Planning and Building Agency
www.santa-ana.org/pb
Item # 29
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Staff Report
October 6, 2026
TOPIC: General Plan Amendment No. 2026-01, Amendment Application No. 2026-03, Vesting Tentative Tract Map No. 2025-04, and Density Bonus Agreement No. 2025-04 – First and Mountain View Project (4320 West First Street and 201 South Mountain View Street)
AGENDA TITLE
General Plan Amendment No. 2026-01, Amendment Application No. 2026-03, Vesting Tentative Tract Map No. 2025-04, and Density Bonus Agreement No. 2025-04 – First and Mountain View Project located at 4320 West First Street and 201 South Mountain View Street
Legal notice published in the OC Reporter on September 25, 2026 and notices mailed on September 24, 2026.
RECOMMENDED ACTION
1. Adopt Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (SCH No. 2026050141), Environmental Review No. 2025-47;
2. Adopt a resolution approving General Plan Amendment No. 2026-01; RESOLUTION NO. 2026-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING GENERAL PLAN AMENDMENT NO. 2026- 01 AMENDING THE LAND USE DESIGNATION IN THE LAND USE ELEMENT
FROM GENERAL COMMERCIAL (GC) AND LOW-MEDIUM DENSITY
RESIDENTIAL (LMR-11) TO URBAN NEIGHBORHOOD-LOW (UN-20) FOR THE PROPERTIES LOCATED AT 4320 WEST FIRST STREET AND 201 SOUTH MOUNTAIN VIEW STREET (APNS: 188-021-11, 188-021-12, & 188-021-10)
3. Introduce for first reading an ordinance approving Amendment Application No. 2026- 03 to establish Specific Development No. 98;
ORDINANCE NO. NS-XXXX entitled AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2026- 03 AMENDING THE ZONING CLASSIFICATION FOR THE PROPERTIES LOCATED AT 4320 WEST FIRST STREET AND 201 SOUTH MOUNTAIN VIEW STREET FROM GENERAL COMMERCIAL (C2) AND LIGHT INDUSTRIAL (M1) TO SPECIFIC DEVELOPMENT NO. 98 (SD-98) AND ADOPTING SD-98 FOR SAID GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
PROPERTIES (APNS: 188-021-11, 188-021-12, & 188-021-10); read by title only and waive further reading.
4. Adopt a resolution approving Density Bonus Agreement No. 2025-04; RESOLUTION NO. 2026-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING DENSITY BONUS AGREEMENT NO. 2025-04 FOR A MULTI-FAMILY DEVELOPMENT WITH SIXTY-ONE UNITS, INCLUDING THREE UNITS PROPOSED AS AFFORDABLE TO VERY LOWINCOME HOUSEHOLDS FOR THE PROPERTY LOCATED AT 4320 WEST FIRST STREET AND 201 SOUTH MOUNTAIN VIEW STREET (APNs: 188-021-11, 188-021- 12, & 188-021-10)
5. Authorize the City Manager to execute a Density Bonus Agreement with Santa Ana MV LLC, with a 55-year covenant term, for a rental residential development consisting of a 61 unit multi-family residential development, including three affordable units (five percent of the base density units) proposed as affordable to very low-income households, at the property located at 4320 West First Street and 201 South Mountain View Street (Agreement No. A-2026-XXX); and
6. A resolution approving Vesting Tentative Tract Map No. 2026-04 (County Map No. 19391), as conditioned.
RESOLUTION NO. 2026-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING VESTING TENTATIVE TRACT MAP NO. 2025-04 (COUNTY MAP NO. 19391) AS CONDITIONED TO ALLOW A SIXTY-ONE
UNIT SUBDIVISION FOR CONDOMINIUM PURPOSES FOR THE PROPERTIES LOCATED AT 4320 WEST FIRST STREET AND 201 SOUTH MOUNTAIN VIEW STREET (APNS: 188-021-11, 188-021-12, & 188-021-10)
GOVERNMENT CODE §84308 APPLIES: Yes
EXECUTIVE SUMMARY
Santa Ana MV LLC (“Property Owner”), represented by Storm Bird of Storm Properties, Inc. (“Applicant”), is requesting approvals of: (1) General Plan Amendment (“GPA”) No. 2026-01 to change the site’s General Plan land use designation from General Commercial (GC) and Low-Medium Density Residential (LMR-11) to Urban Neighborhood-Low (UN-20); (2) Amendment Application (“AA”) No. 2026-03 to change the site’s zoning classification from General Commercial (C2) and Light Industrial (M1) to Specific Development (“SD”) No. 98 (SD-98) and to adopt SD No. 98; (3) Vesting Tentative Tract Map (“VTTM”) No. 2025-04 (County Map No. 19391) to subdivide the development for condominium purposes; and (4) Density Bonus Agreement (“DBA”) No. 2025-04 to allow the construction of a 61-unit for-sale townhome community, including three live-work units and 10 units designed with a ground-floor flex space that may also function as GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
commercial spaces at the property located at 4320 West First Street and 201 South Mountain View Street (“Project”).
The Project includes three very low-income affordable ownership units for households earning 30-50 percent (30-50%) of the Area Median Income (AMI), qualifying it for a 20- percent (20%) density bonus and one concession pursuant to California Government Code Sections 65915 through 65918 and Santa Ana Municipal Code (SAMC) Sections 41- 1600 through 41-1607. As proposed, the Project will utilize one concession to deviate from the General Plan UN-20 floor area ratio (FAR) maximum development standard through the density bonus agreement pursuant to California Government Code. The Applicant also utilizes the parking ratios established by Government Code Section 65915(p), which are available by right for qualifying affordable housing developments and do not constitute a concession, waiver, or reduction in development standards. These Density Bonus Law benefits were approved by the Planning Commission on September 14, 2026.
In accordance with Government Code Section 65915, the City’s discretion and ability to deny a Density Bonus Agreement are severely limited if the project satisfies the objective standards set out by the State. The Planning Commission has evaluated the requested Density Bonus Agreement and has determined that the project meets all applicable requirements set out by State regulations.
