Agenda packet — Santa Ana City Council, July 15, 2025 (part 4 of 12)

6/3/2025
City Council 12 – 47 7/15/2025
55394.00101\43846773.1
Exhibit E to
2130 East Fourth Street Density Bonus Agreement

EXHIBIT E

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, 6th Floor )
Santa Ana, California 92702 )
Attn: Executive Director )
This document is exempt from
payment of a recording fee
pursuant to Government Code
Sections 27383 and 6103.

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 Section 65915 of the California Government Code, and affects that certain real property generally located at 2130 East Fourth Street, Santa Ana, California (APN 400-091-023) (hereafter, the "Property") as legally described in Exhibit A hereto (“Property”). The City of Santa Ana, a charter city and municipal corporation of the State of California (referred to hereafter as “City”), and Olive Crest, a California nonprofit corporation (“Developer/Property Owner”) have entered into that certain Density Bonus Housing Agreement With Declaration of Covenants, Conditions and Restrictions, dated as of ______, 2025 (“Density Bonus Housing Agreement”).

1. The Density Bonus Housing Agreement provides for affordability restrictions and restrictions on the transfer of the Property, as more particularly set forth in the Density Bonus Housing Agreement. A copy of the Density Bonus Housing Agreement is on file with City as a public record and is deemed incorporated herein. Reference is made to the Density Bonus Housing Agreement 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.

City Council 12 – 48 7/15/2025
55394.00101\43846773.1
Exhibit E to
2130 East Fourth Street Density Bonus Agreement

2. For a period commencing upon the date on which the Affordable Unit receives all required occupancy permits from the City and terminating on the fiftyfifth (55th) anniversary thereof, the Property may only be transferred to another eligible, qualified Moderate Income Household at an Affordable Housing Cost; such restrictions are set forth at greater length in the Density Bonus Housing Agreement, which is expected to be recorded substantially concurrently herewith among the Official Records of Orange County, California.

3. Section 4.12 of the Density Bonus Housing Agreement provides as follows:
“Notice of Affordability Restrictions on Transfer of Property. In the event of the sale or resale of an Affordable Unit during the Total Affordability Term, the City and the transferor shall execute and deposit into escrow, or record against the Affordable Unit, a Notice of Affordability Restrictions on Transfer of the Property as contained herein (Exhibit E). The sale or transfer of the Property, shall not be effective unless and until the City and the transferee execute the documents necessary to transfer the Density Bonus Agreement obligations from the transferor to the transferee.”
In the event that Developer/Property Owner desires to Transfer the Property during the Affordability Period, prior to the Transfer the owner shall notify City by delivering a Notice of Intent to Transfer to City, which shall indicate the identity of the proposed Transferee who desires to purchase the Property, whether the purchaser is a Moderate Income Household, and whether the sales price is at an Affordable Housing Cost. In addition to Homebuyer’s and the proposed Transferee’s delivery of the Notice of Intent to Transfer, the following procedure shall apply:
a. Notice to City. Developer/Property Owner shall send the Notice of Intent to Transfer to City at the address set forth in the Density Bonus Housing Agreement.
b. Qualification of Proposed Transferee. The proposed
Transferee shall provide the 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 purchase price is at an Affordable Housing Cost.
c. Certificates from Parties. Developer/Property Owner and proposed Transferee each shall certify in writing, in a form acceptable to City, that City Council 12 – 49 7/15/2025
55394.00101\43846773.1
Exhibit E to
2130 East Fourth Street Density Bonus Agreement
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 the City. The written certificate shall also include a provision that in the event a Transfer is made in violation of the terms of this Restriction 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 Developer/Property Owner and Transferee. d. Written Consent of City Required Before Transfer. During the Affordability Period, the Property, and any interest therein, shall not be conveyed by any Transfer except with the express written consent of the City, which consent shall be given only if the Transfer is in accordance with the provisions of this Restriction. This provision shall not prohibit the encumbering of title for the sole purpose of securing financing of the purchase price of the Property. e. Notice of Prohibited Transfer. Within twenty (20) days after receiving notification of a proposed Transfer in accordance with Section 3a., the City shall determine and give notice to Developer/Property Owner as to whether the proposed Transfer is a Permitted Transfer or Prohibited Transfer. In the event that the proposed Transfer is a Prohibited Transfer, such notice to Developer/Property Owner shall specify the nature of the Prohibited Transfer. If the violation is not corrected to the satisfaction of the City within ten (10) days after the date of the notice, or within such further time as the City determines is necessary to correct the violation, the City may declare a Default under this Restriction. Upon the declaration of a Default, the City may apply to a court of competent jurisdiction for specific performance of this Restriction, for an injunction prohibiting a proposed sale or Transfer in violation of this Restriction, 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, Developer/Property Owner 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 3 and any other documents the City may request.

4. The restrictions contained in the Density Bonus Housing Agreement commence upon the date on which the Affordable Unit receives all required City Council 12 – 50 7/15/2025
55394.00101\43846773.1
Exhibit E to
2130 East Fourth Street Density Bonus Agreement
occupancy permits from the City and terminate on the fifty-fifth (55th) anniversary thereof.

5. The commonly known addresses for the Property is 2130 East Fourth Street, Santa Ana, CA.

No. 1 and is incorporated herein by reference.

6. The assessor’s parcel numbers for the Property is 400-091-23

7. The legal description of the Property is attached hereto as Attachment

8. The Density Bonus Housing Agreement, which includes the affordability restrictions referenced above, is expected to be submitted for recordation in the Office of the Orange County Recorder contemporaneously with this Notice of Affordability Restrictions.

9. The Density Bonus Housing Agreement remains in full force and effect and is 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 Housing Agreement (including all Attachments 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 Density Bonus Housing Agreement or the Attachments thereto should contact the City at its offices (20 Civic Center Plaza, Santa Ana, California 92701, or such other address as may be designated by the City from time to time).

City Council 12 – 51 7/15/2025
55394.00101\43846773.1
Exhibit E to
2130 East Fourth Street Density Bonus Agreement
DEVELOPER/ PROPERTY OWNER:

By:

Printed Name:
[Signature to be acknowledged]

THE CITY OF SANTA ANA
By:________________________________
Executive Director,
Community Development Agency ATTEST:
______________________________
APPROVED AS TO FORM:

SONIA R. CARVALHO, City Attorney
By: ________________________
City Attorney
Dated:

City Council 12 – 52 7/15/2025

1. DENSITY BONUS AGREEMENT NO. 2025-03 FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET LOCATED WITHIN THE VILLAGE CENTER DISTRICT OF THE METRO EAST MIXED USE OVERLAY (MEMU). (CONTINUED FROM JUNE 9, 2025)
Project Applicant: Donald Verleur (Applicant) representing Olive Crest (Property Owner).

Proposed Project: Request for approval of Density Bonus Agreement No. 2025-03 to construct a fifteen-unit multi-family residential development, including three units proposed as affordable to very low-income households earning less than 30-50 percent of the area median income (AMI). As proposed, the project will utilize concessions and a waiver or reduction to deviate from development standards through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code (SAMC) Sections 41- 1600 through 41-1607.

Environmental Impact: Pursuant to the California Environmental Quality Act (“CEQA”) and the CEQA Guidelines, the project is exempt from further review pursuant to Section 15168 (Program EIR) of the CEQA Guidelines. Categorical Exemption Environmental Review No. 2023-94 will be filed for this project.

RESOLUTION NO. 2025-XX

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING THREE (3) CONCESSIONS AND A WAIVER OR REDUCTION OF

DEVELOPMENT STANDARDS PURSUANT TO STATE DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY BONUS AGREEMENT NO. 2025-03 TO ALLOW

A FIFTEEN-UNIT MULTI-FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET (APN: 400-091-23)
Recommended Action:

Adopt a resolution approving concessions and a waiver or reduction in a development standard as memorialized in Density Bonus Agreement No. 2025- 03, as conditioned.

City Council 12 – 53 7/15/2025
Planning and Building Agency
Item # 1
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Planning Commission Staff Report
June 23, 2025
Topic: Density Bonus Agreement No. 2025-03 – Olive Crest at 2130 East Fourth Street

RECOMMENDED ACTION
Adopt a resolution approving concessions and a waiver or reduction in a development standard as memorialized in Density Bonus Agreement No. 2025-03, as conditioned.

EXECUTIVE SUMMARY
Donald Verleur (“Applicant”), with Olive Crest (“Property Owner”), is requesting approval of Density Bonus Application (DBA) No. 2025-03 to allow the construction of a fifteen-unit multifamily residential development, including three units proposed as affordable to very lowincome households earning less than 30-50 percent of the area median income (AMI), at the property located at 2130 East First Street (“Project”). As proposed, the Project will utilize concessions and a waiver or reduction to deviate from development standards through the density bonus agreement pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code (SAMC) Sections 41-1600 through 41-1607. Staff recommends approval of the Applicant’s request as the Project meets the General Plan goals and policies and will contribute to the City’s housing stock through the production of rental housing units. Additionally, the Project contributes to the community’s affordable housing stock, aims to provide housing for at-risk young adults, represents a significant reinvestment in an underutilized site, and does not result in adverse environmental impacts or serious public health concerns.

DISCUSSION
Table 1: Project and Location Information
Item Information
Project Address and Council Ward 2130 East Fourth Street – Ward 3 Nearest Intersection Fourth Street and Golden Circle Drive General Plan Designation District Center – Medium High (DC-3) Zoning Designation
Professional (P); Village Center District within the Metro East Use Overly Zone (MEMU)
City Council 12 – 54 7/15/2025
DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025

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Background and Context
The Project’s site is currently developed with a two-story, 53,089-square-foot office building and parking lot, both constructed in the early 1970s. Since its development, the office building has been occupied by various professional and medical office uses. More recently, the building has been occupied by mortgage brokers, commercial real estate, financial consultants, law firms, medical offices, and counseling services.

Olive Crest is a nonprofit organization founded in 1973 that offers a range of services, including foster care, adoption, counseling, and parent education programs, aiming to strengthen families and provide safe, loving homes for children in need. Between 1973 and 1993, the Olive Crest office was located at the Northpark Plaza, at 1201-1223 E. Seventeen Street. From 1993 through 1995, their offices were located in the City of Anaheim. In 1995, Olive Crest permanently moved their headquarters to 2130 East Fourth Street, Unit 100. In the past year, all previous tenant leases have expired or not been renewed and Olive Crest is the sole occupant of the building.

California Senate Bill 330
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 (SB) 330, the Housing Crisis Act of 2019 or the HCA.

SB 330 made numerous changes to existing State law and adopted the Housing Crisis Act of 2019. The changes proposed by SB 330 became effective on January 1, 2020, Item Information
North Professional Offices
East Medical and Professional Offices
South Multifamily Residential Surrounding Land Uses
West Professional Offices
Gross Area: 2.64 acres (115,029 square feet) Property Size Net Area: 0.32 acres (13,801 square feet) Existing Site Development
53,089-square-foot (gross floor area) office building occupied by Olive Crest offices, and surface parking lot. There’s 31,266 square feet of useable office area, including 16,359 square feet on the first floor and 14,907 square feet on the second floor.

Use Permissions Multi-Family Residential (permitted under MEMU, as part of SB 330 request)
Zoning Code Sections Affected
Uses Article XVI.I (Density Bonus); Village Center District within the Metro East Mixed Use Overlay Zone
(MEMU);
City Council 12 – 55 7/15/2025
DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025

Page 3 ends

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, 90 dwelling unit per acre (du/ac) per the District Center – Medium High (DC-3) General Plan land use designation. On August 1, 2023, the Applicant submitted an SB 330 Preliminary Application for the proposed Project, which was deemed complete on August 17, 2023.

