Ordinance No. NS-XXXX
ORDINANCE NO. NS-XXXX
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
PROPERTIES (APNS: 188-021-11, 188-021-12, & 188-021-
10)
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN 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 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 in order to allow the construction of a 61-unit for-sale multi-family development located at 4320 West First Street and 201 South Mountain View Street.
B. The application includes the following related land use approvals: (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); 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. Chapter 41, Article 1, Division 1, Section 41-1 of the Santa Ana Municipal Code establishes the necessity of segregating the location of residences, businesses, trades and industries; regulating the use of buildings, structures, and land regulation; the location, height, bulk and size of buildings and structures, the size of yards and open space; the City is divided into land-use districts of such number, shape and area as may be considered best suited to carry out these regulations and provide for their enforcement. The regulations are considered necessary in order to:
encourage the most appropriate use of land, conserve and stabilize property value, provide adequate open spaces for light and air and to prevent and fight fires, prevent undue concentration of population, lessen congestion on streets and highways, and promote the health, safety and Ordinance No. NS-XXXX
general welfare of the people, all as part of the general plan of the City.
The City of Santa Ana has adopted a zoning map which has since been amended from time to time.
D. On September 14, 2026, the Planning Commission held a duly noticed public hearing and recommended that the City Council approve AA No. 2026-03.
E. The City Council has reviewed applicable general plan policies and has determined that this proposed rezoning is consistent with the purpose of the general plan and Santa Ana Municipal Code Section 41-593.
F. The City Council, prior to taking action on this ordinance, held a duly noticed public hearing on October 20, 2026, continued from the October 6, 2026 regular City Council meeting.
G. The City Council also adopts as findings all facts presented in the Request for Council Action dated October 20, 2026, accompanying this matter.
H. For these reasons, AA No. 2026-03 is hereby found and determined to be consistent with the intent and purpose of Chapter 41 of the Santa Ana Municipal Code, thus changing the zoning classification is found to be consistent with the General Plan of the City of Santa Ana and otherwise justified by the public necessity, convenience, and general welfare.
Section 2. The Amendment Application consists of amendments to the Zoning Map (SDM 16-5-10), as shown in Exhibit A and adoption of Specific Development No. 98 as shown in Exhibit B, attached hereto and incorporated herein by reference. The Amendment Application to change the zoning classification from General Commercial (C2) and Light Industrial (M1) to Specific Development No. 98 (SD-98) is consistent with Santa Ana Municipal Code section 41-593.1 for the following reasons:
(1) Protecting and enhancing the value of properties by encouraging the use of good design principles and concepts, as related to the division of property, site planning and individual improvements with full recognition of the significance and effect they have on the proper planning and development of adjacent and nearby properties.
The Project’s site plan and building layout is designed to support compatibility with surrounding development. Buildings are oriented along First Street and Mountain View Street to reinforce the existing streetscape, with heights that are consistent with nearby two- and three-story developments. In addition, the parking spaces have been sited to provide a buffer between the Project and neighboring multi-family uses to the east. Additional privacy is provided through perimeter landscaping, including climbing vines and hedges along the southern property line. Live-work, along with 10 live-work-style Ordinance No. NS-XXXX
units with ground-floor flex space located along First Street and at the corner of First Street and Mountain View Street, are positioned to activate the corridor and contribute to a more engaging pedestrian environment.
(2) Encouraging, securing and maintaining the orderly and harmonious appearance, attractiveness and aesthetic development of structures and grounds in order that the most appropriate use and value thereof be determined and protected.
The Project promotes an orderly and harmonious visual character through cohesive architectural design and high-quality materials.
