Santa Ana City Council
October 20, 2026

Resolution No. 2026-xx

RESOLUTION NO. 2026-xx

A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF SANTA ANA APPROVING GENERAL PLAN
AMENDMENT NO. 2026-01 AMENDING THE LAND

USE ELEMENT FROM GENERAL COMMERCIAL
(GC) AND LOW-MEDIUM DENSITY RESIDENTIAL
(LMR-11) TO URBAN NEIGHBORHOOD-LOW (UN20) 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)

BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS:

Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows:

A. Santa Ana MV LLC (“Owner”), represented by Storm Bird of Storm Properties, Inc. (“Applicant”), is requesting approval of 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), updating text portions and exhibits of the City’s General Plan to reflect this change to allow the construction of a 61-unit for-sale townhome development located at 4320 West First Street and 201 South Mountain View Street.

B. The application includes the following related land use approvals: (1) Amendment Application (“AA”) No. 2026-03 to change the site’s zoning designation from General Commercial (C2) and Light Industrial (M1) to Specific Development (“SD”) No. 98 (SD-98) and to adopt SD-98 regulations; and (2) Vesting Tentative Tract Map (“VTTM”) No. 2025-04 (County Map No. 19391); and (3) Density Bonus Agreement (“DBA”) No. 2025-04 memorializing one concession granted pursuant to State Density Bonus Law (“Project”).

C. On September 14, 2026, the Planning Commission held a duly noticed public hearing and recommended that the City Council adopt a resolution approving GPA No. 2026-01.

D. On October 6, 2026, the City Council held a regular meeting at which GPA No. 2026-01 was scheduled for consideration. At that meeting, the City Council continued consideration of GPA No. 2026-01 to the regular meeting of October 20, 2026.

Resolution No. 2026-xx

E. On October 20, 2026, the City Council of the City of Santa Ana held a duly noticed public hearing to consider all testimony, written and oral, related to GPA No. 2026-01, at which time all persons wishing to testify were heard, the Project was fully considered, and all other legal prerequisites to the adoption of this resolution occurred.

Section 2. The General Plan Amendment consists of amendments to the Land Use Element and text updates throughout the General Plan, as shown in Exhibit A, attached hereto and incorporated herein by reference.

Section 3. The City Council hereby finds that the proposed General Plan Amendment is compatible with the objectives, policies, and general plan land use programs specified in the General Plan for the City of Santa Ana in that:

A. The City of Santa Ana has officially adopted a General Plan.

B. The land uses authorized by the General Plan Amendment, and the General Plan Amendment itself, are compatible with the objectives, policies, general land uses, and programs specified in the General Plan, for the following reasons:
i. The proposed General Plan land use designation for the project site is Urban Neighborhood-Low (UN-20), which is primarily for residential uses and also allows pedestrian-oriented
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. ii. The Project is 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/work-style 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.
iii. 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 Resolution No. 2026-xx

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). iv. The Project 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 improve the visual quality of the corridor (Policy UD-2.9), while highquality architectural design, varied materials, and contextsensitive site planning contribute positively to neighborhood character (Policies UD-1.1, UD-2.2, UD-2.5).
v. 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 Resolution No. 2026-xx

deposited into the City’s General Fund and will support Citywide programs, services, and priorities, thereby providing a broader community benefit.

Section 4. The GPA will not adversely affect the public health, safety, and welfare in that the GPA will not result in incompatible land uses on adjacent properties, inconsistencies with any General Plan goals or policies, or adverse impacts to the environment.

Section 5. Pursuant to the requirements of the CEQA, as amended (Section 21000 et. seq. of the Public Resources Code) and in accordance with the State CEQA Guidelines (Title 14, Section 15000 et. seq. of the California Code of Regulations), an Initial Study and Mitigated Negative Declaration (IS/MND) and Mitigation Monitoring and Reporting Program (MMRP) were prepared for the Project. The purpose of the IS/MND is to describe the proposed Project and to provide an evaluation of potential environmental impacts associated with the Project’s construction and operation.

Moreover, the IS/MND evaluates the potential environmental impacts of project implementation; includes significance determinations from the environmental analyses; identifies regulatory requirements to be incorporated into the project; and sets forth mitigation measures that will lessen or avoid potentially significant project impacts on the environment.

The City of Santa Ana is the Lead Agency for the Project pursuant to CEQA Guidelines Section 15367. The IS/MND and MMRP were circulated for public review in accordance with CEQA requirements, and the City Council has independently reviewed and considered the environmental documentation prior to taking action on this resolution.