An Initial Study/Mitigated Negative Declaration (IS/MND) and Mitigation Monitoring and Reporting Program (MMRP) were prepared for the Project in accordance with the California Environmental Quality Act (CEQA). With implementation of the identified mitigation measures, all environmental impacts would be reduced to less than significant, and no significant unavoidable environmental impacts were identified.
Staff recommends approval of the requests as they are consistent with the General Plan and advance key City objectives by delivering 61 for-sale residential units, including onsite affordable housing, on an underutilized site that has been the subject of ongoing code enforcement activity without adverse environmental or public health impacts. The Project provides high-quality ownership housing with thoughtful site planning and architecture that enhances a major transit corridor while remaining compatible with surrounding residential, commercial, and institutional uses. It also supports the City’s semiurban village concept by creating a well-connected development near schools, parks, and shopping, with live-work units offering neighborhood-serving commercial opportunities.
Planning Commission Action
On September 14, 2026, the Planning Commission held a public hearing for the Project and voted 6:0:1, with Commissioner Oliva absent, to approve a development concession as part of the density bonus agreement, based on the required findings pursuant to Section 41-1607 of the SAMC. Following this vote, the item requires City Council approval of the density bonus agreement. At the same meeting, the Planning Commission voted to recommend that City Council adopt Mitigated Negative Declaration and Mitigation GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
Monitoring and Reporting Program, approve General Plan Amendment No. 2026-01, approve Amendment Application No. 2026-03, and approve Vesting Tentative Tract Map No. 2026-04 (County Map No. 19391).
DISCUSSION
Background & Context
The project site was historically utilized for agricultural purposes as early as 1953, prior to subsequent development in the mid-1960s. Initial urban development occurred in 1965 with the construction of a union hall facility on the northwest portion of the property, which was later demolished in 1996. The property transitioned to a commercial food truck commissary for commercial vehicle storage and ancillary food preparation activities in 1977 and operated through April 2025; however, the commissary use was unpermitted, as the approved certificate of occupancy only authorized wholesale catering supply.
Existing industrial and commercial improvements included a warehouse with office on the southern portion of the site that previously supported these commissary operations but are currently vacant.
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, which adopted the Housing Crisis Act of 2019 or the HCA.
SB 330 provides:
• New, non-objective development standards established after January 1, 2020, cannot be imposed or enforced on an applicable housing development project. • 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.
The Applicant submitted an SB 330 Preliminary Application on June 3, 2025. On July 3, 2025, the City notified the Applicant that the preliminary application did not include all information required by Government Code Section 65941.1. Following the Applicant’s submission of the required information, the preliminary application was deemed submitted on July 29, 2025.
GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
The Project requires a General Plan Amendment, zoning amendment, and adoption of SD-98. These legislative actions remain subject to the City’s discretion and are not required to be approved under SB 330. If approved, the Project must comply with the applicable objective zoning code standards, as modified by any approved density bonus concession, incentive, waiver, or reduction. Such standards must facilitate development at the proposed density allowed, 20 dwelling units per acre (du/ac), per the Urban Neighborhood-Low (UN-20) General Plan land use designation.
Project Description
The Project site consists of three contiguous parcels totaling approximately 2.55 net acres after street dedication, located at the southeast corner of the intersection of First Street and Mountain View Street. The Applicant requests approval of the necessary entitlements to develop a 61-unit for-sale townhome community, including three live-work units and 10 units designed with a ground-floor flex space that may function as either a bedroom or a commercial space. The proposed development consists of nine three-story buildings with attached garages, private and common open space areas, guest parking, landscaping, internal circulation, and frontage improvements along First Street and Mountain View Street.
Development of the Project requires a General Plan Amendment (GPA) to change the land use designation from General Commercial (GC) and Low-Medium Density Residential (LMR-11) to Urban Neighborhood-Low (UN-20). An Amendment Application (AA) is also requested to change the zoning designation from General Commercial (C2) and Light Industrial (M1) to Specific Development No. 98 (SD-98) and adopt the SD-98 zoning district. The SD-98 designation is proposed because development standards implementing the UN-20 general plan designation have not yet been established.
Of the 61 proposed units, three will be affordable ownership units for very low-income households earning between 30 and 50 percent (30-50%) of Area Median Income (AMI), currently $93,050 for a four-person household, as published by the California Department of Housing and Community Development (HCD) for 2026. The affordable units will include one three-bedroom unit, one standard four-bedroom unit, and one four-bedroom unit with a ground-floor flex space that may function as either a bedroom or commercial space. Unit sizes will range from approximately 2,036 to 2,386 square feet and will include full kitchens, bedrooms, bathrooms, common living areas, and garages.
Table 1: Project and Location Information
Item Information
Project Address & Council Ward 4320 West First Street and 201 South Mountain View Street – Ward 1
Nearest Intersection First Street and Newhope Street
Existing General Commercial (GC) and Low-Medium
General Plan Designation Density Residential (LMR-11)
Proposed Urban Neighborhood-Low (UN-20)
GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
Item Information
Existing General Commercial (C2) and Light Industrial (M1) Zoning Designation Proposed Specific Development (SD-98) North Commercial, Multifamily Residential, Single-Family Residential, Mobile Home Park
East Public Facility, Multifamily Residential
South Public Facility
Surrounding Land Use
West Public Facility (vacant)
Property Size 2.55 net acres after dedications (3.27 gross acres) Existing Site Development
Vacant site improved with an approximately 11,300-square-foot commercial/industrial building formerly used as a food truck commissary.
Use Permissions Multi-Family Residential and Live-Work (proposed SD-98) Existing: SAMC Chapter 41, Article III, Division 13 (General Commercial/C2) and Division 18 (Light Industrial/M1)
Zoning Code Sections Affected Proposed: Chapter 27-12 (General Plan Amendment); SAMC 41-665 (Amendment Application), 41-593 (Specific
Development/ SD); Chapter 41, Article XVI.I (Density Bonus); 41-665; and Chapter 34 (Subdivisions)
Proposed Density (Units per Acre) 20 du/ac (24 du/ac with State density bonus) Proposed FAR 1.21 (1.0 permitted; concession requested) Site Planning
The site is organized by on-site drive aisles, courtyards, and a plaza, creating a pedestrian-oriented development of multiple buildings that are accessible from throughout the Project site. The site plan locates approximately one-third of the homes along First Street and Mountain View Street, while the remaining units are arranged around interior common open spaces, with the exception of one building. Three live-work units are located at the corner of First Street and Mountain View Street and open onto a shared common open-space plaza accessed by stairs and a ramp from the public right-of-way.