The buildings incorporate a Modern Spanish architectural style with consistent floor heights, articulation, and a neutral color palette, of stucco finishes, stone veneer, and clay S-tile roofing to ensure durability and visual continuity. Landscaping includes a mix of 24- inch box trees, enhanced paving at key pedestrian areas, and welldefined open spaces. Amenities such as private decks, courtyards, and a picnic area provide functional and attractive spaces for residents. A publicly accessible corner plaza further enhances the streetscape and will be maintained by on-site management. The overall design is consistent with the Citywide Design Guidelines and contributes to an attractive and well-maintained environment. (3) Providing a method whereby specific development plans are to be based on the general plan as well as other regulations, programs, and legislation as may, in the judgment of the city, be required for the systematic execution of the general plan.
The Project is based on and implements the goals and policies of the General Plan, as facilitated through the proposed GPA No. 2026-01 and the associated zoning designation.
Because citywide zoning regulations implementing the UN-20 designation have not yet been adopted, the proposed SD-98 zoning district establishes a site-specific regulatory framework that implements the General Plan and permits residential and live-work development consistent with the City’s planning objectives. The Project supports Housing Element Goals 2 and 3 by providing a mix of unit types, including three affordable units and two-, three-, and four-bedroom homes; and live-work and live-work-style units, accommodating a range of household types and income levels while expanding homeownership opportunities (Policies HE-1.1, HE-2.5).
(4) Recognizing the interdependence of land values and aesthetics and providing a method to implement this interdependence in order to maintain the values of surrounding properties and improvements and Ordinance No. NS-XXXX
encouraging excellence of property development, compatible with the general plan for, and character of, the city, with due regard for the public and private interests involved.
The Project will provide well-designed residential development along a major corridor. The site plan, building orientation, and architectural character are compatible with surrounding uses.
Ongoing property management and maintenance will ensure that the development remains in good condition over time, supporting neighborhood stability and protecting nearby property values. (5) Ensuring that the public benefits derived from expenditures of public funds for improvements and beautification of streets and public facilities shall be protected by exercise of reasonable controls over the character and design of private buildings, structures and open spaces.
The Project protects public investment in infrastructure and streetscape improvements through high-quality private
development and frontage enhancements. The development will utilize existing utilities and infrastructure within an urbanized area and will not require expansion of public facilities. The Project includes improvements to adjacent public rights-of-way, including new sidewalks, parkway landscaping, street trees, lighting, and drainage upgrades along First Street and Mountain View Street. In addition, the Project will comply with the City’s Building Security Ordinance and incorporate design features that support safety and reduce demands on public services. The development will contribute to public revenues through property taxes, utility user taxes, and applicable development impact fees, ensuring that public benefits are maintained and enhanced.
Section 3. 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 Ordinance No. NS-XXXX
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 pre-construction 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 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 Ordinance No. NS-XXXX
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 C, in conjunction with approval of this ordinance.
Section 4. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, 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 5. 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.
Ordinance No. NS-XXXX
Section 6. The City Council of the City of Santa Ana after conducting the public hearing hereby approves AA No. 2026-03. 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 7. The City Council approves AA No. 2026-03 as set forth in Exhibit A and Exhibit B, 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 Zoning Map shall be amended to read as set forth in Exhibit A, attached hereto and incorporated herein by reference.
B. The Amendment Application shall not take effect unless and until Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP), Environmental Review No. 2025-47 and GPA No. 2026-01 are adopted by the City Council.
Section 8. An amended Sectional District Map SDM 16-5-10, showing the above described changes in use district classification, is hereby approved and attached hereto as Exhibit A, and incorporated by this reference as though fully set forth herein.
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.
Section 10. This Ordinance shall become effective thirty (30) days after its adoption.
Section 11. The City Clerk shall certify the adoption of this ordinance and shall cause the same to be published as required by law.
ADOPTED this ____ day of ________, 2026.
_______________________
Valerie Amezcua
Mayor
Ordinance No. NS-XXXX
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 Ordinance No. NS- XXXX to be the original ordinance adopted by the City Council of the City of Santa Ana on , 2026 and that said ordinance was published in accordance with the Charter of the City of Santa Ana.