Typically, in order to exercise the option to develop a multi-family residential project under the Metro East Use Overly Zone (MEMU), a project would require a Site Plan Review (SPR) application to be reviewed and approved by the Planning Commission, pursuant to Sections

2.3 and 8.1 of the MEMU. This is typically the requirement given that the underlying zoning designations within the MEMU area are commercial (e.g., Community Commercial “C1” or Arterial Commercial “C5”) or Professional (P), which do not allow residential or mixed-use projects. However, as an SB 330 project, the Applicant can propose to develop per the underlying DC-3 General Plan land use designation, which permits standalone residential and mixed-used projects, without having to rezone the subject property and without being subject to additional entitlements to “activate” the MEMU. As such, the proposed Project is not subject to the SPR requirements outlined in the MEMU. Although not subject to an SPR, the Project has been carefully designed to be consistent with the Village Center (VC) district standards outlined in the MEMU, with exception of the requested concessions and waiver or reduction through the density bonus agreement, which are discussed in subsequent sections in this report.

City Council 12 – 56 7/15/2025
DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025

Page 4 ends

Project Description
The development will consist of two identical, two-story buildings each 7,976 square feet in size, to be located towards the rear (south) of the existing site. As outlined in Exhibit 4, the Project would be developed with a gross density of 5.68 dwelling units per acre (du/ac) and a net density of 46.87 du/ac, well below the permitted 90 du/ac by the DC-3 land use designation. The units are designed as flats/apartments with Building A1 having seven twobedroom units and an area dedicated as Common Area, to include a community room, office, bathroom, and laundry area. Building A2 would include eight two-bedroom units. The unit sizes will vary between 761 and 785 square feet, and each unit will be fully equipped with a kitchen, bedrooms, bathrooms, and common living areas.

As previously described, the Project will include affordable units, with three units designated for very low-income households earning 30-50 percent of the AMI which is currently $84,600 for a four-person household, as determined by the California Department of Housing and Community Development (HCD). Two affordable units would be included in Building A2, and would be 785 square feet in size. The additional affordable unit would be included in Building A1 and would be 761 square feet in size. Like the market rate units, each affordable unit will be fully equipped with a kitchen, bedrooms, bathrooms, and common living areas, ensuring a high standard of living for future residents.

The Project incorporates a combination of a contemporary/Mediterranean architectural style consistent with many multi-family and mixed-use residential communities currently under construction in Santa Ana and the surrounding region. The overall design, massing, materials, and architectural features are intended to be compatible with, yet distinct from multi-family residences existing and currently under construction in the MEMU. The architectural style is characterized by a combination stucco walls painted in a warm earth tone color, natural stone wainscoting along the building base, decorative louvers, window trims, and exposed rafter tails. Table 2 below details the Project’s conformance to the MEMU development standards.

Table 2: Development Standards
Development Standards (MEMU)
Standard Required/Allowed Provided
Use Mixed-use Horizontal mixed-use (multifamily and professional offices) Density 90 du/ac 5.68 du/ac (net) and 46.87 du/ac
(gross)
Lot Size 30,000 square feet 115,029 (2.67 acres)
Floor Area Ratio (FAR) 3.00 FAR 0.38 FAR
Building Height Six stories (max.) Two stories
Minimum Floor Heights 9-15 Feet 9’-1” ground; 9’-1” upper City Council 12 – 57 7/15/2025
DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025

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Standard Required/Allowed Provided
Setbacks
East side yard: 5 feet (min.)
Rear: 5 feet (min.)
Internal aisle: 3 feet (min.)
Adjacent to parking: 7 feet (min.)
Building to building: 6 feet (min.)
East side yard: 10 feet (min.)
Rear: 10 feet (min.)
Internal aisle: 3 feet (min.)
Adjacent to parking: 7 feet (min.)
Building to building: 10 feet
Frontage Type Front Porch, Stoop, Forecourt, Shop
Front, Gallery, or Arcade Arcade frontage provided.

Publicly Accessible Open
Space
10-percent of the gross site area
(11,503 square feet)
None provided. – Requires
Concession, Incentive, or Waiver
Common Open Space
Common: Five-percent of the total
development site area (gross area)
for nonresidential uses (5,062 square
feet)

1.4 percent of the lot
(1,430 square feet) – Requires
Concession, Incentive, or Waiver)
Private Open Space 90 square feet per unit
(1,350 square feet)
None provided. – Requires
Concession, Incentive, or Waiver
Parking Spaces
Residential: 2.25 spaces per unit (34
spaces required)
Non-residential: 3 spaces/ 1,000
square feet (94 spaces required)
Total: 128 spaces required
State Density Bonus Ratio*
Residential: 23 spaces (1.5 per 2
bedroom units)
Residential: Zero spaces per unit
Non-residential: 136 spaces
Total: 136
Requires Concession, Incentive, or
Waiver
* Pursuant to California Government Code Section 65915-65918 Density Bonus Law
As part of the Project, the Applicant is seeking concessions allowable by the California Density Bonus law which allow 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 three incentives/concessions and an unlimited number of waivers, which are essentially variances from development standards that would help the Project be built without significant burden and without detriment to public health. The first version of the Density Bonus Law was adopted in 1979 and has since been amended at various times. Recent revisions allow affordable housing developers to request incentives/concessions and/or waivers or reductions for affordable or mixed-income developments, even if they do not require a numerical density bonus. Moreover, 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.

City Council 12 – 58 7/15/2025
DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025

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For this Project, the developer is not requesting a State density bonus for additional units but will avail themselves of the incentive/concessions and waiver or reductions that are required to be provided by State density bonus law for projects with the requisite affordability.

Due to the Project’s twenty-percent (20%) affordability rate, the developer can seek three density bonus incentive/concessions 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.

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.

Table 3: Requested Concessions and Waiver
Standard Required by MEMU Provided
Publicly Accessible Open
Space
Ten-percent of the gross site
area (115,029 square feet)
No publicly accessible open space
provided. Requires Concession (1 of
3), Cal. Gov’t Code Sec. 65915
(d)(2)(C)
Private Open Space
• 90 square feet per unit
(1,350 square feet); and
•
No private open space provided.

Requires Concession (2 of 3), Cal.

Gov’t Code Sec. 65915 (d)(2)(C)
Parking Requirements
• Residential: 34 spaces
• Non-residential: 94
spaces
• Total required: 128
spaces
• Total residential required
by State Density Bonus:
23 spaces
• Zero spaces provided for residential
units proposed.
• 136 parking spaces provided for
non-residential.

Requires Concession (3 of 3), Cal.

Gov’t Code Sec. 65915 (d)(2)(C)
Common Open Space
• Five-percent of the gross
site area for
nonresidential uses
(5,062 square feet)
• Common open space provided at
rate of 1.4-percent of the gross site
area (1,430 square feet) Requires
Waiver, Cal. Gov’t Code Sec.
65915 (e)(1)
Onsite Parking
To accommodate the Project, the Applicant is proposing to reduce the overall onsite parking from 163 to 136 parking stalls, a reduction of 27 spaces. The office building’s gross floor area is approximately 53,089 square feet, inclusive of corridors, walkways, stairwells, etc.

The useable office floor area is approximately 31,266 square feet, with 16,359 square feet City Council 12 – 59 7/15/2025
DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025

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on the first floor and 14,907 square feet on the second floor. Pursuant to the City’s off-street parking requirements, the office building requires a total of 94 parking stalls. Moreover, the required residential parking pursuant to the State Density Bonus requirements would be 23 spaces. Therefore, the total required parking for the Project would be 117 parking spaces.

The Applicant is proposing a total of 136 surface parking stalls, which would be a surplus of 19 parking stalls.

Given the above parking analysis, the Project is not anticipated to have any parking impacts.

However, to proactively address any neighborhood parking impacts that could result from the Project, the conditions of approval and terms of the DBA include provisions requiring the following parking management practices, to be incorporated into the Project and which shall apply throughout the life of the Project:
• Requiring onsite parking permits (such as stickers or hang-tags) for any parking dedicated to the residential units, inclusive of guest parking spaces; • Policies for maximum time vehicles may be parked in the surface guest spaces; and • 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.

Project Analysis
Pursuant to SAMC Section 41-1607, the Planning Commission must review and approve deviations based on specified findings. The Planning Commission’s approval of the deviations is based on the following:

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.

City Council 12 – 60 7/15/2025
DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025

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Table 4: Analysis of the Requested Concessions (3) and Waiver (1) Standard Analysis
Publicly Accessible
Open Space
(Incentive/Concession)
Section 4.5 (Publicly Accessible Open Space) of the MEMU states that a minimum of ten-percent of the gross site area (115,029 square feet) is required to be dedicated to publicly accessible open space. Instead, the Project provides no accessible open space.

Moreover, given the existing office building development location, limited drive aisle width along Fourth Street, and the overall site configuration, providing publicly accessible open space would be physically infeasible. It would require physically altering/reducing the existing office building along the Fourth Street frontage to allow for the required plaza, courtyard, or other publicly accessible open space area.

Therefore, the site cannot accommodate the publicly accessible open space required without making the Project financially infeasible. This would likely lead to a reduced unit count, smaller unit sizes, or a narrower drive aisle, creating a multiplying effect that ultimately decreases the size of the buildings. The units have been carefully designed to balance common areas and bedroom space, and any further reduction could compromise livability for future owners.

Moreover, if the Project becomes financially unviable, it could result in the loss of the three affordable units. Lastly, the overall site design and proposed amenities took into account the proximity of the City of Santa Ana Zoo/Prentice Park, which is located approximately 4,500 linear feet (0.85 miles) to the southwest of the project site, and Cabrillo Park, which is approximately 2,400 linear feet (0.45 miles) to the northwest of the project site. The close proximity of the City park space reduces the overall impact of the concession for the publicly accessible open space.

Private Open Space
(Incentive/Concession)
Section 4.6 (Private/Common Open Space) of the MEMU indicates that the minimum required private open space is 90 square feet per dwelling unit. As proposed, the Project does not provide any private open space for the units.

The most direct approach to meeting the minimum private open space requirement would involve constructing balconies, patios, terraces, or rooftop decks for each unit. This requirement would not only compromise the livability but also reduce the sense of privacy for residents, as the anticipated residents would include transitional age youth (TAY), who often includes individuals who are aging out of foster care, exiting the juvenile justice system, or experiencing homelessness, mental health challenges, or other vulnerabilities. Additionally, constructing balconies, patios, terraces, or rooftop decks for each unit would be economically infeasible and the strict adherence would lead to the elimination of residential units, which would affect the feasibility to construct the Project. Staff notes that the overall site design and proposed amenities took into account the proximity of the City of Santa Ana Zoo/Prentice Park and Cabrillo Park, which are located approximately 0.85-miles and 0.45-miles City Council 12 – 61 7/15/2025
DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025

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Standard Analysis
away. The close proximity of the City park space reduces the overall impact of the concession for the private open space requirement.

Parking Requirements
(Incentive/Concession)
Section 4.8 (Parking and Access) of the MEMU outlines parking requirements for mixed-use developments in the Village Center district of the MEMU.

Specifically, as a mixed-use project site the overall development requires 34 parking spaces for the residential component (2.25 spaces per unit) and 94 spaces for the office component (3 spaces per 1,000 square feet), a total of 128 spaces.

The total required residential parking pursuant to the State Density Bonus is 23 spaces (1.5 spaces per 2 bedroom unit). Therefore, the total parking required with the State Density Bonus parking requirements would be 117 spaces. The Applicant is proposing a total of 136 surface parking stalls, which would be a surplus of 19 parking stalls. Therefore, the Project is not anticipated to have any parking impacts.

The primary concern would be the financial burden associated with complying with the electric vehicle charging stations requirements. For multi-family dwellings, forty-percent of total parking spaces must be equipped with lowpower Level 2 Electric Vehicle (EV) charging receptacles and ten-percent of parking spaces must have Level 2 Electric Vehicle Supply Equipment (EVSE) installed. EVSE refers to the charging infrastructure that delivers electrical energy from the grid to an electric vehicle (EV).

In order to meet these EV charging requirements, an upgrade to the existing electrical infrastructure would be required, including the installation of a larger transformer in compliance with Southern California Edison (SCE) standards.

However, such an upgrade presents a significant financial challenge. The costs associated with transformer upgrades including design, permitting, utility coordination, and construction, can exceed hundreds of thousands of dollars.