Ten additional live-work-style units with ground-floor flex space are located along First Street and extend toward the corner intersection, creating an active streetscape while accommodating potential neighborhood-serving commercial uses. Construction is anticipated to occur in a single phase and would generally proceed in the following order:
demolition, grading, utility installation, paving, vertical construction, and final landscape improvements.
Residential Component and Architecture
The Project would provide townhomes in five primary floor plans, with minor variations within each plan type related to garage orientation, private open space configuration, accessibility features, and entry design. All units would include recessed entries, while units fronting the streets would incorporate stoops. The buildings would be of tuck-under design, with attached two-car garages configured as side-by-side or tandem depending on the unit. Unit sizes would range from approximately 1,853 to 2,736 square feet and would include two- to four-bedroom/flex layouts with 2.5 to 3.5 bathrooms, all including attached two-car garages configured as side-by-side or tandem depending on the specific GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
layout (Table 2). Under the proposed Specific Development standards, all buildings would be three stories tall, with buildings located along the public right-of-way reaching a maximum height of 41 feet-9 inches.
Table 2: Total Units by Type
Unit Type and Size Range Quantity Percent of overall project Two-Bedroom (1,853 sq. ft.) 6 10%
Three-Bedroom (1,994-2,736 sq. ft.) 25 41%
Four-Bedroom/Flex (2,368-2,395 sq. ft.) 30 49%
Total 61 100%
The Project is proposed in a Modern Spanish architectural style characterized by stucco wall surfaces in a neutral color palette, stone veneer, and clay S-tile roofing. Building facades would incorporate varied articulation through bay and corner windows, changes in plane, recessed and projected elements, wood awnings, ceramic Spanish accent tile, metal railings, and wrought iron grille details. Additional architectural detailing, including decorative sills, trim, corbels, and porcelain saltillo caps, would provide visual variation and reinforce the overall design theme.
Proposed exterior materials would include vinyl windows, metal garage doors, and fiberglass entry doors. Units with ground-floor flex space along the street frontage designed to function either as a bedroom or commercial space would incorporate greater fenestration than typical residential units to provide enhanced transparency and adaptability. Corner live-work units would be distinguished by enhanced ground-floor transparency through floor-to-ceiling fenestration, including bi-fold and pivot door elements, and would feature increased prominence at the corner open plaza, which is elevated above the street and designed to accommodate signage above the storefront frontage. Overall, the Project incorporates durable exterior materials and a cohesive architectural treatment intended to support long-term building quality and visual interest over the life of the development.
Open Space, Landscaping, and Site Lighting
The Project includes a variety of open space amenities, including landscaped courtyards, private decks for select residential units, and common open space areas distributed throughout the site. While six of the 61 units do not include private open space, all residents will have access to shared open space areas that provide seating, landscaping, and opportunities for outdoor gathering. The Project provides approximately 10,000 square feet of common open space, representing approximately nine percent (9%) of the net site area.
A publicly accessible raised plaza is proposed adjacent to the live-work units at the corner and will include decorative accent paving, seating, and raised planter boxes. An interior courtyard located in the upper central portion of the site, between two buildings containing 16 units, will provide a picnic dining area with seating, a barbecue, and overhead shade GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
structure. Additional common open space areas are dispersed throughout the interior of the site, including near the vehicular entry and along the southern and eastern property lines. These areas are designed to be usable, with minimum dimensions of at least 15 feet by 15 feet, and will include benches and seat walls.
Landscape improvements are proposed throughout the site to enhance visual quality, provide shade, and help screen the development. The perimeter of the property will be planted with trees, including 24-inch box crape myrtle and eastern redbud along First Street and both sides of Mountain View Street, which will be improved by the developer.
Interior landscaping will include marina strawberry tree, crape myrtle, flaxleaf paperbark, Australian willow, golden rain tree, holly oak, a variety of groundcover plantings, and screening hedges along the southern property line to help attenuate noise from the adjacent City water facility. Climbing vines are also proposed along portions of the block walls, and additional hedge and vine screening will be provided around the trash enclosures. Mechanical equipment, including air conditioning units, will be screened with landscaping.
Lighting is integrated throughout the resident courtyards, public plaza areas, and common open space areas. Outdoor lighting will be conditioned to include dimmers, motion sensors, and light shields, and all fixtures will be directed downward and away from adjacent properties to minimize light spillover and glare. The proposed lighting fixtures are in a California Spanish Mission style to complement the Project’s architecture and include 16-foot pole lights in guest parking areas, 24-inch bollard lights along the southern pedestrian walkway connecting First Street into the site, and exterior wall-mounted lights at pedestrian entries and garage entrances.
Circulation
On-site vehicular access is provided exclusively from Mountain View Street, which functions as a quieter side street providing access to the project. From Mountain View Street, vehicles enter a private internal drive that circulates throughout the site and provides access to all residential units. Resident and guest parking is located behind the buildings and internal to the development, minimizing visibility from the public right-ofway. Pedestrian circulation is largely separated from vehicular travel paths to enhance safety and walkability. In limited locations where pedestrian movement overlaps with the internal drive aisle, decorative paving is used to clearly delineate shared areas.
Site Improvements
As part of the City’s review, the Applicant coordinated with the Public Works Agency to construct Mountain View Street to City standards from First Street south toward the City water facility, including full-width street improvements and sidewalks along both sides of the street. The scope includes construction of a cul-de-sac that terminates just short of the last two units on Mountain View Street. These improvements will enhance the visual quality of the public right-of-way, improve pedestrian access, allow for on-street parking, GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
and create a more complete and attractive streetscape. As part of the overall site improvements, the Project also includes removal of the nonconforming billboard along First Street, which will further improve the image of the City.