Date: ____________ ____________________________
City Clerk
City of Santa Ana
A1 GENERAL AGRICULTURAL CSM SOUTH MAIN STREET COMMERCIAL DIST.R2 TWO-FAMILY RESIDENCE -B PARKING MODIFICATION C1 COMMUNITY COMMERCIAL GC GOVERNMENT CENTER R3 MULTIPLE-FAMILY RESIDENCE -OZ OVERLAY ZONE C1-MD COMMUNITY COMMERCIAL - MUSEUM DIST.M1 LIGHT INDUSTRIAL R4 SUBURBAN APARTMENT C2 GENERAL COMMERCIAL M2 HEAVY INDUSTRIAL RE RESIDENTIAL ESTATE C4 PLANNED SHOPPING CENTER O OPEN SPACE SD SPECIFIC DEVELOPMENT -HD2 HEIGHT DISTRICT II C5 ARTERIAL COMMERCIAL P PROFESSIONAL SP SPECIFIC PLAN
CR COMMERCIAL RESIDENTIAL R1 SINGLE-FAMILY RESIDENCE OZ1 METRO EAST OVERLAY ZONE
PLANNED RESIDENTIAL
DEVELOPMENT -PRD
City of Santa Ana, California
ZONING DISTRICTS
QUINCY COM PLYMOUTH COM
ALOHA ST
FLINTRIDGE DR
BOSTON
COM TYSO
N
CRSG
FIJI CIR
INDEPENDENCE
COM
MAUI AV
REGENT DR
WAIKIKI WY
POTOMAC COM
ALOHA LN
ANDRES
PL
LEHNHARDT AV
KONA LN
EL DON PL
BALI HI LN
SUFFOLK COM
AUSTIN ST
BREWSTER COM
KONA AV
D
ENNIS S
T
M
HILO WY O
UNTAI
N
VIEW
S
T
KAUAI
WY
GATES ST
LANAI WY
MAUI WY
BERRY
ST
PALI ST
OAHU WY
LIBERTY
COM
ACTON
COM
ROY CIR
MAUNA
LN
SHANNON ST
HIGHLAND
AV
BARBETTE
AV
KAWAII ST
HILO ST
BALI ST
OAHU ST
HYANNIS
COM
SIMSBURRY COM
KENT AV
LANAIST
MCLEAN DR
CAMBRIDGE
HILL COM
WELFLEET COM
SPAR S
T
FLIGHT AV
JASON LN
HARMON ST
BERNADAL
PL
ACAPULCO
AV
ELLIOT
T
P
L
NA PALI DR
CORTA DR
LILAC AV
CANFIELD LN
LINDELL LN
FLOYD CIR
DAVIT AV
NEWLOND
O
N COM
BURLINGTO
N
COM
GENOA DR
DRIFTWOOD DR
HENDERSON PL
VIRLEE ST
KAREN AV
POSEY ST
WISTERIA PL
LUCKY WY
NEW BRITAIN COM
CRYSTAL LN
MELRIC DR
WATKINS WY
QUIGLEY LN
ROBERTS DR
TOLAND
S
T
CAMILLE ST
S EUCLID ST
EDINGER AV
S HARBOR BLVD
N NEWHOPE ST S NEWHOPE ST
W MCFADDEN AV
W 1ST ST
N EUCLID ST
N HARBOR BLVD
R1-PRD
R1-PRD
R2-PRD
R2-PRD
R2-PRD
R2-PRD
R3-PRD
R3-PRD
A1
A1
A1
A1
A1
A1
C1
C1
C1
C2 C2
C2
C2
C2 C2 C2 C2 C2
C5 C5 C5
M1
M1
M1
O O
O
O
O
O
O
O
O
O
O
R1 R1 R1
R1
R1
R1
R1
R1
R1 R1 R1
R1 R1 R1
R1
R1
R1
R1
R1 R1 R1 R1
R1
R1
R1 R1
R1 R1
R1 R1 R1
R1
R1
R1
R1
R1
R1
R1
R1
R1
R1
R1
R1
R1
R1
R1
R1
R1 R1
R2
R2
R2
R2
R2
R2
R2 R2
R2
R2
R2
R3
R3
R4
R4
SD32
SD34
SD50
R1
SP2
SP2
SP2
SP2
SP2
SP2
SP2
SP2
SP2
SP2
SP2
SP2
SP2
SP2
SP2
SD98
SD98
N/A N/A 15-5-10
9-5-10 10-5-1015-5-109-5-10 8-5-10 17-5-10
N/A N/A 17-5-10
Exhibit A: Zoning Map (SDM 16-5-10)
Print Date: 05/19/26
Sectional District Map: 16-5-10
I
S P ECI F IC DE V E L O PME N T N O . 98
NS-_____
C I T Y C O U N C I L A C T I O N
November 17, 2026
A ME N DME N T AP P L ICA T I O N 2026-03
Exhibit B: Specific Development No. 98
Specific Development Plan No. 98
First and Mountain View Residential Development
Section 1. Applicability of Ordinance
The specific development zoning district for the subject property, as authorized by Chapter 41, Division 26, Sec. 41-593 et. seq. of the Santa Ana Municipal Code (SAMC) or as may be amended from time to time, is specifically subject to the standards and regulations contained in this plan for the express purpose of establishing land use regulations and standards. All other applicable chapters, articles and sections of the SAMC shall apply unless expressly stated or superseded by this ordinance. This ordinance is applicable to the properties located at the southeast corner of West First Street and South Mountain View Street, as shown on Exhibit A.