Furthermore, the process is often time consuming and subject to extended delays due to SCE’s backlog and project review protocols. Given these high costs and logistical barriers, the transformer upgrade necessary to comply with EVSE requirements would be financially infeasible for the Applicant and would place an undue hardship on the development of the residential project.

Common Open Space
(Waiver)
Section 4.6 (Private/Common Open Space) of the MEMU indicates that a minimum of five-percent of common open space is required for non-residential uses (i.e., office), which would result in a requirement of 5,062 square feet. As proposed, the Project includes common open space at rate of 1.4-percent of the gross site area, which equates to 1,430 square feet.

Page 10 ends

Standard Analysis
developer would be required to remove additional surface parking stalls on the site, which would which would create overall parking constraints on the site and would further increase development costs making the Project economically infeasible. To help alleviate the common open space deficiency, the Project proposes a 761-square-foot community area to include a community room, office, bathroom, and laundry area. Moreover, the 1,430 square feet of outdoor open space would be improved with high quality decorative pavers, synthetic turn lawn, moveable furnishings, and landscaping. Lastly, the overall site design and proposed amenities took into account the proximity of the City of Santa Ana Zoo/Prentice Park and Cabrillo Park, which are located approximately 0.85-miles and 0.45-miles away. The close proximity of the City park space reduces the overall impact of the waiver for the open space requirement.

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 rental 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.

General Plan Consistency
The proposed Project aligns with several goals and policies of the City of Santa Ana’s General Plan. Goal LU-1 of the Land Use Element (LU) seeks to provide a land use plan that enhances quality of life while respecting the existing community. By introducing highquality, service-enriched housing for transitional aged youth (TAY), the Project would improve quality of life for both future residents and the broader community. The development activates an underutilized site adjacent to Olive Crest’s Children and Family Resource Center, and introduces a compatible residential use that is consistent in scale and form with the surrounding neighborhood. This supports Policy LU-1.1, which promotes compatible land uses to enhance livability and promote a healthy lifestyle.

The Project furthers the City’s goal of diversifying the housing stock by providing transitional supportive housing tailored to the unique needs of TAY, a population with limited access to stable housing. This aligns with Policy LU-1.5, which encourages quality infill residential development that includes diverse housing types for all income levels and age groups. By focusing specifically on youth emerging from foster care, homelessness, or other housing-insecure circumstances, the Project offers a deeply needed housing solution that expands the City’s capacity to accommodate all residents, regardless of income or background. Additionally, the development promotes inclusive neighborhoods, supporting Policy LU-4.7, which encourages mixed-income developments and housing variety to foster economically diverse communities.

City Council 12 – 63 7/15/2025
DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025

Page 11 ends

From a housing policy perspective, the Project is also consistent with key objectives in the Housing Element. Goal HE-2 promotes the development of a diverse range of highquality housing options to meet the needs of residents across all household types, ages, and income levels. The Project responds to this goal by providing fifteen units in a shared housing configuration, designed specifically for young adults who are experiencing or at risk of homelessness. This development adds to the City’s housing diversity and helps fill a critical service gap.

In addition, the Project supports Policy HE-2.5, which calls for a variety of housing types, prices, and sizes. The shared living design and supportive services component offer a unique living experience that goes beyond traditional housing models and contributes meaningfully to the diversity of the City’s housing inventory. The development leverages partnerships, services, and community-based programming to deliver housing that is both deeply affordable and holistically supportive. Overall, the Project is thoughtfully designed to meet the immediate and long-term needs of a vulnerable population while advancing the City of Santa Ana’s goals for inclusive, complete, and livable neighborhoods. It represents a high-quality infill project that adds to the city’s housing diversity and contributes to long-term community stability.

Affordable Housing Opportunity and Creation Ordinance
The Project exceeds the affordable housing goal for the rental category of the City’s Affordable Housing Opportunity and Creation Ordinance (AHOCO) by 100-percent, by providing three (3) onsite units designated for households earning 30-50 percent of the AMI (very low-income), which is currently set at $84,600 for a four-person household.

Two affordable units would be included in Building A2, and would be 785 square feet in size. The additional affordable unit would be included in Building A1 and would be 761 square feet in size. Each affordable unit will be fully equipped with a kitchen, bedrooms, bathrooms, and common living areas, ensuring a high standard of living for future residents. 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 9. The site is located within the boundaries of the Zoo District neighborhood and adjacent to the Lyon Street neighborhood. The neighborhood association representatives were contacted to identify any areas of concern due to the proposed application request. At the time this report was printed, no additional issues of concern were raised.

City Council 12 – 64 7/15/2025
DBA No. 2025-03 – Olive Crest (2130 East Fourth Street) June 23, 2025

Page 12 ends

ENVIRONMENTAL IMPACT
Pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines, the proposed Project is exempt from further environmental review under Section 15168 (Program EIR). This exemption applies when a previously certified Program Environmental Impact Report (Program EIR) has adequately analyzed the environmental effects of an activity, and no new significant impacts would result from the proposed Project. If the proposed Project remains within the scope of the Program EIR and does not require a subsequent Environmental Impact Report (EIR), no additional environmental documentation is required. Therefore, a Notice of Exemption, Environmental Review No. 2023-94, will be filed for the Project.

EXHIBITS

1. Resolution

2. Vicinity Zoning and Aerial View

3. Site Photos

4. Site Plan

5. Floor Plans

6. Elevations

7. Conceptual Landscape Plan

8. Draft Density Bonus Agreement

9. Copy of Public Notice
Submitted By:

Pedro Gomez, AICP, Principal Planner
Approved By:

Ali Pezeshkpour, AICP, Acting Executive Director, Planning and Building Agency City Council 12 – 65 7/15/2025
Resolution No. 2025-XX

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RESOLUTION NO. 2025-XX

A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA ANA APPROVING THREE (3)

CONCESSIONS AND A WAIVER OR REDUCTION OF A

DEVELOPMENT STANDARD PURSUANT TO STATE

DENSITY BONUS LAW TO BE MEMORIALIZED IN DENSITY
BONUS AGREEMENT NO. 2025-03 TO ALLOW A FIFTEENUNIT MULTI-FAMILY DEVELOPMENT FOR THE PROPERTY LOCATED AT 2130 EAST FOURTH STREET
(APN: 400-091-23)

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. Donald Verleur (“Applicant”), with Olive Crest (“Property Owner”), is requesting approval of Density Bonus Application (DBA) No. 2025-03 to allow the construction of a fifteen-unit multi-family residential development, including three units proposed as affordable to very low-income households earning less than 30-50 percent of the area median income (AMI), at the property located at 2130 East First Street (“Project”).

B. California Senate Bill 330, the Housing Crisis Act of 2019 (HCA), amending the Permit Streamlining Act and the Housing Accountability Act, 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. In consultation with City Staff, the Applicant has selected the Village Center district zoning designation within the Metro East Use Overly Zone (MEMU) as the proposed zoning for the Project.

E. As an SB 330 project, the Project is not subject to the Site Plan Review requirements pursuant to Sections 2.3 and 8.1 of the MEMU. The Project will be developed pursuant to the underlying District Center-Medium High (DC-3) General Plan land use designation.

F. The MEMU was adopted in 2007 to encourage mixed-use residential and commercial development. The overlay district was later expanded in 2018.

The regulating plan, which establishes land uses and development City Council 12 – 66 7/15/2025
Resolution No. 2025-XX

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standards, allows a variety of housing projects, including multi-family and mixed-use residential communities, as well as live/work units.

G. The proposed Project conforms to a majority of the development standards of the Village Center district of the MEMU with the exception of publicly accessible open space, private/common open space, building frontage, and parking requirements. The Applicant is seeking concessions or incentives, and a waiver or reduction in development standards pursuant to Section 65915 of the California Government Code.

H. 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 reduction of development standards.

I. The Applicant’s request has been evaluated by the City’s Development Review Committee (“DRC”) through Development Project No. 2023-32.

Through this review, the DRC has considered the subject site, proposed development, and the Applicant’s request for concessions, incentives, and waiver or reduction in a development standard.

J. On June 23, 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.

K. Section 41-1607 of the Santa Ana Municipal Code (SAMC) requires that deviations (incentives/concessions and/or waivers or reductions) be approved by the Planning Commission.

L. 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. 2025-03 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 Project will provide fifteen rental housing units, including three units designated for very low-income
households earning between 30-50 percent of the Area
Median Income (AMI). This affordability commitment exceeds the goals of the City’s Affordable Housing Opportunity and Creation Ordinance (AHOCO) by 100-percent. Moreover, the Project will serve transitional aged youth (TAY), a vulnerable population that includes individuals aging out of foster care, City Council 12 – 67 7/15/2025
Resolution No. 2025-XX

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exiting the juvenile justice system, or experiencing
homelessness.

By expanding the City’s rental housing stock for deeply affordable housing the Project will contribute to the City’s efforts to provide economically inclusive, balanced
communities and will help address a critical service gap identified in the General Plan Housing Element. Moreover, by introducing affordable housing the Project contributes to an economically balanced community, ensuring that individuals and families across different income levels and demographics have access to quality housing. Lastly, its strategic location within an area rich in employment opportunities, commercial developments, and existing market-rate housing further
enhances its role in fostering a well-rounded, sustainable, and thriving urban environment.

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.

The Project is located within the District Center – Medium High (DC-3) General Plan designation and the Professional (P) zone within the Metro East Mixed Use (MEMU) Overlay Zone. While the base zoning is oriented toward professional and office uses, the MEMU overlay and the City’s compliance with State Senate Bill 330 allow for residential development consistent with the DC-3 land use designation.

The DC-3 designation is intended to support urban, mixeduse, and employment centers that are well connected to public transportation and provide opportunities for new urbanscale development. It encourages a mix of uses, including medium to urban density housing types (e.g., condominiums, apartments, and townhomes), professional and multilevel corporate offices, as well as retail, cultural, and recreational amenities. Both horizontal and vertical mixed-use
configurations are permitted, supporting integrated urban neighborhoods. The Project is consistent with the DC-3
designation as it introduces a fifteen-unit multi-family residential development, including three units designated for very low-income households, on a site currently occupied by professional offices. The development represents a horizontal mixed-use configuration, with residential units integrated alongside the existing Olive Crest office facilities.

City Council 12 – 68 7/15/2025
Resolution No. 2025-XX

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The Project maintains compatibility with surrounding uses, including nearby medical and professional offices, as well as multifamily residential to the south, while promoting transit accessibility and walkability. Moreover, the Project’s scale, design, and mix of uses advance the goals of the DC-3
designation by supporting infill housing, expanding residential opportunities in an employment-rich area, and contributing to a vibrant, urban activity center. The proposed density, at

46.87 du/ac is well within the 90 du/ac maximum allowed under the DC-3 designation, further reinforcing consistency with the General Plan.

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 three deviations through
incentives/concessions: publicly accessible open space, private open space, and parking requirements; as well as one deviation from a waiver in the common open space
requirements. The four deviations are described as follows:

Publicly Accessible Open Space (Incentive/Concession)
Section 4.5 (Publicly Accessible Open Space) of the MEMU states that a minimum of ten-percent of the gross site area (115,029 square feet) is required to be dedicated to publicly accessible open space. Instead, the Project provides no accessible open space.

Providing the required publicly accessible open space would reduce the total number of units that can be developed, reduce the overall number of surface parking on the site, and/or impact the drive aisle area, compromising the Project's feasibility and safety for residents and emergency
responders. Moreover, given the existing office building development location, limited drive aisle width along Fourth Street, and the overall site configuration, providing publicly accessible open space would be physically infeasible. It would require physically altering/reducing the existing office building along the Fourth Street frontage to allow for the required plaza, courtyard, or other publicly accessible open space area.

Page 5 of 13 ends

count, smaller unit sizes, or a narrower drive aisle, creating a ripple effect that ultimately decreases the size of the buildings.