In addition to the street work, the Applicant will improve the sidewalks and public frontage along First Street and Mountain View Street, including closure of unused curb cuts and construction of pedestrian access around the cul-de-sac. These areas will also include parkway landscaping, frontage pavement, and utility and drainage improvements.
Further, the Project includes eight-foot-tall decorative masonry block perimeter walls atop retaining walls, common area improvements, new lighting and streetlights, and screening for heating, ventilation, and air conditioning (HVAC) equipment and other above-ground mechanical equipment. Trash enclosures will be located interior to the site and will not be visible from the public right-of-way.
Density Bonus
The California Density Bonus Law establishes mandatory benefits for qualifying housing developments that provide specified levels of affordable housing. When a housing development satisfies the applicable affordability requirements, the City is required to grant the density bonus and other benefits provided by State law, including applicable parking ratios and, when requested and supported by the statutory requirements, incentives or concessions and waivers or reductions of development standards. Accordingly, the Density Bonus Law does not provide a local jurisdiction with general discretion to deny these benefits based on policy preferences or because a project does not comply with development standards that are subject to an authorized incentive, concession, or waiver.
The City’s authority to deny a requested incentive or concession is expressly limited by Government Code Section 65915(d)(1). The City must grant a qualifying incentive or concession unless it makes a written finding, based upon substantial evidence, that: (1) the incentive or concession does not result in identifiable and actual cost reductions consistent with State Density Bonus Law; (2) the incentive or concession would have a specific adverse impact upon public health and safety or on property listed in the California Register of Historical Resources, and there is no feasible method to satisfactorily mitigate or avoid that impact without rendering the development unaffordable to low- and moderate-income households; or (3) the incentive or concession would be contrary to State or federal law.
The City bears the burden of proof to support denial of a requested incentive or concession.
Similarly, Government Code Section 65915(e) prohibits the City from applying a development standard that would physically preclude construction of a qualifying development at the densities or with the incentives or concessions permitted under State Density Bonus Law. A requested waiver or reduction may be denied only under the limited circumstances specified by State law, including where the waiver would result in a specific adverse impact upon health or safety for which there is no feasible method to satisfactorily mitigate or avoid the impact, would adversely affect property listed in the California Register of Historical Resources, or would be contrary to State or federal law.
GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
State law also limits the information a local jurisdiction may require from an applicant in connection with a density bonus request. Government Code Section 65915(a)(2) provides that a local government shall not condition the submission, review, or approval of a density bonus application on preparation of an additional report or study that is not otherwise required by State law. The City may require reasonable documentation necessary to establish the Project’s eligibility for the requested density bonus and applicable parking ratios. In addition, reasonable documentation may be required to establish eligibility for an incentive or concession or to demonstrate that the requested incentive or concession satisfies the statutory definition. However, the City may not shift its statutory burden to the Applicant by requiring additional studies or analyses merely to establish that the City should approve a benefit that State law otherwise requires it to grant.
Pursuant to the California Density Bonus law, a Project’s affordability level is determined by dividing the number of proposed affordable units by the allowable “base” density (i.e., 20 du/ac). Moreover, the State density bonus law states that units added by a density bonus are excluded from the calculations. As outlined in Table 3 below, the base density for the
2.55 net acre site and proposed UN-20 General Plan land use density of 20 du/ac is 51 units. By setting aside five percent (5%) of base units (three units) for very-low-income households, State density bonus law allows the developer to request a maximum density bonus of 20 percent (20%). As such, the maximum unit yield for the 2.55-acre site using the proposed UN-20 General Plan density and the State density bonus is 62 units (24.4 du/ac).
Table 3: Density Bonus Calculation
Affordable Units – 5%*
(3 units Very-Low)
Density Bonus
Calculation Units Allowed
Base Density – Urban Neighborhood-Low (UN-20)
Proposed
2.55 acres x 20 du/ac =
50.8 rounded up per State
law
51 base units
20-Percent State Density Bonus for providing 5%
affordable at very-low income (3 units)
(51 units x 0.2) = 10.2
rounded up per State law +11 units
Total Units 62 units allowed,
61 proposed
*Affordable unit percentage is calculated excluding units added by a density bonus.
Due to the Project’s five-percent affordability rate, the developer can seek one density bonus incentive/concession and unlimited waivers, pursuant to Section 65915 et al. of the California Government Code (Density Bonuses and Other Incentives). In addition, California Assembly Bill No. 2345, approved September 28, 2020, revised the State Density Bonus Law originally adopted in 1979 to provide additional benefits for projects that include qualifying affordable housing.
The Project has been analyzed for areas of potential impact, and conditions of approval proposed for the Project are intended to address any potential impacts. Those conditions of approval, together with the proposed mitigation measures, are intended to address these impacts and ensure the Project is compatible with surrounding development. Under the Density Bonus Law, the developer sought one concession from the General Plan UN-20 GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
floor area ratio (FAR) maximum development standard to facilitate development of the Project. Table 4 outlines the concession requested by the Applicant and approved by the Planning Commission on September 14, 2026.
Table 4: Requested Incentive/Concession
Standard Required Provided
Floor Area Ratio (FAR)
(Concession)
1.0 FAR maximum
General Plan - Land Use Element,
Density and Intensity Standards
1.21 FAR
As applied to this Project, the requested floor area concession was reviewed under the statutory standards. The Planning Commission approved the request on September 14, 2026. The City has not identified substantial evidence supporting any of the findings required by Government Code Section 65915 to deny the requested concession. Accordingly, State Density Bonus Law requires the City to recognize the approved deviation from the otherwise applicable General Plan and proposed SD-98 standards. DBA No. 2025-04 memorializes those Density Bonus Law benefits together with the Project's corresponding affordable housing obligations.