The IS/MND concluded that the Project could result in potentially significant environmental impacts; however, with incorporation of the identified mitigation measures and compliance with applicable conditions of approval, all impacts would be reduced to a less-than-significant level. Possible impacts identified in the IS/MND include those related to Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Tribal Cultural Resources, and Mandatory Findings of Significance.
• MM AQ-1: The Project Applicant shall require contractors to use offroad diesel construction equipment of 50 horsepower or greater that complies with EPA/CARB Tier 4 emissions standards or equivalent and is properly maintained.
• MM BIO-1: If ground disturbance or removal of trees, shrubs, or other nesting habitat occurs during the avian nesting season, the Project Applicant shall retain a qualified biologist to conduct a preconstruction nesting bird survey and require avoidance of active nests with the applicable buffer.
• MM CUL-1: If previously undiscovered cultural resources are encountered, the Project Applicant shall halt work in the immediate Resolution No. 2026-xx

area and retain a qualified archaeologist to evaluate the find and determine appropriate treatment.
• MM GEO-1: The Project Applicant shall ensure geotechnical recommendations are incorporated into the Project plans and verified by the City Engineer.
• MM GEO-2: The Project Applicant shall retain a Society of Vertebrate Paleontology-qualified paleontologist to review the proposed work and determine the potential to impact paleontological resources. • MM GEO-3: The Project Applicant shall require paleontological monitoring for ground-disturbing activities that may impact undisturbed native Holocene to Pleistocene-aged soil and bedrock, as determined by a qualified paleontologist in consultation with the City of Santa Ana.
• MM GEO-4: If fossils are determined to be significant, the qualified paleontologist shall prepare and implement a data recovery plan, including curation and final reporting.
• MM GEO-5: The Project Applicant shall ensure construction personnel are informed on identification of paleontological resources and procedures for unanticipated discoveries.
• MM HAZ-1: The Project Applicant shall prepare a Soil Management Plan and make it available to the contractor and City Engineer for use during earthwork at the site.
• MM TCR-1: The Project Applicant shall retain a Native American Monitor acceptable to the Gabrieleño Band of Mission Indians – Kizh Nation and submit the executed monitoring agreement to the City. • MM TCR-2: Upon discovery of tribal cultural resources, the Applicant shall require work to halt within at least 50 feet until evaluated by a qualified monitor or archaeologist, with treatment directed by the Tribe.
• MM TCR-3: If Native American human remains and/or grave goods are discovered or recognized, the Project Applicant shall comply with applicable State law, preserve the remains in place where feasible, and keep the discovery confidential.

The IS/MND’s analysis determined that the above-mentioned environmental categories would cause no substantial adverse change to the environment with the inclusion of the enforceable mitigation measures, that would be adopted by the City.

Based on the whole of the administrative record, including the Initial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program, the City Council finds that the proposed Project will not have a significant effect on the environment with implementation of the adopted mitigation measures, and hereby adopts the IS/MND and MMRP, attached hereto for reference as Exhibit B, in conjunction with approval of this resolution.

Section 6. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, Resolution No. 2026-xx

authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, 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 7. If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Santa Ana hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional.

Section 8. CITY COUNCIL ACTION: The City Council hereby takes the following action:

1. The City Council approves GPA No. 2026-01 as set forth in Exhibit A, attached hereto and incorporated herein by reference, subject to compliance with the Mitigation Monitoring and Reporting Program, and upon satisfaction of the conditions set forth below:

A. Subject to compliance with the Mitigation Monitoring and Reporting Program, the Land Use Element map and text shall be amended to read as set forth in Exhibit A, attached hereto and incorporated herein by reference.

B. The General Plan Amendment shall not take effect unless and until Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP), Environmental Review No. 2025-47 and Resolution No. 2026-xx

Amendment Application (AA) No. 2026-03 are adopted by the City Council.

This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Planning Commission staff report dated September 14, 2026, the Request for Council Action dated October 20, 2026, and exhibits attached hereto; and the public testimony, written and oral, all of which are incorporated herein by this reference
Section 9. This decision rendered by the City Council of the City of Santa Ana is final and is subject to judicial review pursuant to California Code of Civil Procedure section 1094.6. The Planning and Building Agency shall give direct notice to the Applicant of the City Council’s decisions and these findings.

Resolution No. 2026-xx

ADOPTED this 20th day of October, 2026.