The units have been carefully designed to balance common areas and bedroom space, and any further reduction could compromise livability for future owners. Moreover, if the Project becomes financially unviable, it could result in the loss of the three affordable units. Lastly, the overall site design and proposed amenities took into account the proximity of the City of Santa Ana Zoo/Prentice Park, which is located
approximately 4,500 linear feet (0.85 miles) to the southwest of the project site, and Cabrillo Park, which is approximately 2,400 linear feet (0.45 miles) to the northwest of the project site. The close proximity of the City park space reduces the overall impact of the concession for the publicly accessible open space.

Private Open Space (Incentive/Concession)
Section 4.6 (Private/Common Open Space) of the MEMU
indicates that the minimum required private open space is 90 square feet per dwelling unit. As proposed, the Project does not provide any private open space for the units.

The most direct approach to meeting the minimum private open space requirement would involve constructing
balconies, patios, terraces, or rooftop decks for each unit. This requirement would not only compromise the livability but also reduce the sense of privacy for residents, as the anticipated residents would include transitional age youth (TAY), who often includes individuals who are aging out of foster care, exiting the juvenile justice system, or experiencing
homelessness, mental health challenges, or other
vulnerabilities. Additionally, constructing balconies, patios, terraces, or rooftop decks for each unit would be economically infeasible and the strict adherence would lead to the
elimination of residential units, which would affect the feasibility to construct the Project. Staff notes that the overall site design and proposed amenities took into account the proximity of the City of Santa Ana Zoo/Prentice Park and Cabrillo Park, which are located approximately 0.85-miles and

0.45-miles away. The close proximity of the City park space reduces the overall impact of the concession for the private open space requirement.

City Council 12 – 70 7/15/2025
Resolution No. 2025-XX

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Parking Requirements (Incentive/Concession)
Section 4.8 (Parking and Access) of the MEMU outlines
parking requirements for mixed-use developments in the
Village Center district of the MEMU. Specifically, as a mixeduse project site the overall development requires 34 parking spaces for the residential component (2.25 spaces per unit) and 94 spaces for the office component (3 spaces per 1,000 square feet), a total of 128 spaces.

The total required residential parking pursuant to the State Density Bonus is 23 spaces (1.5 spaces per 2 bedroom unit).

Therefore, the total parking required with the State Density Bonus parking requirements would be 117 spaces. The
Applicant is proposing a total of 136 surface parking stalls, which would be a surplus of 19 parking stalls. Therefore, the Project is not anticipated to have any parking impacts.

Staff notes that the Applicant is requesting a concession from the parking requirements for the residential component, due to the financial constraints and hardships associated with meeting building code requirements for new parking. The primary concern would be the financial burden associated with complying with the electric vehicle charging stations requirements. For multi-family dwellings, forty-percent of total parking spaces must be equipped with low-power Level 2
Electric Vehicle (EV) charging receptacles and ten-percent of parking spaces must have Level 2 Electric Vehicle Supply Equipment (EVSE) installed. EVSE refers to the charging infrastructure that delivers electrical energy from the grid to an electric vehicle (EV).

The costs associated with transformer upgrades including design, permitting, utility coordination, and construction, can exceed hundreds of thousands of dollars. Furthermore, the process is often time consuming and subject to extended delays due to SCE’s backlog and project review protocols.

Given these high costs and logistical barriers, the transformer upgrade necessary to comply with EVSE requirements would be financially infeasible for the Applicant and would place an undue hardship on the development of the residential project.

City Council 12 – 71 7/15/2025
Resolution No. 2025-XX

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Common Open Space (Waiver)
Section 4.6 (Private/Common Open Space) of the MEMU
indicates that a minimum of five-percent of common open space is required for non-residential uses (i.e., office), which would result in a requirement of 5,062 square feet. As
proposed, the Project includes common open space at rate of

1.4-percent of the gross site area, which equates to 1,430 square feet.

Strict adherence to the common open space requirement
would result in a reduction in the number of units that can be provided in the overall Project, affecting the feasibility to construct the Project. In order to provide the required common open space and maintain the current proposed unit count, the developer would be required to remove additional surface parking stalls on the site, which would which would create overall parking constraints on the site and would further increase development costs making the Project economically infeasible. To help alleviate the common open space
deficiency, the Project proposes a 761-square-foot
community area to include a community room, office,
bathroom, and laundry area. Moreover, the 1,430 square feet of outdoor open space would be improved with high quality decorative pavers, synthetic turn lawn, moveable furnishings, and landscaping. Lastly, the overall site design and proposed amenities took into account the proximity of the City of Santa Ana Zoo/Prentice Park and Cabrillo Park, which are located approximately 0.85-miles and 0.45-miles away. The close proximity of the City park space reduces the overall impact of the waiver for the open space requirement.

Section 2. Pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines, the proposed Project is exempt from further environmental review under Section 15168 (Program EIR). This exemption applies when a previously certified Program Environmental Impact Report (Program EIR) has adequately analyzed the environmental effects of an activity, and no new significant impacts would result from the proposed Project. If the proposed Project remains within the scope of the Program EIR and does not require a subsequent Environmental Impact Report (EIR), no additional environmental documentation is required. Therefore, a Notice of Exemption, Environmental Review No. 2023-94, will be filed for the 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 City Council 12 – 72 7/15/2025
Resolution No. 2025-XX

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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 that certain concessions 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. 2025-03 in Exhibit A attached hereto and incorporated as though fully set forth herein 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 June 23, 2025, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference.

ADOPTED this 23rd day of June 2025, by the following vote:

AYES: Commissioners:

NOES: Commissioners:

ABSENT: Commissioners:

ABSTENTIONS: Commissioners:
_______________________
Jennifer Oliva
Chairperson
City Council 12 – 73 7/15/2025
Resolution No. 2025-XX

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APPROVED AS TO FORM:

Sonia R. Carvalho, City Attorney
By:________________________
Melissa M. Crosthwaite
Senior Assistant City Attorney

CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, GEMA ZAPIEN, Acting 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 June 23, 2025.

Date: ________________ ____________________________________ Gema Zapien
Acting Recording Secretary
City of Santa Ana
City Council 12 – 74 7/15/2025
Resolution No. 2025-XX

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EXHIBIT A
Conditions for Approval for Density Bonus Agreement Application No. 2025-03 The incentives/concessions and waiver or reduction of a development standard (deviations) as memorialized in Density Bonus Agreement Application No. 2025-03 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. 2023-32 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. 2023-32, 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. The project shall comply with all applicable mitigation measures as identified by the Mitigation Monitoring and Reporting Program of the 2007 Environmental Impact Report (EIR) and 2018 Subsequent EIR (SCH No. 2006031041).

4. Exterior building and exterior parking structure materials, finishes and colors for the Project shall comply with the approved materials board submitted for the Project and as approved by the Planning and Building Agency. Any changes to the materials, finishes and colors shall be approved by the Planning and Building Agency. All trash enclosures and similar ancillary structures shall match the texture, material and color of the primary building.

5. Walls and Fencing.
a. The Applicant is responsible for coordination with any adjacent property owners to avoid double-walls or gaps between walls/fencing 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.

City Council 12 – 75 7/15/2025
Resolution No. 2025-XX

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6. All mechanical equipment shall be screened from view from public and courtyard areas.

7. The following parking management practices shall be incorporated and shall apply through the life of the Project:
a. Requiring onsite parking permits (such as stickers or hang-tags) for any parking dedicated to the residential units, inclusive of guest parking spaces;
b. Policies for maximum time vehicles may be parked in the surface guest parking spaces; and
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.

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 project 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. 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 shadeproducing canopy trees from the City's approved street tree list, ensuring the maximum possible number is incorporated.

11. 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.

12. After Project occupancy, landscaping and hardscape materials must be maintained as shown on the approved landscape plans.

City Council 12 – 76 7/15/2025
Resolution No. 2025-XX

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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. 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 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 City Council 12 – 77 7/15/2025
Resolution No. 2025-XX

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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 issuance of building permits.

City Council 12 – 78 7/15/2025

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Exhibit 3 – Site Photos
DBA-2025-03
2130 E. Fourth Street
Fourth Street – Looking West Rear Site Area – Looking North Parking Area – Looking East Parking Area – Looking Southeast Parking Area – Looking Southwest Parking Area – Looking South City Council 12 – 80 7/15/2025
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BTWN. BLDGS.
10' - 0"
2 FOOT DEDICATION AND 8 FOOT OFFER
OF DEDICATION ALONG 4TH STREET,
SEE CIVIL PLANS FOR MORE INFO.

R 41' - 9"
11' - 6"
11' - 6"
R 41' - 1"
R 41' - 9"
11' - 6"
R 41' - 1"
R
41' - 9"

TRASH TRUCK
ROUTE
20' - 0"
21' - 0"

TRASH ENCLOSURE,

SEE LANDSCAPE

OFF STREET
LOADING AREA (300
SF MIN, 420 SF
SHOWN; NO DIM
LESS THAN 10 FT)
ADDRESS: 2150 & 2160 E. 4TH STREET

SITE INFORMATION
PARCEL NO.: 400-091-23
SITE AREA: 115, 029 SF / 2.64 AC
EXISTING ZONING: PROFESSIONAL; METRO EAST MIXED USE
EXISTING GENERAL PLAN: OVERLAY ZONE ("MEMU") DISTRIC CENTER - MEDIUM HIGH CONSTRUCTION TYPE / FIRE RATING: V-A
OCCUPANCY TYPE: R2
FIRE SPRINKLER TYPE: NFPA 13R
AREA OF IMPROVEMENT: 13, 801 SF / 0.32 AC
CITY: SANTA ANA
COUNTY: COUNTY OF ORANGE
FIRE CODE: CALIFORNIA FIRE CODE
PROPOSED UNITS: 15 UNITS (including 3 Very Low Income Units (20%)

SITE PLAN SUMMARY
GROSS / NET DENSITY: 5.68 DU / GROSS AC | 46.87 DU / NET AC

UNITS (NET SIZES)

BUILDING FLOOR AREA GROSS PER BUILDING TOTAL
2 BUILDINGS 7,830 SF 15,660 SF
UNIT A-1 LEVEL 1 6-UNITS 761 SF 2 BED / 1 BATH
UNIT A-1 LEVEL 2 6-UNITS 785 SF 2 BED / 1 BATH
TOTAL 15-UNITS 11,607 SF
SETBACKS:

MEMU SUMMARY
ADJACENT TO ALL OTHER USES: 10 FT PROVIDED
PARKING:

BICYCLE PARKING:

RESIDENTIAL PARKING: 0 PROVIDED - DEVELOPMENT WAIVER REQUESTED OFFICE PARKING (FOR REFERENCE):

REQUIRED STALLS: 117 ( 3 / 1,000 SF (MEMU)) | PROVIDED STALLS: 135 (INCL. 6 ADA) 4 SPACES PROVIDED
OPEN SPACE:

PUBLIC OPEN SPACE: 1,430 SF PROVIDED - DEVELOPMENT CONCESSION REQUESTED PRIVATE OPEN SPACE: DEVELOPMENT WAIVER REQUESTED

COMMON AREA SUMMARY
LEVEL 1 761 SF (LAUNDRY, OFFICE, BATH, KITCHEN & TV AREA) (NET SIZE)
UNIT A-1 LEVEL 1 1-UNITS 761 SF 2 BED / 1 BATH
(VERY LOW INCOME)
UNIT A-1 LEVEL 2 2-UNITS 785 SF 2 BED / 1 BATH
(VERY LOW INCOME)
all ideas, designs and plans represented by this drawing are the exclusive property of bsb design, inc. and shall not be reproduced in whole or in part without the express prior written permission of said architects, any unauthorized reuse of these plans other than for the project and location shown is prohibited.JOB NO.

SUBMITTAL
DATE

SHEET TITLE
SHEET NO.