Onsite Parking
Pursuant to State Density Bonus Law (California Government Code Section 65915(p)), the City may require a total of 122 parking spaces based on its qualification as an affordable housing development. The Project exceeds this requirement by providing 135 off-street parking spaces, consisting of two garage spaces per unit and 13 surface open/guest spaces. With 61 residential units, this equates to an overall parking ratio of
2.2 spaces per unit. In addition, the site benefits from its proximity to transit, located within one-half mile of major transit stops along First Street and Harbor Boulevard. Bicycle parking is also provided in two locations, with accommodations for 14 bicycles to support alternative transportation options.
The site is parked in compliance with Government Code Section 65915(p)(1)(B)(C) and provides 2.2 spaces per unit. The California Density Bonus Law allows cities to require 1.5 parking spaces per three-bedroom units and 2.5 parking spaces per four-bedroom units, inclusive of handicapped and guest parking as seen in Table 5 below.
Table 5: Project Parking Information
Standard Parking Ratio Parking Calculation / Spaces Required Residential
Unit 1.0 space 1 x 61 61
Two-Bedroom 2.0 space 2 x 6 units 12
Three-Bedroom 3.0 space 3 x 25 units 75
Four-Bedroom 2.0 spaces 4 x 30 units 268
Guest 25% of unit + bedrooms
spaces
25% x 268 67
Multi-Family
Parking
TOTAL Required Total 335
GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
Standard Parking Ratio Parking Calculation / Spaces Required Residential
Two-Bedroom Two-Bedroom 1.5 x 6 units 9
Three-Bedroom Three-Bedroom 1.5 x 25 units 38*
Four-Bedroom Four-Bedroom 2.5 x 30 units 75
State
Density
Bonus Law
TOTAL Required Total 122
Residential
Unit 2 spaces 2.0 x 61 122
Guest 0.22 spaces per unit 0.22 x 61 13 SD-98
TOTAL Required Total 135
Parking Provided Total 135
*Fraction of one-half or more rounded up
To proactively address any neighborhood parking impacts that could result from the Project, the conditions of approval for the VTTM include provisions requiring ongoing parking management practices to be incorporated into the final recorded covenants, conditions, and restrictions (CC&Rs), and applicable throughout the life of the Project, including measures such as:
• Requiring onsite parking permits (such as stickers or hang-tags) for any parking in the surface guest parking spaces;
• Policies for maximum time vehicles may be parked in the surface guest spaces; • Policies for towing unauthorized vehicles; vehicles parked in unauthorized locations, such as fire lanes; vehicles parking in surface guest parking without a sticker, hangtag, or other identifiers; and vehicles parked longer than any maximum guest parking timeframes allowed; and
• Routine garage inspections to ensure garages are available for vehicle parking.
These operational measures ensure that the Project is compatible with its surroundings and will not be detrimental to the health, safety, or general welfare of nearby residents.
Project Analysis
General Plan Amendment
The City adopted the General Plan Update in 2022, which included Land Use Map amendments that were focused in five areas that were identified as most suitable for new development and reinvestment. The update evaluated those specific areas to establish tailored land-use designations, objectives, and development standards that were informed by community input over the seven-year update process.
To enable the continuous refinement of the land use patterns outside of the five focus areas, the 2022 General Plan anticipated future, developer-initiated requests to amend the Land Use Map be subject to a framework that requires applicants to demonstrate public and community benefits associated with the proposed land-use change. The subject site at First and Mountain View streets is not located within one of the five focus areas. Therefore, the Applicant is following the General Plan’s established framework by demonstrating that the requested amendment provides substantial community benefit.
GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
The Applicant requests approval of a General Plan Amendment to change the Project site’s land use designation from General Commercial (GC) and Low-Medium Density Residential (LMR-11) to Urban Neighborhood-Low (UN-20).
The UN designation is intended primarily for residential uses and also allows pedestrianoriented commercial uses, schools, small parks, live-work opportunities, and other compatible neighborhood-supporting uses. It encourages a mix of housing types, street connectivity, and access to transit, bicycle, and pedestrian networks. Under the General Plan standards, UN-20 allows residential development up to 20 dwelling units per acre, with a maximum floor area ratio of 1.0 and a maximum building height of three stories.
Through approval of the requested Density Bonus Agreement, the Project will be consistent with the intent, character, and intensity standards of the UN land use designation, which emphasizes walkability, transit access, and neighborhood-serving uses. It proposes 61 residential units, including three live-work units and 10 live-workstyle units with ground-floor flex space, and is well suited for and consistent with the established and emerging development pattern along Harbor Boulevard between First Street and Fifth Street, an area that includes a mix of residential, commercial, and institutional uses and is near major transit corridors.
The proposed Project will support several goals, objectives, and policies of the General Plan. The Project supports responsible infill development by delivering high-quality housing, including affordable units, on an underutilized site that enhances neighborhood compatibility, expands homeownership opportunities, and strengthens the surrounding corridor (Goal LU-1; Policies LU-1.2, LU-1.5, LU-1.6). It promotes efficient land use by concentrating residential development along a major travel corridor and supporting higher-density infill (Goal LU-2; Policies LU-2.5, LU-2.10), while remaining compatible with surrounding uses through its scale, massing, and architectural character, consistent with the existing neighborhood context (Goal LU-3; Policy LU-3.4).
The Project also enhances pedestrian connectivity and streetscape quality through landscaped sidewalks, internal walkways, and street-oriented building design that support walkability and access to nearby schools and transit (Policies M-3.1, M-4.5). The inclusion of three affordable units supports housing opportunities for a range of income levels (Policy HE-1.1), while the provision of two-, three-, and four-bedroom homes, in addition to three live-work units and 10 live-work-style units with ground-floor flex space, contributes to a diversity of housing types and living arrangements suitable for families, small businesses, and evolving household needs (Policy HE-2.5). In addition, the Project improves the site’s physical character through open space areas, pedestrian connections, and streetscape enhancements that define public and semi-public spaces and encourage community interaction (Goal UD-1; Policies UD-1.3, UD-1.5, UD-3.4). The combination of enhanced sidewalks, active landscaped frontages, and public realm improvements helps foster a safe, comfortable, and visually appealing environment that facilitates social interaction and supports active transportation along the corridor (Policy UD‑3.3). Removal of a nonconforming billboard and the addition of landscaping and frontage improvements GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
improve the visual quality of the corridor (Policy UD-2.9), while high-quality architectural design, varied materials, and context-sensitive site planning contribute positively to neighborhood character (Policies UD-1.1, UD-2.2, UD-2.5).