Valerie Amezcua
Mayor
APPROVED AS TO FORM:

Sonia R. Carvalho City Attorney
By:________________________
Melissa M. Crosthwaite
Senior Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers

CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, JENNIFER L. HALL, City Clerk, do hereby attest to and certify the attached Resolution No. 2026-XX to be the original resolution adopted by the City Council Commission of the City of Santa Ana on October 20, 2026.

Date: ________________ ____________________________________ Jennifer L. Hall
City Clerk
City of Santa Ana
%&'(
%&'(
|ÿ
|ÿ
|ÿ
ORANGE
TUSTIN

GARDEN GROVE

COSTA MESA

FOUNTAIN VALLEY
IRVINE 22
22 55
405
5 Talbert Ave
Tustin St
1St St
Main St
17Th St
Warner Ave
Dyer Rd
Harbor Blvd
Bristol St
Red Hill Ave
Civic Center Dr
La Veta Ave
Euclid St 4Th St
Chestnut Ave
Edinger Ave
Flower St
Hazard Ave
Gra
n
d
A
v
e
Garden Grove Blvd
McFadden Ave
R
aitt
St
Bear St
Westminster Ave
Alton Ave
Standard Ave
5Th St
Segerstrom Ave
MacArthur Blvd
Newhope St
Fairview St
Santa Ana Blvd
Fairhaven Ave
Santa Clara Ave Trask Ave
Alton Pkwy
Slater Ave
Broadway
Tustin Ave
Barranca Pkwy
0 0.5 1
Miles
Date Published: 8/13/2026
Proposed General Plan Land Use
Source: City of Santa Ana 2021
General Plan Land Use
LR-7, Low Density Residential
LMR-11, Low-Medium Density Residential
MR-15, Medium Density Residential
CR-30, Corridor Residential
PAO, Professional and Administrative Office
INS, Institutional
GC, General Commercial
OS, Open Space UN, Urban Neighborhood
DC, District Center
OBPDC, One Broadway Plaza District Center
FLEX, Industrial/Flex
IND, Industrial
(GPA No. 2026-01)
%&'(
%&'(
|ÿ
|ÿ
|ÿ
ORANGE
TUSTIN

GARDEN GROVE

COSTA MESA

FOUNTAIN VALLEY
IRVINE
DC-1.5
UN-30
UN-30
UN-30
UN-30
UN-30
UN-20
UN-20
UN-20
UN-20
GC-1
PAO-1
PAO-1
PAO-1
UN-40
UN-40
UN-40
DC-3
DC-3
DC-3
DC-2.54
DC-2.1
DC-5
DC-5
DC-5
DC-5
DC-5
DC-1
DC-1
DC-1
FLEX-1.5
GC-1.5
UN-50 UN-50 UN-50
DC-2
DC-2
DC-2
UN-30
DC-2
FLEX-1.5
FLEX-3
FLEX-3
FLEX-3
UN-30
UN-30
DC-5
UN-50 UN-50
UN-40
UN-30
UN-30
UN-30
UN-40
UN-20
UN-20
UN-20
UN-20
GC-1
GC-1
PAO-1
PAO-1
PAO-1.5
PAO-1.5
PAO-1.5
DC-1
DC-1
FLEX-1.5
PAO-2
GC-1
UN-50
UN-50
FLEX1.5
DC-1.5
DC-1.5
OBPDC
UN-40
DC-1.5
UN-30
UN-30
UN-30
UN-30
UN-30
UN-20
UN-20
UN-20
UN-20
GC-1
PAO-1
PAO-1
PAO-1
UN-40
UN-40
UN-40
DC-3
DC-3
DC-3
DC-2.54
DC-2.1
DC-5
DC-5
DC-5
DC-5
DC-5
DC-1
DC-1
DC-1
FLEX-1.5
GC-1.5
UN-50 UN-50 UN-50
DC-2
DC-2
DC-2
UN-30
DC-2
FLEX-1.5
FLEX-3
FLEX-3
FLEX-3
UN-30
UN-30
DC-5
UN-50 UN-50
UN-40
UN-30
UN-30
UN-30
UN-40
UN-20
UN-20
UN-20
GC-1
GC-1
PAO-1
PAO-1
PAO-1.5
PAO-1.5
PAO-1.5
DC-1
DC-1
FLEX-1.5
PAO-2
GC-1
UN-50
UN-50
FLEX1.5
DC-1.5
DC-1.5
OBPDC
UN-40
UN-20
UN-20
22 22
55 405
5 Talbert Ave
Tustin St
1St St
Main St
17Th St
Warner Ave
Dyer Rd
Harbor Blvd
Bristol St
Red Hill Ave
Civic Center Dr
La Veta Ave
Euclid St
Grand Ave
4Th St
Chestnut Ave
Edinger Ave
Flower St
Hazard Ave
Garden Grove Blvd
Tustin Ave
McFadden Ave
Santa Ana Blvd
Raitt
St
Bear St
Westminster Ave
Alton Ave
Standard Ave
5Th St
Segerstrom Ave
MacArthur Blvd
Newhope St
Fairview St
Fairhaven Ave
Santa Clara Ave Trask Ave
Alton Pkwy
Slater Ave
Broadway
Barranca Pkwy
0 0.5 1
Miles
Date Published: 8/13/2026
Proposed General Plan Density and Intensity Categories
Source: City of Santa Ana 2021
General Plan Land Use
LR-7, Low Density Residential
LMR-11, Low-Medium Density Residential
MR-15, Medium Density Residential
CR-30, Corridor Residential
PAO, Professional and Administrative Office
INS, Institutional
GC, General Commercial
OS, Open Space UN, Urban Neighborhood
DC, District Center
OBPDC, One Broadway Plaza District Center
FLEX, Industrial/Flex
IND, Industrial
(GPA No. 2026-01)