CLIENT:

Plot Date: File:

REVISION
DATE
2130 E 4TH ST #200SANTA ANA, CA 92705
1ST PLAN CHECK SUBMITTAL 08/20/2024
970 W. 190TH ST., STE 250, TORRANCE CA 90502
O: 310.217.8885
BSBDESIGN.COM

D E S I G N
BSB
1ST P.C. SUBMITTAL
08/20/2024
9/30/2024 6:53:25 PM
MR230056
A101
SD SITE PLAN OLIVECREST RESIDENTIAL 2150 E. FOURTH AND 2160 E. FOURTH SANTA ANA CA 92705

OLIVECREST
SCALE: 1"=20'
0 10' 20' 40' 60'
NORTH

MAIN VEHICULAR

ENTRY / EXIT

EXISTING BUILDING
2130 E. 4TH STREET
(NOT A PART)

EXISTING BUILDING
2204 E. 4TH STREET
(NOT A PART)

EXISTING BUILDING
2112 E. 4TH STREET
(NOT A PART)

LINE INDICATES

ADA PATH OF TRAVEL
BLDG. A1

PROPOSED FIRE HYDRANT
BLDG. A2 PROPOSED COMMON AREA
(1,430 SF PROVIDED)

WALKWAY

OFFICE LAUNDRY

COMMON AREA
PUBLIC WORKS NOTES:

1. INSTALL 24” BOX STREET TREES AND TREE WELLS PER THE CITY STANDARDS AND APPROVED PLAN, AS NEEDED.

2. REMOVAL AND CONSTRUCTION OF NEW 10” FULL WIDTH SIDEWALK, ALONG THE PROJECT FRONTAGE ON FOURTH STREET, PER CITY STANDARDS.

3. NO GATES WILL BE INSTALLED ON THE PREMISES

4. "NO LEFT TURN” AT THE DRIVEWAY ON FOURTH STREET.

5. THIS SITE WILL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH THE CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD SANTA ANA REGION ORDER NO. R8-2009-0030 DISCHARGE REQUIREMENTS (MS4 PERMIT).

6. PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT, THE APPLICANT IS TO 1) SUBMIT AND HAVE APPROVED DESIGN PLANS FOR THE CONSTRUCTION/RELOCATION OF ANY PUBLIC UTILITIES (I.E., WATER, FIRE, SEWER, STORM, ETC.), 2) OBTAIN A STREET WORK PERMIT, 3) CONSTRUCT ALL AFOREMENTIONED IMPROVEMENTS, AND 4) HAVE THE IMPROVEMENTS ACCEPTED BY THE CITY ENGINEER AND/OR HIS REPRESENTATIVE PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT.

7. THE BMPS, SHOWN ON THE APPROVED SITE PLAN ARE ONLY PRELIMINARY AND WILL BE REVISED OR MODIFIED AS NECESSARY UPON COMPLETION OF THE WQMP. PRIOR TO THE ISSUANCE OF THE GRADING PERMIT, THE APPROVED GRADING/UTILITY PLAN SHALL INCORPORATE ALL REQUIRED STRUCTURAL BMPS. FOR ASSISTANCE AND AN INFORMATIONAL HANDOUT (INCLUDING A WQMP TEMPLATE)

EXISTING MASONRY WALL TO

REMAIN, SEE LAND PLANS FOR
MORE INFO.

NEW MASONRY WALL TO MATCH

EXISTING, , SEE LAND PLANS FOR
MORE INFO.

EXISTING MASONRY WALL TO

REMAIN, SEE LAND PLANS FOR
MORE INFO.
6' HT. TUBULAR STEEL SECURITY

FENCING, SEE LAND PLANS FOR
MORE INFO.
15’ X 15’ SIGHT DISTANCE

TRIANGLE, SEE CIVIL FOR
MORE INFO.

AFFORDABLE UNIT
@ LEVEL 2

AFFORDABLE UNIT
@ LEVEL 1

PROPERTY LINE

PROPERTY LINE
MACHANICAL EQUIP. SCREENED WITH
LANDSCAPE AND PERIMETER FENCE, TYP.

City Council 12 – 81 7/15/2025
DS DS
DS DS
DS
DS DS
DS
DS DS
DS
45'
-
20 20
20 20
40 -
76'
20 20
20 20 20
x'
y
X

EGRESS AND OCCUPANCY LEGEND
MAXIMUM TRAVEL DISTANCE (1017.2)
R-2 = 250' MAX

OCCUPANCY TYPE

AREA OF SPACE
# OF OCCUPANTS

OCCUPANT LOAD

FACTOR PER CBC
1004.1.2
y
EXIT DOOR (AND MAX # OF OCCUPANTS SERVED BY DOOR)
EXIT DISCHARGE (AND MAX # OF OCCUPANTS SERVED)

DOOR FIRE RATING (PROVIDED FOR CONVENIENCE, SEE PLANS FOR DOOR TAGS AND DOOR SCHEDULE FOR ADDITIONAL INFO) X
X
X
z

23.4 35.0

2.4 1RST FLOOR
TOTAL WALL AREA: 663.0 SF
TOTAL OPENING AREA : 2*2.4 + 2*23.4 + 2*35 = 121.6 SF
PERCENTAGE: 18.3%
2ND FLOOR
TOTAL WALL AREA: 605.3 SF
TOTAL OPENING AREA : 2*2.4 + 2*23.4 = 51.6 SF
PERCENTAGE: 8.5%
BUILDING TYPE: VA
EXTERIOR BEARING WALL PROTECTION: 1 HR
EXTERIOR NON BEARING WALL PROTECTION: 0 HR
FIRE SEPARATION DESTIANCE = 10'-0"
MAX. ALLOWED UNPROTECTED OPENING = 45%
9' - 1 1/8"

23.4 9' - 11 3/8"

53.3 2ND FLOOR
TOTAL WALL AREA: 528.5. SF
TOTAL OPENING AREA : 4*23.4+53.3 = 146.9 SF
PERCENTAGE: 27.8%
1RST FLOOR
TOTAL WALL AREA: 668.0 SF
TOTAL OPENING AREA : 122.2 SF
PERCENTAGE: 18.3%
BUILDING TYPE: VA
EXTERIOR BEARING WALL PROTECTION: 1 HR
EXTERIOR NON BEARING WALL PROTECTION: 0 HR
FIRE SEPARATION DESTIANCE = 10'-2"
MAX. ALLOWED UNPROTECTED OPENING = 45%

28.6 all ideas, designs and plans represented by this drawing are the exclusive property of bsb design, inc. and shall not be reproduced in whole or in part without the express prior written permission of said architects, any unauthorized reuse of these plans other than for the project and location shown is prohibited.JOB NO.

SUBMITTAL
DATE

SHEET TITLE
SHEET NO.

CLIENT:

Plot Date: File:

REVISION
DATE
2130 E 4TH ST #200SANTA ANA, CA 92705
1ST PLAN CHECK SUBMITTAL 08/20/2024
970 W. 190TH ST., STE 250, TORRANCE CA 90502
O: 310.217.8885
BSBDESIGN.COM

D E S I G N
BSB
1ST P.C. SUBMITTAL
08/20/2024
9/19/2024 4:15:54 PM
MR230056
A020
Project Information OLIVECREST RESIDENTIAL 2150 E. FOURTH AND 2160 E. FOURTH SANTA ANA CA 92705

OLIVECREST

PROJECT LOCATION
APN: 400-091-23
PROJECT ADDRESS: 2130 E. 4TH STREET
SANTA ANA, CA 92705

PROJECT DESCRIPTION
THE PROJECT CONSISTS OF 15 UNITS OF SUPPORTIVE MULTI-FAMILY HOUSING CONSISTING OF

ONE EIGHT-UNIT AND ONE SEVEN UNIT TWO STORY BUILDINGS TO BE CONSTRUCTED ON THE CLIENT'S SITE IN THE CITY OF SANTA ANA, CA. THE SITE CONSISTS OF AN EXISTING PARKING LOT THAT SERVES THE ADMINISTRATIVE OFFICES OF THE COMPANY. A TOTAL OF 15 APARTMENTS WILL BE BUILT ON THE SITE.

BUILDING "A1 & A2" : 2-STORY (15 - UNITS)

1. BUILDING 1: 2-STORY - 7 UNITS

2. BUILDING 2: 2-STORY - 8 UNITS

PROJECT SUMMARY AND ZONING INFORMATION
ZONE: OVERLAY ZONE ("MEMU"), DISTRICT CENTER - MEDIUM HIGH LOT SIZE: 115,029 S.F (2.64 ACRES)
AREA OF IMPROVEMENT: 13,801 S.F (0.32 ACRES)
FLOOR AREA: RESIDENTIAL: 3,988 S.F. x 2 = 7,976 SF / BLDG.

DENSITY: 15 UNITS / 2.64 ACRES = 5.68 UNITS PER ACRE (GROSS) 15 UNITS / 0.32 ACRES = 46.87 UNITS PER ACRE (NET)
FLOOR AREA RATIO ALLOWED TOTAL FLOOR AREA RATIO: N/A
(F.A.R.): PROVIDED TOTAL FLOOR AREA / LOT AREA:
15,892 SF + (+/- 27,951 SF ) = 43,843 SF / 115,029 SF = 0.38 FAR MAXIMUM BUILDING HEIGHT: MEMU OVERLAY: 6 STORIES [SAMC-MEMU OVERLAY] +/- 26' - 0" PROPOSED LOT COVERAGE: N/A 38% OR 43,903 SF PROVIDED BUILDING SETBACKS: REQUIRED: PROVIDED
SAMC (MEMU ZONE) MIN. MAX. MIN. MAX.

BLDG. TO STREET & PARKING
ADJACENT TO PUBLIC ST ROW - 10' N/A N/A
ADJACENT TO ALLEY OR INTERN AISLE 3' - 4'-6" N/A
ADJACENT TO PARKING 7' - 10' N/A
CLEAR ZONE 25' - N/A N/A

BUILDING TO PROPERTY LINE
ADJACENT TO RES. USES
1ST & 2ND FLOOR 15' - N/A N/A
3RD FLR & ABOVE 20'/30' - N/A N/A
ADJ. TO ALL OTHER USES
ALL FLOORS 5' - 10' 10'

BUILDING TO BUILDING
UP TO 3RD FLOOR 6' - 10' 10'
4TH FLOOR AND ABOVE 15' - N/A N/A
OPEN SPACE: (SAMC - MEMU OVERLAY) # OF UNITS S.F. REQ.

PRIVATE / COMMON OPEN SPACE - 90 S.F. / DU 15 1,350 S.F.

PUBLICLY ACCESSIBLE COMMON OPEN SPACE - 10% 0F T0TAL LOT AREA 11,503 S.F.

TOTAL OPEN SPACE REQUIRED: 12,853 SF
PRIVATE / COMMON OPEN SPACE PROVIDED 761 + 1,430SF / 146 SF PER UNIT TOTAL OPEN SPACE PROVIDED: 0 SF / 0% OF TOTAL LOT AREA
(PUBLICLY ACCESSIBLE) (CONCESSION REQUESTED)
P BK 42 PG 43 PAR 1 PARCEL MAP 42-43 PAR 1 AND POR PAR 1 OF PARCEL LEGAL DESCRIPTION:

R2: BUILDING HEIGHT ALLOWED (CBC TABLE 504.3): 70 FEET, 4 STORIES - WITHOUT AREA INCREASE
PROPOSED: 2 STORIES, +/- 26'-0" TOP OF RIDGE, R-2, TYPE VA ALLOWED: 70 FEET* - COMPLIES

MAX ALLOWABLE HEIGHT

OPEN SPACE / COMMON / PRIVATE SUMMARY

1. PARKING REQUIRED [SAMC - MEMU OVERLAY]
PARKING TYPE: OFFICE
EXISTING OFFICE PARKING: 163 STALLS / 5 ACCESSIBLE
PROPOSED OFFICE PARKING: 136 STALLS / 8 ACCESSIBLE
(3 STALLS PER 1,000 SF)

PARKING SUMMARY

TYPE OF CONSTRUCTION

OCCUPANCY
BLDG "A1 & A2" : VA - FULLY SPRINKLED (NFPA 13)
BUILDINGS "A1 & A2" : FULLY SPRINKLERED (NFPA 13)
AUTOMATIC FIRE SPRINKLERS SHALL BE NFPA 13 AUTOMATIC FIRE SPRINKLER SYSTEM IN COMPLIANCE W/ SECTION (903.3.1.1). QUICK RESPONSE SPRINKLERS SHALL BE INSTALLED IN ACCORDANCE W/ SECTION 903.3.1 IN ALL DWELLING UNITS.