The proposed Project is also consistent with General Plan Land Use Implementation Action LU-1, specifically Implementation Measure LU-1.2, which requires that new development projects involving a general plan amendment and/or zone change include a community benefit and implementation plan that provides a net community benefit. In compliance with this requirement, the Applicant will provide a community benefit payment in the amount of $80,750 and an in-lieu public art payment in the amount of approximately $100,000 (0.5 percent of the Project’s construction valuation). These payments will be deposited into the City’s General Fund and will support Citywide programs, services, and priorities, thereby providing a broader community benefit. Additional community benefits include the removal of an incompatible, industrial land use that has been the subject of ongoing code enforcement actions, as well as removal of an existing nonconforming billboard from the property.
Overall, the Project aligns with the General Plan’s goals for balanced land use, housing diversity, and an attractive urban environment. In accordance with Section 27-12 of the Santa Ana Municipal Code (SAMC), staff recommends that the City Council adopt a resolution approving General Plan Amendment No. 2026-01 to re-designate the project site from General Commercial (GC) and Low-Medium Density Residential (LMR-11) to Urban Neighborhood-Low (UN-20).
Existing
General Plan Land Use Designation
Proposed
General Plan Land Use Designation
GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
Amendment Application
The Applicant requests approval of Amendment Application No. 2026-03 to change the site’s zoning designation from General Commercial (C2) and Light Industrial (M1) to Specific Development No. 98 (SD-98) and to adopt SD No. 98 regulations. The proposed General Plan Amendment would designate the site Urban Neighborhood-Low (UN-20).
However, the City does not currently have an adopted citywide zoning district that implements the UN-20 General Plan designation. Retaining the existing C2 and M1 zoning classifications would not provide zoning regulations consistent with the proposed UN-20 land use designation or permit the residential and live-work uses contemplated by that designation. Accordingly, SD-98 is proposed as the implementing zoning district to establish objective development and use standards consistent with UN-20.
SD-98 is intended to provide an implementing zoning framework for the site while the City completes its comprehensive Zoning Code Update. Following adoption of the Zoning Code Update and establishment of a citywide zoning district implementing the UN-20 General Plan designation, the City may consider rezoning the property from SD-98 to the applicable UN-20 zoning district. In the interim, SD-98 resolves the inconsistency that would otherwise exist between the proposed UN-20 General Plan designation and the existing C2 and M1 zoning classifications and provides objective standards for development consistent with the proposed General Plan designation.
The Project has been designed to comply with the proposed SD-98 standards and is consistent with the City's Citywide Design Guidelines. Collectively, the proposed zoning district and site design facilitate orderly development while ensuring compatibility with surrounding residential, commercial, and institutional uses.
In accordance with Section 41-665 of the SAMC, staff recommends approval of the requested zone change to SD-98.
GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
Existing Zoning District Classification Proposed Zoning District Classification Density Bonus
Although residential development is not currently permitted under the site’s existing General Plan and zoning designations, the Applicant is concurrently requesting General Plan Amendment No. 2026-01 and Amendment Application No. 2026-03 to establish Urban Neighborhood-Low (UN-20) as the site’s underlying residential land use designation and Specific Development No. 98 (SD-98) as the implementing zoning district. Approval of these legislative actions is within the City Council’s discretion and is not mandated by SB 330 or State Density Bonus Law.
In considering the requested General Plan Amendment, staff first evaluated the appropriate long-term land use designation for the site independently of the density proposed by the Project. This evaluation considered the site’s location, surrounding land uses and development patterns, and the appropriate transition in residential density and intensity. The surrounding area contains a mix of commercial, institutional, and residential uses, including nearby properties designated Low-Medium Density Residential (LMR-11) and Medium Density Residential (MR-15), which allow residential densities of up to 11 and 15 dwelling units per acre, respectively. Based on this context, staff determined that UN-20 provides an appropriate transition in land use intensity and is the appropriate underlying General Plan designation for the site.
A higher-density designation, such as Urban Neighborhood-Medium (UN-30), would allow greater residential density as the site's underlying land use entitlement. However, the appropriate General Plan designation is determined based on the long-term land use pattern and compatibility of the site with its surroundings, rather than the density GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
necessary to accommodate a particular development proposal. For these reasons, staff determined that UN-20, rather than UN-30, is the appropriate underlying land use designation for the property.
Once the appropriate underlying land use designation is established, the proposed Project is evaluated against the density and development standards applicable to that designation, together with any benefits available under State Density Bonus Law. UN-20 allows a base density of up to 20 dwelling units per acre. Based on the 2.55-net-acre site, this results in a base density of 51 units.
By providing three ownership units affordable to very low-income households, equivalent to five percent (5%) of the Project’s base density, the Project qualifies for a 20-percent (20%) density bonus and one incentive or concession under Government Code Section 65915. Application of the State density bonus to the 51-unit UN-20 base density permits up to 62 units. The Applicant proposes 61 units. Accordingly, the Project’s density above the UN-20 base density results from application of State Density Bonus Law based on the Project’s provision of affordable housing, rather than from establishing a higher underlying General Plan land use designation. The Project also utilizes the parking ratios provided by Government Code Section 65915(p), under which 122 parking spaces are required; 135 spaces are proposed.
To facilitate development of the Project, the Applicant requested one concession from the UN-20 maximum floor area ratio (FAR) of 1.0 to allow a proposed FAR of 1.21. On September 14, 2026, the Planning Commission approved the requested concession as part of Density Bonus Agreement No. 2025-04, based on the required findings pursuant to Section 41-1607 of the SAMC. The Density Bonus Agreement is now before the City Council for approval and memorializes the Project’s density bonus, affordability requirements, and previously approved concession. Table 6 outlines the concession approved by the Planning Commission.
