVIT AV DAVIT AV DAVIT AV
PATRICIA LN
WESTERN AV
CLEGHORN WY
LA BONITA AV LA BONITA AV
WILLITS ST
WILLITS ST
WILLITS ST
BEWLEY ST
OCCIDENTAL ST
BLAIR AV
JACKSON ST JACKSON ST
TOWNSEND ST
LENITA LN
GOETZ AV
CADDY CIR
RITA RITA RITA
SAINT ANDREW PL
LAURA LINDA LN
PACIFIC
HOLLYLINE AV
RAITT ST
RAITT ST
ELLIOTT PL ELLIOTT PL
CHARLAINE AV
OXFORD ST
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DEODAR ST
DIAM OND
PINE ST
PINE ST PINE ST PINE ST
PINE ST
PINE ST
LIME ST
JOANA DR
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CENTRAL AV
ALENE CIR
LINGAN LN
ELAINE DR
SEA CLIFF
BELL AV
L
L L
SAINT GERTRUDE PL
WELLINGTON AV
FLIGHT AV
FLIGHT AV
FLIGHT AV
FLIGHT AV FLIGHT AV
MORNINGSIDE AV
ROSEWOOD AV
DAISY AV
DAISY AV
DAISY AV
STANFORD ST
ACAPULCO AV
GARNSEY ST
GARNSEY ST
OAKFIELD AV
FREEMAN ST
ALPINE AV ALPINE AV
ALPINE AV
FRUIT ST FRUIT ST FRUIT ST
FRUIT ST FRUIT ST
LEHNHARDT AV
CATALINA AV
CATALINA AV CATALINA AV
CATALINA AV
CATALINA AV
CATALINA AV
11TH ST 11TH ST
11TH ST
21ST ST
21ST ST
21ST ST
21ST ST 21ST ST21ST ST 21ST ST
21ST ST 21ST ST TIMBER ST TIMBER ST CEDAR ST MINNIE ST
LAIRD ST LAIRD ST
LAIRD ST
LAIRD ST
OLIVE ST
OLIVE ST OLIVE ST
OLIVE ST OLIVE ST OLIVE ST OLIVE ST OLIVE ST
OLIVE ST
OLIVE ST
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OAK ST
HALL AV
HALL AV
HALL AV
HALL AV
HALL AV
POMONA ST
SALTA ST
SALTA ST
SALTA ST
BROWN ST
ROSITA PL
LA BONITA
TAFT ST
RIVIERA DR RIVIERA DR
ANITA DR
PETAL AV
HEMLOCK WY
JUDITH LN
SANTA CLARA AV
HUTTON CENTRE DR
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THE CITY DR
BOLIVAR CIR
GOLDEN WEST AV
OLD TUSTIN AV
HILTON LN
SENNIT AV
FRENCH ST
WALNUT ST
WISTERIA PL
WISTERIA PL
WISTERIA PL
WISTERIA PL
STAFFORD ST
SAINT ANNE PL
SAINT GERTRUDE PL
KING ST
KING ST
KING ST
KING ST
KING ST
KING ST
14TH ST
14TH ST
14TH ST
14TH ST
14TH ST
14TH ST
15TH ST
15TH ST
15TH ST
15TH ST
20TH ST
20TH ST
20TH ST
20TH ST
20TH ST
20TH ST
20TH ST 20TH ST
20TH ST
19TH ST
19TH ST
19TH ST 19TH ST
19TH ST 19TH ST 19TH ST
19TH ST 19TH ST 19TH ST
18TH ST
18TH ST 18TH ST
18TH ST
18TH ST 18TH ST
18TH ST
18TH ST
16TH ST 16TH ST 16TH ST
16TH ST 16TH ST
16TH ST
16TH ST
10TH ST
10TH ST 10TH ST 10TH ST
10TH ST
12TH ST 12TH ST 12TH ST 12TH ST
KEEL AV
WASHINGTON AV
ROSITA ST
ALBION AV
SIERRA AV
VALENCIA AV
POINSETTIA ST
POINSETTIA ST
POINSETTIA ST POINSETTIA ST
POINSETTIA ST
CIR
CIR
CIR
CIR
CIR
CIR
CIR
CIR
CIR
MT MITCHELL CIR
MT HICKS ST
4TH ST
7TH ST 7TH ST
7TH ST 7TH ST
7TH ST
8TH ST
5TH ST 5TH ST 5TH ST 5TH ST 5TH ST 5TH ST
5TH ST
5TH ST
5TH ST
5TH ST
5TH ST
6TH ST
6TH ST
6TH ST 6TH ST 6TH ST 6TH ST 6TH ST 6TH ST
6TH ST
6TH ST 6TH ST
9TH ST 9TH ST
9TH ST
9TH ST JETTY ST
SANTA FE ST
SANTA FE ST
SANTA FE ST
SANTA FE ST
SANTA FE ST
SANTA FE ST
STANDARD AV
STANDARD AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
CURIE AV
CURIE AV CURIE AV SULLIVAN ST SULLIVAN ST
SULLIVAN ST
SULLIVAN ST
LAURIE LN
ELK LN
WILLIAMS ST
WILLIAMS ST
WILLIAMS ST
JUNIPER AV JUNIPER AV
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ARTESIA ST
ARTESIA ST ARTESIA ST
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GRIFFITH GRIFFITH
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BERNI ST
RIVER LN
RIVER LN
RIVER LN
RITA WY
RITA WY
RITA WY
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YALE ST
YALE ST
YALE ST
CALIFORNIA ST
HIGHLAND AV
JENKINS ST
SILVER DR SILVER DR
SILVER DR
GRISET PL
GRISET PL
VICTORIA DR
ORANGE AV
TOLLIVER ST
VALENCIA ST
VALENCIA ST
JAN WY JAN WY LA VERNE AV LA VERNE AV LA VERNE AV
LINNELL
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LOUISE ST
LOUISE ST
LOUISE ST
ALBION LN
LINCOLN AV
GARNSEY ST
DEMING ST
BIRCH ST
BIRCH ST
BIRCH ST
BIRCH ST
BIRCH ST
BIRCH ST BIRCH ST
BIRCH ST
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DARIN ST
JUNIPER ST
LEWIS ST
LEWIS ST
LORI
CAMILLE ST
CAMILLE ST
CAMILLE ST
CAMILLE ST
SIDE
BINE
MARCELLA LN
SANTA CLARA CIR
EASTSIDE AV
EASTSIDE AV EASTSIDE AV EASTSIDE AV
EASTSIDE AV
OAKFIELD AV
CANDIS AV
SCENIC AV
SISSON AV
SEBA AV
BALLAST AV
CAMILE ST CAMILE ST
CAMILE ST
CAMILE ST
CAMILE ST
ELAINE DR
LINGAN LN LINGAN LN
LINGAN LN LINGAN LN
MYRTLE ST MYRTLE ST
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FAIR WY
22ND ST
22ND ST
22ND ST
VAN NESS AV
SHEFFIELD ST
GOLDEN WEST AV
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SANTA CLARA AV
SANTA CLARA AV
FUCHSIA ST
SAINT
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STARBOARD ST STARBOARD ST
LIVINGSTONE ST
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KENT AV
JODY AV
TRINIDAD
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ALTON AV
ALTON AV
BISHOP ST BISHOP ST BISHOP ST
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KELLER AV KELLER AV
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POMONA ST
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TIMBER ST
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RITCHEY ST
RIVERSIDE DR
RIVERSIDE DR
2ND ST 2ND ST 2ND ST
2ND ST
2ND ST
2ND ST
2ND ST
3RD ST 3RD ST 3RD ST
3RD ST
3RD ST
3RD ST
3RD ST
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ROY CIR
NUBIAN LN
COLUMBINE AV
SAINT ANNE
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LACY ST
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ENGLISH ST
ENGLISH ST
ENGLISH ST
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ORION AV
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TAMPION AV TAMPION AV TAMPION AV
WELLINGTON AV
MAURIE AV
MAURIE AV MAURIE AV
BORCHARD AV
BORCHARD AV
WAKEHAM AV
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TERMINAL ST
TERMINAL ST
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DAHL LN
DAHL LN
DAHL LN DAHL LN DAHL LN
DAHL LN
MAINPLACE DR
MINTER ST MINTER ST
MAXINE ST MAXINE ST
SALVATION
FULLER ST
KILSON DR
KILSON DR
KILSON DR
KILSON DR
KILSON DR
AVALON AV
AVALON AV AVALON AV
AVALON AV
AVALON AV
AVALON AV
RICHLAND AV RICHLAND AV RICHLAND AV
PARSONS PL
CABRILLO PARK DR
WALNUT ST
DAIMLER ST
DAIMLER ST
DAIMLER ST
HELIOTROPE
RUSSELL AV
RUSSELL AV RUSSELL AV
RUSSELL AV
LYON ST
LYON ST LYON ST LYON ST
LYON ST
LYON ST LYON ST LYON ST
LYON ST LYON ST
LYON ST
LYON ST
PALM ST
PARK LN
PARK LN
PARK LN
LAUREL ST LAUREL ST
LAUREL ST
LAUREL ST
LAUREL ST
JONQUIL RD
JONQUIL RD
MIRASOL ST
MIRASOL ST
MERIDAY LN MERIDAY LN
TRASK AV TRASK AV
JAMES AV
ELDER AV ELDER AV
ELDER AV
ELDER AV
ELDER AV
BEVERLY PL
STONE PINE GLEN
GREENVILLE ST
GREENVILLE ST
GREENVILLE ST
GREENVILLE ST
FAIRMONT AV
PONDEROSA ST
FIRST AMERICAN WY
FIRST AMERICAN WY
LORETTA LN
CRYSTAL LN
CRYSTAL LN
CRYSTAL LN
BUFFALO AV
BUFFALO AV BUFFALO AV
BUFFALO AV
BUFFALO AV
BUFFALO AV
SHELLEY ST SHELLEY ST
WISTERIA
WISTERIA
WISTERIA
WISTERIA
YUMA CIR
WILSHIRE WILSHIRE
FLORA ST
FLORA ST FLORA ST FLORA ST
FLORA ST
ASTER PL
CLARA ST CLARA ST
PLAZA DR
MANLY AV
MANLY AV
MANLY AV
NOBEL AV
NOBEL AV
HATHAWAY ST
MARINE ST
MARINE ST
MARINE ST
MARINE ST
MARINE ST
ANAHURST PL
FAY
NORMANDY PL
VILLAGE WY
SAINT GERTRUDE PL
SAINT GERTRUDE PL
SAINT GERTRUDE PL
YAWL ST
TAMY LN
RICHLAND ST
NAUTILUS DR
HASTINGS ST
SAINT ANDREW PL
SAINT ANDREW PL
SAINT ANDREW PL
OLD MC FADDEN AV
OCCIDENTAL ST
OCCIDENTAL ST OCCIDENTAL ST
OCCIDENTAL ST
FAIRWAY DR
HICKORY ST
HICKORY ST
HICKORY ST
HICKORY ST
HICKORY ST
ASPEN VILLAGE WY
HALLADAY ST
HALLADAY ST
HALLADAY ST
HALLADAY ST
HALLADAY ST
HALLADAY ST HALLADAY ST
HALLADAY ST
COMO AV
GATES ST
GATES ST
GATES ST
DAYNA ST
DAYNA ST
CAMINO AV
FAIRMONT ST
CARNEGIE AV
MAGNOLIA AV
MAGNOLIA AV
MAGNOLIA AV
MAGNOLIA AV
PEPPER TREE LN
F
T
T
MIN
JETTY
SIEMON ST
MELRIC DR MELRIC DR
JUNIPER
FIGUEROA ST
FIGUEROA ST
SANTIAGO ST SANTIAGO ST
SANTIAGO ST
SANTIAGO ST
HIGHLAND ST
HIGHLAND ST HIGHLAND ST HIGHLAND ST WOODLAND PL
MONICA LN
MONICA LN
HESPERIAN ST HESPERIAN ST
HESPERIAN ST HESPERIAN ST
HESPERIAN ST
HESPERIAN ST
HESPERIAN ST
SPINNAKER ST
SPINNAKER ST
OAK ST
OAK ST
OAK ST
OAK ST
OAK ST
OAK ST
OAK ST
BEAR ST
ALDER ST
JASON LN
CELESTE ST
CELESTE ST
CENTRAL AV
CENTRAL AV
CENTRAL AV
CENTRAL AV
CENTRAL AV CENTRAL AV
CENTRAL AV CENTRAL AV
RIVERGLEN LN
HOTEL
LOUISE
KILSON
ALONA ST
ALONA ST
ALONA ST
ALONA ST
CAROL AV
CAROL AV
ALOHA ST
LA VERNE
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
FOREST AV
FOREST AV
FOREST AV FOREST AV
FOREST AV
MYRTLE AV
PENNY AV
BARBETTE AV BARBETTE AV
MADISON AV
STEVENS AV
STEVENS AV
STEVENS AV
STEVENS AV
HYLAND AV
GOETZ AV
FAIRBROOK LN
HAVEN LN
DEERE AV
KNOX AV KNOX AV
KNOX AV
HEIGHTS DR
PORTOLA AV
DEMING ST
DEMING ST
HARVEY AV
MORNINGSIDE AV
MORNINGSIDE AV
SAN LORENZO AV
ALTADENA DR PASADENA AV PASADENA AV PASADENA AV
GOLDEN CIRCLE DR
ASPEN ST
ASPEN ST ASPEN ST
MAPLE ST MAPLE ST
MAPLE ST MAPLE ST MAPLE ST
BAKER ST
BAKER ST BAKER ST
BAKER ST
BAKER ST BAKER ST
BAKER ST
BAKER ST
BAKER ST
REEVE ST
BUENA ST
CABRILLO
SHELTON ST
SHELTON ST SHELTON ST SHELTON ST
SHELTON ST SHELTON ST
SHELTON ST
CARLTON PL
CARLTON PL CARLTON PL CARLTON PL
COLUMBINE AV COLUMBINE AV
COLUMBINE AV
ANNE ST
ANNE ST
BUSH ST BUSH ST
BUSH ST
BUSH ST
LAKE CENTER DR
BERN LN
MEILSSA
BAY CREST
LOWELL ST LOWELL ST
LOWELL ST
LOWELL ST
LOWELL ST
LOWELL ST LOWELL ST
LOWELL LN
LOWELL LN
DURYEA AV
BERKELEY ST
BERKELEY ST BERKELEY ST
BERKELEY ST BERKELEY ST
WILLOWICK DR
GRISET
GRISET
FRANZEN AV FRANZEN AV FRANZEN AV
JEFFERSON PL
SIERRA
SIERRA
CAMILE
ACACIA
STEARNS AV
COLLEGE AV
COLLEGE AV
KEELSON AV KEELSON AV
LADELL
WELLINGTON AV
WRIGHT ST
WRIGHT ST
WRIGHT ST
WRIGHT ST
WRIGHT ST
WRIGHT ST WRIGHT ST
WRIGHT ST WRIGHT ST
FOREST ST
TAURUS LN
MYRTLE ST
MYRTLE ST
TOLAND ST
SUNSET ST
HURLEY ST
FORBES AV
MOUNTAIN VIEW
MOUNTAIN VIEW
MOUNTAIN VIEW
VAN NESS
BRUCE AV
BURNS AV
POSEY ST
BOYER AV
KEDGE AV
BOBBY LN
DOWNIE PL
PARTON ST
PARTON ST
PARTON ST
MANTLE LN
MANTLE LN
MANTLE LN
POPLAR ST
POPLAR ST
POPLAR ST
POPLAR ST
POPLAR ST
POPLAR ST
POPLAR ST
ENTERPRISE DR
WAVERLY ST
PARK DR
PARK DR PARK DR
PARK DR
STAFFORD ST
CORRIGAN AV
MANITOBA DR
MANITOBA DR MANITOBA DR STEPHENS AV
ADRIN WY
ADRIN WY ADRIN WY