R-2: RESIDENTIAL UNITS

BUILDING CODE ANALYSIS

GOVERNING CODES
2022 CALIFORNIA BUILDING CODE (CBC)
2022CALIFORNIA ELECTRICAL CODE (CEC)
2022 CALIFORNIA MECHANICAL CODE (CMC)
2022 CALIFORNIA PLUMBING CODE (CPC)
2022 CALIFORNIA FIRE CODE (CFC)
2022 CALIFORNIA GREEN BUILDING CODE (CGBC)
2022 CALIFORNIA ENERGY CODE (CEC)
PROPOSED:

R-2 , TYPE VA - 2 STORIES, +/- 26'-0" TOP OF RIDGE
ALLOWED: 4 STORIES* - COMPLIES
*FOR GROUP R-2 BUILDINGS OF TYPE VA CONSTRUCTION EQUIPPED THROUGHOUT WITH AN APPROVED AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1.

MAX ALLOWABLE STORIES
PROPOSED:

R-2, TYPE VA
ALLOWABLE FOR SINGLE OCCUPANCY, 2 STORY BUILDING (506.2.1) = 15,892 - COMPLIES *BUILDINGS TWO OR MORE STORIES ABOVE GRADE PLANE EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1.

MAX ALLOWABLE AREA
CBC TABLE 504.3
CBC TABLE 504.4
CBC TABLE 506.2

FUNDING SOURCE & ACCESSIBILITY REQUIREMENTS
THIS PROJECT IS 100% PRIVATELY FUNDED / PRIVATELY OWNED SCALE: 1/8" = 1'-0"
Level 1 - DIAGRAM 1
SCALE: 1/8" = 1'-0"
Level 2 - DIAGRAM 2
FIRE RESISTANCE (TYPE VA) CBC TABLE 601
R2 3,988 SF
200 20

RESIDENTIAL
506.2.1 Single-occupancy, 2 story buildings:

The allowable area of each story of a single-occupancy building shall be determined in accordance with Equation 5-1:

Aa = [At + (NS × If)]
where:

Aa = Allowable area (square feet).

At = Tabular allowable area factor (NS, S13R or SM value, as applicable) in accordance with Table 506.2.

NS = Tabular allowable area factor in accordance with Table 506.2 for a nonsprinklered building (regardless of whether the building is sprinklered).

If, = Area factor increase due to frontage (percent) as calculated in accordance with Section 506.3.

Sa = For other than Group A, E, FI, /, L and R occupancies, high-rise buildings, and other applications listed in Section 1.11 regulated by the Office of the State Fire Marshal, actual number of building stories above grade plane, not to exceed three. For Group A, E, H, I, L and R occupancies, high-rise buildings, and other applications listed in Section 1.11 regulated by the Office of the State Fire Marshal, actual number of building stories above grade plane, not to exceed two.

No individual story shall exceed the allowable area (Aa) as determined by Equation 5-2 using the value of Sa = 1.

BEARINGS WALLS
EXTERIOR: 1-HOUR
INTERIOR : 1-HOUR
NON-BEARING WALLS & PARTITIONS (EXTERIOR) - TABLE 705.5 5 ≤ X < 10 1-HOUR
X ≥ 30 0-HOUR
NON-BEARING WALLS & PARTITIONS (INTERIOR) 0-HOUR
FLOOR CONSTRUCTION 1-HOUR
ROOF CONSTRUCTION 1-HOUR
Aa = [36,000 + (12,000 × 0)] = 36,000 SF
FIRST LEVEL: 7,976 SF < 36,000 SF = COMPLIES
SECOND LEVEL: 7,916 SF < 36,000 SF = COMPLIES

COMPLIES
EGRESS WIDTH PER (1005.3.1)
MAX. OCC SERVED BY STAIR (this level) 40
EGRESS WIDTH FACTOR (1005.3.1) = 0.3
MIN. REQ. STAIR CLEAR WIDTH (40 x 0.3) = 12"
MIN. PROVIDED STAIR CLEAR WIDTH = 44"
MIN. PROVIDED CLEAR DOOR WIDTH: = 64"
EXIT TRAVEL DISTANCE ( TABLE 1017.2)

OCCUPANCY R, WITH SPRINKLER SYSTEM
MAXIMUM ALLOWED TRAVEL DISTANCE = 250'
MAX. PROVIDED TRAVEL DISTANCE = 121'

COMPLIES
R2 3,988 SF
200 20

RESIDENTIAL
STAIR EGRESS WIDTH PER (1005.3.1)
MAX. OCC SERVED BY STAIR (this level) 20
EGRESS WIDTH FACTOR (1005.3.1) = 0.3
MIN. REQ. STAIR CLEAR WIDTH (20 x 0.3) = 6"
MIN. PROVIDED STAIR CLEAR WIDTH = 44"
MINIMUM CORRIDOR WIDTH ( TABLE 1020.3)
OCCUPANT LOAD LESS THAN 50
MINIMUM REQUIRED WIDTH = 36"
MINIMUM PROPOSED WIDTH = 36"

COMPLIES

COMPLIES
MINIMUM CORRIDOR WIDTH ( TABLE 1020.3)
OCCUPANT LOAD LESS THAN 50
MINIMUM REQUIRED WIDTH = 36"
MINIMUM PROPOSED WIDTH = 36"

COMPLIES

ALLOWABLE BLDG AREA - RESIDENTIAL BLDG - SINGLE
LEVEL
LEVEL 1
AREA
DESCRIPTION BLDG #

OCCUPANCY /

CONSTRUCTION TYPE

STORIES ALLOWED
(WITHOUT HT. INCREASE)
HEIGHT

ALLOWED

BASE ALLOWED

AREA PER FLOOR
(CBC TABLE 506.2.1)

PROVIDED
AREA
RESIDENTIAL A1 & A2 V-A / R-2 4 70 36,000 SF 7,976 SF

COMPLIES
YES
LEVEL 2 RESIDENTIAL A1 & A2 V-A / R-2 4 70 36,000 SF 7,916 SF YES 15,892 SF

COMPLIES
SCALE: 1/16" = 1'-0"
EAST ELEVATION - BLDG. A2 - FSD ANALYISIS
SCALE: 1/16" = 1'-0" 3
SOUTH ELEVATION - BLDG. A2 - FSD ANALYISIS 4

1. FOR ELEVATIONS THAT ARE NOT INDICATED ON THIS SHEET HAS MORE THAN 30'-0" OF FIRE SEPARATION DISTANCE AND MEETS THE REQUIREMENT OF CBC 705.8.1 EXCEPTION #2

2. BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARY STRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRERESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITED UNPROTECTED

OPENINGS
NOTES:

City Council 12 – 82 7/15/2025
DS DS
DS
DS DS
DS
DS
8 A201
5 A201
7 A201
6 A201
2 2
B B
C C
A A
1 1
3 3
4 4
1 A301
2 A301
3 A301
25' - 2 1/2" 7' - 5" 25' - 2 1/2"
33' - 2 1/2" 33' - 2 1/2"
10' - 10 1/2" 5' - 2" 6' - 5" 10' - 9"
57' - 10"
13' - 5" 11' - 9 1/2"
66' - 5"
2' - 8" 1' - 0" 6' - 7" 4' - 2 1/2"
4' - 3" 8' - 4" 3' - 3"
2' - 5" 11' - 9 1/2" 11 1/2"
11' - 6"
EQ. EQ. EQ. EQ.
4' - 9 1/2" 2' - 7"
16 THREA
DS @ 11"
17 RISERS @ 6" MIN. - 7" MAX.

A851
14 UP

A A A A
B
A
A
B
A A A
A
B
A
A
B
FE
FE
44" MIN. CLR.

U1
U2
U3
U5
U3
U3
U4
U3
U2
U1
U5
U3
U4
U6 U6
U3
U2
U1
U5
U3
U3
U4 U4
U3
U3
U1
U2
U3
U5
U6 U6
A102
2 100 101
102 103
UNIT PLAN GENERAL NOTES:

1. SEE ELECTRICAL FOR LIGHT FIXTURE INFO.

2. PROVIDE A SMOKE ALARM AT EACH SLEEPING UNIT AND AT ROOMS OUTSIDE OF EACH SLEEPING AREA PER 2022 CBC 907.2.11.2 SMOKE ALARM SHALL BE INTERCONNECTED HARD-WIRED WITH BATTERY BACKUP AND SHALL BE INSTALLED IN ACCORDANCE WITH NFPA 72 SECTION 29.11.3.4 SPECIFIC

LOCATION
a. SPECIFIC LOCATION REQUIREMENTS OF SMOKE ALARMS AND SMOKE DETECTORS SHALL BE PER 2022 CBC 907.2.11.8.
1) SMOKE ALARMS AND SMOKE DETECTORS SHALL BE A MINIMUM OF 36 INCHES (HORIZONTALLY)

FROM THE DOOR OPENING INTO A BATHROOMCONTAINING A SHOWER OR TUB 2) WHERE WITHIN 10 AND 20 FEET ALONG A HORIZONTAL FLOW PATH FROM A STATIONARY OR FIXED

COOKING APPLIANCE SHALL BE EQUIPPED WITH AN ALARMSILENCING MEANS OR USE

PHOTOELECTRIC DETECTION
3) WHERE WITHIN 6 FEET (RADIAL DISTANCE) FROM A COOKING APPLIANCE, PHOTOELECTRIC SMOKE ALARMS SHALL BE PERMITTED TO BE INSTALLED.
4) SMOKE ALARM AND SMOKE DETECTOR SHALL NOT BE INSTALL WITHIN AN AREA OF EXCLUSION DETERMINED BY A 10-FOOT RADIAL DISTANCEALONG A HORIZONTAL FLOW PATH FROM A

STATIONARY OR FIXED COOKING APPLIANCE

3. PROVIDE CARBON MONOXIDE SENSORS AT UNITS PER 2022 CBC 915.4.1. CARBON MONOXIDE ALARM SHALL BE INTERCONNECTED HARDWIRED WITH BATTERY BACKUP. UNIT SHALL BE SFM-APPROVED

4. WHERE MORE THAN ONE CARBON MONOXIDE ALARM IS REQUIRED WITHIN A DWELLING UNIT OR WITHIN

A SLEEPING UNIT THE ALARMS SHOULD BE INTERCONNECTED SUCH THAT THE ACTIVATION OF ONE ALARM ACTIVATES ALL THE ALARMS IN THE INDIVIDUAL UNIT PER 2022 CBC 915.4.5

5. SMOKE AND CARBON MONOXIDE SENSORS AT ALL LOCATION WITHIN UNIT TO BE CAPABLE OF SUPPORTING VISIBLE ALARM NOTIFICATION DEVICE PER 2022 CBC 907.5.2.3.3, 915.7, AND NFPA 72

6. UNLESS INDICATED OTHERWISE, ALL DIMENSIONS SHOWN ARE TO FACE OF FRAMING

7. VERIFY ALL MANUFACTURED PRODUCT SIZE & INSTALLATION REQUIREMENTS AND INSTALL ALL PRODUCTS IN CONFORMANCE WITH THEIR LISTING AND MFG. MANUFACTURED PRODUCT REQUIREMENTS AND LISTINGS TAKE PRECEDENT OVER INFORMATION INDICATED HEREWITH. NOTIFY

ARCHITECT OF ANY CONFLICT PRIOR TO PROCEEDING

8. SEE KITCHEN INTERIOR ELEVATIONS FOR SQUARE FOOTAGE VALUES AT SHELVING PER STORAGE REQUIREMENTS 2016 CBC 11B-804.5.

9. FOR ANY DISHWASHERS INCLUDED IN OR OVER THE LIVING SPACE, INSTALL ONE OR MORE OF THE FOLLOWING:
- A DRAIN AND DRAIN PAN
- AN ACCESSIBLE SINGLE-THROW SUPPLY VALVE
- A LEAK DETECTION DEVICE THAT CAN CUT THE WATER SUPPLY LEGEND

SMOKE/ CARBON MONOXIDE DETECTOR COMBO - SEE ELECTRICAL

SMOKE DETECTOR - SEE ELECTRICAL
ELECTRIC SUB PANEL RECESS INTO WALL FRAMING PRE-BD. STUDS W/ TYPE "X" GYP. BD. PER DETAIL...............................................................................................