Table 6: Requested Incentive/Concession
Standard Analysis
Floor Area Ratio (FAR)
(Concession)
Pursuant to the General Plan Land Use Element, the Project proposes a UN20 designation, which permits a maximum FAR of 1.0. The Project proposes an FAR of 1.21, as the combined habitable and garage floor area exceeds this limit.
Vesting Tentative Tract Map
Subdivision requests are governed by Chapter 34 and Chapter 41 of the SAMC. Pursuant to Sections 66473.5 and 66474 of the California Subdivision Map Act, applications for vesting tentative tract maps are approved when it can be shown that findings can be made in support of the request.
GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
Specifically, findings must be made that the project is consistent with the General Plan, the site is physically suitable for the type and density of the proposed project, the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat, the proposed project will not cause serious public health problems, and the proposed project will not conflict with easements necessary for public access through or use of the property. Using this information, staff has prepared the following analysis, which forms the basis for the recommendation contained in this report.
In analyzing the Applicant’s request, staff believes that the following analysis warrants approval of the vesting tentative tract map.
The Applicant is seeking approval of a vesting tentative tract map to subdivide the Project for condominium purposes, as the proposed development consists of 61 units. Approval of the vesting map would vest the Applicant’s right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the map is deemed complete. Upon completion of the subdivision, the site will continue to be developed with attached tuck-under residential, including live-work units.
In reviewing the request, staff determined that the Project, as conditioned, is consistent with the City’s General Plan, including the proposed UN-20 land use designation and the objective standards implemented through the proposed Density Bonus Agreement. The Project has also been designed in compliance with the proposed SD-98 zoning designation, and the requested concession for development standard has been separately analyzed. The Project also complies with all subdivision codes and other relevant City ordinances. The Project is well-designed to integrate with the existing neighborhood, and its access and egress have been reviewed by the Public Works Agency for full regulatory compliance. The Project would transform an underutilized, vacant site into a more productive residential use by providing 61 for-sale units, including three affordable units.
The site is physically suitable for the proposed density and use, as it is located in a builtout, urbanized area and has been designed with necessary utilities, infrastructure improvements, and site access as required under Development Project Review No. 2025-
17. Additional conditions of approval address landscaping, architecture, and the Covenants, Conditions, and Restrictions (CC&Rs) to ensure compliance with applicable SAMC requirements and the proposed SD-98 standards. The Project also incorporates significant design features and articulated elevations to minimize visual impacts on surrounding land uses.
No adverse environmental impacts to fish or wildlife habitats were identified due to the site’s urban context, and the Project will not cause serious public health problems. The design and improvements of the Project will not conflict with easements necessary for public access or use of the property within the Project. Easements for a new emergency vehicle, public right-of-way dedication, and public utility easement will be recorded under the new subdivision. The CC&Rs will ensure reciprocal access rights and maintenance agreements between properties. The installation of all utilities will conform with the GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
requirements stated in Section 41-626 of the SAMC. The conceptual design of all proposed construction for the property will not affect the right-of-way for road purposes.
Overall, the proposed vesting tentative tract map is consistent with the California Subdivision Map Act and Chapter 34 of the SAMC, and staff recommends that the City Council adopt a resolution approving the request.
Affordable Housing Opportunity and Creation Ordinance
The Project exceeds the five percent (5%) affordable housing requirement for the ownership category of the City’s Affordable Housing Opportunity and Creation Ordinance (AHOCO). It provides three (3) onsite units to be affordable to very low-income households at 30-50% area median income (AMI), significantly enhancing the opportunity for income eligible Santa Ana households to own a home in the City at a lower cost. The units will be dispersed throughout the community. The affordable units consists of one 3- bedroom, 2.5-bath unit, one standard four-bedroom, 3.5-bath unit, and one four-bedroom unit, 3.5-bath unit with a ground-floor flex space. The proposed affordable units are 2,036 to 2,386 square feet in size, respectively, and contain full kitchens, bedrooms, bathrooms, open/common (living) areas, and garages. The developer’s Inclusionary Housing Plan has been reviewed and approved by the City’s Housing Division.
Table 7: Affordable Unit Breakdown
Unit Type and Size Range Units
Affordable Units In Project Percent of Unit Type
Two-Bedroom (1,853 sq. ft.) 0 6 0%
Three-Bedroom (1,994-2,736 sq. ft.) 1 25 4%
Four-Bedroom/Flex (2,368-2,395 sq. ft.) 2 30 7%
Total 3 61
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 2,000-foot notification radius map, and the site posting are provided in Exhibit 8 and consistent with all requirements. Staff also contacted the provided contacts for the Riverview West Neighborhood Association to ensure they were aware of the project and public hearing. At the time this report was printed, no issues of concern were raised regarding the proposed development. During the IS/MND public review period, one commenter opposed the project and expressed concerns regarding the loss of permeable surfaces, increased urban heat, the City’s parkpoor status, cumulative traffic, air quality, and noise impacts from nearby development, and requested alternative consideration of a community park or green corridor. A comment was also received regarding tribal matters. The City’s detailed responses are provided in the Response to Comments.
In addition to the above noticing, the project was subject to the City’s Sunshine Ordinance (Ordinance No. NS-3040) requiring two meetings to facilitate early public participation.
GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
The first community meeting was held June 18, 2025. Two members of the community attended and no questions or concerns were raised regarding the Project. The second community meeting was held September 25, 2025, during which one participant attended, expressed purchase interest and inquired about the Project timeline. Materials from the two required community meetings and all materials were published to the project’s webpage on the City’s website at: santa-ana.org/1st-and-mountain-view-townhomedevelopment/.