FIRST & MOUNTAIN VIEW PROJECT
Final Initial Study/Mitigated Negative Declaration
June 2026 3-2 Mitigation Monitoring and Reporting Program Table 1
Mitigation Monitoring and Reporting Checklist
Mitigation
Number Mitigation Measure Implementation Responsibility Implementation
Timing
Monitoring
Responsibility
Monitoring
Timing
Verification of Compliance
Initials Date Remarks

AIR QUALITY
AQ-1 The construction contractor shall ensure that off-road diesel construction equipment of 50 horsepower
(HP) or greater shall comply with EPA/CARB Tier 4
emissions standards or equivalent and shall ensure
that all construction equipment is tuned and
maintained in accordance with the manufacturer’s
specifications. This requirement shall be verified
through submittal of an equipment inventory that
includes the following information: (1) Type of
Equipment, (2) Engine Year and Age, (3) Number of
Years Since Rebuild of Engine (if applicable), (4)
Type of Fuel Used, (5) Engine HP, (6) Verified Diesel
Emission Control Strategy (VDECS) information if
applicable and other related equipment data. A
Certification Statement is also required to be made
by the contractor for documentation of compliance
and for future review by the South Coast Air Quality
Management District, as necessary. The
Certification Statement must state that the contractor
agrees to compliance and acknowledges that a
violation of this requirement shall constitute a
material breach of contract.

Construction
Contractor/
Project Applicant
Prior to and
During
Construction
Activities
Involving
Off‑Road Diesel
Equipment
City of
Santa Ana
Planning and
Building
Agency
During Plan
Check Review

BIOLOGICAL RESOURCES
BIO-1 If ground-disturbing activities or removal of any trees, shrubs, or any other potential nesting habitat are
scheduled within the avian nesting season (generally
Qualified
Biologist/
Within Three
Days Prior to
GroundCity of Santa
Ana Planning
Within Three
Days Prior to
GroundExhibit B: Mitigation Monitoring and Reporting Program (MMRP)

FIRST & MOUNTAIN VIEW PROJECT
Final Initial Study/Mitigated Negative Declaration
June 2026 3-3 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Implementation
Timing
Monitoring
Responsibility
Monitoring
Timing
Verification of Compliance
Initials Date Remarks
from February 1 through August 31), a preconstruction clearance survey for nesting birds shall be conducted within three days prior to any grounddisturbing activities.

The biologist conducting the clearance survey shall
document the negative results if no active bird nests
are observed on the project site during the clearance
survey with a brief letter report indicating that no
impact to active bird nests would occur before
construction can proceed. If an active avian nest is
discovered during the pre-construction clearance
survey, construction activities shall stay outside of a 300-foot buffer around the active nest. For raptor
species, this buffer shall be 500 feet. A biological
monitor shall be present to delineate the boundaries
of the buffer area and to monitor the active nest to
ensure that nesting behavior is not adversely
affected by the construction activity. Results of the
pre-construction survey and any subsequent
monitoring shall be provided to the California
Department of Fish and Wildlife (CDFW) and other
appropriate agencies.