MAINPLACE
OLD GRAND ST
JOANA DR
JOANA DR
SUSAN ST SUSAN ST
SUSAN ST
SUSAN ST
SUSAN ST
SUSAN ST SUSAN ST
SUSAN ST
SUSAN ST
SUSAN ST
ROOSEVELT AV
GARRY AV GARRY AV
GARRY AV
GARRY AV GARRY AV
GARRY AV
GARRY AV
PULL
OTTAWA ST
MCCLAY ST
MCCLAY ST MCCLAY ST
BAMDAL ST
BAMDAL ST
LINWOOD AV LINWOOD AV LINWOOD AV LINWOOD AV
LINWOOD AV
SHERWIN LN
CYPRESS AV CYPRESS AV CYPRESS AV CYPRESS AV
CYPRESS AV
CYPRESS AV
MARCELLA LN
CYNTHIA
ROSS ST ROSS ST
ROSS ST ROSS ST ROSS ST
ROSS ST
ROSS ST
ROSS ST
ROSS ST
ROSS ST
BOYD ST
TODDY ST
MARTY LN
MARTY LN
FORRY LN
HUNTER AV HUNTER AV
SYDNEY ST
DIAMOND ST
DIAMOND ST
DIAMOND ST
DIAMOND ST
DIAMOND ST
BRIAN EXWY
JACKSON ST
JACKSON ST JACKSON ST
PULLMAN ST
PULLMAN ST
PULLMAN ST
CHESTNUT AV CHESTNUT AV
CHESTNUT AV
STANDARD AV
MARSHALL LN
GREENBRIER ST
HELIOTROPE DR
HELIOTROPE DR
FAWN ST
COTTER ST
COTTER ST
JAN WY
MILLWOOD ST
CENTER ST CENTER ST CENTER ST CENTER ST
CENTER ST
CENTER ST
CENTER ST
CENTER ST
CENTER ST
CUSTER ST
WEBER CIR
GRANT ST
GRANT ST
SYCAMORE ST
SEABOARD CIR
CALVO DR
JACARANDA ST
NANCY LN
ANDRES PL
ROUSSELLE ST
ROUSSELLE ST
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV AV
AV
AV
AV
AV
AV
NOTTINGHAM AV
LEHNHARDT AV LEHNHARDT AV
PENDLETON AV
CARRIAGE DR
CARRIAGE DR
CARRIAGE DR CARRIAGE DR CARRIAGE DR
CARRIAGE DR CARRIAGE DR
GEORGINE ST
PARSONS PL
PARSONS PL
HOBART ST
HOBART ST
SHERRY LN SHERRY LN
CEDAR ST
CEDAR ST CEDAR ST
ARDEN ST
GRACE PL
OBARR PL
WEST ST
WEST ST WEST ST
GOLDEN WEST AV
CATHERINE WY
WATKINS WY
LINWOOD ST
LINWOOD ST
WESTMINSTER AV
DURANT ST
PORTER ST
CASTOR ST
CASTOR ST CASTOR ST
MARTHA LN
MARTHA LN MARTHA LN
BEACON AV
BEWLEY ST
BEWLEY ST BEWLEY ST
CORTA DR CORTA DR
GREENLEAF ST
CENTURY BLVD
BLVD
MORTIMER ST
MORTIMER ST
STANFORD ST
STANFORD ST
STANFORD ST
STANFORD ST STANFORD ST
HATHAWAY ST HATHAWAY ST
HATHAWAY ST
HATHAWAY ST
HATHAWAY ST
HATHAWAY ST
HATHAWAY ST
ANAHURST PL
ANAHURST PL ANAHURST PL ANAHURST PL
CHANDLER AV CHANDLER AV
ACAPULCO AV
MARK ST
MARK ST
MARK ST
EDNA DR
MICHAEL
MICHAEL
HARVARD ST HARVARD ST
HARVARD ST
FRENCH ST
FRENCH ST
FRENCH ST
WALNUT ST WALNUT ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST
HARPER ST
EVONDA ST
HAWLEY ST
ANNAPOLIS
CREST RD
PROGRESSO ST
GOLDEN WEST ST
CHERRY ST
MINTER MINTER
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST ST
ST
ST ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST ST
ST
ST
ST
ST
ST
FE
VIEW
VIEW
ADAMS ST ADAMS ST
ADAMS ST ADAMS ST
ADAMS ST
ADAMS ST
ADAMS ST
MAXINE
BONNIE
BREEDEN ST
DRESSER ST
EVERGLADE ST
EVERGLADE ST
EVERGLADE ST
EVERGLADE ST
PARKCOURT PL
FALLBROOK DR
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
WASHINGTON AV
FAIRMONT WY
AMETHYST CT
KIRKWOOD AV
CORWIN CT
EMMETT ST
RAYMAR ST
RAYMAR ST
RAYMAR ST
RAYMAR ST
MT MATTERHORN ST
FLOWER AV
RHONDA AV
HOOD AV
HOOD AV
HOOD AV
HOOD AV
ROSWELL ST
RICHMOND ST
RICHMOND ST
GREENWICH AV
STARBOARD ST
STARBOARD ST
AURORA ST
HESPERIAN ST HESPERIAN ST
CLEMENSEN AV
GARNSEY ST
GARNSEY ST
GARNSEY ST
GARNSEY ST
GARNSEY ST
GARNSEY ST
RENE DR RENE DR RENE DR
RENE DR
RENE DR
RENE DR
RENE DR
SPRINGS
IRONGATE
HALLADAY
MABURY ST
MABURY ST MABURY ST
MURPHY AV
FREEMAN ST
GUNTHER PL GUNTHER PL
FREEMAN LN
DOUGLAS ST DOUGLAS ST DOUGLAS ST
DOUGLAS ST
DOUGLAS ST
CRYSTAL
HARWOOD PL
FAIRMONT
FAIRMONT
SANTIAGO
BROOK ST
BROOK ST
HIGHLAND
HIGHLAND
HIGHLAND
ANCHOR AV
ORANGE AV ORANGE AV ORANGE AV ORANGE AV
ORANGE AV
ORANGE AV
TOWNLEY ST
TECH CENTER
CAPE COD WY
MONTE CARLO DR
OXFORD ST
FLOWER ST
FLOWER ST
DEODAR ST
CUBBON ST
CUBBON ST CUBBON ST
CUBBON ST
CUBBON ST CUBBON ST
WESTERN AV WESTERN AV
WESTERN AV
CLEMENSEN ST
SET
CAMDEN PL
CAMDEN PL
CAMDEN PL
HICKORY
SUNSWEPT AV
SUNSWEPT AV SUNSWEPT AV
SUNSWEPT AV SUNSWEPT AV
LARCHMONT AV
LARCHMONT AV
GUNTHER ST
GUNTHER ST
GUNTHER ST
FONDREN ST
LUCKY WY
LUCKY WY
S Y CAMORE ST
BUFFALO
BUFFALO
CELESTE
RUSSELL
AVALON AVALON
AVALON
SAN LORENZO
LARAMORE LN
SANTA
KATHY
STACY
OAKMONT AV
REGENT DR
MCEVOY LN
PARKCENTER DR
WY
JOANE WY
JOANE WY JOANE WY
JOANE WY
GREENVIEW DR
YOUNG ST
MARK AND
EVERGREEN ST
EVERGREEN ST
EVERGREEN ST
EVERGREEN ST
GLENARBOR ST GLENARBOR ST
MALL
MALL
MEDFORD AV
FORDHAM AV
ROBERTS DR ROBERTS DR
ROBERTS DR
ARAPAHO DR
ARAPAHO DR
ARAPAHO DR
MARION WY
MCLEAN DR
COOPER ST
COOPER ST COOPER ST
THORNTON ST
BORCHARD AV BORCHARD AV
BORCHARD AV
BORCHARD AV
BORCHARD AV
BORCHARD AV BORCHARD AV BORCHARD AV BORCHARD AV
BROADWAY PL
ORION
ORION
KRAFT
SHANNON ST
SHANNON ST
SHANNON ST SHANNON ST
FARMERS DR
MACARTHUR PL
HUCKLEBERRY RD
HUCKLEBERRY RD
STRAWBERRY LN
STRAWBERRY LN
MOUNTAIN
MOUNTAIN
WEST ORANGE RD
CARROLL WY
MOORE AV
MOORE AV MOORE AV MOORE AV MOORE AV
PONDEROSA ST
PONDEROSA ST PONDEROSA ST
PONDEROSA ST
HENDERSON PL
HENDERSON PL
ANABEL
AUGUSTA WY
SECREST WY
SECREST WY
ROWLAND AV ROWLAND AV
DEVON RD
MARINERS
GENOA DR
GRAHAM LN
DEEGAN DR DEEGAN DR
ANDREW PL
POMONA ST
POMONA ST
POMONA ST POMONA ST
POMONA ST
POMONA ST
POMONA ST
POMONA ST
POMONA ST
TOWN AND COUNTRY
HALESWORTH ST
BEDFORD RD
BRONSON ST
WAKEHAM AV WAKEHAM AV
SPURGEON ST SPURGEON ST SPURGEON ST
SPURGEON ST SPURGEON ST
SYCAMORE ST
SYCAMORE ST
SYCAMORE ST
SYCAMORE ST
SYCAMORE ST
SYCAMORE ST
RIDGEWOOD ST
RIDGEWOOD ST
PARK
PARK
SPAR
SPAR
WARREN ST
WARREN ST
GATES
GATES
WAKEHAM PL
PASTEUR
STAFFORD
STAFFORD
TOWNER ST
TOWNER ST
TOWNER ST
TOWNER ST TOWNER ST
TOWNER ST TOWNER ST
TOWNER ST
TOWNER ST
EASTWOOD AV
EASTWOOD AV NORMANDY PL NORMANDY PL
NORMANDY PL
CORPORATE DR
CT
CT
BROWNING RR
DORMAN ST
DORMAN ST
DEMING
CIR
MARION
TERRACE
MADDOCK ST MADDOCK ST
MADDOCK ST
PENN WY
SUMMER LN
SHARON RD SHARON RD
SHARON RD
NAKOMA DR
NAKOMA DR
GORDON PL
CALLENS COMM
JOANA
STEVENS
CLARA
ELDER
GLENDALE
A
A A A
SANDPO I N TE
E
E
E E
E
Y
S
MEMORY LN
MEMORY LN
HARBOR GATEWAY
CARLTON
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
WOODLAND AV
ROOSEVELT
GREENGROVE ST
BLUEBERRY
EASTWOOD ST
EASTWOOD ST
TEAKWOOD ST
GOLDEN WEST
WOODLAND PL
WOODLAND PL
CONCORD ST CONCORD ST
CONCORD ST
CONCORD ST CONCORD ST
RAMONA DR
RAMONA DR RAMONA DR RAMONA DR
KEEGAN WY
HURON DR
HURON DR
HURON DR
HURON DR
MCGAW AV
BERNADAL
EDENDALE
SHAWNEE DR
VANCE
DAYNA
GROVEMONT ST
GROVEMONT ST
DIAMOND
DIAMOND
DIAMOND
DIAMOND
BOYD WY
CHARLES
FOREST
FOREST
FOREST
HURLEY
LOWELL
GLENWOOD PL GLENWOOD PL GLENWOOD PL
GLENWOOD PL
PENDLETON PENDLETON
PENDLETON
COMMERCIAL
KEYWOOD LN
BAKER
BAKER
SAWGRASS DR
CLUBHOUSE COM
NANTUCKET
AMY COM
PEARWOOD LN
CHESTNUT
HATHAWAY
YOST
GLEN
CORTA
MAYWOOD PL
MAYWOOD PL MAYWOOD PL
HARWOOD PL
WOOD ST WOOD ST
WOOD ST
WOOD ST
LINWOOD
CANTERA
MARY COM
HEMLOCK WY HEMLOCK WY
DRIFTWOOD DRIFTWOOD
DRIFTWOOD
DOREEN WY
DOREEN WY
DOREEN WY
CENTER
CENTER
BEECHWOOD ST
BEECHWOOD ST BEECHWOOD ST
BRYNWOOD ST
PEACHWOOD LN
SHERWOOD LN
ROSEWOOD AV
ROSEWOOD AV ROSEWOOD AV
ROSEWOOD AV
ROSEWOOD AV
ROSEWOOD AV
BENTON
ELM ELM
BAMDAL
SPR
BERRY
PLUMWOOD LN
LAWSON WY
PENNY
CRODDY WY
CRODDY WY CRODDY WY
AUTO
AUTO
GERT
WESTWOOD AV
WESTWOOD AV
WESTWOOD AV
MORNING
CASCADE
RUTH
BRAE
RENE
RENE
EDNA
HANS
SPRUCE SPRUCE SPRUCE SPRUCE
SURREY
KEEGAN
DANBURY
FERNWOOD DR
MOONRIDGE
HAWLEY
GLENARBOR
FREEMAN
WOODBURY DR
MOHAWK DR
MOHAWK DR
ADDEN
CHERRY
BRADFORD
LARAMORE
HAR
KENYON
EVONDA
OAKMONT
HEMLOCK
NORTHPARK
GARRY
MACARTHUR
ROSS
EVON
GRACE
DOREEN
AURORA
AURORA AURORA
SHANNON
BORCHARD
BORCHARD
BROADWAY
BROADWAY
MARY
RD
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR DR
DR
H
H
N
N
N
R
R
R
R R
R
C
C
C
C
U
U
D
D
OAKMONT
CAMDEN
CAMDEN
CAMDEN
CAMDEN
MURPHY
COLUM
MEASOR
BROOKHOLLOW
BROOK
BROOK BROOK
GENOA
TOWNSEND
TOWNSEND
NEWPORT
GROVEMONT EASTWOOD
EASTWOOD
ROWLAND
GRAHAM
GRAHAM
GRAHAM
TOWNER
MARENGO
HARMON ST
MAN
BEECHWOOD
AV
COTTONWOOD
GLENWOOD
MEMORY
WOODBURY
AMBERWOOD
GREENWOOD
MOORE
COWAN
MAYWOOD
MAYWOOD
REDWOOD
MOHAWK
MOHAWK
WESTWOOD
BOMO
BROWN
COMCOM
COM
GOLDEN CIRCLE DR
G
WY
WY
WY
WY
WY
WY
WY
WY
WY
WY
WY
WY
WY
M
W
Santa
Anita
Center
Logan
Center
Jerome
Center
Cypress Adult
Rec Center
Santa Ana
Senior Center
Southwest
Senior Center
Lawn
Bowling Ctr
El Salvador Center
Memorial Center
Salgado Center
Log Cabin
Delhi Comm Ctr
Log Cabin
Tennis
Center
Corbin
Center
Santa Ana
Depot
A
B
E
F
C
D
TZC
Transporation System Improvement Area Fees
Land Use Category Rate Basis Base Charge
(For Projects with 5 or more dwelling units)
Single Family Per Square Foot $1.80
Multi-Family Per Square Foot $1.10
Area - A Per Square Foot $5.15
Area - B Per Square Foot $1.81
Area - C Per Square Foot $5.53
Area - D Per Square Foot $3.31
Area - E Per Square Foot $2.01
Area - F Per Square Foot $1.81
Area - TZC See Transit Zoning Code Fairshare Map
RESIDENTIAL
NON-RESIDENTIAL
0 ¼
I
½ 1
Miles
PWA - GIS Section - June 2014
EXHIBIT 4
City Council 20 – 39 6/3/2025
"
"
"
"
"
"
"
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1700
1700
1700
1600
1600
1600
1300
1300
1300
1300
1300
1300
1300
1300
1200
1200
1200
1200
1000
900
900
900
900
900
900
900
800
800
800
800
800
800
700
700
700
700
700
500
500
400
300
100 100
100 100
100 100
100
Edward
Cole
Academy
Saint
Joseph
Elementary
Roosevelt
Elementary
Baptist
n's Center
Garfield
Elementary
El Sol
Academy
Storybook
Preschool
Remington
Elementary
Walker
Elementary
Willard
Intermediate
Davis
Elementary
Sier
Interme
Heninger Elementary
Santa Ana High
OCEAA
OCHSA
IFIC RR
OCTA METROLINK RR
WASHINGTON P
Angels
Community
Park
Birch
Park
anta Ana
Stadium
Neal Machander
Tennis Center
French
Park
Sasscer
Park
Chepa's
Park
FS
ANIMAL
SHELTER
DOWNTOWN
PLAZA
FIESTA
MARKETPLACE
SUB STATION
DMV
ANA BLVD FLOWER ST
WASHINGTON AV
LINCOLN AV
CIVIC CENTER DR
4TH ST
GRAND AV
FLOWER ST
CHESTNUT AV
BROADWAY
GRAND AV
DWAY
CHESTNUT AVMAIN ST
1ST ST
4TH ST
17TH ST
MAIN ST
17TH ST
5TH ST
SANTA ANA BLVD
PINE ST
9TH ST
2ND ST
5TH ST
11TH ST
VANCE ST
CIVIC CENTER DR
MINNIE ST
WALNUT ST
BUSH ST
LACY ST
16TH ST
SANTA ANA BLVD
CAMILE ST
LOGAN ST
MYRTLE ST
PARTON ST
LACY ST
MAPLE ST
CEDAR ST
PINE ST
PINE ST
LIME ST
GARNSEY ST
FRUIT ST
FRUIT ST
BROWN ST
FRENCH ST
WALNUT ST
STAFFORD ST
14TH ST
14TH ST
14TH ST
14TH ST
15TH
15TH ST