ENVIRONMENTAL IMPACT
An Initial Study/Mitigated Negative Declaration (IS/MND) was prepared for the Project in accordance with CEQA (Exhibit 7). With implementation of the identified mitigation measures, the analysis concluded that the project would not result in any significant or unavoidable impacts during construction or operation. A Notice of Intent (NOI) to adopt the MND was posted on-site, mailed to property owners and occupants within a 2,000- foot radius, and distributed to interested parties. In addition, Tribal consultation was conducted in accordance with Assembly Bill (AB) 52 and Senate Bill (SB) 18 with Tribes identified by the Native American Heritage Commission. The NOI was also filed with the California State Clearinghouse and the Orange County Clerk-Recorder. The Draft MND was circulated for a 30-day public review period, consistent with CEQA requirements, from May 5 through June 4, 2026. The document was made available on the City’s website and at physical locations for public review, including the Planning counter and the Salgado Recreation Center. Two comments were received from the public, including correspondence from the Juaneño Band of Mission Indians, Acjachemen Nation - Belardes, disputing the characterization of the project site as outside of Juaneño territory and requesting consideration in the cultural resources analysis and tribal monitoring, as well as a comment from a City resident regarding park availability, tree canopy coverage, potential heat effects, and other non-environmental concerns. A written response to the comments were prepared and incorporated into the final environmental document.
The Project requires adoption of a Mitigation Monitoring and Reporting Program (MMRP), which will reduce all identified impacts to less than significant with implementation of the MMRP. Based on the environmental checklist form completed for the proposed project and supporting environmental analysis, the Project would have no impact or a less than significant impact on the following environmental issue areas: Aesthetics, Agriculture and Forestry Resources, Energy, Greenhouse Gas Emissions, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing, Public Services, Recreation, Transportation, Utilities and Service Systems, and Wildfire. The proposed project’s impacts on the following issue areas would be less than significant with the implementation of mitigation: Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Tribal Cultural Resources, and Mandatory Findings of Significance. All impacts would be less than significant after mitigation. With implementation of the MMRP, all impacts would be reduced to less than significant. Based on the IS/MND, adoption of the MMRP will ensure all mitigation measures are implemented, and the Project will not result in significant GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
environmental impacts. A Notice of Determination, Environmental Review No. 2025-47, will be filed.
FISCAL IMPACT AND COMMUNITY BENEFITS
The proposed actions will not result in a direct fiscal impact to the General Fund. As part of the proposed General Plan Amendment and Amendment Application, the Applicant will provide a community benefit payment in the amount of $80,750 and an in-lieu public art contribution in the amount of approximately $100,000. In addition to these contributions, the Project includes other community and public improvements that contribute to the overall value of the community benefit package.
General Plan Implementation Measure LU-1.2 requires development projects proposing a General Plan amendment and/or zone change to include a community benefit and implementation plan that provides a net community benefit. The General Plan does not establish a prescribed methodology or monetary formula for determining the value of such benefits. In evaluating the proposed community benefit package, staff reviewed community benefit packages previously approved by the City Council for the Related Bristol and The Village specific plans, which equated to approximately $5,569 and $5,685 per residential unit, respectively. Staff utilized these figures, together with the scale and characteristics of the proposed Project and the value of the monetary contributions and other community and public improvements included as part of the Project, in determining an appropriate community benefit package for the proposed Project.
In addition to the monetary contributions described above, the community benefit package includes the Applicant’s reconstruction of a portion of Mountain View Street that would otherwise be the City’s responsibility. The Applicant is responsible for constructing improvements along the Project frontage, including improvements to the centerline of Mountain View Street. The Applicant will also reconstruct the western half of Mountain View Street adjacent to the Project, which would otherwise not be required for this Project.
This improvement is estimated to provide a net benefit of approximately $160,000 by avoiding future City costs for design, construction engineering, materials, construction, and contingency. Table 8 below summarizes the Project’s community benefits.
Table 8: Community Benefits Details
Project Community Benefits
Related Bristol
Specific Plan
• Onsite Police Department substation
• $22 million community benefits payment ($5,569/unit)
• Business retention/local vendors
• Hotel economic benefits
• Public access to open space
• Sustainable building materials and methods
The Village Specific
Plan
• $9.3 million community benefits payment ($5,685/unit) • Public access to open space
• Sustainable building materials and methods
GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
Project Community Benefits
Proposed Project • $340,750 community benefits payment ($5,586/unit), comprised of:
o $80,750 community benefits payment
o $100,000 public art fee (may be combined into
community benefit payment above)
o $160,000 value of constructing the western portion of Mountain View Street as part of the Project)
• Removal of deleterious and incompatible land use that is the subject of ongoing code enforcement actions
• Removal of nonconforming billboard
• Public access to open space
• Sustainable building materials and methods
For the proposed 61-unit Project, the total estimated value of the community benefit package is approximately $340,750. This includes the $80,750 community benefit payment, approximately $100,000 in-lieu public art contribution, and approximately $160,000 in estimated City savings associated with the Applicant’s reconstruction of the western half of Mountain View Street. The total estimated value is generally consistent with the per-unit community benefit values previously approved by the City Council for the Related California Bristol Specific Plan and The Village Specific Plan.
The Applicant proposes the approximately $100,000 public art contribution in lieu of providing an on-site public art installation. The contribution is based on 0.5 percent of the Project’s estimated construction valuation and would allow the City to identify a more visible and appropriate location for a future public art installation. No City program is currently designated to administer or allocate in-lieu public art contributions; therefore, the City Council would retain discretion to allocate the funds for public art purposes at a location it determines appropriate.
In addition, the Project will be subject to all applicable development impact fees and permit fees at the time of building permit issuance.
EXHIBITS
1. City Council Resolution Approving GPA No. 2026-01
2. City Council Ordinance Approving AA No. 2026-03
3. City Council Resolution Approving VTTM No. 2025-04 as conditioned
4. City Council Resolution Approving Density Bonus Agreement No. 2025-04 as conditioned
5. Draft Density Bonus Agreement
6. September 14, 2026 – Planning Commission Staff Report and Exhibits (hyperlink)
7. Initial Study and Mitigated Negative Declaration; Response to Comments and Mitigation Monitoring and Reporting Program
8. Copy of Public Hearing Notice
GPA No. 2026-01, AA No. 2026-03, VTTM No. 2025-04 and DBA No. 2025-04 – First and Mountain View Project (4320 W. First Street and 201 S. Mountain View Street) October 6, 2026
Submitted By: Ali Pezeshkpour, AICP, Executive Director of Planning and Building Agency, and
Sylvia Vazquez, Deputy City Manager, Acting Executive Director of Community Development
Approved By: Alvaro Nuñez, City Manager