Construction
Contractor
Disturbing
Activities/During
Construction
and Building
Agency
Disturbing
Activities/
During
Construction

CULTURAL RESOURCES
CUL-1 If previously undiscovered cultural resources are encountered during ground-disturbing activities,
work in the immediate area shall halt and the project
applicant shall retain a qualified archaeologist,
defined as an archaeologist who meets the Secretary
of the Interior’s Professional Qualification Standards
for archaeology, to evaluate the find. If necessary,
the evaluation may require preparation of a treatment
Qualified
Archaeologist/
Project
Applicant/
Construction
Contractor
During GroundDisturbing
Activities (Upon
Discovery)
City of Santa
Ana Planning
and Building
Agency
During
GroundDisturbing
Activities

FIRST & MOUNTAIN VIEW PROJECT
Final Initial Study/Mitigated Negative Declaration
June 2026 3-4 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Implementation
Timing
Monitoring
Responsibility
Monitoring
Timing
Verification of Compliance
Initials Date Remarks
plan and archaeological testing for California
Register of Historical Resources (CRHR) eligibility. If the discovery proves to be eligible for the CRHR and
cannot be avoided by the project, additional work,
such as data recovery excavation, may be warranted
to mitigate any significant impacts to historical
resources. In the event that an identified cultural
resource is of Native American origin, the qualified
archaeologist shall consult with the project applicant
and City of Santa Ana to implement Native American
consultation procedures.

GEOLOGY AND SOILS
GEO-1 Prior to issuance of grading permits, the project applicant shall ensure the geotechnical
recommendations outlined in the Geotechnical
Engineering Investigation – Proposed Residential
Development 4320 W. 1st Street & 201 S. Mountain
View Street, Santa Ana, California, prepared by
NorCal Engineering and dated January 8, 2025,
related to soils grading, soil shrinkage and
subsidence, temporary excavations, foundation
design, soils settlement, lateral resistance, retaining wall design, slab design, utility trench and excavation backfill, corrosion design, and expansive soils, or an
updated/finalized project-specific geotechnical
investigation, are integrated into the project plans.

The City of Santa Ana City Engineer shall verify the
recommendations are included in the final project
plans during final plan check review.

Project Applicant Prior to Issuance
of Grading
Permits/During
Final Plan Check
Review
City of Santa
Ana Planning
and Building
Agency/City of
Santa Ana
Public Works
Agency (City
Engineer)
Prior to
Issuance of
Grading
Permits/
During Final
Plan Check
Review
GEO-2 Initial Project Review. Prior to the beginning of construction activities that may impact undisturbed
native Holocene to Pleistocene-aged soil and
Project
Applicant/
Prior to the
Beginning of
Ground‑
City of Santa
Ana Planning
Prior to the
Beginning of
Ground‑

FIRST & MOUNTAIN VIEW PROJECT
Final Initial Study/Mitigated Negative Declaration
June 2026 3-5 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Implementation
Timing
Monitoring
Responsibility
Monitoring
Timing
Verification of Compliance
Initials Date Remarks
bedrock (including, but not limited to, geotechnical
boring, initial vegetation removal, clearing and
grubbing, mass grading, boring, excavating, digging,
trenching, rig anchor installation, drilling,
boring/tunneling, auguring, blasting, topsoil stripping, land leveling, driving a ground rod, fencing and
hydrovac excavating), the project applicant shall
retain a Society of Vertebrate Paleontology-qualified
paleontologist. The qualified paleontologist shall
review the proposed scope of work, excavation plans
against the data, and the analysis in the Cultural and
Paleontological Resources Assessment for the First
& Mountain View Project, Santa Ana, Orange
County, California, prepared by Michael Baker
International and dated February 26, 2026, to
determine the potential to impact paleontological
resources. If ground-disturbing activities are not
anticipated to impact paleontological resources, then
no further mitigation is required and Mitigation
Measures GEO-3 and GEO-4 do not apply.