Section 2. Purpose
The Specific Development Plan No. 98 (SD-98), consisting of standards and regulations, is hereby established for the express purpose of protecting the health, safety and general welfare of the people of the City of Santa Ana by promoting and enhancing the value of properties and encouraging the orderly development of the property.
Section 3. Objectives
The objectives of the First and Mountain View multi-family project specific development plan include provisions of the following:
1. Promote the City's image as providing high -quality residential projects for individuals and families of all income levels.
2. Create a clean and safe environment for the City's residents, workers, and visitors.
Section 4. Uses Permitted/Conditionally Permitted
1. The following uses are permitted in the SD-98 District:
a) Multi-family townhome units, including:
i. Units with ground-floor flex space to accommodate commercial, retail, or office uses, representing at least 20 percent of the total units and fronting on First Street;
ii. Live-work units, representing at least 6 percent of the total units, located at the corner of First Street and Mountain View Street, and collectively fronting both streets; and
iii. Conventional townhome units making up the remaining units.
Each flex-space, live-work, and conventional townhome unit shall include an attached two-car garage. The flex-space and live-work units shall be separate and non-overlapping categories. Each unit shall include an attached two-car garage. Units may front on First Street, Mountain View Streets, a private drive aisle, an open-space area, or pedestrian pathway.
b) Commercial, retail, service or office uses operating in conjunction with a live-work unit.
c) Professional, business or administrative offices.
d) Restaurants, cafes, and eating establishments, excluding drive-through and walkup window service and establishments operating between 12:00 a.m. and 5:00 a.m.
e) Tattoo and/or body art establishments, subject to SAMC development and operational standards.
f) Medical offices.
2. The following use is conditionally permitted in the SD-98 District:
a) Veterinary offices.
3. Any use not identified above is prohibited unless the Planning Manager, or designee, determines that the use is similar to an allowable use.
Section 5. Maximum Permitted Density
The maximum allowable density for the multi-family project is 20 dwellings unit per acre.
Section 6. Minimum Lot Size
The minimum lot size for the project shall be 2.55 acres.
Section 7. Minimum Street Frontage
The project shall have a minimum street frontage of 650 feet.
Section 8. Building Height
No residential structure shall exceed 45 feet or three (3) stories in height, as measured from the adjacent grade of the structure to the top of the parapet.