20TH ST
20TH ST
20TH ST
20TH ST
19TH ST
19TH ST
19TH ST
18TH ST
18TH ST
18TH ST
16TH ST
10TH ST
10TH ST
12TH ST
POINSETTIA ST POINSETTIA ST
POINSETTIA ST
8TH ST
5TH ST
6TH ST 6TH ST SANTA FE ST SANTA FE ST STANDARD AV STANDARD AV
GARNSEY ST
BIRCH ST
BIRCH ST
BIRCH ST
CAMILE ST
CAMILE ST
VAN NESS AV
PARTON ST PARTON ST
RIVERINE
2ND ST 2ND ST
3RD ST 3RD ST 3RD ST LACY ST
LACY ST
GARFIELD ST
GARFIELD ST
TERMINAL ST
TERMINAL ST
MINTER ST MINTER ST
FULLER ST
WALNUT ST
HATHAWAY ST
HICKORY ST
HALLADAY ST
FAIRMONT ST
SANTIAGO ST
SANTIAGO ST
SANTIAGO ST
OAK ST
PL
BUSH ST
BUSH ST
JEFFERSON PL
WELLINGTON AV
MYRTLE ST
VAN NESS
PARTON ST
CYPRESS AV
ROSS ST
ROSS ST ROSS ST ROSS ST
HELIOTR
CUSTER ST
SYCAMORE ST
AV
AV
AV
AV
DURANT ST
PORTER ST
MARTHA LN
MORTIMER ST
MORTIMER ST
HATHAWAY ST
FRENCH ST
ST
ST
FE
BREEDEN ST
DRESSER ST
GARNSEY ST
FAIRMONT
ORANGE AV
FLOWER ST
SANTA
HALESWORTH ST
SPURGEON ST SPURGEON ST
SPURGEON ST SPURGEON ST
SYCAMORE ST SYCAMORE ST
WARREN ST
STAFFORD EASTWOOD AV
DORMAN ST
DORMAN ST
PENN WY
BROADWAY
OAKMONT
EASTWOOD
EASTWOOD
GREENWOOD
Logan
Center
Cypress Adult
Rec Center
Santa Ana
Senior Center
Santa Ana
Depot
I
0 250 500 1,000
Feet
PWA - GIS Section - June 2014
Transit Zoning Code
Traffic Impact Mitigation
Fairshare
Land Use Category Rate Basis Base Charge
RESIDENTIAL
Single Family Per Unit $2,467.60
Multi-Family Per Unit $1,270.04
High Rise Tower Per Unit $856.56
NON-RESIDENTIAL
Retail Per Square Foot $9.11
Industrial Per Square Foot $2.37
Commercial Per Square Foot $3.64
Civic Per Square Foot $2.91
EXHIBIT 4
City Council 20 – 40 6/3/2025
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1100
1100
1100
1100
1100
1100
16000
15700 15200
15000 13900
13900
13900
13000
10900
10600
10500
10500
10000
5600
5500
5200
5100
5100
5100
5100
5100
4900
4800 4500
4500
4500
4500
4500
4400
4400
4400
4400
4400
4300
4100
4000
4000
3900
3800
3800
3800
3800
3800
3800
3800
3800
3700
3700
3700
3700
3700
3700
3700
3700
3600
3600
3500
3500
3500
3500
3500
3500
3400
3400
3300
3300
3300
3300
3300
3300
3300
3200
3200
3200
3200
3200
3100
3100
3100
3000
2900
2900
2900
2900
2900
2900
2900
2900
2900
2900
2800
2800
2800
2800
2800
2800
2800
2800
2700
2700
2700
2700
2700
2700
2600
2600
2600
2600
2500
2500
2500
2500
2500
2500
2500
2500
2500
2500
2400
2400
2400
2400
2400
2400
2400
2400
2300
2300
2300
2300
2300
2300
2300
2300
2300
2300
2300
2300
2300
2200
2200
2200
2200
2200
22002200
2200
2200
2200
2200
2200
2200
2200
2120
2100
2100
2100
2100
2100
2100
2100
2100
2100
2100
2100
2000
2000
2000
2000
2000
2000
1900
1900
1900
1900
1900
1800
1800
1800
1800
1800
1800
1800
1800
1800
1800
1800
1700
1700
1700
1700
1700
1700
1700
1700
1700
1600
1700
1600
1600
1600
1600
1600
1600
1600
1600
1600
1600
1600
1600
1600
1600
1600
1500
1500
1500
1500
1500
1500
1500
1500
1500
1500
1500
1500
1400
1400
1400
1400
1400
1400
1400
1400
1400
1400
1400
1400
1200
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
16500
1000
1000
1000
1000
1000
1000
1000
1000
900
900
900
900
900
900
900
900
900
900
900
900
900
900
800
800
800
800 800
800
800
800
800
800
800
800
800
800
700
700
700
700
700
700
700
700
700
700
700
700
700
600
600
600
600
600
600
600
600
600
600
600
600
600
500
500
500 500
500
500
500
500
500
500
500
500
500
500
400
400
400
400
400
300
300
300
300
300
200
100 100
100 100
100 100
100 100
100 100
100 100
100 100
100 100
100 100
100100
100 100
100 100
100
100
100 100
100 100
100
100 100
100
Grand
Avenue
Christian
School
Calvary
Christian
School
Middle
College
High
MacArthur
Fundamental
Intermediate
Greenville
Fundamental
Elementary
Godinez
Fundamental
High School
Mendez
Fundamental
Intermediate
Lorin
Griset
Academy
Villa
Fundamental
Intermediate
Maranatha
Christian
Academy
Calvary
Chapel
High
Saint
Barbara
Elementary
Edward
Cole
Academy
Saint
Joseph
Elementary
Muir
Fundamental
Elementary
Monte
Vista
Elementary
Bethel
Baptist
LILA
School
Riverdale
Elementary
Jefferson
Elementary
Roosevelt
Elementary
Fairhaven
Elementary
Mater Dei
High School
First Baptist
Children's Center
Mitchell Child
Dev. Center
Pio Pico
Elementary
Santiago
Elementary
Garfield
Elementary
Heritage
Elementary
El Sol
Academy
School of
Our Lady
Santa Clara
Nursery School
Sepulveda
Elementary
Storybook
Preschool
Remington
Elementary
Newhope
Elementary
Jackson
Elementary
Diamond
Elementary
Fremont
Elementary
Kennedy
Elementary
Lincoln
Elementary
Madison
Elementary
Russell
Elementary
Washington
Elementary
Spurgeon
Intermediate
McFadden
Intermediate
Hazard
Elementary
Monroe
Elementary
Rosita
Elementary
Hoover
Elementary
Harvey
Elementary
Walker
Elementary
Lowell
Elementary
Martin
Elementary
Lathrop
Intermediate
Willard
Intermediate
Westport
School
Romero-Cruz
Elementary
Franklin
Elem
Community Day
Int and High
Davis
Elementary
Adams
Elementary
Sierra
Intermediate
Thorpe
Fundamental
Nova
Academy
Chavez
High
Fitz
Intermediate
Doig
Intermediate
Valley High
Carr Intermediate
Century High
Santa Ana College
Carver Elementary
Heninger Elementary
Santa Ana High
Segerstrom High
Heroes Elementary
Saddleback High
Esqueda Elementary
Saint
Anne
School
Ari Guiragos
Minassian
Armenian
Wilson
Elem
Edison
Elem
King
Elementary
Taft
Elementary
OCEAA
OCHSA
Santiago
Santiago
Creek
Creek
Santa Ana River
Santa Ana River
UNION PACIFIC RR
UNION PACIFIC RR
UNION PACIFIC RR
UNION PACIFIC RR
UNION PACIFIC RR
OCTA METROLINK RR
OCTA METROLINK RR
SUGAR
PINE
WY
SHADY
ROCK DR
ARMSTRONG
RANCH RD
VIEW LAKE
ROCK
SPRINGS CT
PARK LAKE
FOREST LAKE
SHADOW LAKE
N WOOD LAKE
SANTA FE
TORREY PINE
LN
RAY
CIR
BISHOP
PINE LN
MILLER PL
F ST
A ST
E ST
B ST
L
PINION CT
VAL LINDO
D ST
WILLIAMS ST
MARIA PL
HOLIDAY LN
VILLAGE DR
PARKSIDE LN
SILVER SPUR
MAR LES LN
TWILIGHT
RICOH PZ
QUIGLEY LN
SHEFFIELD RD
VILLAGE WY
TRIANGLE DR
MAR LES DR MAR LES DR
FOREST AV
PARK GLEN RD
DEEREFIELD RD
RED FOX RD
BARCLAY CT
BIRTCHER DR
DENNICE DR
LINCOLN WY
SEA BREEZE
SUSAN ST
WALKIE WY
MAR LES WEST
ABBEY RD
WICKHAM PL
PUTTER DR
STONEGATE ST
SHAW PL
SUMMER WIND
SHEARER LN
LAKE
LAKE
WASHINGTON PL
SADDLEBACK CT
WILLOW DR
SANDY DR
GLENDON PL
GLENDON PL
WEST WIND
CANYON LAKE
PARKWAY DR
KENTON DR
KENTON DR
KNOLL
BREEZEWAY DR
PARKLAWN DR
VALCALMA
DORSEY DR
GREEN DR
BLACKHAWK DR
CT
AB
GROVEMONT ST
GROVEMONT ST
CRAWFORD GLEN
ANDREW DR
MUNSON RD
CENTER
WILDWOOD WY
ORANGEWOOD AV
GOODMAN DR
LAURELWOOD
MEADOWBROOKE DR
MAPLEWOOD WY
ROSEWOOD
D D
R
R
DR
NORTHWOOD
ELMWOOD
MEADOWOOD
O
O
M
Lillie
King
Park
Santa
Anita
Park
Sarah May
Downie
Herb Garden
Bomo
Coral
Park
Friendship
Park
Angels
Community
Park
Segerstrom
Triangle
Park
Santa Ana Zoo
at Prentice Park
Birch
Park
Griset
Park
Santa Ana
Stadium Cesar Chavez
Campesino Park
Rosita
Park
Cabrillo
Park
Neal Machander
Tennis Center
Portola
Park
French
Park
Heritage
Park
Sandpointe
Park
Morrison
Park
Sasscer
Park
Mabury
Park
Chepa's
Park
Windsor
Park
Riverview
Park
Adams
Park
Madison
Park
Spurgeon
Park
Delhi Park
Fisher Park
El Salvador Park
Centennial Regional Park
Santiago Park
Thornton Park
Memorial Park
Jerome Park
Saddleback
View
Park Cabrillo
Tennis
Center
Eldridge
Park
Edna Park
Bali Hi
California
Liberty
Clinton
Village
Plaza Mobile
Estates
Willowick
Royal
Quiet
Village
Villa Grande Estates
Continental
Holiday Estates
Stoneridge
Country Club
Sands Estates
Town and Country
Sahara
Caravana
Lake Park
Gardner's
Park
Fairview Estates
Park Terrace
Gables Estates
Bit O' Home
Hyde Park
Coach Royal
Taggin Wagon
Sandalwood
FS
FS
FS
FS
FS
FS
FS
FS
FS
FS
ORANGE
TOWN &
COUNTRY
CENTER
WESTERN
MEDICAL
CENTER
SANTA ANA
BRISTOL
VILLAGE
PLAZA
BRISTOL
VILLAGE
MALL
ORANGE CO
PERFORMING
ARTS CENTER
BRISTOL &
SUNFLOWER
PLAZA
BRISTOL &
WARNER
CENTER
DISCOVERY
SCIENCE
CENTER
RIVERVIEW
GOLF
COURSE
COASTAL
COMMUNITIES
HOSPITAL
BRISTOL
PLACE
RIVERVIEW
WEST
MARKETPLACE
SHERIFF
STATION
SOUTH COAST PLAZA
PARK & RIDE
CENTRE
ON 17TH
BRISTOL
PLAZA
BRISTOL
CENTER
SOUTH COAST
PLAZA
SANTA ANA
MAINPLACE
SOUTH COAST
PLAZA VILLAGE
HIGHWAY
PATROL
ANIMAL
SHELTER
O.C.T.A
BUS FACILITY
DOWNTOWN
PLAZA
SOUTH COAST
MARKETPLACE
BOWERS
MUSEUM
EMBASSY
SUITES
DOUBLETREE
HOTEL
FAIRHAVEN
MEMORIAL PARK
BRISTOL
MARKETPLACE
THE
CITY PLACE
FIESTA
MARKETPLACE
CANDLEWOOD
SUITES
CORPORATE
YARD
DOUBLETREE
HOTEL
SUB STATION
POLICE STATION
SUB STATION
SUB STATION
WILLOWICK MUNICIPAL GOLF COURSE
SANTA ANA CEMETERY
HERITAGE
CENTENNIAL
OCTA
DMV
MUSEUM
SANTA ANA BLVD FLOWER ST
TUSTIN AV
WASHINGTON AV
1ST ST
LINCOLN AV
STANDARD AV
MAIN ST
CIVIC CENTER DR
EUCLID ST
RED HILL AV
NEWHOPE ST
RAITT ST
1ST ST
LA VETA AV
WARNER AV
17TH ST
TUSTIN AV
4TH ST
MCFADDEN AV
FAIRVIEW ST
CIVIC CENTER DR
MAIN ST
RAITT
BRISTOL ST
FAIRHAVEN AV
GRAND AV
EDINGER AV
ALTON AV
FLOWER ST
GLASSELL ST
BEAR ST
PARKER ST
CHESTNUT AV
SUNFLOWER AV
YORBA ST
HAZARD AV
DYER RD
CAMBRIDGE ST
STANDARD AV
MACARTHUR BLVD
WASHINGTON AV
GRAND AV
FLOWER ST
GARDEN GROVE BLVD
MCFADDEN AV
AV
HARBOR BLVD
SUNFLOWER AV
WARNER AV
SEGERSTROM AV
NEWHOPE ST
MACARTHUR BLVD
SEGERSTROM
BROADWAY
RAITT ST
DYER RD
GRAND AV
YORBA ST
WARNER AV
HARBOR BLVD
BROADWAY
BROADWAY
FLOWER ST
EUCLID ST
GRAND AV
HARBOR BLVD
SEGERSTROM AV
1ST ST
EDINGER AV
1ST ST
CHESTNUT AV BROADWAY
EDINGER AV
BRISTOL ST
MAIN ST
BROADWAY
1ST ST
FAIRVIEW ST
1ST ST
4TH ST
1ST ST
4TH ST
ALTON AV
17TH ST
GRAND AV
17TH ST
WARNER AV
FAIRVIEW ST
FAIRVIEW ST
BRISTOL ST
1ST ST
EDINGER AV
MAIN ST MAIN ST
EDINGER AV
MAIN ST
BRISTOL ST
DYER RD
17TH ST
FLOWER ST
MACARTHUR BLVD
FAIRHAVEN AV
WARNER AV
5TH ST
MCFADDEN AV
NEWHOPE ST
WESTMINSTER AV
SANTA CLARA AV
ST
HAZARD AV
MCFADDEN AV
MCFADDEN AV
WARNER AV
BRISTOL ST
BRISTOL ST
HARBOR BLVD
MACARTHUR BLVD
WILSHIRE
PL
MORNINGSIDE
AV
CAMILE
PL
MILLWOOD
ST
DR
DAN GURNEY
DOUGLAS
ST
GLENWOOD
PL
DAHL
LN
MAJESTIC
DR
JETTY
CIR
JESSEE
DR
NA PALI
DR
GLENARBOR
ST
AZTEC
CIR
GARRY
AV
WARBLER
ST
PARTON
AV
HARVEY
AV
GATES
ST
HALL
AV
CAMILE
PL
I
CL DL
SUR
CL DL
NORTE
BURNS
AV
TUSTIN
CENTER
KEDGE
AV
IMPERIAL
PROM
DAN GURNEY
DR
KENNY
CIR
ADRIN
WY
JEANNIE
COM
SAINT ANNE PL