Qualified
Paleontologist
Disturbing
Activities that
May Impact
Undisturbed
Soils
and Building
Agency
Disturbing
Activities that
May Impact
Undisturbed
Soils
GEO-3 Paleontological Monitoring. As determined by the
Society of Vertebrate Standards (SVP)-qualified
paleontologist in consultation with the City of Santa
Ana, paleontological monitoring shall be required for
all ground-disturbing activities that may impact
undisturbed native Holocene to Pleistocene-aged
soil and bedrock at any depth. The qualified
paleontologist shall attend preconstruction meetings,
as deemed necessary by the paleontologist in
consultation with the City of Santa Ana, and manage
the paleontological monitor(s) if the qualified
paleontologist is not conducting the monitoring. The
paleontological monitor(s) shall maintain logs and
Qualified
Paleontologist/
Paleontological
Monitor/
Construction
Contractor
During PreConstruction
Meetings/During
Ground‑
Disturbing
Activities
City of Santa
Ana Planning
and Building
Agency
During PreConstruction
Meetings/Duri
ng Ground‑
Disturbing
Activities

FIRST & MOUNTAIN VIEW PROJECT
Final Initial Study/Mitigated Negative Declaration
June 2026 3-6 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Implementation
Timing
Monitoring
Responsibility
Monitoring
Timing
Verification of Compliance
Initials Date Remarks
provide a final summary report of all grounddisturbing activities monitored with the potential to disturb paleontological resources.

The level of monitoring may range from full-time or
part-time (spot-check), based on the qualified
paleontologist’s review of plans and on-site
observations. If no significant fossils are recovered
after 50 percent of earth-moving activities is
completed, full-time monitoring may be modified or
reduced at the discretion of the qualified
paleontologist. If the qualified paleontologist
determines during the course of earth-moving
activities that project excavations are located within
fill or previously disturbed soils, or that the sensitivity for significant paleontological resources is otherwise
low, monitoring may be reduced or suspended at the
qualified paleontologist’s discretion. The
determination to reduce or discontinue
paleontological monitoring in the project area shall
be based on the professional opinion of the qualified
paleontologist regarding the potential for fossils to be present after a reasonable extent of the geology and
stratigraphy has been evaluated.

Monitoring shall be conducted in person by a
qualified paleontological monitor as stated in the
SVP 2010 guidelines. The monitor shall take
photographs, and write a daily log which describes
work monitored, depth, conditions, findings, etc., for
the day. These logs shall be collected daily or weekly
and compiled into the project monitoring report at the
end of the project. If multiple areas of the project site

FIRST & MOUNTAIN VIEW PROJECT
Final Initial Study/Mitigated Negative Declaration
June 2026 3-7 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Implementation
Timing
Monitoring
Responsibility
Monitoring
Timing
Verification of Compliance
Initials Date Remarks
are being impacted at the same time, multiple
monitors may be required in order to fulfill the
mitigation measures that reduce impacts to these
resources, if any, to a less than significant level.

In the event that fossils are discovered during
grading at any depth, the on-site construction
supervisor shall be notified immediately and shall
redirect work away from the location of the discovery.

The contractor shall consult with the qualified
paleontologist to assess the significance of the find
in accordance with SVP standards. If any find is
determined to be significant, appropriate avoidance
measures recommended by the qualified
paleontologist and approved by the City of Santa Ana
shall be followed. If avoidance is unnecessary or
infeasible, then Mitigation Measure GEO-4 shall be
implemented. The recommendations of the
paleontologist shall be implemented with respect to
the evaluation and recovery of fossils, after which the on-site construction supervisor shall be notified and
shall direct work to continue in the location of the
fossil discovery. If any find is determined not to be
significant, then work shall proceed and Mitigation
Measure GEO-4 does not apply.

GEO-4 Data Recovery Plan. If the fossils are determined to be significant, then the Society of Vertebrate
Paleontology-qualified paleontologist shall prepare
and implement a data recovery plan. The plan shall
generally detail the nature and purpose of the
paleontological investigation. The plan shall
incorporate resource context, appropriate field
methods for data collection depending on the type of
Qualified
Paleontologist/
Project Applicant
During GroundDisturbing
Activities (Upon
Discovery)/
Within 18 Months
of the Excavation
Completion
City of Santa
Ana Planning
and Building
Agency
During
GroundDisturbing
Activities
(Upon
Discovery)/
Upon
Completion

FIRST & MOUNTAIN VIEW PROJECT
Final Initial Study/Mitigated Negative Declaration
June 2026 3-8 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Implementation
Timing
Monitoring
Responsibility
Monitoring
Timing
Verification of Compliance
Initials Date Remarks
fossils found, and detail how the fossils will be
prepared, cleaned, identified, catalogued,
temporarily housed, and permanently curated with
an appropriate institution with a research interest in
the materials (which may include the Natural History
Museum of Los Angeles County or the John D.

Cooper Center in the City of Santa Ana). The
qualified paleontologist shall ensure that curation of
fossils is completed in consultation with the City of
Santa Ana. A letter of acceptance from the curation
institution shall be submitted to the City of Santa Ana.