Section 9. Setback Standards
The minimum setbacks for the development shall be as follows:
a) North (First Street) - A maximum setback of eight (8) feet shall be provided. b) South - A minimum setback of 15 feet shall be provided. Mechanical equipment (a/c units, electrical rooms, etc.) may encroach a maximum of five (5)feet into the setback.
c) East - A minimum setback of five (5) feet shall be provided. d) West (Mountain View Street) - A maximum setback of 8-feet shall be provided.
Section 10. Parking Standards
The minimum off-street parking requirements for the project are as follows:
a) Parking shall be provided at a ratio of two garage spaces per unit, plus 0.22 guest parking spaces per unit.
b) Parking stalls shall be no less than eight (8) feet six (6) inches wide 18 feet long.
Where double-striping is required, the width of stalls shall be measured from lines midway between each pair of stripes. Structural, mechanical, utility or similar appurtenances are only permitted adjacent to required stall areas if the required width of the stall is increased at least six (6) inches and if the appurtenance is not located so as to interfere with safe and free parking movement, car door opening, or of visibility.
c) Aisles that serve parking stalls shall be no less than 23 feet wide for 90-degree parking.
d) Bicycle parking shall be provided at a rate of one (1) space per five (5) dwelling units, with a minimum requirement of 4 spaces.
e) Bicycle parking shall be provided within the garage of each residential and live/work unit.
f) Two (2) bicycle racks, with a total of 14 spaces, shall be provided adjacent to the project entry for guest use.
Section 11. Open Space Standards
The following Open Space standards are applicable to the development:
a) Common Open Space. The project shall provide a minimum of 9 percent of the total lot size as open space, inclusive of walkways, in the form of landscaped open space areas and courtyards. These areas shall be easily accessible to all residents within the project. One of the common open space areas shall face First Street. b) Private open space in the form of a patio or balcony with a minimum area of 90 square feet shall be provided for 90 percent of the Project's residential units. The remaining units shall have convenient access to the Project's common open space amenities and recreational areas.
Section 12. Wall/Fence Standards
a) The project perimeter shall be surrounded by a minimum eight (8)-foot-high decorative masonry block wall with pilasters every 25 feet and a cap element. Vines shall be planted on exposed walls every 15 feet on center to minimize graffiti. Any interior walls and/or fence between the units or within the development shall be six (6) feet in height and made of a solid material such as wood or masonry block. b) Any vehicular gates shall meet setback and height requirements and shall require Public Works Agency and Orange County Fire Authority approval.
Section 13. Landscaping Standards
The project shall comply with the following landscape standards. a) Perimeter/Non-Common Open Space:
i. All setback areas shall be landscaped unless part of an approved hardscape area.
ii. Landscaping shall be provided at a rate of one (1) 24-inch box tree per 35 feet of street frontage, and a minimum of one (1) 5-gallon shrubs spaced every five (5) feet. All trees shall be canopy (shade-producing) box trees. iii. Ground cover/mulch shall be provided for the project. iv. The project shall provide a six (6)-inch raised concrete curb around all landscape planters unless approved by the Planning Division. v. Turf or acceptable dry climate ground cover is acceptable, provided the Turf is a drought tolerant variety and planted as sod or hydroseed. Ground cover shall be well-rooted cuttings from flats and planted at appropriate spacing for that particular plant material.
vi. Irrigation system: All landscaped areas shall be irrigated using an automatic irrigation system. A pop-up sprinkler type irrigation system shall be provided for all yards for each residential unit. The use of “xerophytic” or dry climate type plant materials is encouraged. Irrigation systems may require special fittings to properly water dry climate plantings.
vii. Maintenance: All plant material shall be maintained per Santa Ana Municipal Code.
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 C: 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
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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‑
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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
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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
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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
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Monitoring
Timing
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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
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Monitoring
Responsibility
Monitoring
Timing
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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
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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
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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
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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)
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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.