COLUMBINE AV
COMO
AV
VARD ST
EDISON
WY
SANTA ANA BLVD
KEMPER AV
SHARON
RD
DEEGAN DR
MOORE AV
CHERRY
ST
ROSEWOOD AV
JACKSON ST
LINDA WY
BAKER ST
PENDLETON AV
SHAWNEE DR
AUSTIN ST
OLD GRAND ST
OLIVE ST
KENT AV
GREENBRIER ST
SAINT GERTRUDE PL PACIFIC AV
SHELLEY ST
SAINT GERTRUDE PL
PINE ST
9TH ST
AURORA AV
BOOTH ST
CUBBON ST
VIRLEE ST
DAISY AV
BIRCH ST
2ND ST
VAN NESS AV
SIE R RA
WESTERN AV
MINNIE ST
5TH ST
SHAWNEE DR
11TH ST
KENT AV
HALL AV
ROSS ST
PARK LN
15TH ST
LISABETH
VANCE ST
KAREN AV
BAKER ST
CIVIC CENTER DR
MINNIE ST
VAN NESS AV
PACIFIC AV
WALNUT ST
BUSH ST
WILSHIRE AV
PINEHURST CIR
OCEAN CREST
LOWELL ST
RAITT ST
LACY ST
BIRCH ST
MAXINE ST
LEWIS ST
PARTON ST
AVALON AV
SAINT ANDREW PL
DAISY AV
PATTI LN
ALCO AV
SHELTON ST
VAN NESS AV
OLIVE ST
OXFORD
ARIES CT ... WY
16TH ST
MONTA VISTA AV
SANTA CLARA AV
SANTA ANA BLVD
ALPINE AV
ANAHURST PL
GLENWOOD PL
CAMILE ST
ROBERTS DR
LOGAN ST
LOWELL ST
MOHAWK DR
OCCIDENTAL ST
MYRTLE ST
WESTWOOD AV
PARTON ST
RANCHERO WY
KENT AV
GARRY
AV
WILSHIRE AV
RAITT ST
I
VAN NESS AV
OCCIDENTAL ST
BREWER
AV
CALLE
SOLEDAD
PARTON AV
ROSITA ST
HILO ST
LORI LN
BELL AV
HURON DR
ROSS ST
LACY ST
BROOK ST
MAPLE ST
BAKER ST
WISTERIA PL
TOWNER ST
TOWNER ST
LINWOOD AV
SAIL ST
SAIL ST
SAIL ST
DAISY AV
HARMON ST
UCE ST
OAK ST
BUFFALO AV
VIRGINIA AV VIRGINIA AV
PARK LN
PARK LN
PARK LN
OCCIDENTAL ST
GARRY AV
KRISTI LN
DEMING ST
LILAC AV
LILAC AV
KELLER AV
KELLER AV
SANTA CLARA AV
SANTA ANA BLVD
CENTRAL AV
CENTRAL AV
PACIFIC AV PACIFIC AV
PACIFIC AV PACIFIC AV
PACIFIC AV
PACIFIC AV PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
WOOD ST
CEDAR ST
CARRIAGE DR
WILLIS ST
OAKFIELD AV
GARNSEY ST
MCLEAN DR
MT TRICIA ST
WASHINGTON AV
ANITA PL
DOREEN WY
FIGUEROA ST
RITCHEY ST
MAXINE ST
LA VETA AV
SYCAMORE ST
DAVIT AV DAVIT AV DAVIT AV
PATRICIA LN
WESTERN AV
CLEGHORN WY
LA BONITA AV LA BONITA AV
WILLITS ST
WILLITS ST
WILLITS ST
BEWLEY ST
OCCIDENTAL ST
BLAIR AV
JACKSON ST JACKSON ST
TOWNSEND ST
LENITA LN
GOETZ AV
CADDY CIR
RITA RITA RITA
SAINT ANDREW PL
LAURA LINDA LN
PACIFIC
HOLLYLINE AV
RAITT ST
RAITT ST
ELLIOTT PL ELLIOTT PL
CHARLAINE AV
OXFORD ST
OTIS ST
DEODAR ST
DIAM OND
PINE ST
PINE ST PINE ST PINE ST
PINE ST
PINE ST
LIME ST
JOANA DR
NIE
CENTRAL AV
ALENE CIR
LINGAN LN
ELAINE DR
SEA CLIFF
BELL AV
L
L L
SAINT GERTRUDE PL
WELLINGTON AV
FLIGHT AV
FLIGHT AV
FLIGHT AV
FLIGHT AV FLIGHT AV
MORNINGSIDE AV
ROSEWOOD AV
DAISY AV
DAISY AV
DAISY AV
STANFORD ST
ACAPULCO AV
GARNSEY ST
GARNSEY ST
OAKFIELD AV
FREEMAN ST
ALPINE AV ALPINE AV
ALPINE AV
FRUIT ST FRUIT ST FRUIT ST
FRUIT ST FRUIT ST
LEHNHARDT AV
CATALINA AV
CATALINA AV CATALINA AV
CATALINA AV
CATALINA AV
CATALINA AV
11TH ST 11TH ST
11TH ST
21ST ST
21ST ST
21ST ST
21ST ST 21ST ST21ST ST 21ST ST
21ST ST 21ST ST TIMBER ST TIMBER ST CEDAR ST MINNIE ST
LAIRD ST LAIRD ST
LAIRD ST
LAIRD ST
OLIVE ST
OLIVE ST OLIVE ST
OLIVE ST OLIVE ST OLIVE ST OLIVE ST OLIVE ST
OLIVE ST
OLIVE ST
OLIVE LN
OLIVE LN
OAK ST
HALL AV
HALL AV
HALL AV
HALL AV
HALL AV
POMONA ST
SALTA ST
SALTA ST
SALTA ST
BROWN ST
ROSITA PL
LA BONITA
TAFT ST
RIVIERA DR RIVIERA DR
ANITA DR
PETAL AV
HEMLOCK WY
JUDITH LN
SANTA CLARA AV
HUTTON CENTRE DR
MAUI AV
THE CITY DR
BOLIVAR CIR
GOLDEN WEST AV
OLD TUSTIN AV
HILTON LN
SENNIT AV
FRENCH ST
WALNUT ST
WISTERIA PL
WISTERIA PL
WISTERIA PL
WISTERIA PL
STAFFORD ST
SAINT ANNE PL
SAINT GERTRUDE PL
KING ST
KING ST
KING ST
KING ST
KING ST
KING ST
14TH ST
14TH ST
14TH ST
14TH ST
14TH ST
14TH ST
15TH ST
15TH ST
15TH ST
15TH ST
20TH ST
20TH ST
20TH ST
20TH ST
20TH ST
20TH ST
20TH ST 20TH ST
20TH ST
19TH ST
19TH ST
19TH ST 19TH ST
19TH ST 19TH ST 19TH ST
19TH ST 19TH ST 19TH ST
18TH ST
18TH ST 18TH ST
18TH ST
18TH ST 18TH ST
18TH ST
18TH ST
16TH ST 16TH ST 16TH ST
16TH ST 16TH ST
16TH ST
16TH ST
10TH ST
10TH ST 10TH ST 10TH ST
10TH ST
12TH ST 12TH ST 12TH ST 12TH ST
KEEL AV
WASHINGTON AV
ROSITA ST
ALBION AV
SIERRA AV
VALENCIA AV
POINSETTIA ST
POINSETTIA ST
POINSETTIA ST POINSETTIA ST
POINSETTIA ST
CIR
CIR
CIR
CIR
CIR
CIR
CIR
CIR
CIR
MT MITCHELL CIR
MT HICKS ST
4TH ST
7TH ST 7TH ST
7TH ST 7TH ST
7TH ST
8TH ST
5TH ST 5TH ST 5TH ST 5TH ST 5TH ST 5TH ST
5TH ST
5TH ST
5TH ST
5TH ST
5TH ST
6TH ST
6TH ST
6TH ST 6TH ST 6TH ST 6TH ST 6TH ST 6TH ST
6TH ST
6TH ST 6TH ST
9TH ST 9TH ST
9TH ST
9TH ST JETTY ST
SANTA FE ST
SANTA FE ST
SANTA FE ST
SANTA FE ST
SANTA FE ST
SANTA FE ST
STANDARD AV
STANDARD AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
CURIE AV
CURIE AV CURIE AV SULLIVAN ST SULLIVAN ST
SULLIVAN ST
SULLIVAN ST
LAURIE LN
ELK LN
WILLIAMS ST
WILLIAMS ST
WILLIAMS ST
JUNIPER AV JUNIPER AV
ARTESIA ST
ARTESIA ST
ARTESIA ST ARTESIA ST
ARTESIA ST
ARTESIA ST
GRIFFITH GRIFFITH
EL DON PL
BERNI ST
BERNI ST
RIVER LN
RIVER LN
RIVER LN
RITA WY
RITA WY
RITA WY
YALE ST
YALE ST YALE ST
YALE ST
YALE ST
YALE ST
CALIFORNIA ST
HIGHLAND AV
JENKINS ST
SILVER DR SILVER DR
SILVER DR
GRISET PL
GRISET PL
VICTORIA DR
ORANGE AV
TOLLIVER ST
VALENCIA ST
VALENCIA ST
JAN WY JAN WY LA VERNE AV LA VERNE AV LA VERNE AV
LINNELL
LOUISE ST
LOUISE ST
LOUISE ST
LOUISE ST
ALBION LN
LINCOLN AV
GARNSEY ST
DEMING ST
BIRCH ST
BIRCH ST
BIRCH ST
BIRCH ST
BIRCH ST
BIRCH ST BIRCH ST
BIRCH ST
BIRCH ST
DARIN ST
JUNIPER ST
LEWIS ST
LEWIS ST
LORI
CAMILLE ST
CAMILLE ST
CAMILLE ST
CAMILLE ST
SIDE
BINE
MARCELLA LN
SANTA CLARA CIR
EASTSIDE AV
EASTSIDE AV EASTSIDE AV EASTSIDE AV
EASTSIDE AV
OAKFIELD AV
CANDIS AV
SCENIC AV
SISSON AV
SEBA AV
BALLAST AV
CAMILE ST CAMILE ST
CAMILE ST
CAMILE ST
CAMILE ST
ELAINE DR
LINGAN LN LINGAN LN
LINGAN LN LINGAN LN
MYRTLE ST MYRTLE ST
FAIR WY
FAIR WY
22ND ST
22ND ST
22ND ST
VAN NESS AV
SHEFFIELD ST
GOLDEN WEST AV
APPLE AV
SANTA CLARA AV
SANTA CLARA AV
FUCHSIA ST
SAINT
SAINT
PARTON ST PARTON ST
LAIRD
LINDA
LINDA
POPLAR ST
OLIVE
FLINTRIDGE DR
STARBOARD ST STARBOARD ST
LIVINGSTONE ST
KENT AV
KENT AV
JODY AV
TRINIDAD
RIVERINE
ALTON AV
ALTON AV
ALTON AV
BISHOP ST BISHOP ST BISHOP ST
BISHOP ST
KELLER AV
KELLER AV KELLER AV
RIGHTER CIR
MISSOURI LN
FRANKLIN ST
POMONA ST
EASTSIDE ST
GRI
FLIGHT
EDGEWOOD RD
TIMBER ST
TIMBER ST
DENNIS ST DENNIS ST
DIANNE ST
FLOYD CIR
CLINTON ST CLINTON ST
RITCHEY ST
RITCHEY ST
RITCHEY ST
RIVERSIDE DR
RIVERSIDE DR
2ND ST 2ND ST 2ND ST
2ND ST
2ND ST
2ND ST
2ND ST
3RD ST 3RD ST 3RD ST
3RD ST
3RD ST
3RD ST
3RD ST
3RD ST
ROY CIR
NUBIAN LN
COLUMBINE AV
SAINT ANNE
LACY ST
LACY ST
ALPINE
TOWNER ST
ENGLISH ST
ENGLISH ST
ENGLISH ST
ENGLISH ST
STANELY ST
KORAL CIR
JETTY DR
ORION AV
ORION AV
GROVEMONT ST
SULLIVAN
SALINAZ
TON AV
WAYFIELD ST
GARFIELD ST
GARFIELD ST
FAIRLAWN AV
FAIRLAWN AV
HUYLARS LN
TAMPION AV TAMPION AV TAMPION AV
WELLINGTON AV
MAURIE AV
MAURIE AV MAURIE AV
BORCHARD AV
BORCHARD AV
WAKEHAM AV
LINDA WY
LINDA WY
LINDA WY
TERMINAL ST
TERMINAL ST
DAHL ST
DAHL LN
DAHL LN
DAHL LN DAHL LN DAHL LN
DAHL LN
MAINPLACE DR
MINTER ST MINTER ST
MAXINE ST MAXINE ST
SALVATION
FULLER ST
KILSON DR
KILSON DR
KILSON DR
KILSON DR
KILSON DR
AVALON AV
AVALON AV AVALON AV
AVALON AV
AVALON AV
AVALON AV
RICHLAND AV RICHLAND AV RICHLAND AV
PARSONS PL
CABRILLO PARK DR
WALNUT ST
DAIMLER ST
DAIMLER ST
DAIMLER ST
HELIOTROPE
RUSSELL AV
RUSSELL AV RUSSELL AV
RUSSELL AV
LYON ST
LYON ST LYON ST LYON ST
LYON ST
LYON ST LYON ST LYON ST
LYON ST LYON ST
LYON ST
LYON ST
PALM ST
PARK LN
PARK LN
PARK LN
LAUREL ST LAUREL ST
LAUREL ST
LAUREL ST
LAUREL ST
JONQUIL RD
JONQUIL RD
MIRASOL ST
MIRASOL ST
MERIDAY LN MERIDAY LN
TRASK AV TRASK AV
JAMES AV
ELDER AV ELDER AV
ELDER AV
ELDER AV
ELDER AV
BEVERLY PL
STONE PINE GLEN
GREENVILLE ST
GREENVILLE ST
GREENVILLE ST
GREENVILLE ST
FAIRMONT AV
PONDEROSA ST
FIRST AMERICAN WY
FIRST AMERICAN WY
LORETTA LN
CRYSTAL LN
CRYSTAL LN
CRYSTAL LN
BUFFALO AV
BUFFALO AV BUFFALO AV
BUFFALO AV
BUFFALO AV
BUFFALO AV
SHELLEY ST SHELLEY ST
WISTERIA
WISTERIA
WISTERIA
WISTERIA
YUMA CIR
WILSHIRE WILSHIRE
FLORA ST
FLORA ST FLORA ST FLORA ST
FLORA ST
ASTER PL
CLARA ST CLARA ST
PLAZA DR
MANLY AV
MANLY AV
MANLY AV
NOBEL AV
NOBEL AV
HATHAWAY ST
MARINE ST
MARINE ST
MARINE ST
MARINE ST
MARINE ST
ANAHURST PL
FAY
NORMANDY PL
VILLAGE WY
SAINT GERTRUDE PL
SAINT GERTRUDE PL
SAINT GERTRUDE PL
YAWL ST
TAMY LN
RICHLAND ST
NAUTILUS DR
HASTINGS ST
SAINT ANDREW PL
SAINT ANDREW PL
SAINT ANDREW PL
OLD MC FADDEN AV
OCCIDENTAL ST
OCCIDENTAL ST OCCIDENTAL ST
OCCIDENTAL ST
FAIRWAY DR
HICKORY ST
HICKORY ST
HICKORY ST
HICKORY ST
HICKORY ST
ASPEN VILLAGE WY
HALLADAY ST
HALLADAY ST
HALLADAY ST
HALLADAY ST
HALLADAY ST
HALLADAY ST HALLADAY ST
HALLADAY ST
COMO AV
GATES ST
GATES ST
GATES ST
DAYNA ST
DAYNA ST
CAMINO AV
FAIRMONT ST
CARNEGIE AV
MAGNOLIA AV
MAGNOLIA AV
MAGNOLIA AV
MAGNOLIA AV
PEPPER TREE LN
F
T
T
MIN
JETTY
SIEMON ST
MELRIC DR MELRIC DR
JUNIPER
FIGUEROA ST
FIGUEROA ST
SANTIAGO ST SANTIAGO ST
SANTIAGO ST
SANTIAGO ST
HIGHLAND ST
HIGHLAND ST HIGHLAND ST HIGHLAND ST WOODLAND PL
MONICA LN
MONICA LN
HESPERIAN ST HESPERIAN ST
HESPERIAN ST HESPERIAN ST
HESPERIAN ST
HESPERIAN ST
HESPERIAN ST
SPINNAKER ST
SPINNAKER ST
OAK ST
OAK ST
OAK ST
OAK ST
OAK ST
OAK ST
OAK ST
BEAR ST
ALDER ST
JASON LN
CELESTE ST
CELESTE ST
CENTRAL AV
CENTRAL AV
CENTRAL AV
CENTRAL AV
CENTRAL AV CENTRAL AV
CENTRAL AV CENTRAL AV
RIVERGLEN LN
HOTEL
LOUISE
KILSON
ALONA ST
ALONA ST
ALONA ST
ALONA ST
CAROL AV
CAROL AV
ALOHA ST
LA VERNE
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
FOREST AV
FOREST AV
FOREST AV FOREST AV
FOREST AV
MYRTLE AV
PENNY AV
BARBETTE AV BARBETTE AV
MADISON AV
STEVENS AV
STEVENS AV
STEVENS AV
STEVENS AV
HYLAND AV
GOETZ AV
FAIRBROOK LN
HAVEN LN
DEERE AV
KNOX AV KNOX AV
KNOX AV
HEIGHTS DR
PORTOLA AV
DEMING ST
DEMING ST
HARVEY AV
MORNINGSIDE AV
MORNINGSIDE AV
SAN LORENZO AV
ALTADENA DR PASADENA AV PASADENA AV PASADENA AV
GOLDEN CIRCLE DR
ASPEN ST
ASPEN ST ASPEN ST
MAPLE ST MAPLE ST
MAPLE ST MAPLE ST MAPLE ST
BAKER ST
BAKER ST BAKER ST
BAKER ST
BAKER ST BAKER ST
BAKER ST
BAKER ST
BAKER ST
REEVE ST
BUENA ST
CABRILLO
SHELTON ST
SHELTON ST SHELTON ST SHELTON ST
SHELTON ST SHELTON ST
SHELTON ST
CARLTON PL
CARLTON PL CARLTON PL CARLTON PL
COLUMBINE AV COLUMBINE AV
COLUMBINE AV
ANNE ST
ANNE ST
BUSH ST BUSH ST
BUSH ST
BUSH ST
LAKE CENTER DR
BERN LN
MEILSSA
BAY CREST
LOWELL ST LOWELL ST
LOWELL ST
LOWELL ST
LOWELL ST
LOWELL ST LOWELL ST
LOWELL LN
LOWELL LN
DURYEA AV
BERKELEY ST
BERKELEY ST BERKELEY ST
BERKELEY ST BERKELEY ST
WILLOWICK DR
GRISET
GRISET
FRANZEN AV FRANZEN AV FRANZEN AV
JEFFERSON PL
SIERRA
SIERRA
CAMILE
ACACIA
STEARNS AV
COLLEGE AV
COLLEGE AV
KEELSON AV KEELSON AV
LADELL
WELLINGTON AV
WRIGHT ST
WRIGHT ST
WRIGHT ST
WRIGHT ST
WRIGHT ST
WRIGHT ST WRIGHT ST
WRIGHT ST WRIGHT ST
FOREST ST
TAURUS LN
MYRTLE ST
MYRTLE ST
TOLAND ST
SUNSET ST
HURLEY ST
FORBES AV
MOUNTAIN VIEW
MOUNTAIN VIEW
MOUNTAIN VIEW
VAN NESS
BRUCE AV
BURNS AV
POSEY ST
BOYER AV
KEDGE AV
BOBBY LN
DOWNIE PL
PARTON ST
PARTON ST
PARTON ST
MANTLE LN
MANTLE LN
MANTLE LN
POPLAR ST
POPLAR ST
POPLAR ST
POPLAR ST
POPLAR ST
POPLAR ST
POPLAR ST
ENTERPRISE DR
WAVERLY ST
PARK DR
PARK DR PARK DR
PARK DR
STAFFORD ST
CORRIGAN AV
MANITOBA DR
MANITOBA DR MANITOBA DR STEPHENS AV
ADRIN WY
ADRIN WY ADRIN WY
MAINPLACE
OLD GRAND ST
JOANA DR
JOANA DR
SUSAN ST SUSAN ST
SUSAN ST
SUSAN ST
SUSAN ST
SUSAN ST SUSAN ST
SUSAN ST
SUSAN ST
SUSAN ST
ROOSEVELT AV
GARRY AV GARRY AV
GARRY AV
GARRY AV GARRY AV
GARRY AV
GARRY AV
PULL
OTTAWA ST
MCCLAY ST
MCCLAY ST MCCLAY ST
BAMDAL ST
BAMDAL ST
LINWOOD AV LINWOOD AV LINWOOD AV LINWOOD AV
LINWOOD AV
SHERWIN LN
CYPRESS AV CYPRESS AV CYPRESS AV CYPRESS AV
CYPRESS AV
CYPRESS AV
MARCELLA LN
CYNTHIA
ROSS ST ROSS ST
ROSS ST ROSS ST ROSS ST
ROSS ST
ROSS ST
ROSS ST
ROSS ST
ROSS ST
BOYD ST
TODDY ST
MARTY LN
MARTY LN
FORRY LN
HUNTER AV HUNTER AV
SYDNEY ST
DIAMOND ST
DIAMOND ST
DIAMOND ST
DIAMOND ST
DIAMOND ST
BRIAN EXWY
JACKSON ST
JACKSON ST JACKSON ST
PULLMAN ST
PULLMAN ST
PULLMAN ST
CHESTNUT AV CHESTNUT AV
CHESTNUT AV
STANDARD AV
MARSHALL LN
GREENBRIER ST
HELIOTROPE DR
HELIOTROPE DR
FAWN ST
COTTER ST
COTTER ST
JAN WY
MILLWOOD ST
CENTER ST CENTER ST CENTER ST CENTER ST
CENTER ST
CENTER ST
CENTER ST
CENTER ST
CENTER ST
CUSTER ST
WEBER CIR
GRANT ST
GRANT ST
SYCAMORE ST
SEABOARD CIR
CALVO DR
JACARANDA ST
NANCY LN
ANDRES PL
ROUSSELLE ST
ROUSSELLE ST
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV AV
AV
AV
AV
AV
AV
NOTTINGHAM AV
LEHNHARDT AV LEHNHARDT AV
PENDLETON AV
CARRIAGE DR
CARRIAGE DR
CARRIAGE DR CARRIAGE DR CARRIAGE DR
CARRIAGE DR CARRIAGE DR
GEORGINE ST
PARSONS PL
PARSONS PL
HOBART ST
HOBART ST
SHERRY LN SHERRY LN
CEDAR ST
CEDAR ST CEDAR ST
ARDEN ST
GRACE PL
OBARR PL
WEST ST
WEST ST WEST ST
GOLDEN WEST AV
CATHERINE WY
WATKINS WY
LINWOOD ST
LINWOOD ST
WESTMINSTER AV
DURANT ST
PORTER ST
CASTOR ST
CASTOR ST CASTOR ST
MARTHA LN
MARTHA LN MARTHA LN
BEACON AV
BEWLEY ST
BEWLEY ST BEWLEY ST
CORTA DR CORTA DR
GREENLEAF ST
CENTURY BLVD
BLVD
MORTIMER ST
MORTIMER ST
STANFORD ST
STANFORD ST
STANFORD ST
STANFORD ST STANFORD ST
HATHAWAY ST HATHAWAY ST
HATHAWAY ST
HATHAWAY ST
HATHAWAY ST
HATHAWAY ST
HATHAWAY ST
ANAHURST PL
ANAHURST PL ANAHURST PL ANAHURST PL
CHANDLER AV CHANDLER AV
ACAPULCO AV
MARK ST
MARK ST
MARK ST
EDNA DR
MICHAEL
MICHAEL
HARVARD ST HARVARD ST
HARVARD ST
FRENCH ST
FRENCH ST
FRENCH ST
WALNUT ST WALNUT ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST
HARPER ST
EVONDA ST
HAWLEY ST
ANNAPOLIS
CREST RD
PROGRESSO ST
GOLDEN WEST ST
CHERRY ST
MINTER MINTER
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST ST
ST
ST ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST ST
ST
ST
ST
ST
ST
FE
VIEW
VIEW
ADAMS ST ADAMS ST
ADAMS ST ADAMS ST
ADAMS ST
ADAMS ST
ADAMS ST
MAXINE
BONNIE
BREEDEN ST
DRESSER ST
EVERGLADE ST
EVERGLADE ST
EVERGLADE ST
EVERGLADE ST
PARKCOURT PL
FALLBROOK DR
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
WASHINGTON AV
FAIRMONT WY
AMETHYST CT
KIRKWOOD AV
CORWIN CT
EMMETT ST
RAYMAR ST
RAYMAR ST
RAYMAR ST
RAYMAR ST
MT MATTERHORN ST
FLOWER AV
RHONDA AV
HOOD AV
HOOD AV
HOOD AV
HOOD AV
ROSWELL ST
RICHMOND ST
RICHMOND ST
GREENWICH AV
STARBOARD ST
STARBOARD ST
AURORA ST
HESPERIAN ST HESPERIAN ST
CLEMENSEN AV
GARNSEY ST
GARNSEY ST
GARNSEY ST
GARNSEY ST
GARNSEY ST
GARNSEY ST
RENE DR RENE DR RENE DR
RENE DR
RENE DR
RENE DR
RENE DR
SPRINGS
IRONGATE
HALLADAY
MABURY ST
MABURY ST MABURY ST
MURPHY AV
FREEMAN ST
GUNTHER PL GUNTHER PL
FREEMAN LN
DOUGLAS ST DOUGLAS ST DOUGLAS ST
DOUGLAS ST
DOUGLAS ST
CRYSTAL
HARWOOD PL
FAIRMONT
FAIRMONT
SANTIAGO
BROOK ST
BROOK ST
HIGHLAND
HIGHLAND
HIGHLAND
ANCHOR AV
ORANGE AV ORANGE AV ORANGE AV ORANGE AV
ORANGE AV
ORANGE AV
TOWNLEY ST
TECH CENTER
CAPE COD WY
MONTE CARLO DR
OXFORD ST
FLOWER ST
FLOWER ST
DEODAR ST
CUBBON ST
CUBBON ST CUBBON ST
CUBBON ST
CUBBON ST CUBBON ST
WESTERN AV WESTERN AV
WESTERN AV
CLEMENSEN ST
SET
CAMDEN PL
CAMDEN PL
CAMDEN PL
HICKORY
SUNSWEPT AV
SUNSWEPT AV SUNSWEPT AV
SUNSWEPT AV SUNSWEPT AV
LARCHMONT AV
LARCHMONT AV
GUNTHER ST
GUNTHER ST
GUNTHER ST
FONDREN ST
LUCKY WY
LUCKY WY
S Y CAMORE ST
BUFFALO
BUFFALO
CELESTE
RUSSELL
AVALON AVALON
AVALON
SAN LORENZO
LARAMORE LN
SANTA
KATHY
STACY
OAKMONT AV
REGENT DR
MCEVOY LN
PARKCENTER DR
WY
JOANE WY
JOANE WY JOANE WY
JOANE WY
GREENVIEW DR
YOUNG ST
MARK AND
EVERGREEN ST
EVERGREEN ST
EVERGREEN ST
EVERGREEN ST
GLENARBOR ST GLENARBOR ST
MALL
MALL
MEDFORD AV
FORDHAM AV
ROBERTS DR ROBERTS DR
ROBERTS DR
ARAPAHO DR
ARAPAHO DR
ARAPAHO DR
MARION WY
MCLEAN DR
COOPER ST
COOPER ST COOPER ST
THORNTON ST
BORCHARD AV BORCHARD AV
BORCHARD AV
BORCHARD AV
BORCHARD AV
BORCHARD AV BORCHARD AV BORCHARD AV BORCHARD AV
BROADWAY PL
ORION
ORION
KRAFT
SHANNON ST
SHANNON ST
SHANNON ST SHANNON ST
FARMERS DR
MACARTHUR PL
HUCKLEBERRY RD
HUCKLEBERRY RD
STRAWBERRY LN
STRAWBERRY LN
MOUNTAIN
MOUNTAIN
WEST ORANGE RD
CARROLL WY
MOORE AV
MOORE AV MOORE AV MOORE AV MOORE AV
PONDEROSA ST
PONDEROSA ST PONDEROSA ST
PONDEROSA ST
HENDERSON PL
HENDERSON PL
ANABEL
AUGUSTA WY
SECREST WY
SECREST WY
ROWLAND AV ROWLAND AV
DEVON RD
MARINERS
GENOA DR
GRAHAM LN
DEEGAN DR DEEGAN DR
ANDREW PL
POMONA ST
POMONA ST
POMONA ST POMONA ST
POMONA ST
POMONA ST
POMONA ST
POMONA ST
POMONA ST
TOWN AND COUNTRY
HALESWORTH ST
BEDFORD RD
BRONSON ST
WAKEHAM AV WAKEHAM AV
SPURGEON ST SPURGEON ST SPURGEON ST
SPURGEON ST SPURGEON ST
SYCAMORE ST
SYCAMORE ST
SYCAMORE ST
SYCAMORE ST
SYCAMORE ST
SYCAMORE ST
RIDGEWOOD ST
RIDGEWOOD ST
PARK
PARK
SPAR
SPAR
WARREN ST
WARREN ST
GATES
GATES
WAKEHAM PL
PASTEUR
STAFFORD
STAFFORD
TOWNER ST
TOWNER ST
TOWNER ST
TOWNER ST TOWNER ST
TOWNER ST TOWNER ST
TOWNER ST
TOWNER ST
EASTWOOD AV
EASTWOOD AV NORMANDY PL NORMANDY PL
NORMANDY PL
CORPORATE DR
CT
CT
BROWNING RR
DORMAN ST
DORMAN ST
DEMING
CIR
MARION
TERRACE
MADDOCK ST MADDOCK ST
MADDOCK ST
PENN WY
SUMMER LN
SHARON RD SHARON RD
SHARON RD
NAKOMA DR
NAKOMA DR
GORDON PL
CALLENS COMM
JOANA
STEVENS
CLARA
ELDER
GLENDALE
A
A A A
SANDPO I N TE
E
E
E E
E
Y
S
MEMORY LN
MEMORY LN
HARBOR GATEWAY
CARLTON
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
WOODLAND AV
ROOSEVELT
GREENGROVE ST
BLUEBERRY
EASTWOOD ST
EASTWOOD ST
TEAKWOOD ST
GOLDEN WEST
WOODLAND PL
WOODLAND PL
CONCORD ST CONCORD ST
CONCORD ST
CONCORD ST CONCORD ST
RAMONA DR
RAMONA DR RAMONA DR RAMONA DR
KEEGAN WY
HURON DR
HURON DR
HURON DR
HURON DR
MCGAW AV
BERNADAL
EDENDALE
SHAWNEE DR
VANCE
DAYNA
GROVEMONT ST
GROVEMONT ST
DIAMOND
DIAMOND
DIAMOND
DIAMOND
BOYD WY
CHARLES
FOREST
FOREST
FOREST
HURLEY
LOWELL
GLENWOOD PL GLENWOOD PL GLENWOOD PL
GLENWOOD PL
PENDLETON PENDLETON
PENDLETON
COMMERCIAL
KEYWOOD LN
BAKER
BAKER
SAWGRASS DR
CLUBHOUSE COM
NANTUCKET
AMY COM
PEARWOOD LN
CHESTNUT
HATHAWAY
YOST
GLEN
CORTA
MAYWOOD PL
MAYWOOD PL MAYWOOD PL
HARWOOD PL
WOOD ST WOOD ST
WOOD ST
WOOD ST
LINWOOD
CANTERA
MARY COM
HEMLOCK WY HEMLOCK WY
DRIFTWOOD DRIFTWOOD
DRIFTWOOD
DOREEN WY
DOREEN WY
DOREEN WY
CENTER
CENTER
BEECHWOOD ST
BEECHWOOD ST BEECHWOOD ST
BRYNWOOD ST
PEACHWOOD LN
SHERWOOD LN
ROSEWOOD AV
ROSEWOOD AV ROSEWOOD AV
ROSEWOOD AV
ROSEWOOD AV
ROSEWOOD AV
BENTON
ELM ELM
BAMDAL
SPR
BERRY
PLUMWOOD LN
LAWSON WY
PENNY
CRODDY WY
CRODDY WY CRODDY WY
AUTO
AUTO
GERT
WESTWOOD AV
WESTWOOD AV
WESTWOOD AV
MORNING
CASCADE
RUTH
BRAE
RENE
RENE
EDNA
HANS
SPRUCE SPRUCE SPRUCE SPRUCE
SURREY
KEEGAN
DANBURY
FERNWOOD DR
MOONRIDGE
HAWLEY
GLENARBOR
FREEMAN
WOODBURY DR
MOHAWK DR
MOHAWK DR
ADDEN
CHERRY
BRADFORD
LARAMORE
HAR
KENYON
EVONDA
OAKMONT
HEMLOCK
NORTHPARK
GARRY
MACARTHUR
ROSS
EVON
GRACE
DOREEN
AURORA
AURORA AURORA
SHANNON
BORCHARD
BORCHARD
BROADWAY
BROADWAY
MARY
RD
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR DR
DR
H
H
N
N
N
R
R
R
R R
R
C
C
C
C
U
U
D
D
OAKMONT
CAMDEN
CAMDEN
CAMDEN
CAMDEN
MURPHY
COLUM
MEASOR
BROOKHOLLOW
BROOK
BROOK BROOK
GENOA
TOWNSEND
TOWNSEND
NEWPORT
GROVEMONT EASTWOOD
EASTWOOD
ROWLAND
GRAHAM
GRAHAM
GRAHAM
TOWNER
MARENGO
HARMON ST
MAN
BEECHWOOD
AV
COTTONWOOD
GLENWOOD
MEMORY
WOODBURY
AMBERWOOD
GREENWOOD
MOORE
COWAN
MAYWOOD
MAYWOOD
REDWOOD
MOHAWK
MOHAWK
WESTWOOD
BOMO
BROWN
COMCOM
COM
GOLDEN CIRCLE DR
G
WY
WY
WY
WY
WY
WY
WY
WY
WY
WY
WY
WY
WY
M
W
Santa
Anita
Center
Logan
Center
Jerome
Center
Cypress Adult
Rec Center
Santa Ana
Senior Center
Southwest
Senior Center
Lawn
Bowling Ctr
El Salvador Center
Memorial Center
Salgado Center
Log Cabin
Delhi Comm Ctr
Log Cabin
Tennis
Center
Corbin
Center
Santa Ana
Depot
Transportation
Corridor Fee
0 ¼
I
½ 1
Miles
PWA - GIS Section - June 2014
Foothill Eastern
San Joaquin Hills
EXHIBIT 4
City Council 20 – 41 6/3/2025
I
V
III
II
IV
VI
v®
v®
"
"
"
"
"
"
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1100
1100
1100
1100
1100
1100
16000
15700 15200
15000 13900
13900
13900
13000
10900
10600
10500
10500
10000
5600
5500
5200
5100
5100
5100
5100
5100
4900
4800 4500
4500
4500
4500
4500
4400
4400
4400
4400
4400
4300
4100
4000
4000
3900
3800
3800
3800
3800
3800
3800
3800
3800
3700
3700
3700
3700
3700
3700
3700
3700
3600
3600
3500
3500
3500
3500
3500
3500
3400
3400
3300
3300
3300
3300
3300
3300
3300
3200
3200
3200
3200
3200
3100
3100
3100
3000
2900
2900
2900
2900
2900
2900
2900
2900
2900
2900
2800
2800
2800
2800
2800
2800
2800
2800
2700
2700
2700
2700
2700
2700
2600
2600
2600
2600
2500
2500
2500
2500
2500
2500
2500
2500
2500
2500
2400
2400
2400
2400
2400
2400
2400
2400
2300
2300
2300
2300
2300
2300
2300
2300
2300
2300
2300
2300
2300
2200
2200
2200
2200
2200
22002200
2200
2200
2200
2200
2200
2200
2200
2120
2100
2100
2100
2100
2100
2100
2100
2100
2100
2100
2100
2000
2000
2000
2000
2000
2000
1900
1900
1900
1900
1900
1800
1800
1800
1800
1800
1800
1800
1800
1800
1800
1800
1700
1700
1700
1700
1700
1700
1700
1700
1700
1600
1700
1600
1600
1600
1600
1600
1600
1600
1600
1600
1600
1600
1600
1600
1600
1600
1500
1500
1500
1500
1500
1500
1500
1500
1500
1500
1500
1500
1400
1400
1400
1400
1400
1400
1400
1400
1400
1400
1400
1400
1200
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1300
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
1200
16500
1000
1000
1000
1000
1000
1000
1000
1000
900
900
900
900
900
900
900
900
900
900
900
900
900
900
800
800
800
800 800
800
800
800
800
800
800
800
800
800
700
700
700
700
700
700
700
700
700
700
700
700
700
600
600
600
600
600
600
600
600
600
600
600
600
600
500
500
500 500
500
500
500
500
500
500
500
500
500
500
400
400
400
400
400
300
300
300
300
300
200
100 100
100 100
100 100
100 100
100 100
100 100
100 100
100 100
100 100
100100
100 100
100 100
100
100
100 100
100 100
100
100 100
100
Grand
Avenue
Christian
School
Calvary
Christian
School
Middle
College
High
MacArthur
Fundamental
Intermediate
Greenville
Fundamental
Elementary
Godinez
Fundamental
High School
Mendez
Fundamental
Intermediate
Lorin
Griset
Academy
Villa
Fundamental
Intermediate
Maranatha
Christian
Academy
Calvary
Chapel
High
Saint
Barbara
Elementary
Edward
Cole
Academy
Saint
Joseph
Elementary
Muir
Fundamental
Elementary
Monte
Vista
Elementary
Bethel
Baptist
LILA
School
Riverdale
Elementary
Jefferson
Elementary
Roosevelt
Elementary
Fairhaven
Elementary
Mater Dei
High School
First Baptist
Children's Center
Mitchell Child
Dev. Center
Pio Pico
Elementary
Santiago
Elementary
Garfield
Elementary
Heritage
Elementary
El Sol
Academy
School of
Our Lady
Santa Clara
Nursery School
Sepulveda
Elementary
Storybook
Preschool
Remington
Elementary
Newhope
Elementary
Jackson
Elementary
Diamond
Elementary
Fremont
Elementary
Kennedy
Elementary
Lincoln
Elementary
Madison
Elementary
Russell
Elementary
Washington
Elementary
Spurgeon
Intermediate
McFadden
Intermediate
Hazard
Elementary
Monroe
Elementary
Rosita
Elementary
Hoover
Elementary
Harvey
Elementary
Walker
Elementary
Lowell
Elementary
Martin
Elementary
Lathrop
Intermediate
Willard
Intermediate
Westport
School
Romero-Cruz
Elementary
Franklin
Elem
Community Day
Int and High
Davis
Elementary
Adams
Elementary
Sierra
Intermediate
Thorpe
Fundamental
Nova
Academy
Chavez
High
Fitz
Intermediate
Doig
Intermediate
Valley High
Carr Intermediate
Century High
Santa Ana College
Carver Elementary
Heninger Elementary
Santa Ana High
Segerstrom High
Heroes Elementary
Saddleback High
Esqueda Elementary
Saint
Anne
School
Ari Guiragos
Minassian
Armenian
Wilson
Elem
Edison
Elem
King
Elementary
Taft
Elementary
OCEAA
OCHSA
Santiago
Santiago
Creek
Creek
Santa Ana River
Santa Ana River
UNION PACIFIC RR
UNION PACIFIC RR
UNION PACIFIC RR
UNION PACIFIC RR
UNION PACIFIC RR
OCTA METROLINK RR
OCTA METROLINK RR
SUGAR
PINE
WY
SHADY
ROCK DR
ARMSTRONG
RANCH RD
VIEW LAKE
ROCK
SPRINGS CT
PARK LAKE
FOREST LAKE
SHADOW LAKE
N WOOD LAKE
SANTA FE
TORREY PINE
LN
RAY
CIR
BISHOP
PINE LN
MILLER PL
F ST
A ST
E ST
B ST
L
PINION CT
VAL LINDO
D ST
WILLIAMS ST
MARIA PL
HOLIDAY LN
VILLAGE DR
PARKSIDE LN
SILVER SPUR
MAR LES LN
TWILIGHT
RICOH PZ
QUIGLEY LN
SHEFFIELD RD
VILLAGE WY
TRIANGLE DR
MAR LES DR MAR LES DR
FOREST AV
PARK GLEN RD
DEEREFIELD RD
RED FOX RD
BARCLAY CT
BIRTCHER DR
DENNICE DR
LINCOLN WY
SEA BREEZE
SUSAN ST
WALKIE WY
MAR LES WEST
ABBEY RD
WICKHAM PL
PUTTER DR
STONEGATE ST
SHAW PL
SUMMER WIND
SHEARER LN
LAKE
LAKE
WASHINGTON PL
SADDLEBACK CT
WILLOW DR
SANDY DR
GLENDON PL
GLENDON PL
WEST WIND
CANYON LAKE
PARKWAY DR
KENTON DR
KENTON DR
KNOLL
BREEZEWAY DR
PARKLAWN DR
VALCALMA
DORSEY DR
GREEN DR
BLACKHAWK DR
CT
AB
GROVEMONT ST
GROVEMONT ST
CRAWFORD GLEN
ANDREW DR
MUNSON RD
CENTER
WILDWOOD WY
ORANGEWOOD AV
GOODMAN DR
LAURELWOOD
MEADOWBROOKE DR
MAPLEWOOD WY
ROSEWOOD
D D
R
R
DR
NORTHWOOD
ELMWOOD
MEADOWOOD
O
O
M
Lillie
King
Park
Santa
Anita
Park
Sarah May
Downie
Herb Garden
Bomo
Coral
Park
Friendship
Park
Angels
Community
Park
Segerstrom
Triangle
Park
Santa Ana Zoo
at Prentice Park
Birch
Park
Griset
Park
Santa Ana
Stadium Cesar Chavez
Campesino Park
Rosita
Park
Cabrillo
Park
Neal Machander
Tennis Center
Portola
Park
French
Park
Heritage
Park
Sandpointe
Park
Morrison
Park
Sasscer
Park
Mabury
Park
Chepa's
Park
Windsor
Park
Riverview
Park
Adams
Park
Madison
Park
Spurgeon
Park
Delhi Park
Fisher Park
El Salvador Park
Centennial Regional Park
Santiago Park
Thornton Park
Memorial Park
Jerome Park
Saddleback
View
Park Cabrillo
Tennis
Center
Eldridge
Park
Edna Park
Bali Hi
California
Liberty
Clinton
Village
Plaza Mobile
Estates
Willowick
Royal
Quiet
Village
Villa Grande Estates
Continental
Holiday Estates
Stoneridge
Country Club
Sands Estates
Town and Country
Sahara
Caravana
Lake Park
Gardner's
Park
Fairview Estates
Park Terrace
Gables Estates
Bit O' Home
Hyde Park
Coach Royal
Taggin Wagon
Sandalwood
FS
FS
FS
FS
FS
FS
FS
FS
FS
FS
ORANGE
TOWN &
COUNTRY
CENTER
WESTERN
MEDICAL
CENTER
SANTA ANA
BRISTOL
VILLAGE
PLAZA
BRISTOL
VILLAGE
MALL
ORANGE CO
PERFORMING
ARTS CENTER
BRISTOL &
SUNFLOWER
PLAZA
BRISTOL &
WARNER
CENTER
DISCOVERY
SCIENCE
CENTER
RIVERVIEW
GOLF
COURSE
COASTAL
COMMUNITIES
HOSPITAL
BRISTOL
PLACE
RIVERVIEW
WEST
MARKETPLACE
SHERIFF
STATION
SOUTH COAST PLAZA
PARK & RIDE
CENTRE
ON 17TH
BRISTOL
PLAZA
BRISTOL
CENTER
SOUTH COAST
PLAZA
SANTA ANA
MAINPLACE
SOUTH COAST
PLAZA VILLAGE
HIGHWAY
PATROL
ANIMAL
SHELTER
O.C.T.A
BUS FACILITY
DOWNTOWN
PLAZA
SOUTH COAST
MARKETPLACE
BOWERS
MUSEUM
EMBASSY
SUITES
DOUBLETREE
HOTEL
FAIRHAVEN
MEMORIAL PARK
BRISTOL
MARKETPLACE
THE
CITY PLACE
FIESTA
MARKETPLACE
CANDLEWOOD
SUITES
CORPORATE
YARD
DOUBLETREE
HOTEL
SUB STATION
POLICE STATION
SUB STATION
SUB STATION
WILLOWICK MUNICIPAL GOLF COURSE
SANTA ANA CEMETERY
HERITAGE
CENTENNIAL
OCTA
DMV
MUSEUM
SANTA ANA BLVD FLOWER ST
TUSTIN AV
WASHINGTON AV
1ST ST
LINCOLN AV
STANDARD AV
MAIN ST
CIVIC CENTER DR
EUCLID ST
RED HILL AV
NEWHOPE ST
RAITT ST
1ST ST
LA VETA AV
WARNER AV
17TH ST
TUSTIN AV
4TH ST
MCFADDEN AV
FAIRVIEW ST
CIVIC CENTER DR
MAIN ST
RAITT
BRISTOL ST
FAIRHAVEN AV
GRAND AV
EDINGER AV
ALTON AV
FLOWER ST
GLASSELL ST
BEAR ST
PARKER ST
CHESTNUT AV
SUNFLOWER AV
YORBA ST
HAZARD AV
DYER RD
CAMBRIDGE ST
STANDARD AV
MACARTHUR BLVD
WASHINGTON AV
GRAND AV
FLOWER ST
GARDEN GROVE BLVD
MCFADDEN AV
AV
HARBOR BLVD
SUNFLOWER AV
WARNER AV
SEGERSTROM AV
NEWHOPE ST
MACARTHUR BLVD
SEGERSTROM
BROADWAY
RAITT ST
DYER RD
GRAND AV
YORBA ST
WARNER AV
HARBOR BLVD
BROADWAY
BROADWAY
FLOWER ST
EUCLID ST
GRAND AV
HARBOR BLVD
SEGERSTROM AV
1ST ST
EDINGER AV
1ST ST
CHESTNUT AV BROADWAY
EDINGER AV
BRISTOL ST
MAIN ST
BROADWAY
1ST ST
FAIRVIEW ST
1ST ST
4TH ST
1ST ST
4TH ST
ALTON AV
17TH ST
GRAND AV
17TH ST
WARNER AV
FAIRVIEW ST
FAIRVIEW ST
BRISTOL ST
1ST ST
EDINGER AV
MAIN ST MAIN ST
EDINGER AV
MAIN ST
BRISTOL ST
DYER RD
17TH ST
FLOWER ST
MACARTHUR BLVD
FAIRHAVEN AV
WARNER AV
5TH ST
MCFADDEN AV
NEWHOPE ST
WESTMINSTER AV
SANTA CLARA AV
ST
HAZARD AV
MCFADDEN AV
MCFADDEN AV
WARNER AV
BRISTOL ST
BRISTOL ST
HARBOR BLVD
MACARTHUR BLVD
WILSHIRE
PL
MORNINGSIDE
AV
CAMILE
PL
MILLWOOD
ST
DR
DAN GURNEY
DOUGLAS
ST
GLENWOOD
PL
DAHL
LN
MAJESTIC
DR
JETTY
CIR
JESSEE
DR
NA PALI
DR
GLENARBOR
ST
AZTEC
CIR
GARRY
AV
WARBLER
ST
PARTON
AV
HARVEY
AV
GATES
ST
HALL
AV
CAMILE
PL
I
CL DL
SUR
CL DL
NORTE
BURNS
AV
TUSTIN
CENTER
KEDGE
AV
IMPERIAL
PROM
DAN GURNEY
DR
KENNY
CIR
ADRIN
WY
JEANNIE
COM
SAINT ANNE PL
COLUMBINE AV
COMO
AV
VARD ST
EDISON
WY
SANTA ANA BLVD
KEMPER AV
SHARON
RD
DEEGAN DR
MOORE AV
CHERRY
ST
ROSEWOOD AV
JACKSON ST
LINDA WY
BAKER ST
PENDLETON AV
SHAWNEE DR
AUSTIN ST
OLD GRAND ST
OLIVE ST
KENT AV
GREENBRIER ST
SAINT GERTRUDE PL PACIFIC AV
SHELLEY ST
SAINT GERTRUDE PL
PINE ST
9TH ST
AURORA AV
BOOTH ST
CUBBON ST
VIRLEE ST
DAISY AV
BIRCH ST
2ND ST
VAN NESS AV
SIE R RA
WESTERN AV
MINNIE ST
5TH ST
SHAWNEE DR
11TH ST
KENT AV
HALL AV
ROSS ST
PARK LN
15TH ST
LISABETH
VANCE ST
KAREN AV
BAKER ST
CIVIC CENTER DR
MINNIE ST
VAN NESS AV
PACIFIC AV
WALNUT ST
BUSH ST
WILSHIRE AV
PINEHURST CIR
OCEAN CREST
LOWELL ST
RAITT ST
LACY ST
BIRCH ST
MAXINE ST
LEWIS ST
PARTON ST
AVALON AV
SAINT ANDREW PL
DAISY AV
PATTI LN
ALCO AV
SHELTON ST
VAN NESS AV
OLIVE ST
OXFORD
ARIES CT ... WY
16TH ST
MONTA VISTA AV
SANTA CLARA AV
SANTA ANA BLVD
ALPINE AV
ANAHURST PL
GLENWOOD PL
CAMILE ST
ROBERTS DR
LOGAN ST
LOWELL ST
MOHAWK DR
OCCIDENTAL ST
MYRTLE ST
WESTWOOD AV
PARTON ST
RANCHERO WY
KENT AV
GARRY
AV
WILSHIRE AV
RAITT ST
I
VAN NESS AV
OCCIDENTAL ST
BREWER
AV
CALLE
SOLEDAD
PARTON AV
ROSITA ST
HILO ST
LORI LN
BELL AV
HURON DR
ROSS ST
LACY ST
BROOK ST
MAPLE ST
BAKER ST
WISTERIA PL
TOWNER ST
TOWNER ST
LINWOOD AV
SAIL ST
SAIL ST
SAIL ST
DAISY AV
HARMON ST
UCE ST
OAK ST
BUFFALO AV
VIRGINIA AV VIRGINIA AV
PARK LN
PARK LN
PARK LN
OCCIDENTAL ST
GARRY AV
KRISTI LN
DEMING ST
LILAC AV
LILAC AV
KELLER AV
KELLER AV
SANTA CLARA AV
SANTA ANA BLVD
CENTRAL AV
CENTRAL AV
PACIFIC AV PACIFIC AV
PACIFIC AV PACIFIC AV
PACIFIC AV
PACIFIC AV PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
PACIFIC AV
WOOD ST
CEDAR ST
CARRIAGE DR
WILLIS ST
OAKFIELD AV
GARNSEY ST
MCLEAN DR
MT TRICIA ST
WASHINGTON AV
ANITA PL
DOREEN WY
FIGUEROA ST
RITCHEY ST
MAXINE ST
LA VETA AV
SYCAMORE ST
DAVIT AV DAVIT AV DAVIT AV
PATRICIA LN
WESTERN AV
CLEGHORN WY
LA BONITA AV LA BONITA AV
WILLITS ST
WILLITS ST
WILLITS ST
BEWLEY ST
OCCIDENTAL ST
BLAIR AV
JACKSON ST JACKSON ST
TOWNSEND ST
LENITA LN
GOETZ AV
CADDY CIR
RITA RITA RITA
SAINT ANDREW PL
LAURA LINDA LN
PACIFIC
HOLLYLINE AV
RAITT ST
RAITT ST
ELLIOTT PL ELLIOTT PL
CHARLAINE AV
OXFORD ST
OTIS ST
DEODAR ST
DIAM OND
PINE ST
PINE ST PINE ST PINE ST
PINE ST
PINE ST
LIME ST
JOANA DR
NIE
CENTRAL AV
ALENE CIR
LINGAN LN
ELAINE DR
SEA CLIFF
BELL AV
L
L L
SAINT GERTRUDE PL
WELLINGTON AV
FLIGHT AV
FLIGHT AV
FLIGHT AV
FLIGHT AV FLIGHT AV
MORNINGSIDE AV
ROSEWOOD AV
DAISY AV
DAISY AV
DAISY AV
STANFORD ST
ACAPULCO AV
GARNSEY ST
GARNSEY ST
OAKFIELD AV
FREEMAN ST
ALPINE AV ALPINE AV
ALPINE AV
FRUIT ST FRUIT ST FRUIT ST
FRUIT ST FRUIT ST
LEHNHARDT AV
CATALINA AV
CATALINA AV CATALINA AV
CATALINA AV
CATALINA AV
CATALINA AV
11TH ST 11TH ST
11TH ST
21ST ST
21ST ST
21ST ST
21ST ST 21ST ST21ST ST 21ST ST
21ST ST 21ST ST TIMBER ST TIMBER ST CEDAR ST MINNIE ST
LAIRD ST LAIRD ST
LAIRD ST
LAIRD ST
OLIVE ST
OLIVE ST OLIVE ST
OLIVE ST OLIVE ST OLIVE ST OLIVE ST OLIVE ST
OLIVE ST
OLIVE ST
OLIVE LN
OLIVE LN
OAK ST
HALL AV
HALL AV
HALL AV
HALL AV
HALL AV
POMONA ST
SALTA ST
SALTA ST
SALTA ST
BROWN ST
ROSITA PL
LA BONITA
TAFT ST
RIVIERA DR RIVIERA DR
ANITA DR
PETAL AV
HEMLOCK WY
JUDITH LN
SANTA CLARA AV
HUTTON CENTRE DR
MAUI AV
THE CITY DR
BOLIVAR CIR
GOLDEN WEST AV
OLD TUSTIN AV
HILTON LN
SENNIT AV
FRENCH ST
WALNUT ST
WISTERIA PL
WISTERIA PL
WISTERIA PL
WISTERIA PL
STAFFORD ST
SAINT ANNE PL
SAINT GERTRUDE PL
KING ST
KING ST
KING ST
KING ST
KING ST
KING ST
14TH ST
14TH ST
14TH ST
14TH ST
14TH ST
14TH ST
15TH ST
15TH ST
15TH ST
15TH ST
20TH ST
20TH ST
20TH ST
20TH ST
20TH ST
20TH ST
20TH ST 20TH ST
20TH ST
19TH ST
19TH ST
19TH ST 19TH ST
19TH ST 19TH ST 19TH ST
19TH ST 19TH ST 19TH ST
18TH ST
18TH ST 18TH ST
18TH ST
18TH ST 18TH ST
18TH ST
18TH ST
16TH ST 16TH ST 16TH ST
16TH ST 16TH ST
16TH ST
16TH ST
10TH ST
10TH ST 10TH ST 10TH ST
10TH ST
12TH ST 12TH ST 12TH ST 12TH ST
KEEL AV
WASHINGTON AV
ROSITA ST
ALBION AV
SIERRA AV
VALENCIA AV
POINSETTIA ST
POINSETTIA ST
POINSETTIA ST POINSETTIA ST
POINSETTIA ST
CIR
CIR
CIR
CIR
CIR
CIR
CIR
CIR
CIR
MT MITCHELL CIR
MT HICKS ST
4TH ST
7TH ST 7TH ST
7TH ST 7TH ST
7TH ST
8TH ST
5TH ST 5TH ST 5TH ST 5TH ST 5TH ST 5TH ST
5TH ST
5TH ST
5TH ST
5TH ST
5TH ST
6TH ST
6TH ST
6TH ST 6TH ST 6TH ST 6TH ST 6TH ST 6TH ST
6TH ST
6TH ST 6TH ST
9TH ST 9TH ST
9TH ST
9TH ST JETTY ST
SANTA FE ST
SANTA FE ST
SANTA FE ST
SANTA FE ST
SANTA FE ST
SANTA FE ST
STANDARD AV
STANDARD AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
WILSHIRE AV
CURIE AV
CURIE AV CURIE AV SULLIVAN ST SULLIVAN ST
SULLIVAN ST
SULLIVAN ST
LAURIE LN
ELK LN
WILLIAMS ST
WILLIAMS ST
WILLIAMS ST
JUNIPER AV JUNIPER AV
ARTESIA ST
ARTESIA ST
ARTESIA ST ARTESIA ST
ARTESIA ST
ARTESIA ST
GRIFFITH GRIFFITH
EL DON PL
BERNI ST
BERNI ST
RIVER LN
RIVER LN
RIVER LN
RITA WY
RITA WY
RITA WY
YALE ST
YALE ST YALE ST
YALE ST
YALE ST
YALE ST
CALIFORNIA ST
HIGHLAND AV
JENKINS ST
SILVER DR SILVER DR
SILVER DR
GRISET PL
GRISET PL
VICTORIA DR
ORANGE AV
TOLLIVER ST
VALENCIA ST
VALENCIA ST
JAN WY JAN WY LA VERNE AV LA VERNE AV LA VERNE AV
LINNELL
LOUISE ST
LOUISE ST
LOUISE ST
LOUISE ST
ALBION LN
LINCOLN AV
GARNSEY ST
DEMING ST
BIRCH ST
BIRCH ST
BIRCH ST
BIRCH ST
BIRCH ST
BIRCH ST BIRCH ST
BIRCH ST
BIRCH ST
DARIN ST
JUNIPER ST
LEWIS ST
LEWIS ST
LORI
CAMILLE ST
CAMILLE ST
CAMILLE ST
CAMILLE ST
SIDE
BINE
MARCELLA LN
SANTA CLARA CIR
EASTSIDE AV
EASTSIDE AV EASTSIDE AV EASTSIDE AV
EASTSIDE AV
OAKFIELD AV
CANDIS AV
SCENIC AV
SISSON AV
SEBA AV
BALLAST AV
CAMILE ST CAMILE ST
CAMILE ST
CAMILE ST
CAMILE ST
ELAINE DR
LINGAN LN LINGAN LN
LINGAN LN LINGAN LN
MYRTLE ST MYRTLE ST
FAIR WY
FAIR WY
22ND ST
22ND ST
22ND ST
VAN NESS AV
SHEFFIELD ST
GOLDEN WEST AV
APPLE AV
SANTA CLARA AV
SANTA CLARA AV
FUCHSIA ST
SAINT
SAINT
PARTON ST PARTON ST
LAIRD
LINDA
LINDA
POPLAR ST
OLIVE
FLINTRIDGE DR
STARBOARD ST STARBOARD ST
LIVINGSTONE ST
KENT AV
KENT AV
JODY AV
TRINIDAD
RIVERINE
ALTON AV
ALTON AV
ALTON AV
BISHOP ST BISHOP ST BISHOP ST
BISHOP ST
KELLER AV
KELLER AV KELLER AV
RIGHTER CIR
MISSOURI LN
FRANKLIN ST
POMONA ST
EASTSIDE ST
GRI
FLIGHT
EDGEWOOD RD
TIMBER ST
TIMBER ST
DENNIS ST DENNIS ST
DIANNE ST
FLOYD CIR
CLINTON ST CLINTON ST
RITCHEY ST
RITCHEY ST
RITCHEY ST
RIVERSIDE DR
RIVERSIDE DR
2ND ST 2ND ST 2ND ST
2ND ST
2ND ST
2ND ST
2ND ST
3RD ST 3RD ST 3RD ST
3RD ST
3RD ST
3RD ST
3RD ST
3RD ST
ROY CIR
NUBIAN LN
COLUMBINE AV
SAINT ANNE
LACY ST
LACY ST
ALPINE
TOWNER ST
ENGLISH ST
ENGLISH ST
ENGLISH ST
ENGLISH ST
STANELY ST
KORAL CIR
JETTY DR
ORION AV
ORION AV
GROVEMONT ST
SULLIVAN
SALINAZ
TON AV
WAYFIELD ST
GARFIELD ST
GARFIELD ST
FAIRLAWN AV
FAIRLAWN AV
HUYLARS LN
TAMPION AV TAMPION AV TAMPION AV
WELLINGTON AV
MAURIE AV
MAURIE AV MAURIE AV
BORCHARD AV
BORCHARD AV
WAKEHAM AV
LINDA WY
LINDA WY
LINDA WY
TERMINAL ST
TERMINAL ST
DAHL ST
DAHL LN
DAHL LN
DAHL LN DAHL LN DAHL LN
DAHL LN
MAINPLACE DR
MINTER ST MINTER ST
MAXINE ST MAXINE ST
SALVATION
FULLER ST
KILSON DR
KILSON DR
KILSON DR
KILSON DR
KILSON DR
AVALON AV
AVALON AV AVALON AV
AVALON AV
AVALON AV
AVALON AV
RICHLAND AV RICHLAND AV RICHLAND AV
PARSONS PL
CABRILLO PARK DR
WALNUT ST
DAIMLER ST
DAIMLER ST
DAIMLER ST
HELIOTROPE
RUSSELL AV
RUSSELL AV RUSSELL AV
RUSSELL AV
LYON ST
LYON ST LYON ST LYON ST
LYON ST
LYON ST LYON ST LYON ST
LYON ST LYON ST
LYON ST
LYON ST
PALM ST
PARK LN
PARK LN
PARK LN
LAUREL ST LAUREL ST
LAUREL ST
LAUREL ST
LAUREL ST
JONQUIL RD
JONQUIL RD
MIRASOL ST
MIRASOL ST
MERIDAY LN MERIDAY LN
TRASK AV TRASK AV
JAMES AV
ELDER AV ELDER AV
ELDER AV
ELDER AV
ELDER AV
BEVERLY PL
STONE PINE GLEN
GREENVILLE ST
GREENVILLE ST
GREENVILLE ST
GREENVILLE ST
FAIRMONT AV
PONDEROSA ST
FIRST AMERICAN WY
FIRST AMERICAN WY
LORETTA LN
CRYSTAL LN
CRYSTAL LN
CRYSTAL LN
BUFFALO AV
BUFFALO AV BUFFALO AV
BUFFALO AV
BUFFALO AV
BUFFALO AV
SHELLEY ST SHELLEY ST
WISTERIA
WISTERIA
WISTERIA
WISTERIA
YUMA CIR
WILSHIRE WILSHIRE
FLORA ST
FLORA ST FLORA ST FLORA ST
FLORA ST
ASTER PL
CLARA ST CLARA ST
PLAZA DR
MANLY AV
MANLY AV
MANLY AV
NOBEL AV
NOBEL AV
HATHAWAY ST
MARINE ST
MARINE ST
MARINE ST
MARINE ST
MARINE ST
ANAHURST PL
FAY
NORMANDY PL
VILLAGE WY
SAINT GERTRUDE PL
SAINT GERTRUDE PL
SAINT GERTRUDE PL
YAWL ST
TAMY LN
RICHLAND ST
NAUTILUS DR
HASTINGS ST
SAINT ANDREW PL
SAINT ANDREW PL
SAINT ANDREW PL
OLD MC FADDEN AV
OCCIDENTAL ST
OCCIDENTAL ST OCCIDENTAL ST
OCCIDENTAL ST
FAIRWAY DR
HICKORY ST
HICKORY ST
HICKORY ST
HICKORY ST
HICKORY ST
ASPEN VILLAGE WY
HALLADAY ST
HALLADAY ST
HALLADAY ST
HALLADAY ST
HALLADAY ST
HALLADAY ST HALLADAY ST
HALLADAY ST
COMO AV
GATES ST
GATES ST
GATES ST
DAYNA ST
DAYNA ST
CAMINO AV
FAIRMONT ST
CARNEGIE AV
MAGNOLIA AV
MAGNOLIA AV
MAGNOLIA AV
MAGNOLIA AV
PEPPER TREE LN
F
T
T
MIN
JETTY
SIEMON ST
MELRIC DR MELRIC DR
JUNIPER
FIGUEROA ST
FIGUEROA ST
SANTIAGO ST SANTIAGO ST
SANTIAGO ST
SANTIAGO ST
HIGHLAND ST
HIGHLAND ST HIGHLAND ST HIGHLAND ST WOODLAND PL
MONICA LN
MONICA LN
HESPERIAN ST HESPERIAN ST
HESPERIAN ST HESPERIAN ST
HESPERIAN ST
HESPERIAN ST
HESPERIAN ST
SPINNAKER ST
SPINNAKER ST
OAK ST
OAK ST
OAK ST
OAK ST
OAK ST
OAK ST
OAK ST
BEAR ST
ALDER ST
JASON LN
CELESTE ST
CELESTE ST
CENTRAL AV
CENTRAL AV
CENTRAL AV
CENTRAL AV
CENTRAL AV CENTRAL AV
CENTRAL AV CENTRAL AV
RIVERGLEN LN
HOTEL
LOUISE
KILSON
ALONA ST
ALONA ST
ALONA ST
ALONA ST
CAROL AV
CAROL AV
ALOHA ST
LA VERNE
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
FOREST AV
FOREST AV
FOREST AV FOREST AV
FOREST AV
MYRTLE AV
PENNY AV
BARBETTE AV BARBETTE AV
MADISON AV
STEVENS AV
STEVENS AV
STEVENS AV
STEVENS AV
HYLAND AV
GOETZ AV
FAIRBROOK LN
HAVEN LN
DEERE AV
KNOX AV KNOX AV
KNOX AV
HEIGHTS DR
PORTOLA AV
DEMING ST
DEMING ST
HARVEY AV
MORNINGSIDE AV
MORNINGSIDE AV
SAN LORENZO AV
ALTADENA DR PASADENA AV PASADENA AV PASADENA AV
GOLDEN CIRCLE DR
ASPEN ST
ASPEN ST ASPEN ST
MAPLE ST MAPLE ST
MAPLE ST MAPLE ST MAPLE ST
BAKER ST
BAKER ST BAKER ST
BAKER ST
BAKER ST BAKER ST
BAKER ST
BAKER ST
BAKER ST
REEVE ST
BUENA ST
CABRILLO
SHELTON ST
SHELTON ST SHELTON ST SHELTON ST
SHELTON ST SHELTON ST
SHELTON ST
CARLTON PL
CARLTON PL CARLTON PL CARLTON PL
COLUMBINE AV COLUMBINE AV
COLUMBINE AV
ANNE ST
ANNE ST
BUSH ST BUSH ST
BUSH ST
BUSH ST
LAKE CENTER DR
BERN LN
MEILSSA
BAY CREST
LOWELL ST LOWELL ST
LOWELL ST
LOWELL ST
LOWELL ST
LOWELL ST LOWELL ST
LOWELL LN
LOWELL LN
DURYEA AV
BERKELEY ST
BERKELEY ST BERKELEY ST
BERKELEY ST BERKELEY ST
WILLOWICK DR
GRISET
GRISET
FRANZEN AV FRANZEN AV FRANZEN AV
JEFFERSON PL
SIERRA
SIERRA
CAMILE
ACACIA
STEARNS AV
COLLEGE AV
COLLEGE AV
KEELSON AV KEELSON AV
LADELL
WELLINGTON AV
WRIGHT ST
WRIGHT ST
WRIGHT ST
WRIGHT ST
WRIGHT ST
WRIGHT ST WRIGHT ST
WRIGHT ST WRIGHT ST
FOREST ST
TAURUS LN
MYRTLE ST
MYRTLE ST
TOLAND ST
SUNSET ST
HURLEY ST
FORBES AV
MOUNTAIN VIEW
MOUNTAIN VIEW
MOUNTAIN VIEW
VAN NESS
BRUCE AV
BURNS AV
POSEY ST
BOYER AV
KEDGE AV
BOBBY LN
DOWNIE PL
PARTON ST
PARTON ST
PARTON ST
MANTLE LN
MANTLE LN
MANTLE LN
POPLAR ST
POPLAR ST
POPLAR ST
POPLAR ST
POPLAR ST
POPLAR ST
POPLAR ST
ENTERPRISE DR
WAVERLY ST
PARK DR
PARK DR PARK DR
PARK DR
STAFFORD ST
CORRIGAN AV
MANITOBA DR
MANITOBA DR MANITOBA DR STEPHENS AV
ADRIN WY
ADRIN WY ADRIN WY
MAINPLACE
OLD GRAND ST
JOANA DR
JOANA DR
SUSAN ST SUSAN ST
SUSAN ST
SUSAN ST
SUSAN ST
SUSAN ST SUSAN ST
SUSAN ST
SUSAN ST
SUSAN ST
ROOSEVELT AV
GARRY AV GARRY AV
GARRY AV
GARRY AV GARRY AV
GARRY AV
GARRY AV
PULL
OTTAWA ST
MCCLAY ST
MCCLAY ST MCCLAY ST
BAMDAL ST
BAMDAL ST
LINWOOD AV LINWOOD AV LINWOOD AV LINWOOD AV
LINWOOD AV
SHERWIN LN
CYPRESS AV CYPRESS AV CYPRESS AV CYPRESS AV
CYPRESS AV
CYPRESS AV
MARCELLA LN
CYNTHIA
ROSS ST ROSS ST
ROSS ST ROSS ST ROSS ST
ROSS ST
ROSS ST
ROSS ST
ROSS ST
ROSS ST
BOYD ST
TODDY ST
MARTY LN
MARTY LN
FORRY LN
HUNTER AV HUNTER AV
SYDNEY ST
DIAMOND ST
DIAMOND ST
DIAMOND ST
DIAMOND ST
DIAMOND ST
BRIAN EXWY
JACKSON ST
JACKSON ST JACKSON ST
PULLMAN ST
PULLMAN ST
PULLMAN ST
CHESTNUT AV CHESTNUT AV
CHESTNUT AV
STANDARD AV
MARSHALL LN
GREENBRIER ST
HELIOTROPE DR
HELIOTROPE DR
FAWN ST
COTTER ST
COTTER ST
JAN WY
MILLWOOD ST
CENTER ST CENTER ST CENTER ST CENTER ST
CENTER ST
CENTER ST
CENTER ST
CENTER ST
CENTER ST
CUSTER ST
WEBER CIR
GRANT ST
GRANT ST
SYCAMORE ST
SEABOARD CIR
CALVO DR
JACARANDA ST
NANCY LN
ANDRES PL
ROUSSELLE ST
ROUSSELLE ST
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV
AV AV
AV
AV
AV
AV
AV
NOTTINGHAM AV
LEHNHARDT AV LEHNHARDT AV
PENDLETON AV
CARRIAGE DR
CARRIAGE DR
CARRIAGE DR CARRIAGE DR CARRIAGE DR
CARRIAGE DR CARRIAGE DR
GEORGINE ST
PARSONS PL
PARSONS PL
HOBART ST
HOBART ST
SHERRY LN SHERRY LN
CEDAR ST
CEDAR ST CEDAR ST
ARDEN ST
GRACE PL
OBARR PL
WEST ST
WEST ST WEST ST
GOLDEN WEST AV
CATHERINE WY
WATKINS WY
LINWOOD ST
LINWOOD ST
WESTMINSTER AV
DURANT ST
PORTER ST
CASTOR ST
CASTOR ST CASTOR ST
MARTHA LN
MARTHA LN MARTHA LN
BEACON AV
BEWLEY ST
BEWLEY ST BEWLEY ST
CORTA DR CORTA DR
GREENLEAF ST
CENTURY BLVD
BLVD
MORTIMER ST
MORTIMER ST
STANFORD ST
STANFORD ST
STANFORD ST
STANFORD ST STANFORD ST
HATHAWAY ST HATHAWAY ST
HATHAWAY ST
HATHAWAY ST
HATHAWAY ST
HATHAWAY ST
HATHAWAY ST
ANAHURST PL
ANAHURST PL ANAHURST PL ANAHURST PL
CHANDLER AV CHANDLER AV
ACAPULCO AV
MARK ST
MARK ST
MARK ST
EDNA DR
MICHAEL
MICHAEL
HARVARD ST HARVARD ST
HARVARD ST
FRENCH ST
FRENCH ST
FRENCH ST
WALNUT ST WALNUT ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST SPRUCE ST
HARPER ST
EVONDA ST
HAWLEY ST
ANNAPOLIS
CREST RD
PROGRESSO ST
GOLDEN WEST ST
CHERRY ST
MINTER MINTER
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST ST
ST
ST ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST ST
ST
ST
ST
ST
ST
FE
VIEW
VIEW
ADAMS ST ADAMS ST
ADAMS ST ADAMS ST
ADAMS ST
ADAMS ST
ADAMS ST
MAXINE
BONNIE
BREEDEN ST
DRESSER ST
EVERGLADE ST
EVERGLADE ST
EVERGLADE ST
EVERGLADE ST
PARKCOURT PL
FALLBROOK DR
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
LN
WASHINGTON AV
FAIRMONT WY
AMETHYST CT
KIRKWOOD AV
CORWIN CT
EMMETT ST
RAYMAR ST
RAYMAR ST
RAYMAR ST
RAYMAR ST
MT MATTERHORN ST
FLOWER AV
RHONDA AV
HOOD AV
HOOD AV
HOOD AV
HOOD AV
ROSWELL ST
RICHMOND ST
RICHMOND ST
GREENWICH AV
STARBOARD ST
STARBOARD ST
AURORA ST
HESPERIAN ST HESPERIAN ST
CLEMENSEN AV
GARNSEY ST
GARNSEY ST
GARNSEY ST
GARNSEY ST
GARNSEY ST
GARNSEY ST
RENE DR RENE DR RENE DR
RENE DR
RENE DR
RENE DR
RENE DR
SPRINGS
IRONGATE
HALLADAY
MABURY ST
MABURY ST MABURY ST
MURPHY AV
FREEMAN ST
GUNTHER PL GUNTHER PL
FREEMAN LN
DOUGLAS ST DOUGLAS ST DOUGLAS ST
DOUGLAS ST
DOUGLAS ST
CRYSTAL
HARWOOD PL
FAIRMONT
FAIRMONT
SANTIAGO
BROOK ST
BROOK ST
HIGHLAND
HIGHLAND
HIGHLAND
ANCHOR AV
ORANGE AV ORANGE AV ORANGE AV ORANGE AV
ORANGE AV
ORANGE AV
TOWNLEY ST
TECH CENTER
CAPE COD WY
MONTE CARLO DR
OXFORD ST
FLOWER ST
FLOWER ST
DEODAR ST
CUBBON ST
CUBBON ST CUBBON ST
CUBBON ST
CUBBON ST CUBBON ST
WESTERN AV WESTERN AV
WESTERN AV
CLEMENSEN ST
SET
CAMDEN PL
CAMDEN PL
CAMDEN PL
HICKORY
SUNSWEPT AV
SUNSWEPT AV SUNSWEPT AV
SUNSWEPT AV SUNSWEPT AV
LARCHMONT AV
LARCHMONT AV
GUNTHER ST
GUNTHER ST
GUNTHER ST
FONDREN ST
LUCKY WY
LUCKY WY
S Y CAMORE ST
BUFFALO
BUFFALO
CELESTE
RUSSELL
AVALON AVALON
AVALON
SAN LORENZO
LARAMORE LN
SANTA
KATHY
STACY
OAKMONT AV
REGENT DR
MCEVOY LN
PARKCENTER DR
WY
JOANE WY
JOANE WY JOANE WY
JOANE WY
GREENVIEW DR
YOUNG ST
MARK AND
EVERGREEN ST
EVERGREEN ST
EVERGREEN ST
EVERGREEN ST
GLENARBOR ST GLENARBOR ST
MALL
MALL
MEDFORD AV
FORDHAM AV
ROBERTS DR ROBERTS DR
ROBERTS DR
ARAPAHO DR
ARAPAHO DR
ARAPAHO DR
MARION WY
MCLEAN DR
COOPER ST
COOPER ST COOPER ST
THORNTON ST
BORCHARD AV BORCHARD AV
BORCHARD AV
BORCHARD AV
BORCHARD AV
BORCHARD AV BORCHARD AV BORCHARD AV BORCHARD AV
BROADWAY PL
ORION
ORION
KRAFT
SHANNON ST
SHANNON ST
SHANNON ST SHANNON ST
FARMERS DR
MACARTHUR PL
HUCKLEBERRY RD
HUCKLEBERRY RD
STRAWBERRY LN
STRAWBERRY LN
MOUNTAIN
MOUNTAIN
WEST ORANGE RD
CARROLL WY
MOORE AV
MOORE AV MOORE AV MOORE AV MOORE AV
PONDEROSA ST
PONDEROSA ST PONDEROSA ST
PONDEROSA ST
HENDERSON PL
HENDERSON PL
ANABEL
AUGUSTA WY
SECREST WY
SECREST WY
ROWLAND AV ROWLAND AV
DEVON RD
MARINERS
GENOA DR
GRAHAM LN
DEEGAN DR DEEGAN DR
ANDREW PL
POMONA ST
POMONA ST
POMONA ST POMONA ST
POMONA ST
POMONA ST
POMONA ST
POMONA ST
POMONA ST
TOWN AND COUNTRY
HALESWORTH ST
BEDFORD RD
BRONSON ST
WAKEHAM AV WAKEHAM AV
SPURGEON ST SPURGEON ST SPURGEON ST
SPURGEON ST SPURGEON ST
SYCAMORE ST
SYCAMORE ST
SYCAMORE ST
SYCAMORE ST
SYCAMORE ST
SYCAMORE ST
RIDGEWOOD ST
RIDGEWOOD ST
PARK
PARK
SPAR
SPAR
WARREN ST
WARREN ST
GATES
GATES
WAKEHAM PL
PASTEUR
STAFFORD
STAFFORD
TOWNER ST
TOWNER ST
TOWNER ST
TOWNER ST TOWNER ST
TOWNER ST TOWNER ST
TOWNER ST
TOWNER ST
EASTWOOD AV
EASTWOOD AV NORMANDY PL NORMANDY PL
NORMANDY PL
CORPORATE DR
CT
CT
BROWNING RR
DORMAN ST
DORMAN ST
DEMING
CIR
MARION
TERRACE
MADDOCK ST MADDOCK ST
MADDOCK ST
PENN WY
SUMMER LN
SHARON RD SHARON RD
SHARON RD
NAKOMA DR
NAKOMA DR
GORDON PL
CALLENS COMM
JOANA
STEVENS
CLARA
ELDER
GLENDALE
A
A A A
SANDPO I N TE
E
E
E E
E
Y
S
MEMORY LN
MEMORY LN
HARBOR GATEWAY
CARLTON
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
TOWNSEND ST
WOODLAND AV
ROOSEVELT
GREENGROVE ST
BLUEBERRY
EASTWOOD ST
EASTWOOD ST
TEAKWOOD ST
GOLDEN WEST
WOODLAND PL
WOODLAND PL
CONCORD ST CONCORD ST
CONCORD ST
CONCORD ST CONCORD ST
RAMONA DR
RAMONA DR RAMONA DR RAMONA DR
KEEGAN WY
HURON DR
HURON DR
HURON DR
HURON DR
MCGAW AV
BERNADAL
EDENDALE
SHAWNEE DR
VANCE
DAYNA
GROVEMONT ST
GROVEMONT ST
DIAMOND
DIAMOND
DIAMOND
DIAMOND
BOYD WY
CHARLES
FOREST
FOREST
FOREST
HURLEY
LOWELL
GLENWOOD PL GLENWOOD PL GLENWOOD PL
GLENWOOD PL
PENDLETON PENDLETON
PENDLETON
COMMERCIAL
KEYWOOD LN
BAKER
BAKER
SAWGRASS DR
CLUBHOUSE COM
NANTUCKET
AMY COM
PEARWOOD LN
CHESTNUT
HATHAWAY
YOST
GLEN
CORTA
MAYWOOD PL
MAYWOOD PL MAYWOOD PL
HARWOOD PL
WOOD ST WOOD ST
WOOD ST
WOOD ST
LINWOOD
CANTERA
MARY COM
HEMLOCK WY HEMLOCK WY
DRIFTWOOD DRIFTWOOD
DRIFTWOOD
DOREEN WY
DOREEN WY
DOREEN WY
CENTER
CENTER
BEECHWOOD ST
BEECHWOOD ST BEECHWOOD ST
BRYNWOOD ST
PEACHWOOD LN
SHERWOOD LN
ROSEWOOD AV
ROSEWOOD AV ROSEWOOD AV
ROSEWOOD AV
ROSEWOOD AV
ROSEWOOD AV
BENTON
ELM ELM
BAMDAL
SPR
BERRY
PLUMWOOD LN
LAWSON WY
PENNY
CRODDY WY
CRODDY WY CRODDY WY
AUTO
AUTO
GERT
WESTWOOD AV
WESTWOOD AV
WESTWOOD AV
MORNING
CASCADE
RUTH
BRAE
RENE
RENE
EDNA
HANS
SPRUCE SPRUCE SPRUCE SPRUCE
SURREY
KEEGAN
DANBURY
FERNWOOD DR
MOONRIDGE
HAWLEY
GLENARBOR
FREEMAN
WOODBURY DR
MOHAWK DR
MOHAWK DR
ADDEN
CHERRY
BRADFORD
LARAMORE
HAR
KENYON
EVONDA
OAKMONT
HEMLOCK
NORTHPARK
GARRY
MACARTHUR
ROSS
EVON
GRACE
DOREEN
AURORA
AURORA AURORA
SHANNON
BORCHARD
BORCHARD
BROADWAY
BROADWAY
MARY
RD
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR
DR DR
DR
H
H
N
N
N
R
R
R
R R
R
C
C
C
C
U
U
D
D
OAKMONT
CAMDEN
CAMDEN
CAMDEN
CAMDEN
MURPHY
COLUM
MEASOR
BROOKHOLLOW
BROOK
BROOK BROOK
GENOA
TOWNSEND
TOWNSEND
NEWPORT
GROVEMONT EASTWOOD
EASTWOOD
ROWLAND
GRAHAM
GRAHAM
GRAHAM
TOWNER
MARENGO
HARMON ST
MAN
BEECHWOOD
AV
COTTONWOOD
GLENWOOD
MEMORY
WOODBURY
AMBERWOOD
GREENWOOD
MOORE
COWAN
MAYWOOD
MAYWOOD
REDWOOD
MOHAWK
MOHAWK
WESTWOOD
BOMO
BROWN
COMCOM
COM
GOLDEN CIRCLE DR
G
WY
WY
WY
WY
WY
WY
WY
WY
WY
WY
WY
WY
WY
M
W
Santa
Anita
Center
Logan
Center
Jerome
Center
Cypress Adult
Rec Center
Santa Ana
Senior Center
Southwest
Senior Center
Lawn
Bowling Ctr
El Salvador Center
Memorial Center
Salgado Center
Log Cabin
Delhi Comm Ctr
Log Cabin
Tennis
Center
Corbin
Center
Santa Ana
Depot
Drainage Area
Fee Boundaries
0 ¼
I
½ 1
Miles
PWA - GIS Section - June 2014
I
II
III
IV
V
VI
EXHIBIT 4
City Council 20 – 42 6/3/2025
CHAPTER 2: Context
October 2014 2-3
Figure 2-2. Local Context
W 17TH ST
W 1ST ST
WESTMINSTER AVE
N HARBOR BLVD S HARBOR BLVD
HAZARD AVE
5TH ST
MCFADDEN AVE
EDINGER AVE
NEWHOPE ST
JACKSON ST
0 800'
Windsor
Park
Rosita
Park
Willowick
Golf
Course
Heritage
Elementary
School
Stephen Fitz
Intermediate SCH
New Hope
Elementary
School
Santa
Ana
River
[
Russell
Elementary
School
Hazard
Elementary
School
Campesino
Park
Rosita
ES
Andrew
Jackson
ES
Harbor Corridor Plan Boundary Harbor Corridor Plan Boundary City of Santa Ana Boundary
City of Santa Ana Boundary
Harbor Corridor
Plan Boundary
City of Santa Ana
Boundary
Santa
Anita
Park
EXHIBIT 4
City Council 20 – 43 6/3/2025
Public Works Agency
www.santa-ana.org/pw
Item # 21
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Staff Report
June 3, 2025
TOPIC: Resolution for Fiscal Year 2025-26 Senate Bill 1 Local Streets and Roads Funding Program
AGENDA TITLE
Resolution to Maintain Eligibility for the Fiscal Year 2025-26 Senate Bill 1 Local Streets and Roads, Road Repair and Accountability Act Funding Program (Non-General Fund)
RECOMMENDED ACTION
Adopt a resolution affirming the Fiscal Year 2025-26 Senate Bill 1 projects list and anticipated Road Maintenance and Rehabilitation Account funding in the amount of $8,154,314, to be submitted to the California Transportation Commission for budgeting the Fiscal Year 2025-26 Capital Improvement Program and maintaining eligibility for Road Repair and Accountability Act funding.
RESOLUTION NO. 2025-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF SANTA ANA ADOPTING A LIST OF PROJECTS TO BE FUNDED BY FISCAL YEAR 2025-26 FUNDED BY SB 1: THE ROAD REPAIR AND ACCOUNTABILITY ACT OF 2017
GOVERNMENT CODE §84308 APPLIES: No
DISCUSSION
In April 2017, California passed Senate Bill 1, the Road Repair and Accountability Act of 2017 which created the Road Maintenance and Rehabilitation Account (RMRA), to address basic road maintenance, rehabilitation, and critical safety needs on both the state highway and the local streets systems. The state of California imposes per-gallon excise taxes on gasoline and diesel fuel, sales taxes on gasoline and diesel fuel and registration taxes on motor vehicles with allocations dedicated to transportation purposes. The local (city and county) portions of these allocations are calculated based on population and flow through the Highway Users Tax Account (HUTA), the familiar gasoline tax revenues that have been in place for decades, and RMRA.
During the RMRA program application period each year, local agencies are required to adopt a resolution that includes a list of planned eligible projects that will utilize respective fiscal year RMRA funding, and submit the resolution to the California City Council 21 – 1 6/3/2025
SB1 FY 2025-26 Projects List
June 3, 2025