Ground-disturbing construction activities may
commence once excavations are completed in
accordance with the data recovery plan and to the
satisfaction of the City in consultation with the
qualified paleontologist. However, the data recovery
work shall not be considered complete until
excavations and associated analyses are completed
and a final report is prepared. The report shall be
completed and presented to the City of Santa Ana
for comment within 18 months of the completion of
excavations.
and Submittal
of Final
Report
GEO-5 Worker Environmental Awareness Program. As
determined by the Society of Vertebrate
Paleontology (SVP)-qualified paleontologist in
consultation with the City of Santa Ana, and prior to
the beginning of the earth-moving construction
activities (including, but not limited to, geotechnical boring, initial vegetation removal, clearing and
grubbing, mass grading, boring, excavating, digging,
trenching, rig anchor installation, drilling,
boring/tunneling, auguring, blasting, topsoil stripping, Qualified
Paleontologist/
Project
Applicant/
Construction
Contractor
Prior to Ground‑
Disturbing
Activities
City of Santa
Ana Planning
and Building
Agency
Prior to
Ground‑
Disturbing
Activities

FIRST & MOUNTAIN VIEW PROJECT
Final Initial Study/Mitigated Negative Declaration
June 2026 3-9 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Implementation
Timing
Monitoring
Responsibility
Monitoring
Timing
Verification of Compliance
Initials Date Remarks
land leveling, driving a ground rod, fencing and
hydrovac excavating), the construction crew shall be
informed on how to identify paleontological localities, such as fossils, and of the regulatory protections
afforded those resources by a SVP-qualified
paleontologist. The crew shall also be informed of
procedures relating to the discovery of unanticipated
paleontological resources. The crew shall be
cautioned not to collect fossils, and directed to inform a construction supervisor and the on-site
paleontological monitor, if available, in the event that paleontological resources are discovered during the
course of construction. The qualified paleontologist
shall administer supplemental briefings to all new
construction personnel, prior to their commencement
of earth-moving construction activities. This
mitigation measure can be administered in
conjunction with other construction worker
environmental awareness programs for the
proposed project.

HAZARDOUS AND HAZARDOUS MATERIALS
HAZ-1 Soil Management Plan. Prior to issuance of a grading permit, a Soil Management Plan (SMP) shall be
prepared by a qualified environmental professional
with Phase II/Site Characterization experience
(Phase II Specialist). The SMP shall be made
available to the contractor and the City of Santa Ana
City Engineer for use and be communicated to all
contractors for use during future earthwork at the
site. The SMP shall detail appropriate best
management practices to properly manage impacted
soil in a manner protective of human health and
Project
Applicant/
Qualified
Environmental
Professional
(Phase II
Specialist)/
Construction
Contractor
Prior to Issuance
of Grading
Permit/During
Earthwork
Activities
City of
Santa Ana
Public Works
Agency (City
Engineer)
Prior to
Issuance of
Grading
Permit/During
Earthwork
Activities

FIRST & MOUNTAIN VIEW PROJECT
Final Initial Study/Mitigated Negative Declaration
June 2026 3-10 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Implementation
Timing
Monitoring
Responsibility
Monitoring
Timing
Verification of Compliance
Initials Date Remarks
consistent with applicable federal, State, and local
laws. The SMP shall detail appropriate measures be
taken during removal and disposal of the existing
clarifiers and associated drains, and during
disturbance of soils in the northern portion of the site.

Soil generated from the project site that requires offsite disposal shall be characterized prior to disposal at a licensed disposal facility or other commercial
property, as appropriate in consultation with the
Phase II Specialist.

TRIBAL CULTURAL RESOURCES
TCR -1 Retain a Native American Monitor Prior to
Commencement of Ground-Disturbing Activities.

A. The project Applicant shall retain a Native
American Monitor acceptable by the
Gabrieleño Band of Mission Indians – Kizh
Nation (Tribe). The monitor shall be retained
prior to the commencement of any “grounddisturbing activity” for the project at all locations (i.e., both on-site and any off-site
locations that are included in the project
description/definition and/or required in
connection with the project, such as public
improvement work). “Ground-disturbing
activity” shall include, but is not limited to,
demolition, pavement removal, potholing,
auguring, grubbing, tree removal, boring,
grading, excavation, drilling, and trenching.

B. A copy of the executed monitoring agreement
shall be submitted to the City of Santa Ana
Project
Applicant/
Qualified Native
American
Monitor(s)/
Construction
Contractor
Prior to Ground‑
Disturbing
Activities/During
Construction
City of
Santa Ana
Planning and
Building
Agency
Prior to
Issuance of
Permits for
Initial Site
Clearing/
During
Construction

FIRST & MOUNTAIN VIEW PROJECT
Final Initial Study/Mitigated Negative Declaration
June 2026 3-11 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Implementation
Timing
Monitoring
Responsibility
Monitoring
Timing
Verification of Compliance
Initials Date Remarks
prior to the commencement of any grounddisturbing activity, or the issuance of any permit necessary to commence a grounddisturbing activity.

C. The monitor shall complete daily monitoring
logs that would provide descriptions of the
relevant ground-disturbing activities, the type
of construction activities performed, locations
of ground-disturbing activities, soil types,
cultural-related materials, and any other facts,
conditions, materials, or discoveries of
significance to the Tribe. Monitor logs shall
identify and describe any discovered tribal
cultural resources (TCRs), including, but not
limited to, Native American cultural and
historical artifacts, remains, places of
significance, etc., as well as any discovered
Native American (ancestral) human remains
and burial goods. Copies of monitor logs shall
be provided to the project Applicant/City of
Santa Ana upon written request to the Tribe.

D. On-site tribal monitoring shall conclude upon
the latter of the following (1) written
confirmation to the Tribe from a designated
point of contact for the project Applicant/City of
Santa Ana that all ground-disturbing activities
and phases that may involve grounddisturbing activities on the project site or in connection with the project are complete; or
(2) a determination and written notification by
the Tribe to the project Applicant/City of Santa

FIRST & MOUNTAIN VIEW PROJECT
Final Initial Study/Mitigated Negative Declaration
June 2026 3-12 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Implementation
Timing
Monitoring
Responsibility
Monitoring
Timing
Verification of Compliance
Initials Date Remarks
Ana that no future, planned construction
activity and/or development/construction
phase at the project site possesses the
potential to impact the Tribe’s TCRs.

TCR-2 Unanticipated Discovery of Tribal Cultural Resource Objects (Non-Funerary/Non-Ceremonial). Upon
discovery of any tribal cultural resources (TCRs), all
construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the
surrounding 50 feet) and shall not resume until the
discovered TCR has been fully assessed by a Native
American Monitor and/or an archaeologist
acceptable by the Gabrieleño Band of Mission
Indians – Kizh Nation (Tribe). The Tribe shall recover
and retain all discovered TCRs in the form and/or
manner the Tribe deems appropriate, in the Tribe’s
sole discretion, and for any purpose the Tribe deems
appropriate, including for educational, cultural and/or historic purposes.

Project
Applicant/ Native
American
Monitor/
Construction
Contractor
During Ground‑
Disturbing
Activities (Upon
Discovery)
City of
Santa Ana
Planning and
Building
Agency
During
Ground‑
Disturbing
Activities
(Upon
Discovery)
TCR-3 Unanticipated Discovery of Human Remains and
Associated Funerary or Ceremonial Objects.

A. Native American human remains are defined
in the California Public Resources Code (PRC)
Section 5097.98 (d)(1) as an inhumation or
cremation, and in any state of decomposition
or skeletal completeness. Funerary objects,
refer to as “associated grave goods” in PRC
Section 5097.98, are also to be treated
according to this statute.

B. If Native American human remains and/or
grave goods are discovered or recognized on
the project site, then PRC 5097.9 as well as
Project
Applicant/
Construction
Contractor/
Native American
Monitor
During Ground‑
Disturbing
Activities (Upon
Discovery)
City of
Santa Ana
Planning and
Building
Agency
During
Ground‑
Disturbing
Activities
(Upon
Discovery)

FIRST & MOUNTAIN VIEW PROJECT
Final Initial Study/Mitigated Negative Declaration
June 2026 3-13 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation Responsibility Implementation
Timing
Monitoring
Responsibility
Monitoring
Timing
Verification of Compliance
Initials Date Remarks
Health and Safety Code Section 7050.5 shall
be followed.

C. Human remains and grave/burial goods shall
be treated alike per PRC Sections
5097.98(d)(1) and (2).

D. Preservation in place (i.e., avoidance) is the
preferred manner of treatment for discovered
human remains and/or burial goods.

E. Any discovery of human remains/burial goods
shall be kept confidential to prevent further
disturbance.