ADD LABEL TO PANEL THAT READS "FOR MAINTENANCE PESONNEL ONLY" AND "TEL. NO, OF MANAGEMENT FOR TENANT TO CALL.
30" by 48" CLEAR FLOOR SPACE

CENTERED FOR PARALLEL OR
FORWARD APPROACH U.O.N. 2'-6"
4'-0"
ø 5' - 0"
60" DIA WHEELCHAIR

TURINING CLEARANCE
--

MANEUVERING CLEARANCE AT DOOR WITH

BOTH CLOSER AND LATCHES

MANEUVERING CLEARANCE AT

DOOR WITHOUT CLOSER OR

LATCHES
1'-6"
4'-0"4'-0"
1'-6"
1'-0"
SOFFIT NOTES:
+8'-0" = DROPPED LIGHT GAUGE MTL SOFFIT JOIST AND CRIPPLERS SPACED 16" 0.C. BELOW RATED FLOOR/CLG. OR ROOF/CLG ASSEMBLY. DIMENSION INDICATED IS TO FINISHED FACE OF CEILING. JOIST SIZE TO COMPLY W/ STEEL MFG SPAN CHART. VERIFY THAT ALL REQ'D DUCTS, PIPES, ETC WILL FIT IN SOFFIT PRIOR TO CONSTRUCTION. PRE-BD ALL WALLS THAT EXTEND ABOVE SOFFITED AREAS WITH 5/8" TYPE "X" GYP BD. CEILING ELEVATIONS SHOWN ARE MINIMUM, CEILINGS/ SOFFITS SHALL NOT BE ANY LOWER THAN REQUIRED. +7-0" = DROP SOFFITS TO TOP OF KITCHEN WALL CABINETS. SOFFIT FRAMING SHALL EXTEND 1" BEYOND EDGE OF CABINET BOX ON ALL SIDES (EXCEPT WHERE DYING INTO A WALL) BOTTOM OF SOFFIT FRAMING TO OCCUR AS INDICATED ON CEILING PLAN. (U.O.N.) ABOVE FINISHED FLOOR.

FOR FIRE RATING INFORMATION
SEE SHEETS: A811 & A812

WALL MOUNTED LIGHT FIXTURE CENTERED OVER DOOR OPENING - SEE ELECTRICAL

CEILING LIGHT FIXTURE - SEE ELECTRICAL

ENERGYSTAR COMBINATION EXHAUST FAN/LIGHT FIXTURE - SEE ELEC'L & MECH'L

UNIT ENTRY SCONCE - SEE ELECTRICAL

ALIGN WALL INTERIOR FINISH TO BE ALIGNED, STAGGER FRAMING AS REQUIRED DOORS CLEARANCES (2% MAX SLOPE IN ANY DIRECTION) TO BE 5'-0" AT MOBILITY UNITS AND COMMON DOORS, BUT MAY BE 44" AT ADAPTABLE UNITS. INTERIOR DOORS AT ADAPTABLE UNITS SHALL PROVIDE MINIMUM 42"LENGTH ON BOTH SIDES OF THE DOOR PER 1132A.5.1. -
1'-6"
3'-8"
1'-10"
UNIT A1 CLOSET DOOR CLEARANCE

UNIT FINISH NOTES / LEGEND

1. ALL BATHROOMS TO INCLUDE MOST CURRENT OWNER SPECIFICATIONS. CONTRACTOR TO

CONFIRM PRIOR TO FINALIZING CONTRACT

2. INTERIOR WALL AND CEILING GYPSUM BOARD WILL BE 5/8" TYPE "X" GYP BD UNLESS INDICATED

OTHERWISE IN FIRE ASSEMBLY DETAILS

3. ALL WALLS WITHIN BATHROOM AREAS TO RECEIVE 5/8" TYPE "X" PAPERLESS GYP BD. PREBOARD BEHIND TUB/SHOWER ENCLOSURE TO 5/8" TYPE "X" PAPERLESS GYP BD. (CEILING IN BATHROOM (DUE TO PAPERLESS GYP BD PRODUCT LIMITATIONS TO BE PAPER FACED)

4. BUILD UP SUB-FLOOR AT HARD SURFACE FLOORING TO FLUSH-OUT FINISH WITH CARPETING (WHERE OCCURS)

5. TRANSITION BETWEEN FINISHED FLOOR SURFACE (CHANGES IN LEVEL) MUST COMPLY WITH 2022 CBC 11B-303

6. PROVIDE SHELVES AND RODS WITHIN ALL CLOSETS. SHELVES TO BE 3/4" THK. MDF RODS SHALL BE 1 1/4" DIA. WOOD (UNFINISHED). PROVIDE CONCEALED 2X BLOCKING WITHIN WALLS FOR SHELF AND POLE BRACKET SUPPORT, VERIFY SUPPORT LOCATION REQUIREMENTS WITH SUPPLIER.

PROVIDE AS FOLLOWS:
a. ADAPTABLE UNIT COAT CLOSET & STANDARD BEDROOM CLOSET:
• SINGLE SHELF 68" AFF
• SINGLE ROD 66" AFF
b. ADAPTABLE WALK IN CLOSETS:
• DOUBLE SHELF - 42" AFF & 82" AFF
• DOUBLE ROD - 40" AFF & 80" AFF
c. PANTRY / LINEN & MANGERS UNIT WASHER/DRYER CLOSET
• 3 FIXED & 2 ADJUSTABLE SHELVES - EVENLY SPACED U.O.N.

7. FOR FLOOR FINISH TRANSITION REFER TO SHEET:......................................................................... PROVIDE VYNAL FLOORING THROUGH ENTIRE UNIT, VERIFY SPEC WITH OWNER PRIOR TO

BIDDING
FOR ADDITIONAL UNIT FINISH INFO SEE: ................................................................................................. - / A822 - / A852

1. COMPOSITE BUILDING PLANS ARE PROVIDED FOR PLAN TO PLAN RELATIONSHIPS, OVERALL BUILDING DIMENSIONS, AND BUILDING COMPONENTS NOT OTHERWISE SHOWN ON ENLARGED PLANS, ETC. REFER TO ENLARGED PLANS FOR INFORMATION NOT HEREIN SHOWN. INFORMATION AT ENLARGED PLANS TAKES PRECEDENT OVER INFORMATION HEREWITH SHOWN. WHEN CONFLICTS EXIST OR INFORMATION IS UNCLEAR, CONSULT WITH ARCHITECT BEFORE PROCEEDING.

2. DIMENSIONS SHOWN, UNLESS OTHERWISE NOTED OR INDICATED, ARE TO THE FACE OF STUD.

3. ALL EXTERIOR WALLS TO RECEIVE SHEATHING.

4. REFER TO SHEET FOR TYPICAL FLOOR AND WALL ACOUSTIC ISOLATION REQUIREMENTS.

5. REFER TO SHEET FOR BUILDING CODE EXITING, OCCUPANT LOAD AND TRAVEL DISTANCE CODE COMPLIANCE INFORMATION.

6. REFER TO ELECTRICAL PLANS FOR ALL EXIT SIGN LOCATIONS, TYPE AND CIRCUITING FOR EXIT SIGNS REQUIRED PER C.B.C. SECTION 1013 AND CODE SUB-SECTIONS THEREIN.

7. REFER TO ELECTRICAL PLANS FOR ALL FOOT-CANDLE DISTRIBUTION PLANS FOR LIGHT LEVEL COMPLIANCE WITH C.B.C. SECTION 1008.1.

8. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED AT ALL TIMES AND SHALL BE

CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDED ILLUMINATION OF NOT LESS THAN 90 MIN. IN CASE OF PRIMARY POWER LOSS (1013.3 - 1013.6.3)

9. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS AND CHAPTER 27. EXTERNALLY

ILLUMINATED EXIT SIGNS SHALL COMPLY WITH THE GRAPHICS AND POWER SOURCE REQUIREMENTS IN SECTION 1013.6. WHEN THE FACE OF AN EXIT SIGN IS ILLUMINATED FROM AN EXTERNAL SOURCE, IT SHALL HAVE AN INTENSITY OF NOT LESS THAN 5-FOOT-CANDLES (54 LUX)

10. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THAT THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN ONE FOOT CANDLE AT THE WALKING SURFACE. (1008.1)

BOXED NUMBER INDICATES SPECIFIC UNIT PLAN NUMBER INTENDED FOR COORDINATION AND IDENTIFICATION OF LOCATION DURING CONSTRUCTION. CONTRACTOR TO PROVIDE THIS

NUMBER AFFIXED AND MAINTAINED AT EACH UNIT MAIN ENTRY DOOR THROUGH THE DURATION OF CONSTRUCTION. THIS NUMBER IS INTENDED TO BE THE LEGAL ADDRESS.

INDICATES SEMI-RECESSED FIRE EXTINGUISHER CABINET PROVIDE POTTER ROMER 7320 (STAINLESS STEEL). PROVIDE SURFACE MOUNTED AT CONC. WALLS AND COLUMNS. INSTALL PER .................

BB CABINET OR EQUAL WITH 2A,10B,C EXTINGUISHER. LOCATE IN CONFORMANCE WITH CBC/CFC 906 FOR LIGHT HAZARD AREAS 75' MAX. TRAVEL DISTANCE FROM FURTHEST ACCESSIBLE USABLE SPACE.

ILLUMINATED EXIT SIGN - SEE ELECT. DWGS. EXIT SIGNS SHALL BE ILLUMINATED IN ACCORDANCE WITH CBC 1013.3 . OCCUPANT LOAD SIGN. SIGN SHALL BE OF APPROVED LEGIBLE DESIGN AND SHALL BE

MAINTAINED BY OWNER OR AUTHORIZED AGENT
CLASS I STANDPIPE WITH OUTLET AT EACH FLOOR LANDING AND ON ROOF. OUTLET SHALL BE NO LESS THAN 2' AND NO MORE THAN 4' ABOVE FINISHED FLOOR LEVEL (SEE FIRE DRAWINGS) INTERIOR TO EXTERIOR : DIFFERENTIATES INTERIOR CORRIDORS FROM EXTERIOR CORRIDORS. corridors walls and ceiling in exterior area to be finished with stucco 201
A1

COMPOSITE BUILDING PLAN NOTES COMPOSITE BUILDING PLAN LEGEND EXT.

11. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY (CBC 1008.3). IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION NOT LESS THAN 90 MIN. AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SECTION 2702. IN THE EVENT OF POWER

SUPPLY FAILURE, THE EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THE FOLLOWING AREAS:

A. AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT ARE REQUIRED TO HAVE TWO OR MORE MEANS OF EGRESS.

B. CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDING REQUIRED TO HAVE TWO OR MORE EXITS.

C. EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE UNTIL EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS.

INTERIOR EXIT DISCHARGE ELEMENTS, AS PERMITTED IN SECTION 1027.1, IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS.

D. EXTERIOR LANDINGS, AS REQUIRED BY SECTION 1008.1.6, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS.

E. ROOMS AND SPACES PER CBC 1008.3.3 SHALL AUTOMATICALLY ILLUMINATE IN THE EVENT OF

POWER LOSS

12. EMERGENCY LIGHTING SHALL BE PROVIDED AT EXTERIOR LANDINGS OF EXIT DISCHARGE DOORWAYS FOR BUILDINGS REQUIRED TO HAVE MORE THAN ONE EXIT. CBC 1008.3. EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR AT LEAST 90 MINUTES AND COMPLY WITH CFC 604 AND 1008.3.4

13. PROVIDE FIRE/SMOKE DAMPERS AT DUCT PENETRATIONS OF 1-HOUR CORRIDOR WALLS. FOR ADDITIONAL REQUIREMENTS SEE GENERAL NOTE 30 .........................................................................

14. WALL AND CEILING FINISHES SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATIONS IN CBC 803.9.

FOR ADDITIONAL REQUIREMENTS SEE "CODE NOTES"........................................................................

15. INTERIOR FLOOR FINISH AND FLOOR COVERING MATERIALS SHALL COMPLY WITH CBC 804. FOR ADDITIONAL REQUIREMENTS SEE "CODE NOTES".................................................................................

16. DECORATIVE MATERIALS AND TRIM INSTALLED IN BUILDINGS GOVERNED BY THE SFM SHALL COMPLY WITH THE PROVISIONS OF CBC 806

17. FIREBLOCKING SHALL BE INSTALLED IN COMBUSTIBLE CONCEALED LOCATIONS IN ACCORDANCE WITH CBC 718.2 IN THE FOLLOWING LOCATIONS:

A. FURRED SPACES & PARALLEL ROWS OF STUDS OR STAGGERED STUDS VERTICALLY AT THE CEILING/FLOOR LEVELS & HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FEET.

B. AT ALL INTERCONNECTIONS BETWEEN (B/W) CONCEALED VERTICAL STUD WALL/PARTITION

SPACES & CONCEALED HORIZONAL SPACES CREATED BY ASSEMBLY OF FLOOR JOISTS/TRUSSES, & B/W CONCEALED VERTICAL & HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS, DROP CEILINGS, COVE CEILINGS & SIMILAR LOCATIONS.

C. IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN, ENCLOSED SPACES UNDER STAIR SHALL ALSO COMPLY WITH CBC 1011.7.3.

D. WITHIN CONCEALED SPACES OF EXTERIOR WALL COVERINGS AND OTHER COMBUSTIBLE

EXTERIOR ARCHITECTURAL ELEMENTS FIRE BLOCKING SHALL BE INSTALLED AT MAX INTERVALS OF 20' IN EITHER DIRECTION SO THAT THERE WILL BE NO CONCEALED SPACE EXCEEDING 100 SF

BETWEEN FIRE BLOCKING

18. ALL LOCATIONS OF GRADE LEVEL PARKING (OTHER THAN VEHICULAR RAMP) SHALL NOT BE SLOPED MORE THAN 2% MAX.

19. NOT USED

20. WALKWAYS, BALCONIES, CORRIDORS, EXIT SHALL NOT HAVE A CROSS SLOPE (SLOPE PERPENDICULAR TO THE DIRECTION OF TRAVEL) MORE THAN 2%

21. LEVEL LANDINGS (SLOPE LESS THAN 2% IN ANY DIRECTION) MUST BE PROVIDED ON BOTH SIDES OF ALL DOORS PER CBC. THRESHOLD TOTAL CHANGE IN LEVEL SHALL NOT EXCEED 1/2" HEIGHT OF FLOOR LEVEL CHANGE INCLUDING HEIGHT OF THRESHOLD PLATE (NOTE THAT 1/2" LEVEL CHANGE MUST BE TAPERED 1/4" AT A TIME AS REQ'D PER CBC)

22. PROJECTIONS FROM WALLS LESS THAN 80" ABOVE FINISHED FLOOR SHALL NOT PROJECT MORE THAN 4" FROM THE WALL SURFACE OR MUST HAVE FLOOR LEVEL BARRIERS 27" MAX. HIGH MEETING CBC CANE REQUIREMENTS.

23. PARKING GARAGES SHALL HAVE AN UNOBSTRUCTED HEADROOM CLEARANCE OF NOT LESS THAN 7'-0" ABOVE FINISHED FLOOR (EXCLUDING THE FIRST 4.5' ABOVE HOOD OF PARKING STALL WHERE CLR

24. HEIGHT IS ALLOWED TO BE LOWER PER MUNICIPAL CODE).

23. ALL ENTRANCES AND VERTICAL CLEARANCES WITHIN PARKING STRUCTURES SHALL HAVE A MINIMUM VERTICAL CLEARANCE OF 8'-2" TO LOWEST OBSTRUCTION WHERE REQUIRED FOR ACCESS TO

ACCESSIBLE PARKING STALLS

24. PROVIDE AN APPROVED FIRE ALARM SYSTEM PER NFPA 13 OR 13R, AND CFC 907.2.9, SUBMIT PLANS FOR

APPROVAL PRIOR TO INSTALLATION

25. FLOOR AND WALL FINISH AROUND AND WITHIN 2' PERPENDICULAR TO ALL PRIMARY NON-RESIDENTIAL

ENTRIES SHALL OF NONABSORBENT MATERIAL (STUCCO, TILE, EXPOSED CONCRETE, OR OTHER

APPROVED NONABSORBENT MATERIAL)

26. COMMON USE OR PUBLIC USE SYSTEM INTERFACE OF COMMUNICATION SYSTEMS BETWEEEN MOBILITY

FEATURE RESIDENTIAL UNITS AND BUILDING ENTRY/ CALL SYSTEM SHALL INCLUDE THE CAPABILITY OF

SUPPORTING VOICE AND TTY COMMUNICATION WITH THE RESIDENTIAL DWELLING UNIT INTERFACE ELECTRICAL RECEPTACLES (ON BRANCH CIRCUITS OF 30 AMPERE OR LESS), COMMUNICATION RECEPTACLES, CONTROLS, AND SWITCHES SHALL BE LOCATED NO MORE THAN 44” MEASURED FROM THE TOP OF THE RECEPTACLE NOR LESS THAN 15” MEASURED FROM THE BOTTOM OF THE RECEPTACLE TO THE LEVEL OF THE FINISHED FLOOR. IF REACH IS OVER A PHYSICAL BARRIER (COUNTERTOP ETC.) RECEPTACLES SHALL BE LOCATED WITHIN REACH RANGES SPECIFIED IN THE FOLLOWING: ADAPTABLE UNITS: CBC 11A-1138A.3. MOBILITY FEATURE UNITS AND COMMON AREAS: CBC 11B-FIGURE 308.2.2 AND 11B FIGURE 308.3.3

1. FOR MAX ALLOWED BLD AREA CALS SEE:.........................................................................................................

2. FOR ASSEMBLIES, FIRE RATINGS, AND EXITING DIAGRAMS SEE:.............................................................

3. FOR ACOUSTICAL DETAILS AND INFO SEE:..................................................................................................

4. FOR CBC 11A ACCESSIBILITY GENERAL NOTES WITHIN ADAPTABLE UNIT SEE: ..................................

5. FOR CBC 11B ACCESSIBILITY GENERAL NOTES WITHIN MOBILITY UNITS AND COMMON AREAS SEE NOTES SERIES STARTING ON:............................................................

6. FOR ACCESSIBILITY GENERAL SIGNAGE SEE:.............................................................................................. SCALE: 1/4"=1'-0" 0 2' 4' 8' 12'
NORTH

FANS SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE OF THE BUILDING.

FANS, NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, MUST BE CONTROLLED BY A HUMIDITY CONTROL.

EQ EQ

EQ EQ EQ
EQ EQ

SPRINKLER HEAD (WHERE
OCCURS), SEE FIRE PROT.

DWGS.

CORRIDOR LIGHTING PER
ELECT. DWGS.

TYP. CORRIDOR SOFFIT LIGHTING LAYOUT
1HR RATED EXTERIOR WALL
ASSEMBLY PER TABLE 601
SEE DETAIL ...........................
1HR RATED CORRIDOR &

UNIT DEMISING WALL FIRE

PARTITION
SEE DETAIL ...........................

FIRE RATED ASSEMBLY LEGEND

FOR PENETRATION THROUGH FIRE

PARTITIONS, FIRE BARRIERS, AND

HORIZONTAL ASSEMBLIES
(FLOOR/CEILING ASSEMBLIES)
SEE: ..................................................

FOR TYPICAL ACOUSTICAL DTLS

SEE (DTLS ARE GENERIC AND ONLY INTENDED TO
ADDRESS ACOUSTICAL ISSUES)....................
10/A811
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ACCESS PANEL AT LEVEL 3, 1 HOUR FIRE RATED 20"x30" MIN. ATTIC ACCESS. ATTIC SPACE SHALL BE 30" OR GREATER IN CLEAR HEIGHT ABOVE AN ACCESS OPENING AT LEAST 30 SQ.FT IN AREA. CBC 1208.2. SEE -/---
DS INDICATES DOWNSPOUT. TO MATCH ADJACENET WALL COLOR
2/A812

INDICATES CORRIDOR RECESSED DOWNLIGHT, SEE ELECTRICAL PLANS FOR EMERGENCY

LIGHT LOCATIONS

INDICATES SURFACE MOUNTED EXTERIOR BUILDING LIGHT, SEE ELECTRICAL PLANS 3/A812
4/A811 6/A811
7/A811 8/A811
- / A810811
2X4 WOOD STUD WALL
2X6 WOOD STUD WALL
FE
A A
A
B
U4
U3
U3
U1
U2
U3
U6
all ideas, designs and plans represented by this drawing are the exclusive property of bsb design, inc. and shall not be reproduced in whole or in part without the express prior written permission of said architects, any unauthorized reuse of these plans other than for the project and location shown is prohibited.JOB NO.

SUBMITTAL
DATE

SHEET TITLE
SHEET NO.

CLIENT:

Plot Date: File:

REVISION
DATE
2130 E 4TH ST #200SANTA ANA, CA 92705
1ST PLAN CHECK SUBMITTAL 08/20/2024
970 W. 190TH ST., STE 250, TORRANCE CA 90502
O: 310.217.8885
BSBDESIGN.COM

D E S I G N
BSB
1ST P.C. SUBMITTAL
08/20/2024
9/23/2024 3:19:54 PM
MR230056
A102
BUILDING LEVEL 1 PLAN OLIVECREST RESIDENTIAL 2150 E. FOURTH AND 2160 E. FOURTH SANTA ANA CA 92705 OLIVECREST F.O.SHT'G.F.O.S.F.O.S.F.O.SHT'G.

F.O.SHT'G.

CL
F.O.SHT'G.

F.O.SHT'G.

CL
F.O.SHT'G.F.O.S.F.O.S.F.O.SHT'G.

F.O.S.

LEVEL 1 PLAN - BLDG. A2
(BLDG. A1 SIMILAR)
SCALE: 1/4" = 1'-0"
Level 1 - laundry partial (BLDG A1) 2
DRYER
DRYER

WASHER /
DRYER

WASHER WASHER

FOLDING TABLE

LAUNDRY

OFFICE AFFORDABLE UNIT
@ BLDG A2

COMMUNITY
ROOM
City Council 12 – 83 7/15/2025
DS DS
DS
DS DS
DS
8 A201
5 A201
7 A201
6 A201
2 2
B B
C C
A A
1 1
3 3
4 4
25' - 2 1/2" 7' - 5" 25' - 2 1/2"
1 A301
2 A301
3 A301
57' - 10"
10' - 10 1/2" 5' - 2" 6' - 5" 10' - 9"
2' - 8" 1' - 0" 6' - 6 1/2" 4' - 3"
4' - 3" 8' - 4" 3' - 3"
2' - 3 1/4" 11' - 11 1/4" 11 1/2"
11' - 6"
33' - 2 1/2" 33' - 2 1/2"
66' - 5"
13' - 5" 11' - 9 1/2"
EQ. EQ. EQ. EQ.
4' - 9 1/2" 2' - 7"
A851
15 DN

A A A A
A
A
A
A A
A
A A
A
B
B
A
FE
FE
44" MIN. CLR.

U1
U3
U2
U5
U3
U3
U4
U1
U2
U3
U5
U3
U4
U4
U3
U1
U2
U3
U3
U5
U5
U2
U3
U3
U4
U1
U3
U3
200 201
202 203
UNIT PLAN GENERAL NOTES: