Agenda — Stanton City Council, January 11, 2022 (part 2 of 4)

Phase Task Task/Sub OSPP OSMP OSMP OSSP OSJP OSPA OSSCT OSCT2 HOURS FEE % $270 $245 $245 $170 $125 $90 $150 $120
Project Management
Kick-Off Meeting 2 2 2 2 8 $1,770 0.36% Project Status Meetings (Assume 6) 6 6 6 10 6 34 $5,750 1.16% Project Management / Coordination / Schedule 20 12 32 $5,980 1.20% Subtotal 74 $13,500Data Collection and Review
Data Coordination and Management 4 4 $980 0.20%
Review General Plan/Housing Element 2 2 4 $740 0.15% Review CIP Projects / Records / Atlas Map(s) 4 2 4 1 2 13 $2,210 0.44% Review O&M Records 1 2 3 $420 0.08% Review Condition Projects 1 1 2 4 $665 0.13% Review Existing Hydraulic Model 1 2 3 $420 0.08% Review GIS Files / Information 2 2 4 8 $1,030 0.21% Staff Interviews (Ops and Engineering) 2 4 2 8 $1,170 0.24% Confirm Owership/Maintenance Responsibilities 1 2 3 $420 0.08% Subtotal 50 $8,055Field Investigations
Inspection Set Up / Coordination with Contractor 1 4 5 $745 0.15% Reconnaisance 20 20 $2,500 0.50% Confirm Condition Assessment / Rating System 1 2 3 $495 0.10% NPS - CCTV Inspections (approx. 44 miles) 0 $181,500 36.46% NPS CCTV Siphons 0 $2,156 0.43% Review CCTV Videos / Perform Assessment (approx. 44 miles) 2 12 545 8 567 $71,375 14.34% Prepare Deliverables 2 16 8 26 $3,210 0.64% QA/QC 2 2 $540 0.11% Subtotal 623 $262,521
Subtotal
OSPP OSMP OSMP OSSP OSJP OSPA OSSCT OSCT2
4 32 23 24 619 36 3 6 747 $284,076 57.07%
20 32 48 66 973 72 22 126 1,359 $497,772 100.00%
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Phase Task Task/Sub OSPP OSMP OSMP OSSP OSJP OSPA OSSCT OSCT2 HOURS FEE % $270 $245 $245 $170 $125 $90 $150 $120
Sewer Flow Projections 0.00%
Evaluation of Water Data 4 4 40 48 $6,660 1.34% Confirm Unit Generation Rates 1 1 4 6 $915 0.18% EDU / Growth Projections 1 2 8 11 $1,585 0.32% Coordinate with City Planning 1 2 2 5 $835 0.17% Evaluation of Other Municipalities 1 1 2 4 $665 0.13% Confirm Design Elements / Criteria 1 2 3 $495 0.10% QA/QC 4 4 $1,080 0.22% Subtotal 81 $12,235Capacity Analysis
Land Use / Model Loading 1 2 16 19 $2,585 0.52% WCC - Model Update and Calibration 0 $82,500 16.57% Flow Estimates 2 4 24 30 $4,170 0.84% QA/QC 2 2 $540 0.11%
Subtotal 51 $89,795Capital Improvement Projects
Identification of Condition Projects 2 2 16 1 8 29 $3,940 0.79% Identification of Capacity Projects 2 2 24 1 8 37 $4,940 0.99% Evaluate Remaining Life 1 4 20 1 8 34 $4,535 0.91% Prioritize / Phase CIPs 1 2 16 19 $2,585 0.52% Cost Estimates 1 4 20 25 $3,425 0.69% QA/QC 4 4 $1,080 0.22% Subtotal 148 $20,505Sewer Master Plan Update
Draft Report 4 8 120 20 4 20 176 $22,140 4.45% Final Report 2 4 40 16 2 8 72 $8,870 1.78% QA/QC 4 4 $1,080 0.22% Subtotal 252 $32,090
OSPP OSMP OSMP OSSP OSJP OSPA OSSCT OSCT2
TOTAL - THIS PAGE 14 0 25 42 354 36 9 52 532 $154,625 31.06%TOTAL - ALL PAGES 20 32 48 66 973 72 22 126 1,359 $497,772 100.00% City of Stanton Sewer MP Update ,

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Phase Task Task/Sub OSPP OSMP OSMP OSSP OSJP OSPA OSSCT OSCT2 HOURS FEE % $270 $245 $245 $170 $125 $90 $150 $120
Sewer System GIS and Atlas Map Updates GIS Updates 4 20 24 $3,000 0.60% Draft Atlas Map Book Development 4 36 40 $4,920 0.99% Finalize Atlas Map Book 2 12 14 $1,740 0.35% QA/QC 2 2 $540 0.11%Subtotal 80 $10,200Flow Monitoring (1 month)Flow monitoring (5 OCSD Locations for 1 month) 0 $29,511 5.93%Flow monitoring (4 Add'l Locations for 1 month) 0 $19,360 3.89%Subtotal 0 $48,871 End of Task
OSPP OSMP OSMP OSSP OSJP OSPA OSSCT OSCT2
TOTAL - THIS PAGE 2 0 0 0 0 0 10 68 80 $59,071 11.87%TOTAL - ALL PAGES 20 32 48 66 973 72 22 126 1,359 $497,772 100.00%City of Stanton Sewer MP Update ,

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NV5 Fee Estimate_01032022-3_Flow Monitoring.xlsm - 1/3/2022 1 CITY OF STANTON

REPORT TO CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: January 11, 2022
SUBJECT: RENEWAL OF AUTHORIZATION FOR VIRTUAL PUBLIC MEETINGS PURSUANT TO AB 361
REPORT IN BRIEF:

Consideration of the circumstances of the state of emergency related to the COVID-19 pandemic to determine whether remote teleconference meetings of the City Council, Committees, and Commissions can continue to be held under the provisions of AB 361.

RECOMMENDED ACTION:

1. City Council declare that this item is not subject to the California Environmental Quality Act (“CEQA”) pursuant to Sections 15060(c)(2) and 15060(c)(3); and

2. Reconsider the circumstances of the state of emergency; and

3. Find that state or local officials have continued to impose or recommend measures to promote social distancing; and

4. Direct staff, no later than 30 days after the City Council approves the recommended action, to report back on the state-proclaimed state of emergency so that City Council may reconsider the circumstances of the emergency, and, if appropriate, make findings to continue to hold virtual meetings of City legislative bodies pursuant to AB 361.

BACKGROUND:

On October 26, 2021, City Council adopted Resolution 2021-34, which authorized City Staff to conduct remote teleconference meetings of the City Council, Committees, and Commissions under the provisions of AB 361 (in effect as of October 1, 2021 – Government Code Section 54953(e)). Pursuant to Government Code Section 54953(e)(3), the City Council is required every thirty (30) days to reconsider the circumstances of the state of emergency and determine whether:
• The state of emergency continues to directly impact the ability of the members to meet safely in person, or
Item: 9J
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2 • State or local officials continue to impose or recommend measures to promote social distancing.

If neither of the two finding options can be made by majority vote, the City Council, Committees, and Commissions will no longer be able to continue holding public meetings by teleconference without compliance to the Ralph M. Brown Act’s Section 54953(b)(3).

Section 54953(b)(3) imposes notice and access requirements for public meetings conducted via teleconference. Such requirements include identifying in the meeting notice and agenda the teleconference location of each member of the legislative body participating in the meeting and ensuring that each teleconference location be accessible to the public.

It is important to note that having virtual meetings under the provisions of Government Code Section 54953(e)(3) is optional. If the Council wishes, it may continue to meet inperson. In addition, hybrid meetings are permissible. Given that the dynamics of the pandemic and the health crisis are continually changing, the intent of the attached Resolution is to, among other things, allow for the City’s Council, Commissions, and Committees to meet virtually in the event of illness, quarantine, or other government measures. If the Council will meet only or partially in-person, it should ensure compliance with the Orange County Health Care Agency’s recommendations for local public meetings.

ANALYSIS/JUSTIFICATION:

Currently, the State of California and the County of Orange remain under the state of emergency brought on by the COVID-19 pandemic, particularly with the spread of the Delta Variant. State and local officials are still recommending measures to promote social distancing.
3 COVID-19 Cases by City
COVID-19 United States Cases by County (by Johns Hopkins University) 4 Tracking COVID-19 in California (last updated January 6, 2022, at 12:00 PM) FISCAL IMPACT:

None.

ENVIRONMENTAL IMPACT:

None. This item is not subject to the California Environmental Quality Act (“CEQA”) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378(b)(4) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly).

LEGAL REVIEW:

None.
5 STRATEGIC PLAN OBJECTIVE(S) ADDRESSED:

1. Provide a safe community.

PUBLIC NOTIFICATION:

Public notice for this item was made through the regular agenda process.

Prepared By: Approved as to Form By:
/s/ Jason Huynh
__________________________ __________________________
Jason Huynh
Management Analyst
HongDao Nguyen
City Attorney
Approved By:
/s/ Jarad L. Hildenbrand
__________________________
Jarad L. Hildenbrand
City Manager
1 CITY OF STANTON

REPORT TO CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: January 11, 2022
SUBJECT: AGREEMENT TO TRANSFER FUNDS” TO THE CITY OF STANTON OF

THE BOARD OF STATE AND COMMUNITY CORRECTIONS (BSCC)
2021-2022 NORTH ORANGE COUNTY PUBLIC SAFETY

COLLABORATIVE FUNDING PROGRAMS
REPORT IN BRIEF:

The City, as part of and on behalf of the North Orange County Public Safety Collaborative, has been designated to receive $7,800,000 in 2021-2022 Corrections Planning and Grant Programs funding from the Board of State and Community Corrections (BSCC). The funds will support a regional collaborative effort for the purpose of violence prevention, intervention, and suppression activities. The funds are to be spent during the funding period—from October 1, 2021 through June 30, 2026.

RECOMMENDED ACTION:

1. City Council declare that this item is not subject to the California Environmental Quality Act (“CEQA”) pursuant to Sections 15060(c)(2) and 15060(c)(3); and

2. Receive and file the “Agreement to Transfer Funds” to the City of Stanton of the Board of State and Community Corrections (BSCC) 2021-2022 North Orange County Public Safety Collaborative Funding Programs.

BACKGROUND:

The North Orange County Public Safety Collaborative (Collaborative) is comprised of the City of Stanton and ten other cities in the region: Anaheim, Brea, Buena Park, Cypress, Fullerton, La Habra, La Palma, Orange, Placentia, and Yorba Linda. Through the State Budget Act of 2021, the Collaborative has been designated to receive $7,800,000 in 2021-2022 Corrections Planning and Grant Programs funding from the Board of State and Community Corrections (BSCC).

Per the disbursement terms, the funds will support a regional collaborative effort for the purpose of violence prevention, intervention, and suppression activities. Specifically, the funding is for the use of evidence-based practices and programs in the following focus areas: 1) addressing youth violence prevention and intervention in K-12 schools; 2) Item: 9K
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2 promoting and enhancing the successful reentry of offenders into the community; and 3) addressing homeless outreach and intervention efforts. The funds are to be spent during the funding period—from October 1, 2021 through June 30, 2026. The funding requirement specifies that 60% of the funds must go to community-based organizations (CBOs) in the region, with the rest being allocated to individual cities and regional collaborations. The required disbursements place an emphasis on regional collaborative programs for both CBOs and cities.

The City, as the fiscal agency, has been designated as the recipient of the funds. The City has acknowledged and attested that the funds will be utilized in full compliance with disbursement terms issued by the BSCC. The eleven cities and Collaborative CBOs have also agreed to satisfy the project’s requirement by providing the services as specified in the use of funds. A Coordinating and Advisory Board, consisting of representatives from each of the cities within the Collaborative, is responsible for governing the Collaborative, prioritizing the use of funds, and reporting annually to the BSCC on the uses and overall effectiveness of the Collaborative.

ANALYSIS/JUSTIFICATION:

Formerly known as the North Orange County Public Safety Task Force, over the past four years the Collaborative has been instrumental in implementing transformational innovation to address regional public safety issues. The Collaborative is dedicated to greatly reducing the need for law enforcement interventions in youth violence, recidivism, and homelessness through regionally coordinated, creative social intervention programs, partnerships, and initiatives. The Collaborative facilitates interagency collaboration and monitors the progress of its CBO partners through monthly strategy meetings and consistent evaluation of emerging trends.

FISCAL IMPACT:

Approximately three hundred ninety thousand dollars ($390,000) of the Collaborative’s funding will be used for regional administrative costs, which includes the complete salary and benefits for one full year of the City’s Assistant to the City Manager—who serves as Executive Director of the Collaborative—as well as the Collaborative’s overhead costs of office supplies, technological equipment, and travel expenses. The Executive Director coordinates the administrative framework and wraparound effort to assist the Collaborative in achieving its goals and objectives.

ENVIRONMENTAL IMPACT:

None. This item is not subject to the California Environmental Quality Act (“CEQA”) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378(b)(5) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly).
3 LEGAL REVIEW:

None.

STRATEGIC PLAN OBJECTIVE(S) ADDRESSED:

1. Provide a safe community.

5. Provide a high quality of life.

PUBLIC NOTIFICATION:

Public notice for this item was made through the regular agenda process.

Prepared By: Reviewed By:
/s/ Jason Huynh
__________________________
/s/ Soo Elisabeth Kang
__________________________
Jason Huynh
Management Analyst
Soo Elisabeth Kang
Assistant to the City Manager
Reviewed By: Approved By:
/s/ Michelle Bannigan
__________________________
/s/ Jarad L. Hildenbrand
__________________________
Michelle Bannigan
Finance Director
Jarad L. Hildenbrand
City Manager
Attachment(s):

A. Operating Agreement
B. Acknowledgement and Attestation, Payment Check
55414.00700\34385945.2

OPERATIONAL AGREEMENT
This Operational Agreement stands as evidence that the NORTH ORANGE COUNTY PUBLIC SAFETY COLLABORATIVE (herein, the “Collaborative”) consisting of the cities of Anaheim, Brea, Buena Park, Cypress, Fullerton, La Habra, La Palma, Orange, Placentia, Stanton and Yorba Linda, intend to work together toward the mutual goal of providing maximum available assistance to support its regional communities using local collaborative effort to reduce violence through prevention, intervention, and suppression activities through the use of evidence-based services.

The Collaborative believes that the formation of the North Orange County Public Safety Coordinating and Advisory Board (herein, the “Board”) and the implementation of the North Orange County Public Safety Services (herein, the “Services”) (together, the “Project”), as described within this application, will further this goal. Each city agency agrees to participate in the Project as outlined below.

North Orange County Public Safety Coordinating and Advisory Board The cities of Anaheim, Brea, Buena Park, Cypress, Fullerton, La Habra, La Palma, Orange, Placentia, Stanton and Yorba Linda will closely coordinate regional services and local activities through the formation of the Board. The Board members are representatives from the cities of Anaheim, Brea, Buena Park, Cypress, Fullerton, La Habra, La Palma, Orange, Placentia, Stanton and Yorba Linda. The Chair of the Board is the Chief of Police from Buena Park, Chief Corey Sianez, who will facilitate the Board’s efforts. The Board will ensure that the Project is responsive to community needs, prioritize the use of funds, secure key agencies to support the efforts and identify ways to obtain sustainability.

The Board’s support of the efforts is to ensure that Services are readily available for resource provision through the evidence-based prevention support services such as OST (Out of School Time) character and leadership development, education and career development, health and life skills, the arts, and sports, fitness, and recreation through intervention support services such as homeless street outreach and intervention efforts through appropriate linkages to continuum of care, reentry supportive resources, and case management services.

Monthly Board meetings will review fiscal and project reports. To serve the community as a safety net, regional efforts and its coordination to provide the community direct resources through the Services will also be monitored and modified as necessary.

North Orange County Public Safety Programmatic Responsibilities and Fiscal Executive Director
The North Orange County Public Safety Services Programmatic and Fiscal Executive Director is Soo Elisabeth Kang (herein, the “Executive Director”) who will directly report to the Board as to coordinating the administrative framework and wraparound effort to meet its goals and objectives of the Services in the region.

Management structure and decision-making processes and how it will support the objectives and goals: Under the leadership of the Coordinating and Advisory Board, the Executive Director Attachment: A
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55414.00700\34385945.2
evaluates emerging trends; early, middle, and late evaluation and outcomes of rendered services; sets given policy direction; monitors the progress of the community-based organization (CBO) partners; and facilitates interagency/collaboration and troubleshooting while implementing the Board’s direction.

The Executive Director shall file reports to the Board of State and Community Corrections fiscally and programmatically as required by the Board of State and Community Corrections.

Fiscal responsibilities include 1) Preparation, which includes all Project-related receipts for each reimbursable item with sufficient supporting documentation with labels on all documents for expenses eligible for reimbursement; 2) Invoice Line Item Clarification which includes line items from the budget match worksheets, invoices, itemized receipts to substantiate charges for each line item; and 3) Assembly and submission of supporting documentation packet signed by the Board’s authorized designated officer on the required face page.

Programmatic responsibilities include compiling and submitting 1) Progress Reports due in the timeline requested to capture the implementation measures of the Services for the timeframe of the report; 2) a Local Evaluation Plan to collect and evaluate data to measure performance and outcomes of the Services’ activities with any preliminary findings or evidence of Project impact; 3) a Final Outcome Evaluation Report to provide final findings of the measured performance and outcomes of the Services’ activities. Metrics and information on the service work performed in the focus area of homeless outreach are collected by all key players and shared using a common communication and data platform that enables continuous communication. In a singular effort to connect homeless clients to the systems of care, human and data-driven integration of key local community members will be practiced through the utilization of Outreach Grid, an app-based communication platform for resource and service links to a system of care including a bed shelter reservation system, coordinate dispatch and maintain data integrity.

The Executive Director’s responsibilities also include monthly meetings with the communitybased organizations and stakeholders to discuss strategies, timetables, implementation of services and support to reduce violence through prevention, intervention, and suppression activities.

North Orange County Public Safety Services
The regional collective impact of the North Orange County Public Safety Collaborative includes funded community-based partners.

Funded Services Partners: The funded Services community based organizations partners will provide the following direct resources: Out of School Time (OST) violence, prevention and intervention activities and case management services; mentoring services; early violence prevention and intervention activities; homeless and reentry case management services; promotion of positive outcomes for all children and families by leveraging collaborative impact of partners and championing quality family support and strengthening practices; assessment, life skills, coping and counseling services; and programmatic evaluation and outcome reports. Law enforcement agencies within the Collaborative will provide dedicated officers to meet the needs of the Services in the region working collaboratively.
55414.00700\34385945.2
Period
Effective performance period is for: October 1, 2021 through June 30, 2026.

Financial Arrangements
Board of State and Community Corrections under the Corrections Planning and Grant Programs shall award the funds to the North Orange County Public Safety Collaborative for a total of $7,800,000 during the performance period. Funds are available for encumbrance or expenditure until June 30, 2026 or earlier. The Collaborative agrees that the City of Stanton shall serve as the designated fiscal agent (herein, the Fiscal Agent) on behalf of the Collaborative with authority to present claims to Board of State and Community Corrections on behalf of each of the funded cities and its community-based organizations for services delivered by each. Disbursement of payment as appropriate will be made by the Fiscal Agent. The Fiscal Agent shall be responsible for facilitating partners meetings, collecting documentation for invoices and outcome measurements from each partner and maintaining complete and accurate records of all financial and outcome measurement data.

Miscellaneous
Each party agrees to mutually defend, indemnify, and hold harmless the other parties, their officials, officers, directors, agents, employees, and volunteers, from all claims, suits, actions, arbitration proceedings, administrative proceedings, regulatory proceedings, losses, expenses, or costs of any kind, whether actual, alleged, or threatened, actual attorney’s fees incurred by each party, court costs, interest, defense costs, including expert witness fees and any other costs or expenses of any kind whatsoever, including, but not limited to, liability for bodily injury, sickness, disease or death, property damage (including loss of use) or violation of law, caused by or arising out of, or relating to any negligent act, error or omission, or willful misconduct of that party, its officials, officers, directors, agents, employees, and volunteers acting pursuant to its control and performing under this Operational Agreement. To the extent that more than one party is determined to have been negligent or at fault, the parties agree that each party shall bear its own portion or percentage of liability and to indemnify and hold harmless the other parties for that share.

This Operational Agreement may be executed and delivered in any number of counter parts, each of which, when executed and delivered shall be deemed an original and all of which together shall constitute the same agreement. Facsimile or electronic signatures will be permitted.

The laws of the State of California and applicable local and federal laws, regulations, and guidelines shall govern this Operational Agreement.

Should litigation arise out of this Operational Agreement or the performance thereof, each party shall be responsible for its own costs and expenses, including attorney’s fees.

Any party may withdrawal from this Operational Agreement without cause upon thirty (30) days’ written notice to the other parties. Upon the effective date of the withdrawal, the withdrawing party shall have no right or claim to any additional sums from the Board of State 55414.00700\34385945.2
and Community Corrections under the Corrections Planning and Grant Programs, as contemplated by this Operational Agreement.

Authorized Representatives for the North Orange County Public Safety Collaborative We, the undersigned, as authorized representatives of the cities of Anaheim, Brea, Buena Park, Cypress, Fullerton, La Habra, La Palma, Orange, Placentia, Stanton, and Yorba Linda, do hereby approve this document.
[SIGNATURES HERE]
1 Jason Huynh
From: Kang, Soo
Sent: Tuesday, January 4, 2022 11:17 AM
To: Jason Huynh
Subject: FW: California Senate Bill 170 Funding - North Orange County Public Safety Task Force Violence Prevention, Intervention and Suppression Activities [226] Categories: Reference Materials
Soo Elisabeth Kang, M.A.

Assistant to the City Manager
City of Stanton
7800 Katella Avenue
Stanton, CA 90680
714.890.4274 office
www.StantonCA.gov
From: Sutter, Lee@BSCC <[email protected]>
Sent: Wednesday, October 27, 2021 11:15 AM
To: Kang, Soo <[email protected]>
Cc: Sianez, Corey <[email protected]>; Cota, Lorraine <[email protected]> Subject: RE: California Senate Bill 170 Funding - North Orange County Public Safety Task Force Violence Prevention, Intervention and Suppression Activities [226]
Thank you for your response and attestation. We will prepare the funds for payment today.

Thank You,
Lee Sutter
Chief Fiscal Officer

BOARD OF STATE AND COMMUNITY CORRECTIONS
2590 Venture Oaks Way, Ste. 200
Sacramento, CA 95833
Office: (916) 445-4607
Cell: (916) 712-2887
Email: [email protected]
LEADERSHIP  EXCELLENCE  SUPPORT
From: Kang, Soo <[email protected]>
Sent: Wednesday, October 27, 2021 11:03 AM
To: Sutter, Lee@BSCC <[email protected]>
Cc: Sianez, Corey <[email protected]>; Cota, Lorraine <[email protected]> Attachment: B
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2 Subject: RE: California Senate Bill 170 Funding - North Orange County Public Safety Task Force Violence Prevention, Intervention and Suppression Activities [226]
Good morning, Mr. Sutter.

Thank you for the email and our phone conversation to clarify the funding period including the timeline as to the release of the funds.

On behalf of the North Orange County Public Safety Task Force and its fiscal agency, the City of Stanton does acknowledge and attest that the funds will be utilized as stated in the email below as well as in accordance with Senate Bill 170, Chapter 240, Statutes of 2021, Control Section 19.56 (e), (226), which provides that the North Orange County Public Safety Task Force will receive $7,800,000 for violence prevention, intervention and suppression activities. Funds may be utilized for a range of programs, services and activities designed to reduce violence.

Should you need additional information or have any questions, please contact me. Have a wonderful day.

Soo Elisabeth Kang, M.A.

Assistant to the City Manager
City of Stanton
7800 Katella Avenue
Stanton, CA 90680
714.890.4274 office
www.StantonCA.gov
From: Sutter, Lee@BSCC <[email protected]>
Sent: Wednesday, October 27, 2021 10:06 AM
To: Kang, Soo <[email protected]>
Subject: California Senate Bill 170 Funding - North Orange County Public Safety Task Force Violence Prevention, Intervention and Suppression Activities [226]
Importance: High
Good morning,
The Board of State and Community Corrections (BSCC) is preparing to provide funding to your agency per the Budget Act of 2021.

This disbursement will be made in accordance with Senate Bill 170, Chapter 240, Statutes of 2021, Control Section 19.56 (e), (226), which provides that the North Orange County Public Safety Task Force will receive $7,800,000 for violence prevention, intervention and suppression activities. Funds may be utilized for a range of programs, services and activities designed to reduce violence, and may include the following:
(i) Programs to address youth violence prevention and intervention in K-12 schools. (ii) Programs to promote and enhance the successful reentry of offenders into the community. (iii) Programs to address homeless outreach and intervention efforts. 3 The North Orange County Public Safety Task Force shall distribute at least 60 percent of the funds allocated in this item to one or more community-based organizations to assist with violence prevention, intervention and suppression activities.

Please respond to this email, which will serve as your agency’s acknowledgement and attestation that the funds will be utilized for the purpose(s) identified above. In addition to the requirement for this attestation, the BSCC will follow up with your agency prior to the end of the funding period, June 30th, 2026 for confirmation that the funding was used as intended in the budget.

Upon receipt of this email, we will issue the warrant in the amount shown above. If you have any questions regarding this funding distribution, please contact Lee Sutter, Chief Fiscal Officer, at [email protected] or (916) 712-2887.

Thank You,
Lee Sutter
Chief Fiscal Officer

1 CITY OF STANTON

REPORT TO THE CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: January 11, 2022
SUBJECT: PUBLIC HEARING TO CONSIDER SITE PLAN AND DESIGN REVIEW SPDR-811, CONDITIONAL USE PERMIT CUP 20-04, PLANNED
DEVELOPMENT PERMIT PDP 20-07, DEVELOPMENT AGREEMENT
DA 20-04, TENTATIVE TRACT MAP NO. 19119 AND ADOPTION OF

THE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION AND

ASSOCIATED MITIGATION MONITORING AND REPORTING
PROGRAM FOR A NEW 79-UNIT TOWNHOME PROJECT INCLUDING
7 LOW INCOME AFFORDABLE UNITS LOCATED AT 12200 BEACH

BOULEVARD IN THE COMMERCIAL GENERAL (CG), GENERAL

MIXED-USE (GLMX) OVERLAY ZONE
REPORT IN BRIEF:

A public hearing to consider a new 79-unit, single family, townhome project including 7 low-income affordable units and associated improvements located at 12200 Beach Boulevard. Applications include Development Agreement DA 20-04, Site Plan and Design Review SPDR-811, Conditional Use Permit CUP 20-04, Planned Development Permit PDP 20-07 and Tentative Tract Map No. 19119.

RECOMMENDED ACTION:

1. City Council conduct a public hearing; and

2. Adopt Resolution No. 2022-01 adopting an Initial Study and Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program (MMRP) for the development of 79 townhome units including 7 low-income affordable units and associated improvements at 12200 Beach Boulevard, entitled:
“A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF STANTON,

CALIFORNIA, ADOPTING AN INITIAL STUDY AND MITIGATED

NEGATIVE DECLARATION AND A MITIGATION MONITORING AND
REPORTING PROGRAM FOR THE DEVELOPMENT OF 79
TOWNHOME UNITS INCLUDING 7-LOW INCOME AFFORDABLE
UNITS AND ASSOCIATED IMPROVEMENTS AT 12200 BEACH
BOULEVARD”; and
Item: 10A
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2 3. Introduce Ordinance No. 1118, entitled:
“AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF STANTON

APPROVING A DEVELOPMENT AGREEMENT BETWEEN THE CITY

OF STANTON AND BONANNI DEVELOPMENT FOR CERTAIN REAL
PROPERTY LOCATED AT 12200 BEACH BOULEVARD WITHIN THE

CITY OF STANTON PURSUANT TO CALIFORNIA GOVERNMENT
CODE SECTION 65864 ET SEQ.”; and

4. Adopt Resolution No. 2022-02 approving Site Plan and Design Review SPDR-811, Conditional Use Permit C20-04, Planned Development Permit PDP 20-07 and Tentative Tract Map No. 19119 for a new 79-unit, townhome development including 7 low-income affordable units and associated improvements, entitled:
“A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA, APPROVING SITE PLAN AND DESIGN REVIEW SPDR811, CONDITIONAL USE PERMIT C20-04, PLANNED DEVELOPMENT PERMIT PDP 20-07 AND TENTATIVE TRACT MAP NO. 19119 FOR A NEW 79-UNIT TOWNHOME DEVELOPMENT INLCUDING 7 LOWINCOME AFFORDABLE UNITS AND ASSOCIATED IMPROVEMENTS FOR THE PROPERTY LOCATED AT 12200 BEACH BOULEVARD
LOCATED IN THE COMMERCIAL GENERAL (CG), GENERAL MIXEDUSE (GLMX) OVERLAY ZONE”; and

5. Set Ordinance No. 1118 for second reading and adoption at the January 25, 2022 regularly scheduled City Council meeting.

BACKGROUND:

The applicant, Chris Segesman representing Bonanni Development (Applicant), is requesting to develop seventy-nine (79) three-story townhome units and associated improvements within a 3.54-acre site located at 12200 Beach Boulevard, south of Chapman Avenue and highlighted in Figure 1 below. The subject property currently includes a recreational vehicle rental business with three buildings and accessory structures. The applicant plans to remove all existing structures and construct a 79-unit townhome development with 8 units dedicated for moderate-income affordable housing. 3 Figure 1. Aerial Map
The project is located in the Commercial General (CG) zone with a General Mixed-Use (GLMX) Overlay and has a General Plan Land Use designation of General Mixed Use.

Surrounding zoning and land uses are as follows:

Direction Zoning Existing Land Use
North Commercial General (CG) with
General Mixed-Use Overlay
(GLMX) and High Density
Residential (RH)
Commercial Center (restaurants,
laundromat, liquor store) and Su Casa
Apartments
South Commercial General (CG) with
General Mixed-Use Overlay
(GLMX) and Open Space/Buffer
Zone (OS)
Beach Auto Glass and Anaheim Barber
City Channel
East Open Space/Buffer Zone (OS) Anaheim Barber City Channel West Across Beach Boulevard R-3
Multiple-Family Residential (City
of Garden Grove)
Beach Creek Resort Apartments (City of
Garden Grove)

ANALYSIS/JUSTIFICATION
TENTATIVE TRACT MAP- The applicant is requesting approval of Tentative Tract Map No. 19119 to subdivide a single-lot for condominium purposes to allow for individual ownership of the proposed 79 attached condominium units. The proposed Tentative 4 Tract Map has been reviewed by the City Engineer and is technically correct and conforms to the requirements of the Subdivision Map Act (Government Code section 66410 et. seq.) and the City’s Subdivision Ordinance (Title 19 of the Stanton Municipal Code).

DEVELOPMENT AGREEMENT- The City Council authorized staff to enter into negotiations for a Development Agreement for this project. The Development Agreement would vest the project in accordance with existing land use laws, regulations, and ordinances. In exchange, the Developer has agreed to provide substantial improvements to the neighborhood by building a high quality designed and executed residential community and improving the public experience and visual corridor of Beach Boulevard in accordance with the Livable Beach Boulevard Mobility Plan. This development contributes financially to the Public Benefit, Neighborhood Preservation and City Beautification and Enhancement Funds.

The Planning Commission’s review of the Development Agreement as prescribed by Stanton Municipal Code Section 20.510.050, provides the Commission review the Development Agreement to determine whether it provides a public benefit to the city, that it is consistent with the General Plan, Specific Plan, and Zoning Code, and it complies with the DA statute. All other considerations within the Development Agreement are to be considered by the City Council.

CONDITIONAL USE PERMIT- The Stanton Municipal Code (SMC) requires a Conditional Use Permit for stand-alone residential developments within the General Mixed Use Overlay Zone for properties that are a minimum distance of 500 feet away from intersections of Principal, Major, Primary, or Secondary arterial streets as defined in the Stanton General Plan. In this case, a CUP is required because the proposed project is a stand-alone residential development approximately 880 feet away from the intersection of Beach Boulevard and Chapman Avenue—which is identified as a primary arterial in the General Plan.

Staff is recommending approval, finding the development of a stand-alone residential project at this location is complimentary to the adjacent commercial and residential developments. Bringing a for-sale development onto Beach Boulevard offers a new and unique housing option not currently found in Stanton. Replacing this commercial site with a vibrant, residential development will enhance the community and bring a pedestrian focus into this portion of Beach Boulevard. The project will improve the pedestrian experience along Beach Boulevard by adding public fixtures, benches, wider sidewalks, enhanced landscaping and lighting as well as integrating the project into the built environment along this important corridor.

SITE PLAN AND DEVELOPMENT REVIEW- The Stanton Municipal Code (SMC) requires a site plan and development review permit for land use projects in the Mixed-Use Overlay Zone. The project meets or exceeds the required front, side and rear yard setbacks, density, building height and other significant development standards for this zone. 5 The project is comprised of 79, for-sale, three-story townhome units with 8 units reserved for moderate-income affordable housing. Fourteen buildings are proposed on site in clusters of 4 and 6 units in each building.

Figure 2. Site Plan
The units are comprised of five floor plan types as follows:

Plan Type Number of
Units
Size Bedrooms
Unit 1A 6 940 sq. ft. 1 Bed/1 Ba
Unit 1B 6 880 sq. ft. 1 Bed/1 Ba
Unit 2A 29 1,355 sq. ft 3 Bed/ 3 Ba
Unit 2B 7 1,375 sq. ft. 2 Bed/ 2.5 Ba
Unit 3A 31 1,625 sq. ft. 3 Bed/ 3.5 Ba
Access to the site is provided from a main and secondary driveway on Beach Boulevard. A 25-foot interior street serves the proposed development. The 36-foot-wide driveway entrance on the southernmost portion of the site will be restricted to right in and right out maneuvers only and the secondary 19-foot 10-inch driveway to the north is restricted for right turn exiting maneuvers only.

On-site amenities include a recreation area, community park and dog park. The recreation area includes outdoor seating, shade structures, BBQ counter, fireplace etc.

The community park is proposed with a playground, a lawn for active and passive play, corn hole, lounge seating, shade structures and fire pits for gatherings. The dog park will include bench seating and a pet station.
.
6 PLANNED DEVELOPMENT PERMIT: The Zoning Code allows applicants to request a Planned Development Permit, which is a flexible land use planning tool intended to:
• Ensure efficient use of land and better living environment: apply modern site planning techniques resulting in a more efficient use of land for superb site planning and excellent design that would not be achievable within the strict application of the development standards;
• Ensure high standards of environmental quality, public health and safety and efficient use of the City’s resources; and
• Provide for amenities over and above what is typically required by the Zoning Code.

The applicant is requesting the following modifications:
• Common and Private Open Space: The Zoning Code’s development standards for multi-family projects do not differentiate between an apartments, condominiums or townhomes. As such, the standard common open space requirement is intended to ensure those living in a multi-family development have useable open space and outdoor areas adding value to the quality of life of the development.

The standard requirement for multi-family developments includes two common amenities and 30% of the site dedicated to common usable open space. Here, strict application of the Code would require 46,341 square feet of common open space and two on-site amenities. The project offers 41,748 square feet and provides three usable on-site amenities including: recreation area, community park and dog park.

The variety of on-site amenities ensures the open space provided is usable and meets the anticipated needs of the residents in the development.

Similarly, the SMC requires private open space for each unit with a minimum area of 250 square feet or 25 percent of the total dwelling unit size, whichever is less. The project proposes the following private open space:

Unit Square Footage Private Open Space
Required
Provided
Unit 1A: 940 sq. ft. 238 sq. ft. 40 sq. ft.

Unit 1B: 880 sq. ft. 230 sq. ft. 40 sq. ft.

Unit 2A: 1,355 sq. ft. 250 sq. ft. 95 sq. ft.

Unit 2B: 1,375 sq. ft. 250 sq. ft 75 sq. ft
Unit 3A: 1,625 sq. ft. 250 sq. ft 90 sq. ft
While the project does not meet the required private open space and common area requirements, it provides usable, quality of life improving features that bring value to the individual unit and to the development as a whole. Additionally, the project provides additional benefits to the community offering improvements to the pedestrian experience along Beach Boulevard as well as an offsite parkette at the terminus of Orangewood Avenue and Santa Rosalia Street or funds equivalent to the project.
7 • Four Feet Architectural Offset: The SMC requires a minimum four-foot offset for every two units be provided at the front of the structure. The proposed project has units attached in clusters of four and six. Buildings 3 and 4, facing Beach Boulevard, include this offset, but the remaining buildings do not provide for the offset. To break up the mass of the buildings the developer proposes variations in the materials including plaster, lap siding, faux wood porcelain tile and brick.

View Along Beach Boulevard
View Along Beach Boulevard
In conclusion, the project meets the intent of the Planned Development Permit and the Site Plan and Development Review. The utilization of modern site planning provides additional market rate and affordable housing opportunities and improves the character and condition of the Beach Boulevard corridor. The project offers increased common on-site amenities, improved street frontage character, quality landscaping, decorative paving and will result in an aesthetically pleasing development compatible with the community as a whole.

PARKING: On December 15, 2021 the Planning Commission held a public hearing and reviewed two parking and affordable housing options for the project. The first option included the project proposing 8 moderate income affordable units, which made the project eligible for a by-right parking concession per Government Code Section 65915.

Under the parking concession the project would be required to provide 146 parking spaces.

The second option was to consider a parking modification through the Planned Development Permit process and in exchange receive 7 units at a lower affordability level in the low-income category. The project proposes 146 covered parking spaces and 8 56 uncovered spaces for a total of 202 off-street parking spaces or 2.56 parking spaces per unit. The individual units will have 1-car and 2 car garages (depending on the unit’s size and floor plan). The Code requires a total of 311 parking spaces or 3.9 parking spaces per unit for this project.

The project proposes to exceed the allowed parking by right by including 56 uncovered spaces for a total of 202 off-street parking spaces. For reference, the following table outlines the latest project’s parking ratios.

Project Parking Ratio
Cloud House 1.7 spaces per unit
The VRV 1.75 spaces per unit
Brookfield 2.48 spaces per unit
Bigsby 2.55 spaces per unit
Lighthouse 3.25 spaces per unit
Katella Assemblage 3.63 spaces per unit
It is important to note that Lighthouse is a 3- and 4-bedroom unit designed project and Assemblage is a 3 bedroom project. Bigsby is a mix of 1, 2 and 3 bedrooms and thus, provides a higher ratio per bedroom than any other development recently approved.

Additionally, with the second option the City achieves deeper affordability for the restricted units to the low-income category. While this option reduces the total number of affordable units from 8 to 7, the deeper affordability far exceeds the loss of the single unit.

The Planning Commission recommend approval of the project allowing the parking as proposed through the Planned Development Permit process to accept 7 low-income restricted units and the 2.55 spaces per unit ratio.

As has been the practice, condition 15(l) to require a Parking Management Plan to among other things, ensure that sufficient parking is provided on site and adequate procedures exist for the HOA to resolve future parking issues.

FISCAL IMPACT:

Project review is paid for through the applicant’s development deposit and associated fees. As such, there will likely not be any fiscal impacts to the City with regard to project review. Under the Development Agreement, the applicant will pay $1,663,038 to the City via the following breakdown: $1,500 per unit as a Public Benefit Fee (City Facilities Fee), $1,000 per unit for Neighborhood Preservation and $12,222 per unit for Development Impact Fees. Additionally, the Development Agreement provides that the 9 City will receive $500,000 in Beautification/Enhancements Fees for the design, implementation and improvements to the Orangewood/Santa Rosalia Corridor pedestrian, bicycle and community improvements and the Pocket Park at the terminus of Orangewood Avenue. If the Orangewood Parkette is funded through other sources or no longer necessary, then the City may use the funds for other beautification and enhancement projects in the City.

ENVIRONMENTAL IMPACT:

An Initial Study/Mitigated Negative Declaration (IS/MND) was prepared for the project pursuant to the California Environmental Quality Act (CEQA) and State CEQA Guidelines. The IS/MND document prepared by consultant Blodgett Baylosis Environmental Planning, includes the project setting and description, initial study checklist, and an environmental evaluation. The Draft MND was circulated for a 30-day public review period beginning on October 26, 2021 and ending on November 29, 2021.

Copies of the document were made available at City Hall, Stanton Library and City website. A notice of intent was posted at 12200 Beach Boulevard and the terminus of Orangewood Avenue and Santa Rosalia Street, mailed to property owners and tenants within a 500 feet radius of both sites and posted at City Hall, Stanton Post Office and Family Resource Center. Notice and the IS/MND were sent to the State Clearinghouse, Office of Planning and Research. The State Clearinghouse issued a project number for this MND (SCH No. 2021110029) and circulated the NOI and IS/MND to various state agencies. The project will require adoption of a Mitigation Monitoring and Reporting Program (MMRP) which contains mitigation measures to address noise stemming from construction and measures to address biological and tribal cultural resources impacts.

The IS/MND has concluded that the project will have a less than significant impact on the environment with the implementation of the mitigation measures identified in the Mitigation Monitoring and Reporting Program.

PUBLIC NOTIFICATION:

Notice of Public Hearing was mailed to all property owners within a five-hundred-foot radius of the subject property and made public through the agenda-posting process.

STRATEGIC PLAN OBJECTIVE ADDRESSED:
2 – Promote a Strong Local Economy
5 – Provide a High Quality of Life
Prepared by: Reviewed by:
/s/ Estefany Franco /s/ Jennifer A. Lilley
__________ _______
Estefany Franco Jennifer A. Lilley, AICP
Associate Planner Community and Economic
Development Director
10 Approved by:
/s/ Jarad L. Hildenbrand
Jarad L. Hildenbrand
City Manager
ATTACHMENTS:

A. Resolution No. 2022-01 adopting an Initial Study and Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program (MMRP) B. Ordinance No. 1118 (Development Agreement DA 20-04)
C. Resolution No. 2022-02 approving Site Plan and Design Review SPDR-811, Conditional Use Permit C20-04, Planned Development Permit PDP 20-07 and Tentative Tract Map No. 19119
D. Vicinity Map
E. Project Plans
F. Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program
G. Response to Comments

ATTACHMENT A
RESOLUTION NO. 2022-01

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RESOLUTION NO. 2022-01

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA,

ADOPTING AN INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION AND A

MITIGATION MONITORING AND REPORTING PROGRAM FOR THE DEVELOPMENT OF 79 TOWNHOME UNITS INCLUDING 7-LOW INCOME AFFORDABLE UNITS AND ASSOCIATED IMPROVEMENTS AT 12200 BEACH BOULEVARD
WHEREAS, on November 4, 2020, Chris Segesman representing Bonanni Development, (“Applicant”) filed applications for a Site Plan and Design Review SPDR-811, Conditional Use Permit CUP 20-04, Planned Development Permit PDP 20-07 and Tentative Tract Map No. 19119, for the development of a 3.54-acre site (“Project Site”), located at 12200 Beach Boulevard (APN: 131-422-20) for a new 79-unit townhome development with 7 Low Income affordable units and associated improvements (“Project”) and the City of Stanton is the Lead Agency; and
WHEREAS, a Draft Initial Study and Mitigated Negative Declaration (“Draft IS/MND”) for the Project were prepared in accordance with the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines. A Notice of Intent to Adopt a Mitigated Negative Declaration was mailed to contiguous properties and the surrounding neighborhood on October 25, 2021 and posted at the Project site. The IS/MND was made available for a 30-day public review and comment period from October 26, 2021, through December 1, 2021 at the Stanton Library, City of Stanton Community and Economic Development Department, and on the City website; and
WHEREAS, the Draft IS/MND was submitted to the State Clearinghouse and made available for a 30-day review period by pertinent agencies and interested members of the public, commencing on November 1, 2021 and ending on December 1, 2021 (SCH# 2021110029); and
WHEREAS, an Initial Study and environmental review was prepared to evaluate the physical and environmental impacts of the project in conformance with the provisions of the California Environmental Quality Act (CEQA) and State CEQA Guidelines. The Mitigated Negative Declaration finds that the project will have less than significant impacts to the environment with the implementation of mitigation measures identified in the Mitigation Monitoring and Reporting Program (MMRP) attached hereto as Exhibit “A”; and WHEREAS, the City Council finds and determines that the environmental effects of the proposed Project were reviewed pursuant to the California Environmental Quality Act (CEQA and CEQA Guidelines through the preparation and circulation of an Initial Study and Mitigated Negative Declaration (IS/MND). The City Council further finds and determines that the mitigation measures as identified in the MMRP set forth in the IS/MND are sufficient to mitigate all potentially significant impacts to less than significant levels.

Therefore, the Commission recommends that the City Council adopt the project IS/MND and MMRP in conjunction with the Project; and
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RESOLUTION NO. 2022-01

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WHEREAS, the City has endeavored to take all steps and impose all conditions necessary to ensure that impacts to the environment would not be significant; and WHEREAS, all of the findings and conclusions made by the City Council pursuant to this Resolution are based upon the oral and written evidence before it as a whole; and WHEREAS, on December 15, 2021, the Planning Commission of the City of Stanton conducted a duly noticed public hearing and the public was afforded an opportunity to comment on the Project and the Initial Study and MND and the Planning Commission discussed and considered the Project and the Initial Study and MND; and WHEREAS, on January 11, 2022 the City Council held a duly-noticed public hearing to consider the Project and the IS/MND and MMRP; and
WHEREAS, the City Council has reviewed the Initial Study, MND and all other relevant information contained in the record regarding the Project; and WHEREAS, all legal prerequisites have occurred prior to the adoption of this resolution.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF STANTON DOES HEREBY FIND, RESOLVE, DETERMINE, AND ORDER AS FOLLOWS:

SECTION 1: The foregoing recitals are true and correct and are incorporated herein as substantive findings of this Resolution.

SECTION 2: Based upon the Initial Study and Mitigated Negative Declaration, the City Council exercises its independent judgment and finds the project’s potential significant adverse impacts can be mitigated to a level of insignificance with the mitigation measures identified in the IS/MND and MMRP.

SECTION 3: The City Council hereby adopts the IS/MND and MMRP prepared for the Project and attached hereto as Exhibit “A”.

SECTION 4: Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at City Hall for the City of Stanton, located at 7800 Katella Avenue, Stanton, California. The Community and Economic Development Director is the custodian of these documents is the custodian of the record of proceedings.

SECTION 5: Staff is directed to file a Notice of Determination with the County of Orange and the State Clearinghouse within five (5) working days of approval of the Project.

SECTION 6: Execution of Resolution. The Mayor shall sign this Resolution and the City Clerk shall attest and certify to the passage and adoption thereof.

RESOLUTION NO. 2022-01

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ADOPTED, SIGNED AND APPROVED this 11th day of January 2022.

DAVID J. SHAWVER, MAYOR
APPROVED AS TO FORM:

HONGDAO NGUYEN, CITY ATTORNEY
ATTEST:

I, Patricia A. Vazquez, City Clerk of the City of Stanton, California DO HEREBY CERTIFY that the foregoing Resolution, being Resolution No. 2022-01 has been duly signed by the Mayor and attested by the City Clerk, all at a regular meeting of the Stanton City Council, held on January 11, 2022, and that the same was adopted, signed and approved by the following vote to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

PATRICIA A. VAZQUEZ, CITY CLERK

INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
STANTON TOWNHOMES ● 12200 BEACH BOULEVARD

CITY OF STANTON, CALIFORNIA

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TABLE 7.1

MITIGATION-MONITORING PROGRAM
Measure Enforcement
Agency
Monitoring
Phase Verification
MM-BIO-1 (Biological Resources Impacts). If clearing
and/or construction activities would occur during the raptor or migratory bird nesting season (February 15 to August 15), the Applicant and/or its contractor shall retain a qualified biologist to conduct preconstruction surveys for nesting birds up to 14 days before the construction activities commence. A copy of the report must be provided to the Director of Community Development for review and approval prior to the start of any work on the project site. The qualified biologist shall survey the construction zone to determine whether the activities taking place have the potential to disturb or otherwise harm nesting birds. Surveys shall be repeated if project activities are suspended or delayed for more than 15 days during nesting season. If active nest(s) are identified during the preconstruction survey, a qualified biologist shall establish a 100- foot no-activity setback for migratory bird nests and a 250-foot setback for raptor nests. No ground disturbance should occur within the no-activity setback until the nest is deemed inactive by the qualified biologist. The biologist must be approved by the Community Development Director prior to the issuance of any type of permit being issued for the project.

Director of
Community
Development
●
(Applicant is
responsible for
implementation)
Prior to the
issuance of
building
permits.
●
Mitigation ends
when
construction is
completed.

Date:

Name & Title:

MM-CUL-1 (Cultural Resources Impacts). The project
Applicant will be required to obtain the services of a qualified Native American Monitor during construction-related ground disturbance activities. Ground disturbance is defined by the Tribal Representatives from the Gabrieleño Band of Mission Indians, Kizh Nation as activities that include, but are not limited to, pavement removal, potholing or auguring, boring, grading, excavation, and trenching, within the project area. The monitor(s) must be approved by the tribal representatives and the City’s Community Development Director and will be present on-site during the grading and construction phases that involve any ground disturbing activities. The on-site monitoring shall end when the project site grading and excavation activities are completed, or when the monitor has indicated that the site has a low potential for archeological resources. Documentation that the required monitoring has been completed shall be provided to the Chief Building Official prior to the issuance of a Certificate of Occupancy.

Community
Development
Director and the
Chief Building
Official
●
(Applicant is
responsible for
implementation)
During the
project’s grading
and construction
phases.
●
Mitigation ends
when
construction is
completed.

Date:

Name & Title:

MM-NOI-1 (Noise Impacts): Construction staging areas must be located within the western portion of the project site, at least 200 feet east of the project site’s eastern boundary away from the noise sensitive receptors.

Date:

Name & Title:

INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
STANTON TOWNHOMES ● 12200 BEACH BOULEVARD

CITY OF STANTON, CALIFORNIA

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TABLE 7.1

MITIGATION-MONITORING PROGRAM (CONTINUED)
Measure Enforcement
Agency
Monitoring
Phase
Verification
MM-NOI-2 (Noise Impacts): The use of Tier IV rated
construction equipment must be used during demolition, site preparation, and construction activities.

Date:

Name & Title:

MM-NOI-3 (Noise Impacts): The Applicant must notify local residents regarding construction times and local contact information by placing a notice in the form of a sign alongthe project site’s boundaries in prominent locations. The notice shall include the name and phone number of the contact person at both the construction site and at the City’s Code Enforcement office where residents may call to register a complaint about noise. Upon receipt of a complaint, the contractors must stop work to inspect their equipment to ensure that they are properly tuned and muffled. Construction activities may not resume until the contractors confirm that the equipment is properly tuned and muffled. In addition, copies of all complaints and subsequent communication between the affected residents and contractors must be forwarded to the City’s Community Development
Director.

Date:

Name & Title:

MM-NOI-4 (Noise Impacts): The use of jackhammers or hoe rams (breakers) to demolishthe existing pavement shall be prohibited from taking place between the hours of eight p.m. and seven a.m. on weekdays, including Saturday, or at any time on Sunday or a federal holiday.

Date:

Name & Title:

INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
STANTON TOWNHOMES ● 12200 BEACH BOULEVARD

CITY OF STANTON, CALIFORNIA

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TABLE 7.1

MITIGATION-MONITORING PROGRAM (CONTINUED)
Measure Enforcement
Agency
Monitoring
Phase Verification
MM-TCR-1 (Tribal Cultural Resources Impacts). The
project Applicant will be required to obtain the services of a qualified NativeAmerican Monitorduring construction-related ground disturbance activities. Ground disturbance is defined by the Tribal Representatives from the Gabrieleño Band of Mission Indians, Kizh Nation as activities thatinclude, but are not limited to, pavement removal, potholing or auguring, boring, grading, excavation, and trenching, within the project area. The monitor must be approved by the tribal representatives and the City’s Community
Development Director. The monitor will be present on-site during the grading and construction phases that involve any ground disturbing activities. Theon-site monitoring shall end when the project site grading and excavation activities are completed,or when the monitor has indicated that the site has a low potential for archeological resources. Documentation that the required monitoring has been completed shall be provided to the Chief Building Official prior to the issuance of a Certificate of Occupancy.

Date:

Name & Title:

MM-TCR-2 (Tribal Cultural Resources Impacts). All
archaeological resources unearthed by Project construction activities shall be evaluated by the Monitor. If the resources are Native American in origin, the Tribe shall coordinate with the landowner regarding treatment and curation of these resources. The preferred treatment will be reburial or preservation in place.

Date:

Name & Title:

MM-TCR-3 (Tribal Cultural Resources) If any human skeletal material or related funerary objects are discovered during ground disturbance, the Monitor will immediately divert work at minimum of 50 feet and place an exclusion zone around the burial. The Monitor will then notify the construction manager who will call the coroner. Work will continue to be diverted while the coroner determines whether the remains are Native American. The discovery is to be kept confidential and secure to prevent any further disturbance. If the remains are Native American, the coroner will notify the Native American Heritage Commission (NAHC) as mandated by state law who will then appoint a Most Likely Descendent. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. The preferred treatment will be to keep the remains in situ and protected. If that treatment is not feasible, as determined by the applicant, the burials may be removed. The Tribe will work closely with the Qualified Archaeologist to ensure that the excavation is treated carefully, ethically, and respectfully. If data recovery is approved by the Tribe, documentation shall be taken which includes at a minimum detailed descriptive notes and sketches. Additional types of documentation shall be approved by the Tribe for data recovery purposes. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all material.

Once complete, a final report of all activities is to be submitted to the NAHC.

Date:

Name & Title:

ATTACHEMNT B
ORDINANCE NO. 1118

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ORDINANCE NO. 1118

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF STANTON APPROVING

A DEVELOPMENT AGREEMENT BETWEEN THE CITY OF STANTON AND BONANNI DEVELOPMENT FOR CERTAIN REAL PROPERTY LOCATED AT 12200

BEACH BOULEVARD WITHIN THE CITY OF STANTON PURSUANT TO
CALIFORNIA GOVERNMENT CODE SECTION 65864 ET SEQ
WHEREAS, on November 4, 2020, Chris Segesman representing Bonanni Development, (“Applicant”) filed applications for a Site Plan and Design Review SPDR811, Conditional Use Permit CUP 20-04, Planned Development Permit PDP 20-07, Tentative Tract Map No. 19119 and Development Agreement DA 20-04, for the development of a 3.54-acre site (“Project Site”), located at 12200 Beach Boulevard (APN: 131-422-20) for a new 79-unit townhome development including 7 low income affordable units and associated improvements (“Project”); and WHEREAS, the City of Stanton (“City”) has found that the Development Agreement strengthens the public planning process, encourages private participation in comprehensive planning by providing a greater degree of certainty in that process, reduces the economic costs of development, allows for the orderly planning of public improvements and services, allocates costs to achieve maximum utilization of public and private resources in the development process, and ensures that appropriate measures to enhance and protect the environment are achieved; and WHEREAS, pursuant to California Government Code Section 65864 et seq., the City is authorized to enter into Development Agreements providing for the development of land under terms and conditions set forth therein; and
WHEREAS, the Applicant, proposes to develop the Project Site located in the City of Stanton, more particularly described in Exhibit “A” of the Development Agreement, attached hereto, and incorporated herein by this reference (“Property”) for the Project; and
WHEREAS, because of the logistics, magnitude of the expenditure and considerable lead time prerequisite to planning and developing the Project, the Applicant has proposed to enter into a Development Agreement concerning the Project (“Development Agreement”) to provide assurances the Project can proceed without disruption caused by a change in the City's planning policies and requirements except as provided in the Development Agreement, which assurance will thereby reduce the actual or perceived risk of planning for and proceeding with development of the Project; and WHEREAS, the City desires the timely, efficient, orderly and proper development of the Project in furtherance of the goals of the General Plan; and Click here to return to the agenda
ORDINANCE NO. 1118

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WHEREAS, it is the intent of the City and Developer to establish certain conditions and requirements related to review and development of the Project which are or will be the subject of subsequent development applications and land use entitlements for the Project as well as the Development Agreement; and
WHEREAS, the City and Developer have reached mutual agreement and desire to voluntarily enter into the Development Agreement to facilitate development of the Project subject to the conditions and requirements set forth therein; and WHEREAS, on December 15, 2021, the terms and conditions of the Development Agreement were reviewed by the Planning Commission at a publicly noticed hearing and have been found to be consistent with the General Plan and the Planning Commission adopted a resolution recommending that the City Council approve the Development Agreement; and
WHEREAS, on January 11, 2022, the City Council conducted a duly noticed public hearing and considered evidence concerning the Development Agreement DA 20-04 as well as Site Plan and Design Review SPDR-811, Conditional Use Permit CUP 20-04 Planned Development Permit PDP 20-07, Tentative Tract Map No. 19119 for the property located at 12200 Beach Boulevard; and
WHEREAS, the City Council has found this Development Agreement is consistent with the City's General Plan; and
WHEREAS, the City Council has determined by entering into the Development Agreement: (i) the City will promote orderly growth and quality development on the Property in accordance with the goals and policies set forth in the General Plan; (ii) significant benefits will be created for City residents and the public generally from increased housing opportunities created by the Project; and WHEREAS, pursuant to the California Environmental Quality Act (Public Resources Code, § 21000 et seq.) (“CEQA”) and the State CEQA Guidelines (California Code of Regulations, title 14, § 15000 et seq.), the City is the lead agency for the proposed Project; and
WHEREAS, the City Council finds and determines the environmental effects of the proposed Project were reviewed pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines through the preparation and circulation of an Initial Study and Mitigated Negative Declaration (IS/MND). The City Council further finds and determines that the mitigation measures as identified in the Mitigation Monitoring and Reporting Program (MMRP) set forth in the IS/MND are sufficient to mitigate all potentially significant impacts to less than significant levels.; and WHEREAS, on January 11, 2021, the City adopted Resolution No. 2022-02 and thereby approved the Project; and
ORDINANCE NO. 1118

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WHEREAS, the terms and conditions of the Development Agreement have undergone review by the Planning Commission at a publicly noticed hearing and have been found to be fair, just, and reasonable, and consistent with the General Plan; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF STANTON DOES ORDAIN AS FOLLOWS:

SECTION 1: Recitals. The City Council hereby finds that the fact, findings and conclusions set forth above are true and correct.

SECTION 2: CEQA. On January 11, 2022, the City Council adopted Resolution No. 2022-01 and finds and determines the environmental effects of the proposed Project were reviewed pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines through the preparation and circulation of an Initial Study and Mitigated Negative Declaration (IS/MND). The City Council further finds and determines that the mitigation measures as identified in the Mitigation Monitoring and Reporting Program (MMRP) set forth in the IS/MND are sufficient to mitigate all potentially significant impacts to less than significant levels.

SECTION 3: City Council Findings. Pursuant to Government Code Section 65867.5(b) and Stanton Municipal Code Section 20.510.050(D), and based on the entire record before the City Council, the City Council hereby makes the following findings:

1. The Development Agreement provides benefit to the City:

The Project contemplated in the Development Agreement includes a Tract Map for the subdivision of land for condominium purposes, improvement of an underutilized lot. The Development Agreement requires the Applicant to provide substantial improvements to the site including usable on-site amenities. This project proposes a recreation area, community park and dog park and provides a financial benefit for the improvement of public facilities throughout the city. The project also includes 7 low income affordable housing units.

2. The Development Agreement is consistent with the purpose, intent, goals, policies, programs, and land use designations of the General Plan and any applicable Specific Plan, and this Zoning Code:

The Project Site is in the General Mixed-Use District and is zoned Commercial General (CG) with a General Mixed-Use (GLMX) Overlay Zone. The project furthers the goals and policies of the General Plan and meets the requirements of the Zoning standards including density, height, setbacks and all applicable development standards. The applicant is asking for modification to common and ORDINANCE NO. 1118

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parking, private open space and four-foot architectural offset through the Planned Development Permit. There is no Specific Plan applicable to the Project Site.

The proposed Project meets the following General Plan Goals and Strategies:
• Goal LU-3.1: A range and balance of residential densities which are supported by adequate city services. Strategy LU-3.1.2: Encourage infill and mixed-use development within feasible development sites.

The property is located within the General Mixed Use Overlay zone which allows for stand-alone residential development. The Project provides for 79 residential townhome units attached in clusters of four and six units and offers open space areas with a variety of recreational opportunities. The subdivision allows for the units to be sold separately, providing a more stable resident population and also adds to City’s affordable housing stock.

The proposed project offers infill development to serve the residential needs of the community while maintaining access to existing public services and utilities.
• Goal CD-1.1 Promote quality development and design that preserves and enhances a positive and unique image of Stanton, and fosters a sense of community pride. Strategy CD-1.1.2 Ensure that new development within the city contributes to the image of Stanton in a positive way and places a high standard of architecture and site design.

Beach Boulevard is evolving with several new mixed use and residential developments. The proposed 79 townhomes units offer a contemporary architecture that would continue to enhance the positive image of Stanton.

The development also proposes to improve the Beach Boulevard corridor through the implementation of the Livable Beach Boulevard Mobility Plan. • Goal CD-1.2: Promote an attractive streetscape and public right-ofway, especially along major primary and secondary corridors, that is consistent with the desired vision and image of Stanton.

The proposed project improves the pedestrian and vehicular experience along Beach Boulevard by applying the Livable Beach Boulevard Mobility Plan. The parkway will offer enhanced landscaping and street furnishings.

In addition, the elevations of the new residential units facing Beach Boulevard are designed to provide high-quality design, visual interest and a vibrant streetscape.
• Goal ED-2.2: Promote economic revitalization at key locations within the city, specifically the major arterials, Beach Boulevard and Katella Avenue, which carry commuters and other travelers through Stanton.

Strategy 2.2.1: Encourage mixed-use development along major corridors, specifically Beach Boulevard and Katella Avenue, as well as at major city intersections and activity nodes.

ORDINANCE NO. 1118

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The residential Project would provide for market rate and affordable housing for people close to commercial nodes, which will benefit existing and future commercial uses on Beach Boulevard and contribute to the City’s economic base.
• Action RC-2.1.6(b) Encourage development of underutilized and vacant infill site where public services and infrastructure are available.

The project will develop an underutilized lot located at a key corridor and will complement the surrounding neighborhood-serving commercial uses and established residential neighborhoods. The infill development will redevelopment this important corridor while maintaining the appropriate use of public facilities, utilities land available infrastructure.

3. The Development Agreement complies with the requirements of Government Code Sections 65864 through 65869.5:

The Agreement provides assurance to the applicant for the development of the Project. The Development Agreement specifies the duration of the agreement, permitted uses of the property, density and intensity of use, and provision of public benefits to the City. Specifically, the Development Agreement provides a seven-year term, in which the Applicant has a vested right to develop residential development on the Project Site in accordance with existing City regulations and Planned Development Permit PDP 20-07. In exchange, the Project will provide affordable housing opportunities in Stanton, and opportunities for improvements to public facilities throughout the City. Moreover, the Applicant will provide a highquality development with substantial improvements to the site including amenities for the residents and enhanced public and private improvements throughout the development.

SECTION 4: City Council Approval: The City Council hereby approves and adopts the Development Agreement attached hereto as Exhibit "A", entitled, "Development Agreement between the City of Stanton, a California municipal corporation and Bonanni Development., A California Corporation."
SECTION 5: Relationship to Other Project Approvals and Effective Date. This Ordinance shall not take effective unless and until Tentative Tract Map No. 19119, Site Plan and Design Review SPDR-811, Conditional Use Permit CUP 20-04 and Planned Development Permit PDP 20-07 are each approved and become effective. Moreover, the Development Agreement shall become effective accordance to its terms, as provided therein. If the Development Agreement’s “Effective Date,” as defined in that Agreement, fails to occur as specified therein, Tentative Tract Map No. 19119, Site Plan and Design Review SPDR-811, Conditional Use Permit CUP 20-04 and Planned Development Permit PDP 20-07 shall not become effective.

ORDINANCE NO. 1118

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SECTION 6: Custodian and Location of Records. The documents related to this Ordinance are on file and available for public review at Stanton City Hall, 7800 Katella Ave., Stanton, California 90680. The City Clerk is the custodian of these documents.

SECTION 7: Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance for any reason is 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.

SECTION 8: Adoption of Ordinance. The City Clerk shall certify the adoption of this Ordinance and cause the same to be posted as required by law. Pursuant to Government Code Section 65868.5, within 10 days following the entering into of the Development Agreement, as evidenced by full execution thereof, the City Clerk shall record with the Orange County Recorder a copy of the Development Agreement.

PASSED, APPROVED, AND ADOPTED this 25th day of January, 2022.

DAVID J. SHAWVER, MAYOR
ATTEST:

PATRICIA A. VAZQUEZ, CITY CLERK
APPROVED AS TO FORM:

HONGDAO NGUYEN, CITY ATTORNEY
ORDINANCE NO. 1118

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STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.

CITY OF STANTON )
I, Patricia A. Vazquez, City Clerk of the City of Stanton, do hereby certify that the foregoing Ordinance No. 1118 was duly introduced and placed upon its first reading at a regular meeting of the City Council on the 11th day of January, 2022, and thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the 25th day of January, 2022, by the following vote, to wit:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:
_____________________________

CITY CLERK, CITY OF STANTON
55414.00203\34180945.2
Recorded at request of: )
City Clerk )
City of Stanton )
)
When recorded return to:

City of Stanton )
7800 Katella Ave. )
Stanton, CA 90680 )
Attention: City Clerk )
)
______________________________________________________________________________ Exempt from filing fees pursuant to Government Code §6103 DEVELOPMENT AGREEMENT NO. 20-04

A DEVELOPMENT AGREEMENT BETWEEN

CITY OF STANTON
and

BONANNI DEVELOPMENT COMPANY III, LLC

A LIMITED LIABILITY COMPANY
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DEVELOPMENT AGREEMENT NO. 20-04
This Development Agreement (hereinafter “Agreement”) is entered into as of this ___ day of January, 2022 by and between the City of Stanton, California (hereinafter “CITY”), Bonanni Development Company III, LLC, a California limited liability company (hereinafter “OWNER”):

RECITALS
WHEREAS, CITY is authorized to enter into binding Development Agreements with persons having legal or equitable interests in real property for the development of such property, pursuant to Section 65864, et seq. of the Government Code; and WHEREAS, this Agreement constitutes a current exercise of CITY’s police powers to provide predictability to the OWNER in the development approval process by vesting the permitted uses, density, intensity of use, and timing and phasing of development consistent with the Development Plan in exchange for Owner’s commitment to provide significant public benefits to CITY as set forth in Section 4 below.

WHEREAS, OWNER has requested CITY to enter into a Development Agreement and proceedings have been taken in accordance with the rules and regulations of CITY; and WHEREAS, the best interests of the citizens of Stanton and the public health, safety and welfare will be served by entering into this Agreement; and WHEREAS, the City Council hereby finds and determines that this Agreement is of major significance because it will enable the CITY to fund much needed capital improvements and provide much needed public services and will therefore have a positive economic impact on the CITY; and
WHEREAS, the provision by Owner of the public benefits allows the CITY to realize significant economic, open space, and public facilities benefits. The public benefits will advance the interests and meet the needs of Stanton residents and visitors to a greater extent than would development of the Property without this Agreement.

WHEREAS, the physical effects, of the project have been reviewed and analyzed through the IS/MND and has concluded that with the inclusion of the Mitigation Monitoring and Reporting Program there will be a less than significant effect on the environment; and WHEREAS, this Agreement and the Project are consistent with the Stanton General Plan and any specific plan applicable thereto; and
WHEREAS, all actions taken and approvals given by CITY have been duly taken or approved in accordance with all applicable legal requirements for notice, public hearings, findings, votes, and other procedural matters; and
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WHEREAS, development of the Property in accordance with this Agreement will provide substantial benefits to CITY and will further important policies and goals of CITY; and WHEREAS, this Agreement will eliminate uncertainty in planning and provide for the orderly development of the Property, ensure progressive installation of necessary improvements, provide for public services appropriate to the development of the Project, and generally serve the purposes for which Development Agreements under Section 65864, et seq. of the Government Code are intended.

COVENANTS
NOW, THEREFORE, in consideration of the above recitals and of the mutual covenants hereinafter contained and for other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, the parties agree as follows:

1. DEFINITIONS AND EXHIBITS.

1.1 Definitions. The following terms when used in this Agreement shall be defined as follows:

1.1.1 “Agreement” means this Development Agreement.

1.1.2 “CITY” means the City of Stanton, a California municipal corporation.

1.1.3 “City Council” means the duly elected city council of the City of Stanton.

1.1.4 “Commencement Date” means the date the Term of this Agreement commences.

1.1.5 “Development” means the improvement of the Property for the purposes of completing the structures, improvements and facilities comprising the Project as specified in the Development Approvals (defined below), including, but not limited to: grading; the construction of infrastructure and public facilities related to the Project whether located within or outside the Property; the construction of buildings and structures; and the installation of landscaping. “Development” does not include the maintenance, repair, reconstruction or redevelopment of any building, structure, improvement or facility after the construction and completion thereof.

1.1.6 “Development Approvals” means all permits and other entitlements for use subject to approval or issuance by CITY in connection with development of the Property including, but not limited to:
(a) Planned Development Permit;
(b) Site Plan and Development Review;
(b) Tentative and Final subdivision maps;
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(c) Conditional use permits, public use permits and plot plans; (d) Zoning; and
(e) Grading and building permits.
.

1.1.7 “Development Exaction” means any requirement of CITY in connection with or pursuant to any Land Use Regulation or Development Approval for the dedication of land, the construction of improvements or public facilities, or the payment of fees in order to lessen, offset, mitigate or compensate for the impacts of development on the environment or other public interests.

1.1.8 “Development Impact Fee” a monetary exaction other than a tax or special assessment, whether established for a broad class of projects by legislation of general applicability or imposed on a specific project on an ad hoc basis, that is charged by a local agency to the applicant in connection with approval of a development project for the purpose of defraying all or a portion of the cost of public facilities related to the development project, including but not limited to park “in lieu” fees specified in Government Code Section 66477, fees for processing applications for governmental regulatory actions or approvals, or fees collected under Development Agreements adopted pursuant to Article 2.5 of the Government Code (commencing with Section 65864) of Chapter 4.

1.1.9 “Development Plan” means the plan for development of the Property as set forth in Exhibit “C”. OWNER’s obligations under this Agreement shall be contingent on CITY’s approval of OWNER’s applications for all of the Development Approvals.

1.1.10 “Effective Date” means the date the Ordinance approving and authorizing this Agreement becomes effective.

1.1.11 “Land Use Regulations” means all ordinances, resolutions, codes, rules, regulations and official policies of CITY governing the development and use of land, including, without limitation, the permitted use of land, the density or intensity of use, subdivision requirements, the maximum height and size of proposed buildings, the provisions for reservation or dedication of land for public purposes, and the design, improvement and construction standards and specifications applicable to the development of the Property which are in effect as of the Effective Date. “Land Use Regulations” does not include any CITY ordinance, resolution, code, rule, regulation or official policy, governing:
(a) the conduct of businesses, professions, and occupations; (b) taxes (special or general) and assessments;
(c) the control and abatement of nuisances;
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(d) the granting of encroachment permits and the conveyance of rights and interests that provide for the use of or the entry upon public property; or (e) the exercise of the power of eminent domain.

1.1.12 “OWNER” means the persons and entities listed as OWNER on page 1 of this Agreement and their successors and assigns in interest to all or any part of the Property.

1.1.13 “Mortgagee” means a mortgagee of a mortgage, a beneficiary under a deed of trust or any other security-device lender, and their successors and assigns.

1.1.14 “Project” means the development of the Property contemplated by the Development Plan as such Plan may be further defined, enhanced or modified pursuant to the provisions of this Agreement.

1.1.15 “Property” means the real property described on Exhibit “A” and shown on Exhibit “B” to this Agreement.

1.1.16 “Public Benefit” refers to those benefits provided to the CITY and the community by Owner pursuant to Section 4 below.

1.1.17 “Reservation of Rights” means the rights and authority excepted from the assurances and rights provided to OWNER under this Agreement and reserved to CITY under Section 3.3 of this Agreement.

1.2 Exhibits. The following documents are attached to, and by this reference made a part of, this Agreement:

Exhibit “A” – Legal Description of the Property.

Exhibit “B” – Map showing Property and its location.

Exhibit “C” – Development Plan.

Exhibit “D” – Development Impact Fees.

Exhibit “E” – Affordable Housing Requirements

2. GENERAL PROVISIONS.

2.1 Binding Effect of Agreement. The Property is hereby made subject to this Agreement. Development of the Property is hereby authorized and shall be carried out in accordance with the terms of the Development Plan and this Agreement.

2.2 Ownership of Property. OWNER represents and covenants that it is the owner of the fee simple title to, or has an equitable interest in, the Property or a portion thereof. 55414.00203\34180945.2
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2.3 City Council Findings. The City Council finds that:

2.3.1 This Agreement is consistent with the CITY’s General Plan.

2.3.2 This Agreement ensures a desirable and functional community environment, provides effective and efficient development of public facilities, infrastructure, and services appropriate for the development of the Project, and enhances effective utilization of resources within the CITY.

2.3.3 This Agreement provides public benefits beyond those which are necessary to mitigate the development of the Project.

2.3.4 This Agreement strengthens the public planning process, encourages private participation in comprehensive planning and reduces costs of development and government.

2.3.5 The best interests of the citizens of the CITY and the public health, safety, and welfare will be served by entering into this Agreement.

2.4 Term. The term of this Agreement shall commence on the date (the “Commencement Date”) that is the Effective Date, and shall continue for a period of (i) five (5) years after the issuance of a grading permit, unless this term is modified or extended pursuant to the provisions of this Agreement. Thereafter, the OWNER shall have no vested right under this Agreement, regardless of whether or not OWNER has paid any Development Impact Fee; nevertheless, OWNER may have a common law vested right to complete the Project under the ‘Avco rule’ (see Avco Community Developers, Inc. v. South Coast Regional Commission (1976) 17 Cal.3d 785)”.

2.5 Assignment.

2.5.1 Right to Assign. OWNER shall have the right to sell, transfer or assign the Property in whole or in part (provided that no such partial transfer shall violate the Subdivision Map Act, Government Code Section 66410, et seq.) to any person, partnership, joint venture, firm or corporation at any time during the term of this Agreement; provided, however, that any such sale, transfer or assignment shall include the assignment and assumption of the rights, duties and obligations arising under or from this Agreement and be made in strict compliance with the following conditions precedent:
(a) No sale, transfer or assignment of any right or interest under this Agreement shall be made unless made together with the sale, transfer or assignment of all or a part of the Property.
(b) Concurrent with any such sale, transfer or assignment, OWNER shall notify CITY, in writing, of such sale, transfer or assignment and shall provide CITY with an executed agreement (“Assignment and Assumption Agreement”), in a form reasonably acceptable to CITY, by the purchaser, transferee or assignee and providing therein that the purchaser, transferee or assignee expressly and unconditionally assumes all the duties, obligations, 55414.00203\34180945.2
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agreements, covenants, waivers of OWNER under this Agreement, including, without limitation, the covenants not to sue and waivers contained in Sections 7.2 and 8.4 hereof.

Any sale, transfer or assignment not made in strict compliance with the foregoing conditions shall constitute a default by Owner under this Agreement. Notwithstanding the failure of any purchaser, transferee or assignee to execute the agreement required by Paragraph (b) of this Subsection 2.5.1, the burdens of this Agreement shall be binding upon such purchaser, transferee or assignee, but the benefits of this Agreement shall not inure to such purchaser, transferee or assignee until and unless such agreement is executed.

2.5.2 Release of Transferring Owner. Notwithstanding any sale, transfer or assignment, a transferring OWNER shall continue to be obligated under this Agreement with respect to the transferred Property or any transferred portion thereof, unless such transferring OWNER is given a release in writing by CITY, which release shall be provided by CITY upon the full satisfaction by such transferring OWNER of the following conditions:
(a) OWNER no longer has a legal or equitable interest in all or any part of the Property subject to the transfer.
(b) OWNER is not then in default under this Agreement.
(c) OWNER has provided CITY with the notice and executed agreement required under Paragraph (b) of Subsection 2.5.1 above. (d) The purchaser, transferee or assignee provides CITY with security equivalent to any security previously provided by OWNER to secure performance of its obligations hereunder.

2.5.3 Subsequent Assignment. Any subsequent sale, transfer or assignment after an initial sale, transfer or assignment shall be made only in accordance with and subject to the terms and conditions of this Section 2.5.

2.5.4 Utilities. The Project shall be connected to all utilities necessary to provide adequate water, sewer, gas, electric, and other utility service to the Project, prior to the issuance of a Certificate of Occupancy for any portion of the Project.

2.5.5 Sale to Public and Completion of Construction. The provisions of Subsection 2.5.1 shall not apply to the sale or lease (for a period longer than one year) of any lot that has been finally subdivided and is individually (and not in "bulk") sold or leased to a member of the public or other ultimate user. This Agreement shall terminate with respect to any lot and such lot shall be released and no longer be subject to this Agreement without the execution or recordation of any further document upon satisfaction of both of the following conditions:
(a) The lot has been finally subdivided and individually (and not in "bulk") sold or leased (for a period longer than one year) to a member of the public or other ultimate user; and
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(b) A Certificate of Occupancy has been issued for a building on the lot.

Notwithstanding the foregoing, in the event that any title insurance company requests that CITY execute for recordation in the official records of the County a release with respect to any such lot, CITY shall promptly execute for recordation and deliver to such title company such release provided that such release is in a form and contains such terms as is reasonably satisfactory to the City.

2.6 Amendment or Cancellation of Agreement. This Agreement may be amended or canceled in whole or in part only by written consent of all parties in the manner provided for in Government Code Section 65868. This provision shall not limit any remedy of CITY or OWNER as provided by this Agreement.

2.6.1 Minor Changes.
(i) The provisions of this Agreement require a close degree of cooperation between the Parties and “Minor Changes” to the Project may be required from time to time to accommodate design changes, engineering changes, and other refinements related to the details of the Parties’ performance. “Minor Changes” shall mean changes to the Project that are otherwise consistent with the Development Plan, and which do not result in a change in the type of use, an increase in density or intensity of use, significant new or increased environmental impacts that cannot be mitigated, or violations of any applicable health and safety regulations in effect on the Effective Date.
(ii) Accordingly, the Parties may mutually consent to adopting “Minor Changes” through their signing of an “Operating Memorandum” reflecting the Minor Changes.

Neither the Minor Changes nor any Operating Memorandum shall require public notice or hearing.

The City Attorney and City Manager shall be authorized to determine whether proposed modifications and refinements are “Minor Changes” subject to this Section 2.6.1 or more significant changes requiring amendment of this Agreement. The City Manager may execute any Operating Memorandum without City Council action.

2.7 Termination. This Agreement shall be deemed terminated and of no further effect upon the occurrence of any of the following events:
(a) Expiration of the stated term of this Agreement as set forth in Section 2.4. (b) Entry of a final judgment setting aside, voiding or annulling the adoption of the ordinance approving this Agreement.
(c) The adoption of a timely initiated referendum measure overriding or repealing the ordinance approving this Agreement.
(d) Completion of the Project in accordance with the terms of this Agreement including issuance of all required occupancy permits and acceptance by CITY or applicable public 55414.00203\34180945.2
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agency of all required dedications.

Termination of this Agreement shall not constitute termination of any other land use entitlements approved for the Property. Upon the termination of this Agreement, no party shall have any further right or obligation hereunder except with respect to any obligation to have been performed prior to such termination or with respect to any default in the performance of the provisions of this Agreement that has occurred prior to such termination or with respect to any obligations that are specifically set forth as surviving this Agreement. Upon such termination, any Development Impact Fees paid by OWNER to CITY for residential units on which construction has not yet begun shall be refunded to OWNER by CITY.

2.8 Notices.
(a) As used in this Agreement, "notice" includes, but is not limited to, the communication of notice, request, demand, approval, statement, report, acceptance, consent, waiver, appointment or other communication required or permitted hereunder. (b) All notices shall be in writing and shall be considered given either: (i) when delivered in person to the recipient named below; or (ii) on the date of delivery shown on the return receipt, after deposit in the United States mail in a sealed envelope as either registered or certified mail with return receipt requested, and postage and postal charges prepaid, and addressed to the recipient named below; or (iii) on the date of delivery shown in the records of the transmitting party after transmission by email to the recipient named below. All notices shall be addressed as follows:

If to CITY: City of Stanton
7800 Katella Ave.

Stanton, CA 90680
Attn: Jarad Hildenbrand
Email: [email protected]
Copy to: Best Best & Krieger LLP
18101 Van Karman Ave., Suite 1000
Irvine, CA 92614
Attn: HongDao Nguyen Esq.

Email: [email protected]
If to OWNER: Bonanni Development Company III, LLC
5500 Bolsa Avenue, Suite 120
Huntington Beach, CA 92649
Attn: Cole Bonanni
Email: [email protected]
(c) Either party may, by notice given at any time, require subsequent notices to be given to another person or entity, whether a party or an officer or representative of a party, or 55414.00203\34180945.2
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to a different address, or both. Notices given before actual receipt of notice of change shall not be invalidated by the change.

3. DEVELOPMENT OF THE PROPERTY.

3.1 Rights to Develop. Subject to the terms of this Agreement, including the Reservation of Rights, OWNER shall have a vested right to develop the Property in accordance with, and to the extent of, this Agreement. Except as expressly provided otherwise herein, the Project shall remain subject to all Land Use Regulations and Development Approvals, which are in effect on the Effective Date including, without limitation, the permitted uses of the Property, the density and intensity of use, the maximum height and size of proposed buildings, and provisions for reservation and dedication of land for public purposes shall be those set forth in the Land Use Regulations and Development Approvals. Except as expressly provided herein and the Land Use Regulations and Development Approval as of the Effective Date, City shall not impose any additional conditions, fees, or exactions on the Project or increase any fees or exactions.

Notwithstanding the foregoing, the City may charge processing fees and increase processing fees in accordance with applicable law.

3.2 Effect of Agreement on Land Use Regulations. Except as otherwise provided under the terms of this Agreement including the Reservation of Rights, the rules, regulations and official policies governing permitted uses of the Property, the density and intensity of use of the Property, the maximum height and size of proposed buildings, and the design, improvement and construction standards and specifications applicable to development of the Property shall be the Land Use Regulations and Development Approvals in effect on the Effective Date.

3.3 Reservation of Rights.

3.3.1 Limitations, Reservations and Exceptions. Notwithstanding any other provision of this Agreement, the following regulations shall apply to the development of the Property:
(a) Processing fees and charges of every kind and nature imposed by CITY to cover the estimated actual costs to CITY of processing applications for Development Approvals or for monitoring compliance with any Development Approvals granted or issued, which shall be those in effect as of the Effective Date. (b) Procedural regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals and any other matter of procedure, so long as the same are not inconsistent with those in effect as of the Effective Date.
(c) Regulations, policies and rules governing engineering and construction standards and specifications applicable to public and private improvements, including, without limitation, all uniform codes adopted by the CITY and any local amendments to those codes adopted by the CITY, including, without limitation, the CITY's Building Code, Plumbing Code, Mechanical Code, Electrical Code, and Grading Ordinance. 55414.00203\34180945.2
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(d) “Regulations imposing Development Exactions; provided, however, that no such subsequently adopted Development Exaction shall be applicable to development of the Property unless such Development Exaction is applied uniformly to development, either throughout the CITY or within a defined area of benefit which includes the Property. No such subsequently adopted Development Exaction shall apply if its application to the Property would physically prevent development of the Property for the uses and to the density or intensity of development set forth in the Development Plan. In the event any such subsequently adopted Development Exaction fulfills the same purposes, in whole or in part, as the fees set forth in Section 4 of this Agreement, CITY shall allow a credit against such subsequently adopted Development Exaction for the fees paid under Section 4 of this Agreement to the extent such fees fulfill the same purposes.”
(e) Regulations that may be in conflict with this Agreement but that are reasonably necessary to protect the residents of the project or the immediate community from a condition perilous to their health or safety. To the extent possible, any such regulations shall be applied and construed so as to provide OWNER with the rights and assurances provided under this Agreement.
(f) Regulations that are not in conflict with this Agreement or the Development Plan. Any regulation, whether adopted by initiative or otherwise, limiting the rate or timing of development of the Property shall be deemed to conflict with the Development Plan and shall therefore not be applicable to the development of the Property. (g) Regulations that are in conflict with the Development Plan; provided OWNER has, in its sole and absolute discretion, given written consent to the application of such regulations to development of that Property in which the OWNER has a legal or equitable interest.
(h) Regulations that impose, levy, alter or amend fees, charges, or Land Use Regulations relating to consumers or end users, including, without limitation, trash can placement, service charges and limitations on vehicle parking. (i) Regulations of other public agencies, including Development Impact Fees adopted or imposed by such other public agencies, although collected by CITY.

3.3.2 Subsequent Development Approvals. This Agreement shall not prevent CITY, in acting on subsequent development approvals and to the same extent it would otherwise be authorized to do so absent this Agreement, from applying subsequently adopted or amended Land Use Regulations that do not conflict with this Agreement. CITY may grant all subsequent permits so long as they are consistent with the Land Use Regulations and Development Approvals.

3.3.3 Modification or Suspension by State or Federal Law. In the event that State, County or Federal laws or regulations, enacted after the Effective Date of this Agreement, prevent or preclude compliance with one or more of the provisions of this Agreement, such provisions of 55414.00203\34180945.2
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this Agreement shall be modified or suspended as may be necessary to comply with such State, County or Federal laws or regulations; provided, however, that this Agreement shall remain in full force and effect to the extent it is not inconsistent with such laws or regulations and to the extent such laws or regulations do not render such remaining provisions impractical to enforce. If, in the Owner’s reasonable determination, the effect of such changes renders the Project financially infeasible, OWNER may terminate Agreement.

3.3.4 Intent. The parties acknowledge and agree that CITY is restricted in its authority to limit certain aspects of its police power by contract and that the foregoing limitations, reservations and exceptions are intended to reserve to CITY all of its police power that cannot be or are not expressly so limited. This Agreement shall be construed, contrary to its stated terms if necessary, to reserve to CITY all such power and authority that cannot be or is not by this Agreement's express terms so restricted.

3.4 Regulation by Other Public Agencies. It is acknowledged by the parties that other public agencies not within the control of CITY may possess authority to regulate aspects of the development of the Property separately from or jointly with CITY and this Agreement does not limit the authority of such other public agencies.

3.5 Water Supply Planning. To the extent the Development Plan includes one or more tentative maps totaling more than 500 dwelling units, and to the extent the Project, or any part thereof, is not exempt under Government Code Section 66473.7(i), each such tentative map shall comply with the provisions of Government Code Section 66473.7.

3.6 Timing of Development. Because the California Supreme Court held in Pardee Construction Co. v. City of Camarillo, 37 Cal. 3d 465 (1984), that the failure of the parties in that case to provide for the timing of development resulted in a later-adopted initiative restricting the timing of development to prevail over the parties’ agreement, it is the specific intent of the Parties to provide for the timing of the Project in this Agreement. To do so, the Parties acknowledge and provide that Owner shall have the right, but not the obligation, to complete the Project in such order, at such rate, at such times, and in as many development phases and sub-phases as Owner deems appropriate in its sole subjective business judgment.

3.7 Conditions, Covenants and Restrictions. Owner shall have the ability to reserve and record such covenants, conditions, and restrictions (CC&Rs) against the Property as Owner deems appropriate, in its sole and absolute discretion. Such CC&Rs may not conflict with this Agreement or the General Plan. Before recording any CC&Rs, Owner shall provide a copy of the CC&Rs to the CITY for review and approval by the City Attorney. The City Attorney’s review shall be limited to determining if the CC&Rs substantially comply with this Agreement. Within thirty (30) days after receiving a copy of the proposed CC&Rs from Owner, the City Attorney shall provide Owner with either (i) a statement that the CC&Rs comply with this Agreement (“CC&R Approval”) or (ii) written comments identifying each aspect of the CC&Rs which the City Attorney believes not to be in compliance with this Agreement (a “Statement of NonCompliance”). If the City Attorney fails to provide Owner with either CC&R Approval or a Statement of Non-Compliance within thirty (30) days following a written request by Owner, CITY shall be deemed to have approved the CC&Rs and Owner may record the CC&Rs against the 55414.00203\34180945.2
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Property. If the City Attorney provides a Statement of Non-Compliance, Owner shall have thirty (30) days in which to respond to the Statement of Non-Compliance. Upon submittal of Owner’s response, the procedure described above for the initial submittal and City Attorney review of proposed CC&Rs shall again be followed. This procedure shall be followed until Owner either (1) receives CC&R Approval, (2) submits the compliance issues to binding arbitration pursuant to the rules of the American Arbitration Association, (3) files an action for declaratory relief in Orange County Superior Court seeking a judicial determination of the compliance of the proposed CC&Rs, or (4) agreement is otherwise reached between the Parties allowing for the recording of the CC&Rs. The CC&Rs shall run with the land and bind Owner’s successors and assigns. Except as provided above, any dispute between the Parties regarding the CITY’s approval or rejection of the CC&Rs shall be subject to immediate and binding arbitration pursuant to the rules of the American Arbitration Association.

3.8 Approvals and Permits. CITY shall diligently and in good faith comply with the Permit Streamlining Act and shall use its diligent and good faith efforts to cooperate in and expedite the review, comment and approval of plans and the securing of permits.

3.9 Eminent Domain. In the event that, notwithstanding its diligent and good faith efforts, OWNER cannot acquire land necessary for the completion of public improvements or completion of mitigation measures (e.g., street widening, utilities or other off-site improvements) or cannot eliminate any interests of others in the property which is the subject of the Project (e.g., internal rights of way, easements, or diverse property ownerships) which interfere with the completion of such public improvements or mitigation measures, OWNER may request CITY consider utilizing its eminent domain powers to effectuate any needed acquisition. If CITY chooses to proceed, all costs associated with the eminent domain proceedings, including attorney fees and the cost of the acquisition shall be borne by OWNER.

3.9.1 Notwithstanding a request by OWNER for City to utilize its power of eminent domain, CITY hereby retains its sole and unfettered discretion as the use of its eminent domain powers. Nothing in this Agreement shall require CITY to adopt a resolution of necessity regarding the acquisition of property or to acquire any properties by exercise of CITY’s power of eminent domain. If CITY considers adoption of a resolution of necessity regarding the acquisition of property and does not adopt such a resolution, OWNER may terminate this Agreement upon seven (7) days’ Notice to the CITY, and neither Party shall have liability to the other or any other Person.

3.9.2 Reservation of City Discretion. It is expressly acknowledged, understood and agreed by the Parties that CITY undertakes no obligation to adopt any resolution of necessity, and does not prejudge or commit to any Person regarding the findings and determinations to be made by CITY with respect to any resolution of necessity. In the event of termination, neither OWNER nor CITY shall be in Default under this Agreement and OWNER may terminate this Agreement upon seven (7) days’ Notice to CITY, and neither Party shall have liability to the other or any other Person.

3.9.3 No provision of this Agreement shall be construed to limit or restrict the exercise by CITY of its power of eminent domain.
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3.10 Tentative Maps. Pursuant to Government Code Section 66452.6, the duration of all tentative tract maps within the Project approved by the CITY shall be extended to the earlier of ten (10) years after approval by the CITY or the expiration of the term of this Agreement.

4. PUBLIC BENEFITS.

4.1 Intent. The parties acknowledge and agree that development of the Property will result in substantial public needs that will not be fully met by the Development Plan and further acknowledge and agree that this Agreement confers substantial private benefits on OWNER that should be balanced by commensurate public benefits. Accordingly, the parties intend to provide consideration to the public to balance the private benefits conferred on OWNER by providing more fully for the satisfaction of the public needs resulting from the Project.

4.2 Public Benefits. In addition to complying with the Project conditions of approval which are designed to mitigate any significant impacts of the Project, OWNER has committed by this Agreement to contribute to the acquisition, construction and maintenance of certain "Public Benefits." The Public Benefits consist of contributions toward the "Public Facilities" which may include but are not limited to park maintenance, rehabilitation and improvements, public facility upgrades and improvements, street maintenance and improvements, or any other improvement to the public facilities as the CITY deems necessary to provide appropriate facilities and services to the residents of this community and the CITY at large. CITY shall have no obligation to construct the Public Facilities in any particular order or sequence.

4.2.1 CITY Facilities. OWNER shall make contributions towards the acquisition, construction and maintenance of the CITY Facilities, as follows:
(i) Public Benefit Fee. OWNER shall pay a fee in the amount of one thousand, five hundred dollars ($1,500) (the “City Facilities Fee”) for each residential unit (“Unit”) constructed as part of the Project. The City Facilities Fee shall be due concurrently with the issuance of the certificate of occupancy for the Project, unless a different schedule is mutually agreed upon by the CITY and OWNER.
(ii) Neighborhood Preservation Fee. OWNER shall pay a fee in the amount of one thousand dollars ($1,000) (the “Neighborhood Preservation Fee”) for each residential unit (“Unit”) constructed as part of the Project. The Neighborhood Preservation Fee shall be due concurrently with the issuance of the certificate of occupancy for the Project, unless a different schedule is mutually agreed upon by the CITY and OWNER. (iii) City Beautification/Enhancement Fee. OWNER shall pay five hundred thousand dollars ($500,000) (the “City Beautification/Enhancement Fee”) for the design, implementation and improvements including but not limited the proposed parkette park located at the terminus of Orangewood at Santa Rosalia, and/or the pedestrian, bicycle and parkway improvements designed by ALTA design group for the Orangewood/Santa Rosalia Corridor project, and/or the Beach Boulevard Bonanni development project corridor, which includes what is commonly known as of the date of this agreement, VRV, Cloudhouse, and Bigsby to include 55414.00203\34180945.2
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connections to include but not be limited to pedestrian enhancements, wayfinding, landscaping, art installation, paving, crosswalk enhancements and monumentation, etc). The City Beautification/Enhancement Fee shall be due concurrently with the issuance of the certificate of occupancy for the Project, unless a different schedule is mutually agreed upon by the CITY and OWNER. Should the above mentioned projects not reach the full $500,000 commitment, the remaining balance owed will be due for the City to use for beautification and enhancement projects anywhere within the City without limitation.
(iv) Affordable Housing. OWNER shall comply with the Project’s affordable housing restrictions set forth in Exhibit “E.”

4.3 Development Impact Fees.

4.3.1 Amount of Fee. The Development Impact Fees set forth in Exhibit “D” shall be charged to the Project.

4.3.2 Time of Payment. The fees required pursuant to Subsection 4.3.1 shall be paid to CITY concurrently with the issuance of the certificate of occupancy for the Project. No fees shall be payable for building permits issued prior to the Effective Date of this Agreement, but the fees required pursuant to Subsection 4.3.1 shall be paid prior to the re-issuance or extension of any building permit for a residential Unit for which such fees have not previously been paid.

4.3.3 Development Impact Fees; No Increases. The Parties hereby agree that, except as expressly set forth in Exhibit “D”, during the term of this Agreement, the Project shall not be subject to the imposition of any City imposed Development Impact Fee that becomes effective after the Effective Date. Notwithstanding anything to the contrary in the Agreement, the OWNER acknowledges that OWNER shall be responsible for the payment of development impact fees imposed or required by other public agencies, including County or regional agencies.

4.3.4 Prepayment. In no event shall the prepayment of any Development Impact Fees required hereunder establish a vested right on the part of OWNER or any other owner of the Property or any person or entity with an interest therein to develop the Project or the Property following the expiration, cancellation or termination of the Term of this Agreement, provided, however the prepayment of any Development Impact Fees required hereunder for any particular Unit shall satisfy in full OWNER’s obligation to pay such Development Impact Fees for such Unit and any subsequent increase in the amount of such Development Impact Fees as to such Unit shall not be applicable to it. Following the expiration, cancellation or termination of this Agreement, unless Development Impact Fees have been previously paid by OWNER as to any particular Unit, in which event OWNER’s obligation to pay such Development Impact Fees as to such Unit shall be satisfied in full, all Development Impact Fees then in effect shall be applicable to the Project and Property notwithstanding any provision of this Agreement and notwithstanding any increase or amendment of any Development Impact Fee, or any combination thereof. Nothing contained in this Subsection 4.3.4 shall be construed as limiting the right of OWNER to a credit against any Development Impact Fees as set forth in Section 4.3.1 hereof.

4.4 Dedication of On-Site Easements and Rights of Way. OWNER shall dedicate to 55414.00203\34180945.2
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CITY all on-site rights of way and easements deemed necessary for public improvements, in CITY's reasonable discretion, within 15 days of receipt of written demand from CITY.

4.5 Timing of Construction of Off-Site Infrastructure. Approval of any building permits on the Property shall be conditioned upon CITY's determination, in its reasonable discretion, that sufficient progress is being made on construction of off-site infrastructure serving development of OWNER's Property.

4.6 OWNER acknowledges and agrees that the amount of the fees set forth in Sections

4.2 and 4.3 are negotiated fees and not adopted as part of a greater fee program within the City.

OWNER waives any right to challenge the mode of imposition of these fees, the amount of these fees or application of these fees to this Project. OWNER hereby acknowledges that it has read and is familiar with the provisions of California Civil Code Section 1542, which is set forth below:
"A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS THAT THE CREDITOR

OR RELEASING PARTY DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER

FAVOR AT THE TIME OF EXECUTING THE RELEASE AND THAT, IF KNOWN BY HIM

OR HER, WOULD HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR OR RELEASED PARTY."
By initialing below, OWNER hereby waives the provisions of Section 1542 in connection with the matters that are the subject of the foregoing waivers and releases. _______________
Owner's Initials

5. FINANCING OF PUBLIC IMPROVEMENTS. OWNER may propose, and if requested by CITY shall cooperate in, the formation of any special assessment district, community facilities district or alternate financing mechanism to pay for the construction and/or maintenance and operation of public infrastructure facilities required as part of the Development Plan. To the extent any such district or other financing entity is formed and sells bonds in order to finance such reimbursements, OWNER may be reimbursed to the extent that OWNER spends funds, including, without limitation, Development Impact Fees, or dedicates land for the establishment of public facilities. Notwithstanding the foregoing, it is acknowledged and agreed by the parties that nothing contained in this Agreement shall be construed as requiring CITY or the City Council to form any such district or to issue and sell bonds.

6. REVIEW FOR COMPLIANCE.

6.1 Periodic Review. The CITY shall review this Agreement annually, on or before the anniversary of the Effective Date, in order to ascertain the compliance by OWNER with the terms of the Agreement. OWNER shall submit an Annual Monitoring Report, in a form acceptable to the City Manager, within thirty (30) days after written notice from the City Manager. The Annual Monitoring Report shall be accompanied by an annual review and administration fee 55414.00203\34180945.2
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sufficient to defray the estimated costs of review and administration of the Agreement during the succeeding year. The amount of the annual review and administration fee shall be set annually by resolution of the City Council.

6.2 Special Review. The City Council may order a special review of compliance with this Agreement at any time. The City Manager, or his or her designee, shall conduct such special reviews.

6.3 Procedure.
(a) During either a periodic review or a special review, OWNER shall be required to demonstrate good faith compliance with the terms of the Agreement. The burden of proof on this issue shall be on OWNER.
(b) Upon completion of a periodic review or a special review, the City Manager, or his or her designee, shall submit a report to the Planning Commission setting forth the evidence concerning good faith compliance by OWNER with the terms of this Agreement and his or her recommended finding on that issue.
(c) If the Planning Commission finds and determines on the basis of substantial evidence that OWNER has complied in good faith with the terms and conditions of this Agreement, the review shall be concluded.
(d) If the Planning Commission finds and determines on the basis of substantial evidence that OWNER has not complied in good faith with the terms and conditions of this Agreement, the Commission may recommend to the City Council modification or termination of this Agreement. OWNER may appeal a Planning Commission determination pursuant to this Section 6.3(d) pursuant to CITY’s rules for consideration of appeals in zoning matters then in effect. Notice of default as provided under Section 7.3 of this Agreement shall be given to OWNER prior to or concurrent with proceedings under Section 6.4 and Section 6.5.

6.4 Proceedings Upon Modification or Termination. If, upon a finding under Section

6.3, CITY determines to proceed with modification or termination of this Agreement, CITY shall give written notice to OWNER of its intention so to do. The notice shall be given at least ten (10) calendar days prior to the scheduled hearing and shall contain:
(a) The time and place of the hearing;
(b) A statement as to whether or not CITY proposes to terminate or to modify the Agreement; and,
(c) Such other information that the CITY considers necessary to inform OWNER of the nature of the proceeding.

6.5 Hearing on Modification or Termination. At the time and place set for the hearing on modification or termination, OWNER shall be given an opportunity to be heard. OWNER shall 55414.00203\34180945.2
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be required to demonstrate good faith compliance with the terms and conditions of this Agreement.

The burden of proof on this issue shall be on OWNER. If the City Council finds, based upon substantial evidence, that OWNER has not complied in good faith with the terms or conditions of the Agreement, the City Council may terminate this Agreement or modify this Agreement and impose such conditions as are reasonably necessary to protect the interests of the CITY. The decision of the City Council shall be final.

6.6 Certificate of Agreement Compliance. If, at the conclusion of a Periodic or Special Review, OWNER is found to be in compliance with this Agreement, CITY shall, upon request by OWNER, issue a Certificate of Agreement Compliance ("Certificate") to OWNER stating that after the most recent Periodic or Special Review and based upon the information known or made known to the City Manager and City Council that: (1) this Agreement remains in effect; and (2) OWNER is not in default. The Certificate shall be in recordable form, shall contain information necessary to communicate constructive record notice of the finding of compliance, shall state whether the Certificate is issued after a Periodic or Special Review and shall state the anticipated date of commencement of the next Periodic Review. OWNER may record the Certificate with the County Recorder.

Whether or not the Certificate is relied upon by assignees or other transferees or OWNER, CITY shall not be bound by a Certificate if a default existed at the time of the Periodic or Special Review, but was concealed from or otherwise not known to the City Manager or City Council.

7. DEFAULT AND REMEDIES.

7.1 Remedies in General. It is acknowledged by the parties that neither CITY nor OWNER would have entered into this Agreement if it were to be liable in damages under this Agreement, or with respect to this Agreement or the application thereof. In general, each of the parties hereto may pursue any remedy at law or equity available for the breach of any provision of this Agreement, except that CITY shall not be liable in damages to OWNER and OWNER shall not be liable in damages to CITY, or to any successor in interest of OWNER, CITY, or to any other person or entity, and OWNER and CITY covenant not to sue for damages or claim any damages:
(a) For any breach of this Agreement or for any cause of action that arises out of this Agreement; or
(b) For the taking, impairment or restriction of any right or interest conveyed or provided under or pursuant to this Agreement; or
(c) Arising out of or connected with any dispute, controversy or issue regarding the application or interpretation or effect of the provisions of this Agreement. (d) Notwithstanding the foregoing, each Party may sue for specific performance under this Agreement and in the event of an action or proceeding for a declaration of the rights of the parties under this Agreement, for injunctive relief, for an alleged breach or default of, or any other action arising out of, this Agreement, or the transactions contemplated hereby, the 55414.00203\34180945.2
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non-defaulting party or prevailing party shall be entitled to its actual attorneys’ fees and to any court costs incurred, in addition to any other relief awarded.

7.2 Release. Except for non-monetary remedies and as set forth in the preceding Section 7.1(d), OWNER and CITY, each for itself, its successors and assignees, hereby releases the other, its officers, agents and employees from any and all claims, demands, actions, or suits of any kind or nature arising out of any liability, known or unknown, present or future, including, but not limited to, any claim or liability, including, any claim or liability of CITY based or asserted, pursuant to Article I, Section 19 of the California Constitution, the Fifth and Fourteenth Amendments to the United States Constitution, or any other law or ordinance which seeks to impose any other liability or damage, whatsoever, upon CITY because it entered into this Agreement or because of the terms of this Agreement. OWNER and CITY each hereby acknowledge that it has read and is familiar with the provisions of California Civil Code Section 1542, which is set forth below:
"A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS THAT THE CREDITOR

OR RELEASING PARTY DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER

FAVOR AT THE TIME OF EXECUTING THE RELEASE AND THAT, IF KNOWN BY HIM

OR HER, WOULD HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR OR RELEASING PARTY."
By initialing below, OWNER and CITY hereby waive the provisions of Section 1542 in connection with the matters that are the subject of the foregoing waivers and releases. _______________ ___________________
Owner's Initials City’s Initials

7.3 Termination or Modification of Agreement for Default of OWNER. CITY may terminate or modify this Agreement for any failure of OWNER to perform any material duty or obligation of OWNER under this Agreement, or to comply in good faith with the terms of this Agreement (hereinafter referred to as "default"); provided, however, CITY may terminate or modify this Agreement pursuant to this Section only after providing written notice to OWNER of default setting forth the nature of the default and the actions, if any, required by OWNER to cure such default and, where the default can be cured, OWNER has failed to take such actions and cure such default within sixty (60) days after the effective date of such notice or, in the event that such default cannot be cured within such sixty (60) day period but can be cured within a longer time, has failed to commence the actions necessary to cure such default within such sixty (60) day period and to diligently proceed to complete such actions and cure such default.

7.4 Termination of Agreement for Default of CITY. OWNER may terminate this Agreement only in the event of a default by CITY in the performance of a material term of this Agreement (hereinafter referred to as ("default"), and only after providing written notice to CITY of default setting forth the nature of the default and the actions, if any, required by CITY to cure such default and, where the default can be cured, CITY has failed to take such actions and cure 55414.00203\34180945.2
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such default within sixty (60) days after the effective date of such notice or, in the event that such default cannot be cured within such sixty (60) day period but can be cured within a longer time, has failed to commence the actions necessary to cure such default within such sixty (60) day period and to diligently proceed to complete such actions and cure such default.

8. LITIGATION.

8.1 Third Party Litigation Concerning Agreement. OWNER shall defend, at its expense, including attorneys' fees, indemnify, and hold harmless CITY, its agents, officers and employees from any claim, action or proceeding against CITY, its agents, officers, or employees to attack, set aside, void, or annul the approval of this Agreement, the approval of any permit granted pursuant to this Agreement, and any claim, action, proceeding or determination arising from the land use entitlements relating to this Project, including this Development Agreement.

CITY shall promptly notify OWNER of any claim, action, proceeding or determination included within this Section 8.1, and CITY shall cooperate in the defense. If CITY fails to promptly notify OWNER of any such claim, action, proceeding or determination, or if CITY fails to cooperate in the defense, OWNER shall not thereafter be responsible to defend, indemnify, or hold harmless CITY. CITY may in its discretion participate in the defense of any such claim, action, proceeding or determination.

8.2 Environmental Assurances. OWNER shall indemnify and hold CITY, its officers, agents, and employees free and harmless from any liability, based or asserted, upon any act or omission of OWNER, its officers, agents, employees, subcontractors, predecessors in interest, successors, assigns and independent contractors for any violation of any federal, state or local law, ordinance or regulation relating to industrial hygiene or to environmental conditions on, under or about the Property, including, but not limited to, soil and groundwater conditions, and OWNER shall defend, at its expense, including attorneys' fees, CITY, its officers, agents and employees in any action based or asserted upon any such alleged act or omission,. CITY may in its discretion participate in the defense of any such action. The foregoing defense and indemnity obligations, however, shall not apply to any condition of the Property which existed prior to OWNER’s acquisition of it unless exacerbated by any act or omission of OWNER.

8.3 Reservation of Rights. With respect to Section 8.1 and Section 8.2 herein, CITY reserves, the right to either (1) approve the attorney(s) that the indemnifying party selects, hires or otherwise engages to defend the indemnified party hereunder, which approval shall not be unreasonably withheld, or (2) conduct its own defense; provided, however, that the indemnifying party shall reimburse the indemnified party forthwith for any and all reasonable expenses incurred for such defense, including attorneys' fees, upon billing and accounting therefor.

8.4 Challenge to Existing Land Use Approvals. By accepting the benefits of this Agreement, OWNER, on behalf of itself and its successors in interest, hereby expressly agrees and covenants not to sue or otherwise challenge any land use approval affecting the Property and in effect as of the Effective Date. Such agreement and covenant includes, without limitation, the covenant against any direct suit by OWNER or its successor in interest, or any participation, encouragement or involvement whatsoever that is adverse to CITY by OWNER or its successor in interest, other than as part of required response to lawful orders of a court or other body of 55414.00203\34180945.2
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competent jurisdiction. OWNER hereby expressly waives, on behalf of itself and its successors in interest, any claim or challenge to any land use approval affecting the Property and in effect as of the Effective Date. In the event of any breach of the covenant or waiver contained herein, CITY shall, in addition to any other remedies provided for at law or in equity, be entitled to:
(a) unless previously paid as to any particular Units, impose and recover (at any time, including after sale to a member of the public or other ultimate user) from the party breaching such covenant or waiver, the full amount of Development Impact Fees that the breaching party would have been required to pay in the absence of this Development Agreement; and
(b) impose any subsequently adopted land use regulation on those land use approvals for which the breaching party had not, as of the time of such breach, obtained a building permit.

OWNER hereby acknowledges that it has read and is familiar with the provisions of California Civil Code Section 1542, which is set forth below:
"A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS

WHICH THE CREDITOR DOES NOT KNOW OR SUSPECT TO

EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING

THE RELEASE, WHICH IF KNOWN BY HIM OR HER MUST

HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT
WITH THE DEBTOR."
By initialing below, OWNER hereby waives the provisions of Section 1542 in connection with the matters that are the subject of the foregoing waivers and releases. _______________
Owner's Initials

8.5 Survival. The provisions of Sections 8.1 through 8.4, inclusive, shall survive the termination of this Agreement.

9. MORTGAGEE PROTECTION.

The parties hereto agree that this Agreement shall not prevent or limit OWNER, in any manner, at OWNER's sole discretion, from encumbering the Property or any portion thereof or any improvement thereon by any mortgage, deed of trust or other security device securing financing with respect to the Property. CITY acknowledges that the lenders providing such financing may require certain Agreement interpretations and modifications and agrees upon request, from time to time, to meet with OWNER and representatives of such lenders to negotiate in good faith any such request for interpretation or modification. CITY will not unreasonably withhold its consent to any such requested interpretation or modification provided such interpretation or modification is consistent with the intent and purposes of this Agreement. Any Mortgagee of the Property shall be entitled to the following rights and privileges:
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(a) Neither entering into this Agreement nor a breach of this Agreement shall defeat, render invalid, diminish or impair the lien of any mortgage on the Property made in good faith and for value, unless otherwise required by law.
(b) The Mortgagee of any mortgage or deed of trust encumbering the Property, or any part thereof, which Mortgagee, has submitted a request in writing to the CITY in the manner specified herein for giving notices, shall be entitled to receive written notification from CITY of any default by OWNER in the performance of OWNER's obligations under this Agreement. (c) If CITY timely receives a request from a mortgagee requesting a copy of any notice of default given to OWNER under the terms of this Agreement, CITY shall provide a copy of that notice to the Mortgagee within ten (10) days of sending the notice of default to OWNER. The Mortgagee shall have the right, but not the obligation, to cure the default during the remaining cure period allowed such party under this Agreement. (d) Any Mortgagee who comes into possession of the Property, or any part thereof, pursuant to foreclosure of the mortgage or deed of trust, or deed in lieu of such foreclosure, shall take the Property, or part thereof, subject to the terms of this Agreement. Notwithstanding any other provision of this Agreement to the contrary, no Mortgagee shall have an obligation or duty under this Agreement to perform any of OWNER's obligations or other affirmative covenants of OWNER hereunder, or to guarantee such performance; provided, however, that to the extent that any covenant to be performed by OWNER is a condition precedent to the performance of a covenant by CITY, the performance thereof shall continue to be a condition precedent to CITY's performance hereunder, and further provided that any sale, transfer or assignment by any Mortgagee in possession shall be subject to the provisions of Section 2.5 of this Agreement.

10. MISCELLANEOUS PROVISIONS.

10.1 Recordation of Agreement. This Agreement and any amendment or cancellation thereof shall be recorded with the Orange County Recorder by the Clerk of the City Council within ten (10) days after the CITY enters into the Agreement, in accordance with Section 65868.5 of the Government Code. If the parties to this Agreement or their successors in interest amend or cancel this Agreement, or if the CITY terminates or modifies this Agreement as provided herein for failure of the OWNER to comply in good faith with the terms and conditions of this Agreement, the City Clerk shall have notice of such action recorded with the Orange County Recorder.

10.2 Entire Agreement. This Agreement sets forth and contains the entire understanding and agreement of the parties, and there are no oral or written representations, understandings or ancillary covenants, undertakings or agreements that are not contained or expressly referred to herein. No testimony or evidence of any such representations, understandings or covenants shall be admissible in any proceeding of any kind or nature to interpret or determine the terms or conditions of this Agreement.

10.3 Severability. If any term, provision, covenant or condition of this Agreement shall be determined invalid, void or unenforceable, the remainder of this Agreement shall not be affected 55414.00203\34180945.2
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thereby to the extent such remaining provisions are not rendered impractical to perform taking into consideration the purposes of this Agreement. Notwithstanding the foregoing, the provision of the Public Benefits set forth in Section 4 of this Agreement, including the payment of the Development Impact Fees set forth therein, are essential elements of this Agreement and CITY would not have entered into this Agreement but for such provisions, and therefore in the event such provisions are determined to be invalid, void or unenforceable, this entire Agreement shall be null and void and of no force and effect whatsoever.

10.4 Interpretation and Governing Law. This Agreement and any dispute arising hereunder shall be governed and interpreted in accordance with the laws of the State of California.

This Agreement shall be construed as a whole according to its fair language and common meaning to achieve the objectives and purposes of the parties hereto, and the rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not be employed in interpreting this Agreement, all parties having been represented by counsel in the negotiation and preparation hereof.

10.5 Section Headings. All section headings and subheadings are inserted for convenience only and shall not affect any construction or interpretation of this Agreement.

10.6 Singular and Plural. As used herein, the singular of any word includes the plural.

10.7 Joint and Several Obligations. If at any time during the Term of this Agreement the Property is owned, in whole or in part, by more than one OWNER, all obligations of such OWNERS under this Agreement shall be joint and several, and the default of any such OWNER shall be the default of all such OWNERS. Notwithstanding the foregoing, no OWNER of a single lot that has been finally subdivided and sold to such OWNER as a member of the general public or otherwise as an ultimate user shall have any obligation under this Agreement except as expressly provided for herein.

10.8 Time of Essence. Time is of the essence in the performance of the provisions of this Agreement as to which time is an element.

10.9 Waiver. Failure by a party to insist upon the strict performance of any of the provisions of this Agreement by the other party, or the failure by a party to exercise its rights upon the default of the other party, shall not constitute a waiver of such party's right to insist and demand strict compliance by the other party with the terms of this Agreement thereafter.

10.10 No Third-Party Beneficiaries. This Agreement is made and entered into for the sole protection and benefit of the parties and their successors and assigns. No other person shall have any right of action based upon any provision of this Agreement.

10.11 Force Majeure. Neither party shall be deemed to be in default where failure or delay in performance of any of its obligations under this Agreement is caused by floods, earthquakes, other Acts of God, fires, wars, riots or similar hostilities, strikes, walk-outs, boycotts, similar obstructive actions or other labor difficulties beyond the party's control, government regulations, including without limitation, government regulations related to pandemics, court 55414.00203\34180945.2
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actions (such as restraining orders or injunctions), market wide shortages of labor, materials or supplies, delays caused by the CITY, any utility company, or other governmental or quasigovernmental entities in approving entitlements, permits, and other authorizations as well as conducting inspections needed for timely completion of a party’s obligations, provided that neither the ordinary and customary processing time shall not be considered a delay; and other similar matters or causes beyond the reasonable control of a party but excluding such party’s financial inability to perform the obligation. If any such events shall occur, the Term of this Agreement and the time for performance by either party of any of its obligations hereunder may be extended by the written agreement of the parties for the period of time that such events prevented such performance, provided that the Term of this Agreement shall not be extended for more than five (5) additional years under any circumstances.

10.12 Mutual Covenants. The covenants contained herein are mutual covenants and also constitute conditions to the concurrent or subsequent performance by the party benefited thereby of the covenants to be performed hereunder by such benefited party.

10.13 Successors in Interest. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all successors in interest to the parties to this Agreement. All provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land. Each covenant to do or refrain from doing some act hereunder with regard to development of the Property: (a) is for the benefit of and is a burden upon every portion of the Property; (b) runs with the Property and each portion thereof; and (c) is binding upon each party and each successor in interest during ownership of the Property or any portion thereof.

10.14 Counterparts. This Agreement may be executed by the parties in counterparts, which counterparts shall be construed together and have the same effect as if all of the parties had executed the same instrument.

10.15 Jurisdiction and Venue. Any action at law or in equity arising under this Agreement or brought by a party hereto for the purpose of enforcing, construing or determining the validity of any provision of this Agreement shall be filed and tried in the Superior Court of the County of Orange, State of California, and the parties hereto waive all provisions of law providing for the filing, removal or change of venue to any other court.

10.16 Project as a Private Undertaking. It is specifically understood and agreed by and between the parties hereto that the development of the Project is a private development, that neither party is acting as the agent of the other in any respect hereunder, and that each party is an independent contracting entity with respect to the terms, covenants and conditions contained in this Agreement. No partnership, joint venture or other association of any kind is formed by this Agreement. The only relationship between CITY and OWNER is that of a government entity regulating the development of private property and the owner of such property.

10.17 Further Actions and Instruments. Each of the parties shall cooperate with and provide reasonable assistance to the other to the extent contemplated hereunder in the performance of all obligations under this Agreement and the satisfaction of the conditions of this Agreement. 55414.00203\34180945.2
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Upon the request of either party at any time, the other party shall promptly execute and file or record such required instruments and writings and take any actions as may be reasonably necessary under the terms of this Agreement to carry out the intent and to fulfill the provisions of this Agreement or to evidence or consummate the transactions contemplated by this Agreement.

10.18 Agent for Service of Process. In the event OWNER is not a resident of the State of California or it is an association, partnership or joint venture without a member, partner or joint venturer resident of the State of California, or it is a foreign corporation, then in any such event, OWNER shall file with the City Manager, upon its execution of this Agreement, a designation of a natural person residing in the State of California, giving his or her name, residence and business addresses, as its agent for the purpose of service of process in any court action arising out of or based upon this Agreement, and the delivery to such agent of a copy of any process in any such action shall constitute valid service upon OWNER. If for any reason service of such process upon such agent is not feasible, then in such event OWNER may be personally served with such process and such service shall constitute valid service upon OWNER. OWNER is amenable to the process so served, submits to the jurisdiction of the Court so obtained and waives any and all objections and protests thereto.

10.19 Authority to Execute. The person or persons executing this Agreement on behalf of OWNER warrants and represents that he or she/they have the authority to execute this Agreement on behalf of his or her/their corporation, partnership or business entity and warrants and represents that he or she/they has/have the authority to bind OWNER to the performance of its obligations hereunder.

SIGNATURE PAGE FOLLOWS
55414.00203\34180945.2
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IN WITNESS WHEREOF, the parties hereto have executed this Development Agreement on the last day and year set forth below.

CITY:

THE CITY OF STANTON, a California
municipal corporation
By:

Jarad L. Hildenbrand, City Manager
ATTEST:

By:

Patricia A. Vazquez, City Clerk
APPROVED AS TO LEGAL FORM:

BEST BEST & KRIEGER LLP
By:

HongDao Nguyen, City Attorney
DEVELOPER:

BONANNI DEVELOPMENT COMPANY
III, LLC, a California limited liability
company
By:

Name: Cole Bonanni
By:
[Name & Title]
[NOTARY REQUIRED]
55414.00203\34180945.2
Exhibit A
EXHIBIT “A”

LEGAL DESCRIPTION OF THE PROPERTY
THAT PORTION OF LOT 4 IN SECTION 36, TOWNSHIP 4 SOUTH, RANGE 11 WEST, IN

THE CITY OF STANTON, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON THE MAP OF A RESURVEY OF THE J.W. BIXBY AND CO.’S SUBDIVISION OF A PART OF THE RANCHO LOS ALAMITOS, FILED IN BOOK 2, PAGE 43 OF RECORD OF

SURVEYS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 4 AND RUNNING THENCE NORTH ALONG THE WESTERLY LINE THEREOF 376.20 FEET TO THE

NORTHWESTERLY CORNER OF LAND DESCRIBED IN DEED TO CROCKER CITIZENS NATIONAL BANK, AS TRUSTEE, RECORDED APRIL 18, 1966, IN BOOK 7904, PAGE 619 OF OFFICIAL RECORDS; THENCE EASTERLY ALONG THE NORTHERLY LINE OF

LAND DESCRIBED IN SAID DEED TO ITS INTERSECTION WITH THE COMPROMISE LINE OF THE RANCHO LOS ALAMITOS; THENCE SOUTHWESTERLY ALONG SAID

COMPROMISE LINE TO ITS INTERSECTION WITH THE SOUTHERLY LINE OF SAID LOT 4; THENCE WESTERLY ALONG SAID SOUTHERLY LINE TO THE POINT OF BEGINNING.

ASSESSOR’S PARCEL NUMBER: 131-422-20
55414.00203\34180945.2
Exhibit B
EXHIBIT “B”

PROPERTY LOCATION
55414.00203\34180945.2
Exhibit C
EXHIBIT “C”

DEVELOPMENT PLAN
Subject to the terms of this Agreement, the Project includes the construction of a standalone residential development as depicted below. The residential development will be comprised of no more than 79 three-story townhome units including 7 low affordable units with garage parking for each unit, guest parking for a total of 202 off-street parking spaces and site amenities such as recreation area, community park and dog park. The units are attached in clusters ranging from 4 to 6 units and are comprised of one-, two- and three-bedroom units. 55414.00203\34180945.2
Exhibit D
EXHIBIT “D”
(Development Impact Fees)
Development Impact Fee Per Unit Amount
Street Fee $398
Traffic Signal Fee $89
Community Center $295
Police Facilities $267
Park in Lieu Fee $11,173
55414.00203\34180945.2
Exhibit E
Exhibit “E”
Affordable Housing Requirements
OWNER shall provide seven (7) for sale units qualifying for lower income, based on the area median income, as defined in California Health and Safety Code Section 50053 and accompanying regulations of the California Department of Housing and Community Development (“HCD”), as such law or regulations may hereafter be amended, replaced or renumbered from time-to-time.

These units are restricted and shall have a restrictive covenant recorded against the property for a period of up to fifty (50) years and are allowed an escalation in keeping with the State standards set for this housing criteria category with the review and approval of the CITY. 55414.00203\34180945.2

ATTACHMENT C
RESOLUTION NO. 2022-02

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RESOLUTION NO. 2022-02

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA, APPROVING SITE PLAN AND DESIGN REVIEW SPDR-811, CONDITIONAL USE PERMIT C20-04, PLANNED DEVELOPMENT PERMIT PDP 20-07 AND TENTATIVE TRACT MAP NO. 19119 FOR A NEW 79-UNIT TOWNHOME DEVELOPMENT INLCUDING 7 LOW-INCOME AFFORDABLE UNITS AND ASSOCIATED
IMPROVEMENTS FOR THE PROPERTY LOCATED AT 12200 BEACH BOULEVARD

LOCATED IN THE COMMERCIAL GENERAL (CG), GENERAL MIXED-USE (GLMX)

OVERLAY ZONE
WHEREAS, on November 4, 2020, Chris Segesman representing Bonanni Development, (“Applicant”) filed applications for a Site Plan and Design Review SPDR-811, Conditional Use Permit CUP 20-04, Planned Development Permit PDP 20-07 and Tentative Tract Map No. 19119, for the development of a 3.54-acre site (“Project Site”), located at 12200 Beach Boulevard (APN: 131-422-20) for a new 79-unit townhome development and associated improvements (“Project”); and
WHEREAS, on December 15, 2021, the Planning Commission of the City of Stanton conducted a duly noticed public hearing concerning the request to approve SPDR-811, CUP 20-04, PDP 20-07 and Tentative Tract Map No. 19119 and recommended that the City Council approve the Project; and
WHEREAS, an Initial study and environmental review was prepared to evaluate the physical and environmental impacts of the project in conformance with the provisions of the California Environmental Quality Act (CEQA) and State CEQA Guidelines. The Mitigated Negative Declaration finds that the project will have less than significant impacts to the environment with the implementation of mitigation measures identified in the Mitigation Monitoring and Reporting Program (MMRP); and WHEREAS, a Notice of Intent to Adopt a Mitigated Negative Declaration was sent to all property owners and tenants within a 500-foot radius, and posted as required by state and local law; and
WHEREAS, the Initial Study/ Mitigated Negative Declaration was made available for a 30 day public review and comment period from October 26, 2021 through December 1, 2021 at the Stanton Library, City of Stanton Community and Economic Development Department, and on the City website; and
WHEREAS, the City Council finds and determines the environmental effects of the proposed Project were reviewed pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines through the preparation and circulation of an Initial Study and Mitigated Negative Declaration (IS/MND). The City Council further finds and determines that the mitigation measures as identified in the Mitigation Monitoring and Reporting Program (MMRP) set forth in the IS/MND are sufficient to mitigate all potentially significant impacts to less than significant levels. Therefore, the Commission Click here to return to the agenda
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recommends that the City Council adopt the project IS/MND and MMRP in conjunction with the project; and
WHEREAS, on December 23, 2021, the City gave public notice of the City Council meeting to conduct a public hearing to consider SPDR-811, CUP 20-04, PDP 20-07 and Tentative Tract Map No. 19119, for the Project, by posting the public notice at three public places including Stanton City Hall, the Post Office, and the Stanton Community Services Center. Notice was also mailed to property owners within a 500-foot radius of the Project Site, posted on the City’s webpage, and published through the agenda posting process; and
WHEREAS, on January 11, 2022, the City Council of the City of Stanton conducted a duly noticed public hearing concerning the request to approve SPDR-811, CUP 20-04, PDP 20-07 and Tentative Tract Map No. 19119, for the property located at 12200 Beach Boulevard; and
WHEREAS, the City Council has carefully considered all pertinent written and verbal testimony and information from the public hearing, including, without limitation, the staff report prepared for this application; and
WHEREAS, all legal prerequisites have occurred prior to the adoption of this resolution.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF STANTON DOES RESOLVE AS FOLLOWS:

SECTION 1: The recitals above are true and correct and hereby adopted as findings as if fully set forth herein.

SECTION 2: CEQA. The City Council hereby determines that based upon the Initial Study and Mitigated Negative Declaration, the City Council exercises its independent judgment and finds the project’s potential significant adverse impacts can be mitigated to a level of insignificance with the mitigation measures identified in the IS/MND and Mitigation Monitoring and Reporting Program (MMRP) and therefore the requirements of the California Environmental Quality Act (CEQA) have been met.

SECTION 3: Site Plan and Design Review Findings. In accordance with Stanton Municipal Code (SMC) Section 20.530.050, the City Council hereby finds that the Project is:

A. Allowed within the subject zone.

The Project Site is located in the General Mixed-Use (GLMX) Overlay zone. Standalone residential developments are allowed in the GLMX Overlay zone (SMC, §

20.230.050). Therefore, the Project is allowed within the subject zone.

B. Designed so that:

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1. The Project will not be detrimental to the public health, safety, or general welfare, and not detrimental to adjacent property.

The Project includes the demolition of the three existing buildings and associated accessory structures. The new residential development compliments residential and commercial uses in the vicinity and is designed to improve the pedestrian connection on Beach Boulevard, enhance the safety and quality of experience in this corridor with lighting and landscaping and offer new residential housing options not available in the City at this time.

Conditions of approval and mitigation measures as identified in the MMRP have been included to ensure appropriate measures are taken during construction to minimize the impacts that construction activities could have on surrounding properties.

2. Architectural design and functional plan of the structures and related improvements are of high aesthetic quality and compatible with adjacent developments.

The Project is designed to complement and be consistent with new development on Beach Boulevard. The residential units include a contemporary architectural design incorporating plaster, lap siding, wood look porcelain tile and brick veneer improving the aesthetic quality and character of the neighborhood. The site incorporates perimeter and internal landscaping to improve the site and public facing conditions. The public right-of-way is designed to implement the Livable Beach Boulevard Mobility Plan standards improving the corridor. The common open space provides for several on-site amenities consisting of a recreation area, community park and dog park which complement the project and improve the quality of life for the residents of the development.

3. Structures and related improvements are suitable for the proposed use of the property and provide adequate consideration of the existing and contemplated uses of land and orderly development in the general area of the subject site.

The Project Site is 3.54-acres in size and is in a zone that allows for up to 45 dwelling units to the acre. The proposed development of 79 townhome units is substantially close to the target density limits because it will be 22.28 dwelling units to the acre, and the Zoning Code’s target density is 25- to 45 du/ac. The project meets the standards for stand-alone residential development in the GLMX Overlay zone and offers seven (7) units as affordable housing for lowincome households. Creative and orderly site design has been incorporated to ensure the improvements are consistent with the adjacent neighborhoods and complement development in this zone.

4. The project’s site plan and design are consistent with the City’s Design Standards and Guidelines, if any.

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The City does not currently have any adopted design guidelines. However, for the reasons set forth above, the Project’s design is compatible with existing and recent residential development within the neighborhood.

C. Designed to address the following criteria, as applicable:

1. Compliant with the Zoning Code, Municipal Code Title 16 (Buildings and Construction), and all other applicable City regulations and policies.

The Project with the conditions contained herein is compliant with all applicable City regulations. The Projects meets the required setbacks, height, density and applicable development standards. The applicant has filed for a Planned Development Permit which may adjust or modify, where necessary and justifiable development standards subject to the findings in Section 20.520.060.

2. Efficient site layout and design;
The Project will feature 12, one-bedroom units and 7, two-bedroom units and 60, three-bedroom units. All the buildings are within the height limitations for the zone. The property is triangularly shaped, and a 25-foot drive aisle is proposed throughout the development. As such, the Project will efficiently utilize the existing infill site.

3. Adequate yards, spaces, walls, and fences, parking, loading, and landscaping that fit within neighboring properties and developments; The Project provides sufficient separation from adjacent properties, open space for both private and common use and offers on-site amenities to address the needs of the residents. The Project offers well designed and usable common open space with improved site conditions including 3 on-site amenities: recreation area, community park and dog park. A new decorative block wall with trim cap will be installed on the perimeter of the property. Walls and fencing are included to ensure the safety and security of the property and appropriate separation and privacy for adjacent developments. The proposed parking offers 146 covered parking spaces in the form of 1-car and 2 car garages and 56 uncovered spaces for a total of 202 off-street parking spaces that meet the need of the development. The site design, development standards proposed with the Planned Development Permit and the conditions of approval ensure this project will complement and be consistent with neighboring properties and adjacent development.

4. Relationship to streets and highways that are adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed development;
The proposal is for a residential development. The density and use of the property are consistent with the General Plan and Zoning and is not anticipated to exceed the design of the network. The Project can be accommodated by the existing street network without any significant impact on the traffic or level of RESOLUTION NO. 2022-02

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service on Beach Boulevard. A Traffic Study was prepared as part of the Mitigated Negative Declaration. Using the Trip Generation, Tenth Edition published by the Institute of Transportation Engineers (ITE) the study concluded that the project would produce 36 trips during the AM peak hour, 43 trips during the PM peak hour, which would not generate a significant impact.

Additionally, the project meets the High-Quality Transit Area (HQTA) screening criteria for projects located within half a mile of a Transit Priority Area (TPA) or a HQTA. The project is exempt from a Vehicle Miles Traveled (VMT) analysis and has a less than significant impact on transportation and circulation.

5. Compatible and appropriate scale to neighboring properties and developments; The proposed project will be compatible with existing residential developments in the area by maintaining appropriate height, mass, density and scale of the residential development. Additionally, landscape areas, appropriate setback conditions, walls and fencing and overall site design were incorporated to ensure the development is compatible with new residential development on Beach Boulevard.

6. Efficient and safe public access (both pedestrian and vehicular) and parking; The project has been designed to ensure safe and adequate vehicle and pedestrian access. One 36-foot driveway on the southern portion of the site and one 20-foot driveway on the northern portion of the site will provide access from Beach Boulevard. A safe and efficient street pattern offers access to the residential units, all garages serving the units and the guest parking provided.

Walkways are incorporated throughout the project providing safe access to each unit and to the common spaces and amenities.

7. Appropriate and harmonious arrangement and relationship of proposed structures and signs to one another and to other development in the vicinity, based on good standards of design;
The Project is solely for residential development. The adjacent properties consist of multi-family residential development to the north and west and commercial development to the north and south. The Anaheim Barber City Channel boarders the site to the east. The Project proposes landscape buffers along the property lines to enhance the appearance of the property. The architectural style of the residential units is compatible with new residential development within the City.

8. Appropriate relationship to land use and development of adjacent properties, including topographic and other physical characteristics of the land; The construction and improvements at the Project site are consistent with the surrounding uses and complement the existing neighborhood commercial and multi-family residential uses. The topography of the land and adjacent areas is generally flat and will not be altered by the new development.

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9. Proper site utilization and the establishment of a physical and architectural relationship to existing and proposed structures on the site; The Project utilizes modern site planning, contemporary architectural style and finishes complementing existing and new development in the vicinity. The residential units include a contemporary architectural design incorporating plaster, lap siding, wood look porcelain tile and brick veneer improving the aesthetic quality and character of the neighborhood. The site incorporates perimeter and internal landscaping to improve the site and public facing conditions. The public right-of-way is designed to implement the Livable Beach Boulevard Mobility Plan standards improving the corridor.

10.Compatible architectural style with the character of the surrounding area, both to avoid repetition of identical design where not desired, and to ensure compatibility in design where desired;
The design features are architecturally compatible with developments within the neighborhood. The project utilizes cement plaster, tile with simulated wood finish, fiber cement siding, brick veneer and metal awnings and guardrails. The contemporary industrial architecture is similar without being overly repetitive in nature and adds interest and variety to the community while maintaining compatibility of style with the new development on Beach Boulevard.

11.Harmonious relationship with existing and proposed developments and the avoidance of both excessive variety and monotonous repetition; The project provides architectural features to avoid design repetition, including the use of architectural offset on facades facing Beach Boulevard and changes in material finishes to create articulation.

12.Compatible in color, material, and composition of the exterior elevations to neighboring visible structures;
The proposed units feature a contemporary architecture compatible with new development within the neighborhood and along Beach Boulevard. The project is compatible in color, material and composition of the exterior elevations to neighboring structures.

13.Appropriate exterior lighting that provides for public safety and is not of a nature that will constitute a hazard or nuisance to adjacent properties; The development incorporates exterior lighting, appropriate in scale for the project and the neighborhood. The lighting will provide for public safety and is directed away from adjacent properties and public streets to minimize glare.

14.Compatible in scale and aesthetic treatment of proposed structures with public areas;
The project site incorporates a variety of landscaping species, enhanced paving at driveway entrances, and landscaped edges that provide a sense of RESOLUTION NO. 2022-02

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place within the development. Additionally, the development incorporates 10 feet of public right-of-way in compliance with the Livable Beach Boulevard Mobility Plan providing a robust landscaped parkway. With the incorporation of these features, the project provides an aesthetically pleasing housing development compatible with the overall neighborhood. The project is conditioned and required to comply with all outside agency permitting requirements to ensure the use does not adversely affect the surrounding air quality or water quality.

15.Appropriate open space and use of water-efficient landscaping; and Each unit will be provided with a private outdoor balcony ranging from 40-95 square feet. The project offers 41,748 square feet of common open space and provides three (3) usable on-site amenities including: recreation area, community park and dog park. The development provides for landscaping which would meet the adopted Water Efficient Ordinance Guidelines as required by Stanton Municipal Code.

16.Consistent with the General Plan and any applicable Specific Plan; The project site is not within a Specific Plan area. The proposed development is consistent with the City’s General Plan, specifically:
• Goal LU-3.1: A range and balance of residential densities which are supported by adequate city services. Strategy LU-3.1.2: Encourage infill and mixed-use development within feasible development sites.

The property is located within the General Mixed Use Overlay zone, which allows for stand-alone residential development. The Project provides for 79 residential townhome units attached in clusters of four and six units and offers open space areas with a variety of recreational opportunities. The subdivision allows for the units to be sold separately, providing a more stable resident population and also adds to City’s affordable housing stock. The proposed project offers infill development to serve the residential needs of the community while maintaining access to existing public services and utilities.
• Goal CD-1.1 Promote quality development and design that preserves and enhances a positive and unique image of Stanton, and fosters a sense of community pride. Strategy CD-1.1.2 Ensure that new development within the city contributes to the image of Stanton in a positive way and places a high standard of architecture and site design.

Beach Boulevard is evolving with several new mixed use and residential developments. The proposed 79 townhome units offer a contemporary architecture that would continue to enhance the positive image of Stanton.

The development also proposes to improve the Beach Boulevard corridor through the implementation of the Livable Beach Boulevard Mobility Plan.

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• Goal CD-1.2: Promote an attractive streetscape and public right-of-way, especially along major primary and secondary corridors, that is consistent with the desired vision and image of Stanton.

The proposed project improves the pedestrian and vehicular experience along Beach Boulevard by implementing the Livable Beach Boulevard Mobility Plan. The parkway will offer enhanced landscaping and street furnishings. In addition, the elevations of the new residential units facing Beach Boulevard are designed to provide high-quality design, visual interest and a vibrant streetscape.
• Goal ED-2.2: Promote economic revitalization at key locations within the city, specifically the major arterials, Beach Boulevard and Katella Avenue, which carry commuters and other travelers through Stanton.

Strategy 2.2.1: Encourage mixed-use development along major corridors, specifically Beach Boulevard and Katella Avenue, as well as at major city intersections and activity nodes.

The project will develop an underutilized lot located at a key corridor and will complement the surrounding neighborhood-serving commercial uses and established residential neighborhoods. The infill development will redevelop this important corridor while maintaining the appropriate use of public facilities, utilities land available infrastructure.

SECTION 3: Conditional Use Permit Findings. In accordance with SMC Section

20.550.060, the City Council hereby finds:

1. The proposed use is consistent with the General Plan and any applicable specific plan;
The project site is not within a Specific Plan area. The proposed development is consistent with the City’s General Plan, specifically:
• Goal LU-3.1: A range and balance of residential densities which are supported by adequate city services. Strategy LU-3.1.2: Encourage infill and mixed-use development within feasible development sites.

The property is located withing the General Mixed Use Overlay zone which allows for stand-alone residential development. The Project provides for 79 residential townhome units attached in clusters of four and six units and offers open space areas with a variety of recreational opportunities. The subdivision allows for the units to be sold separately, providing a more stable RESOLUTION NO. 2022-02

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resident population and also adds to City’s affordable housing stock. The proposed project offers infill development to serve the residential needs of the community while maintaining access to existing public services and utilities.
• Goal CD-1.1 Promote quality development and design that preserves and enhances a positive and unique image of Stanton, and fosters a sense of community pride. Strategy CD-1.1.2 Ensure that new development within the city contributes to the image of Stanton in a positive way and places a high standard of architecture and site design.

The development also proposes to improve the Beach Boulevard corridor through the implementation of the Livable Beach Boulevard Mobility Plan. • Goal CD-1.2: Promote an attractive streetscape and public right-of-way, especially along major primary and secondary corridors, that is consistent with the desired vision and image of Stanton.

Strategy 2.2.1: Encourage mixed-use development along major corridors, specifically Beach Boulevard and Katella Avenue, as well as at major city intersections and activity nodes.

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2. The proposed use is allowed within the applicable zone and complies with all other applicable provisions of this Zoning Code and the Municipal Code; The proposed 79-unit townhome project is allowed within the General Mixed-Use (GLMX) Overlay zone. Section 20.230.050 of the Stanton Municipal Code allows for stand-alone residential development in the GLMX Overlay zone. The development meets all applicable development standards and is proposing to modify open space and four-foot architectural offset requirements through the Planned Development Permit.

3. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity; The 79 three-story townhome units are compatible with existing development along Beach Boulevard. Residential development is integrated throughout the Beach Boulevard corridor vertically and horizontally. Additional housing compliments the mix of commercial and service uses found on Beach Boulevard and improves the balance of land use found in the City. The project’s contemporary design complements new development along the corridor and is compatible with the mix of design styles found in newer and older residential and commercial development found throughout the City.

4. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the proposed use;
The Project meets the required front, side and rear yard setbacks, height requirements and provides all required off-street parking. The proposed development of 79 townhome units is substantially close to the target density limits because it will be 22.28 dwelling units to the acre, and the Zoning Code’s target density is 25 to 45 du/ac. The Zoning Code provides a process, the Planned Development Permit intended to ensure efficient use of the land and better living environment, high standards of environmental quality and enhanced amenities. Through a Planned Development Permit, an applicant may request, and the Planning Commission may grant adjustments or modifications to the standard development requirements where necessary and appropriate to achieve a comprehensive development of superior quality and excellent design. The Project is asking for a reduction in the required private and common open space and relief from the four-foot architectural offset for interior units through the Planned Development Permit.

The Project is accessed by 2 driveways on Beach Boulevard and a 25-foot drive aisle is proposed throughout the development. The driveway entrance on the southernmost portion of the site will be restricted to right in and right out only and the second driveway to the north is restricted for right turn exit only
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b. The provision of public and emergency vehicle (e.g., fire and medical) access;
The development was reviewed by the City Engineer and Orange County Fire Authority, who each confirmed that the Project’s design provided sufficient public and emergency vehicle access.
c. Public protection services (e.g., fire protection, police protection, etc.); The development was reviewed by the Orange County Fire Authority and Stanton Police Services to ensure compliance with public protection services. Orange County Fire Authority provided conditions of approval which were incorporated in Exhibit “A” and Stanton Police Services had no concerns over the Project.
d. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.); and
The proposed Project is located within an urbanized area, is accessible by existing streets, and is located within the service areas of all existing utilities and public services for the area. Further, conditions of approval will ensure the proposed development will not result in a reduction of public services to properties in the vicinity or be a detriment to public health, safety, and general welfare.
e. Served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate.

The development is served by Beach Boulevard, which is adequate to carry the kind and quantity of traffic proposed. A Traffic Study was prepared as part of the Mitigated Negative Declaration. Using the Trip Generation, Tenth Edition published by the Institute of Transportation Engineers (ITE), the study concluded that the Project would not generate a significant impact on account of producing only 36 trips during the AM peak hour and 43 trips during the PM peak hour. Additionally, the Project meets the High-Quality Transit Area (HQTA) screening criteria for Projects located within ½ mile of a Transit Priority Area (TPA) or a HQTA. The Project is exempt from a Vehicle Miles Traveled (VMT) analysis and has a less than significant impact on transportation and circulation.

5. The site’s suitability ensures that the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially detrimental to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; and
The proposed development of 79 townhome units is substantially close to the RESOLUTION NO. 2022-02

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target density limits because it will be 22.28 dwelling units to the acre, and the Zoning Code’s target density is 25- to 45 du/ac. The Project will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially detrimental to the improvements, persons, property, or uses in the vicinity and zone because the Project has been reviewed by the appropriate agencies and departments to ensure that development standards are met.

6. The applicant agrees in writing to comply with any and all of the conditions imposed by the review authority in the approval of the Conditional Use Permit or Minor Use Permit.

If the development is approved, the applicant has indicated that they will agree in writing to comply with the conditions imposed by the Planning Commission in the approval of the Conditional Use Permit.

SECTION 4: Planned Development Permit Findings. In accordance with SMC Section

20.520.060, the City Council hereby finds:

A. The Planned Development Permit will:

1. Be allowed within the subject base zone;
The proposed 79-unit, townhome Project is allowed within the General MixedUse (GLMX) Overlay zone. Section 20.230.050 of the Stanton Municipal Code allows for stand-alone residential development in the GLMX Overlay zone with the approval of a Conditional Use Permit. The development meets all applicable development standards and is proposing to modify open space and four-foot architectural offset requirements through the Planned Development Permit.

2. Be consistent with the purpose, intent, goals, policies, actions, and land use designations of the General Plan and any applicable specific plan; The project site is not within a Specific Plan area. The proposed development is consistent with the City’s General Plan, specifically:
• Goal LU-3.1: A range and balance of residential densities which are supported by adequate city services. Strategy LU-3.1.2: Encourage infill and mixed-use development within feasible development sites.

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proposed Project offers infill development to serve the residential needs of the community while maintaining access to existing public services and utilities.
• Goal CD-1.1 Promote quality development and design that preserves and enhances a positive and unique image of Stanton, and fosters a sense of community pride. Strategy CD-1.1.2 Ensure that new development within the city contributes to the image of Stanton in a positive way and places a high standard of architecture and site design.

The development also proposes to improve the Beach Boulevard corridor through the implementation of the Livable Beach Boulevard Mobility Plan. • Goal CD-1.2: Promote an attractive streetscape and public right-of-way, especially along major primary and secondary corridors, that is consistent with the desired vision and image of Stanton.

The proposed Project improves the pedestrian and vehicular experience along Beach Boulevard by implementing the Livable Beach Boulevard Mobility Plan. The parkway will offer enhanced landscaping and street furnishings. In addition, the elevations of the new residential units facing Beach Boulevard are designed to provide high-quality design, visual interest and a vibrant streetscape.
• Goal ED-2.2: Promote economic revitalization at key locations within the city, specifically the major arterials, Beach Boulevard and Katella Avenue, which carry commuters and other travelers through Stanton.

Strategy 2.2.1: Encourage mixed-use development along major corridors, specifically Beach Boulevard and Katella Avenue, as well as at major city intersections and activity nodes.

The Project will develop an underutilized lot located at a key corridor and will complement the surrounding neighborhood-serving commercial uses and established residential neighborhoods. The infill development will redevelopment this important corridor while maintaining the appropriate use of public facilities, utilities land available infrastructure.

RESOLUTION NO. 2022-02

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3. Be generally in compliance with all of the applicable provisions of this Zoning Code relating to both on-site and off-site improvements that are necessary to accommodate flexibility in site planning and property development and to carry out the purpose, intent, and requirements of this Chapter and the subject base zone, including prescribed development standards and applicable design guidelines, except for those provisions modified in compliance with this Chapter;
The Project meets the required front, side and rear yard setbacks and provides all required off-street parking. The Project complies with the density for the zone proposing 22.28 units to the acre well under the allowed 25-45 units to the acre. The project complies with lot coverage, impervious surface coverage and height requirements. The Zoning Code provides a process, the Planned Development Permit intended to ensure efficient use of the land and better living environment, high standards of environmental quality and enhanced amenities. Through a Planned Development Permit, an applicant may request, and the Planning Commission may grant adjustments or modifications to the standard development requirements where necessary and appropriate to achieve a comprehensive development of superior quality and excellent design. The Project is asking for a reduction in the required private and common open space and relief from the four-foot architectural offset for interior units through the Planned Development Permit.

The Project offers increased on-site amenities and sets aside 10 percent of the units as affordable housing for low-income households. The Project meets the purpose of the Planned Development Permit, Conditional Use Permit and the Site Plan and Development Review by providing a development that exceeds site and design standards typically submitted in this zone given strict application of the development standards found in the Stanton Municipal Code.

The utilization of modern site planning provides additional market rate and affordable housing opportunities and improves the character and condition of the Beach Boulevard corridor through the Livable Beach boulevard Mobility Plan.

4. Ensure compatibility of property uses within the zone and general neighborhood of the proposed development;
A stand-alone residential Project is allowed through the approval of a Conditional Use Permit in the General Mixed Use Overlay zone. The Project is designed to complement the new residential development on Beach Boulevard and enhance the surrounding neighborhood commercial uses. The enhanced building frontage along Beach Bouvard and implementation of the Livable Beach Boulevard Mobility Plan on the public right-of-way will improve the public experience and overall look and feel of the corridor.

B. The proposed Project will produce a comprehensive development of superior quality and excellence of design (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality RESOLUTION NO. 2022-02

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architectural design, significantly increased amounts of landscaping and improved open space, improved solutions to the design and placement of parking and loading facilities, incorporation of a program of highly enhanced amenities (e.g., additional public art), LEED or other “green” related standards, etc.) than might otherwise occur from more typical development applications; The Project offers for-sale and affordable, one-, two- and three-bedroom townhomes with attached garages and on-site guest parking. The site design and features include desirable amenities available on-site to enhance the quality of life for these new residents. Landscaping buffers are provided including a variety of trees, shrubs and ground cover to enhance the visual appearance of the Project, provide buffering and privacy for adjacent properties and improve the overall look and feel of the property. Additionally, the public right of way will provide with robust and enhanced landscaping and street furnishings in compliance with the Livable Beach Boulevard Mobility Plan.

C. Proper standards and conditions have been imposed to ensure the protection of the public health, safety, and welfare;
The Project is designed and will be built in conformance with the California Building Code, the City of Stanton Municipal Code, and the intent of the General Plan. The Project is subject to all conditions of approval to ensure the protection of the public health, safety, and welfare. The City Engineer and Orange County Fire Authority have provided conditions of approval for the Project which are included in Exhibit “A”. Stanton Police Services had no concerns for the Project.

D. Proper on-site traffic circulation (e.g., pedestrian and vehicular) and control is designed into the development to ensure protection for fire suppression and police surveillance equal to or better than what would normally be created by compliance with the minimum setback and parcel width standards identified in Article 2 (ZoneSpecific Standards); The Project meets or exceeds all on-site and off-site traffic and safety standards.

Adequate access to the site and on-site is provided to ensure fire, police and other public safety needs are met. Orange County Fire Authority has reviewed the plans for proper fire lane access and applicable fire authority requirements. Additionally, the City Engineer has reviewed the plans for safe maneuvering and circulation.

E. The subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development;
The property is flat and 3.54-acres in size. As such, it accommodates the proposed multi-family residential development.

F. Adequate public services and facilities exist, or will be provided, in compliance with the conditions of approval, to serve the proposed development and the approval RESOLUTION NO. 2022-02

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of the proposed development will not result in a reduction of public services to properties in the vicinity to be a detriment to public health, safety, and general welfare;
The proposed Project is located within an urbanized area, is accessible by existing streets, and is located within the service areas of all existing utilities and public services for the area. Further, conditions of approval will ensure the proposed development will not result in a reduction of public services to properties in the vicinity or be a detriment to public health, safety, and general welfare.

G. The proposed development, as conditioned, will not have a substantial adverse effect on surrounding properties or their allowed use;
The Project is allowed by the zone and is consistent with the General Plan. The Project Site is in an urban setting and is not anticipated to have adverse effects on the surrounding properties and their allowed uses. The Project’s architectural design is complementary to The VRV and Cloud House residential projects on Beach Boulevard. The townhome Project is compatible with surrounding improvements and character of the Beach Boulevard corridor.

H. If the development proposes to mix residential and commercial uses whether done in a vertical or horizontal manner, the residential use is designed in a manner that it is appropriately buffered from the commercial use and is provided sufficiently enhanced amenities to create a comfortable and healthy residential environment and to provide a positive quality of life for the residents. The enhanced amenities may include additional landscaping, additional private open space, private or separated entrances, etc.;
This finding is not applicable as the proposed project is not a mixed-use project; it’s a stand-alone residential development.

I. The design, location, operating characteristics, and size of the proposed development will be compatible with the existing and future land uses in the vicinity, in terms of aesthetic values, character, scale, and view protection; The proposed Project is compatible with development in the area. The Project is of similar size and scale of recent project such as Lantana on Beach and is compatible with the contemporary architecture of The VRV and Cloud House multifamily residential developments. The Project complements adjacent development, improves pedestrian and vehicle experiences, adds vibrant new development, and adds to the City’s housing stock and creates for-sale housing market rate and affordable options to serve the needs of the community.

J. The applicant agrees in writing to comply with any and all conditions imposed by the review authority in the approval of the Planned Development Permit; RESOLUTION NO. 2022-02

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SECTION 5: Tentative Tract Map Findings. In accordance with the requirements as set forth in SMC Sections 19.10.100 and 19.10.110, the City Council hereby finds as follows:

A. The proposed map is consistent with the city’s General Plan; The proposed 79-unit, townhome project is allowed within the General Mixed-Use (GLMX) Overlay zone with the approval of a Conditional Use Permit. The development meets all applicable development standards and is proposing to modify open space and four-foot architectural offset requirements through the Planned Development Permit.

B. The design and improvement of the proposed subdivision is consistent with the city’s general plan;
The proposed development is consistent with the City’s General Plan, specifically:
• Goal LU-3.1: A range and balance of residential densities which are supported by adequate city services. Strategy LU-3.1.2: Encourage infill and mixed-use development within feasible development sites.

The development also proposes to improve the Beach Boulevard corridor through the implementation of the Livable Beach Boulevard Mobility Plan.

RESOLUTION NO. 2022-02

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• Goal CD-1.2: Promote an attractive streetscape and public right-of-way, especially along major primary and secondary corridors, that is consistent with the desired vision and image of Stanton.

Strategy 2.2.1: Encourage mixed-use development along major corridors, specifically Beach Boulevard and Katella Avenue, as well as at major city intersections and activity nodes.

C. The site is physically suitable for the proposed type of development; The 3.54-acre site is physically suitable to accommodate the proposed condominium subdivision, residential units, street access, private and common open space areas and emergency vehicle access.

D. The requirements of the California Environmental Quality Act have been satisfied; An Initial Study/Mitigated Negative Declaration (IS/MND) was prepared for the project pursuant to the California Environmental Quality Act (CEQA) and State CEQA Guidelines. The IS/MND document prepared by consultant Blodgett Baylosis Environmental Planning, includes the project setting and description, initial study checklist, and an environmental evaluation. The Draft MND was circulated for a 30-day public review period beginning on October 26, 2021 and ending on November 29, 2021. Copies of the document were made available at City Hall, Stanton Library and City website. A notice of intent was posted at 12200 Beach Boulevard and the terminus of Orangewood Avenue and Santa Rosalia Street, mailed to property owners and tenants within a 500 feet radius of both sites RESOLUTION NO. 2022-02

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and posted at City Hall, Stanton Post Office and Family Resource Center. Notice and the IS/MND were sent to the State Clearinghouse, Office of Planning and Research. The State Clearinghouse issued a project number for this MND (SCH No. 2021110029) and circulated the NOI and IS/MND to various state agencies.

The project will require adoption of a Mitigation Monitoring and Reporting Program (MMRP) which contains mitigation measures to address noise stemming from construction and measures to address biological and tribal cultural resources impacts. The IS/MND has concluded that if the proposed mitigation measures identified in the Mitigation Monitoring and Reporting Program are applied to the project, there will be a less than significant effect on the environment.

E. The site is physically suitable for the proposed density of development; The development proposes a density of 22.28 units to the acre within the allowed range of 25-45 units to the acre in the General Mixed Use Overlay zone F. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantial and avoidable injury to fish or wildlife or their habitat;
The proposed Project site is located in an urban area surrounded by commercial and residential developments and is adjacent to a major roadway, Beach Boulevard. There are no naturally occurring habitats or associated flora and fauna located on either project site that would be affected by the proposed project implementation. As a result, the site is not a suitable habitat for any species of concern by the United States Fish and Wildlife Service (USFWS) and no impacts are anticipated. According to the United States Fish and Wildlife Service and the results of the site visits, there are no wetland or migratory bird nesting areas located within the project site. The only trees located within the project site boundaries are found along the southern and western boundaries of the project site next to the Anaheim-Barber Channel. There are a number of mature trees and shrubs located on-site along the southern and western boundaries of the project site which may have the potential to harbor migratory birds, and these trees and shrubs will be removed during the construction phase to accommodate the proposed project. Any potential impact to nesting and/or migratory species, however, will be mitigated to a level of less than significant with the implementation of the mitigation measures set forth in the MMRP.

G. The design of the subdivision and the proposed improvements are not likely to cause serious public health problems;
The IS/MND prepared found that the proposed project's air emissions do not represent a significant adverse impact. As a result, no mitigation measures are required. The analysis of air quality impacts indicated that the projected emissions would be below the South Coast Air Quality Management District’s (SCAQMD) thresholds of significance. Moreover, the Project will not result in potentially RESOLUTION NO. 2022-02

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significant noise impacts with the implementation of the mitigation measures included in the MMRP.

H. The design of the subdivision and the proposed improvements will not conflict with easements of record or established by court judgment, acquired by the public at large, for access through or use of property within the proposed subdivision; or, if such easements exist, that alternate easements for access or for use will be provided, and that these will be substantially equivalent to ones previously acquired by the public;
The design of the proposed subdivision will not conflict with easements of record or established by court judgment, acquired by the public at-large, for access through or use of the property. Upon review of the project by the Engineering Department, there is no known conflict with any easements or rights-of-way.

I. The design and improvement of the proposed subdivision are suitable for the uses proposed and the subdivision can be developed in compliance with the applicable zoning regulations pursuant to Section 19.10.090;
The proposed project will utilize the Planned Development Permit (PDP) process to allow for flexibility in development standards and create a development that aligns with the Goals, Strategies and Actions of the City of Stanton’s General Plan.

These include, but are not limited to, adding to the range of housing types in the area, supporting infill development and enhancing the image of the area and the City of Stanton.

SECTION 6: Approval. Based upon the findings set forth above, the City Council hereby approves Site Plan and Design Review SPDR-811, Conditional Use Permit CUP 20-04, Planned Development Permit PDP 20-07 and Tentative Tract Map No. 19119, subject to the Conditions of Approval set forth in Exhibit “A.” The approved development standards for Planned Development Permit PDP 20-07 are provided in Exhibit “B,” which is attached hereto and incorporated herein by reference.

SECTION 7: Effective Date. The approvals set forth in Section 6 above shall not be effective unless and until each entitlement referenced therein are approved and become effective and the related Development Agreement attached as Exhibit “A” to Ordinance No. 1118 (the “Development Agreement”) is approved by the Parties and becomes effective.

SECTION 8: Custodian and Location of Records. The documents related to this Resolution are on file and available for public review at Stanton City Hall, 7800 Katella Ave., Stanton, California 90680. The City Clerk is the custodian of these documents.

RESOLUTION NO. 2022-02

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ADOPTED, SIGNED AND APPROVED this 11th day of January 2022.

DAVID J. SHAWVER, MAYOR
APPROVED AS TO FORM:

HONGDAO NGUYEN, CITY ATTORNEY
ATTEST:

I, Patricia A. Vazquez, City Clerk of the City of Stanton, California DO HEREBY CERTIFY that the foregoing Resolution, being Resolution No. 2022-02 has been duly signed by the Mayor and attested by the City Clerk, all at a regular meeting of the Stanton City Council, held on January 11, 2022, and that the same was adopted, signed and approved by the following vote to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

PATRICIA A. VAZQUEZ, CITY CLERK
EXHIBIT “A”
SITE PLAN AND DESIGN REVIEW (SPDR)-811,
CONDITIONAL USE PERMIT (CUP) 20-04
PLANNED DEVELOPMENT PERMIT (PDP) 20-07 AND
TENTATIVE TRACT MAP NO. 19119
12200 BEACH BOULEVARD

CONDITIONS OF APPROVAL

1. The Applicant and property owner must sign and return a City-provided affidavit accepting these Conditions of Approval. The project Applicant and property owner shall have thirty (30) calendar days to return the signed affidavit to the Community and Economic Development Department. In addition, the Applicant shall record the Conditions of Approval in the Office of the County Recorder.

Proof of recordation shall be provided prior to certificate of occupancy.

2. 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 (collectively, the “Indemnified Parties”) harmless from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and other such procedures), judgments, orders, and decisions (collectively “Actions”), brought against the Indemnified Parties, 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, Community Redevelopment Law, 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. Applicant’s obligation under this condition of approval shall extend to indemnifying and holding harmless the Indemnified Parties against any damages, fees, or costs awarded in connection with any Action challenging the Project. The City and the Applicant expressly agree that the City shall have the right to choose the legal counsel providing the City’s defense, and that the Applicant shall reimburse, on a monthly basis, the City for any costs, fees, and expenses incurred by the City in the course of the defense.

City shall promptly notify the Applicant of any Action brought, and the Applicant shall cooperate with the City in the defense of the Action. Applicant’s obligation to fully indemnify the City shall survive the suspension, revocation, expiration or termination of any permit, entitlement, or approval issued by the City for or relating to the Project.

3. The proposed project will be constructed, developed, used, operated and permanently maintained in accordance with the terms of the application, plans, drawings submitted, and conditions imposed in this Resolution. Development shall occur in conformance with the plans, color and materials, attachments found in the staff report and the information presented to the City Council, the conditions contained herein and all applicable City regulations. Any modifications shall require review and approval by the Community and Economic Development Director prior to the issuance of any building permit. Any significant modifications may require review and approval of the Planning Commission and/or City Council. All conditions must be completed prior to final approval and issuance of the certificate of occupancy.

4. A final landscape plan consistent with the conceptual plan provided to the City Council and as conditioned, shall be submitted for the review and approval of the Community and Economic Development Director prior to issuance of grading permit.
a. The landscape plan shall include all plant materials, species and sizes, irrigation, open space improvements/furnishings and Water Efficient Ordinance requirements.
b. All trees shall have a minimum trunk height of 10 feet at the time of installation. All shrubs shall be a minimum of 15 gallon. c. Upon final inspection, staff may require replacement and/or addition of landscaping material to ensure a high-quality planting and sufficient coverage and spread.
d. The Homeowners Association shall maintain common area landscaping on site at all times in accordance with the approved landscaping plan.

Should any planting be damaged, diseased, or removed it shall be replaced in kind.
e. All landscaping shall be installed prior to the issuance of the certificate of occupancy and shall be maintained as depicted in the final approved landscape plan. Any modifications or changes are subject to review and approval of the Community and Economic Development Director.

5. The public right-of-way shall be in compliance with the Livable Beach Boulevard Mobility Plan. A 10 feet pedestrian area shall be maintained with six feet of sidewalk and 4 feet of parkway. All landscaping and furnishing are subject to approval by the Community and Economic Development Director and Public Works Director. Submit landscaping and improvements for review and approval prior to building permit issuance.

6. Prior to issuance of a final certificate of occupancy, the applicant shall install trees on Beach Boulevard in tree wells and shall install uplighting in the tree wells such that the uplighting is integrated into the tree well grate or under the tree well grate to protect the lighting from vandalism or unintended damage. The design is subject to the review and approval of the Public Works Director. Tree well grates shall be rated for vehicular loads.

7. All exterior lighting shall be kept at a reasonable level of intensity and directed away from adjacent properties and public streets to minimize glare to be confirmed by the Community and Economic Development Director upon final inspection. A final lighting and photometric plan certified by a lighting engineer shall be approved by the Community and Economic Development Director or his/her designee prior to building permit issuance.

8. The applicant shall submit utility and mechanical equipment plans prior to submitting for design with any utility company, that address, among other things, the location, size, height, and screening technique for all utilities and mechanical equipment. All utilities and mechanical equipment related to the project whether located on site or in the public right-of-way shall be underground or located on any rooftop. Should the utility or mechanical equipment (e.g., Back flow devices, transformers, A/C units etc.) be unable to be placed underground or located on any rooftop, as reviewed and determined to be valid by the Community and Economic Development Director and Public Works Director, such equipment shall be located in the least impacting (visual, pedestrian impediment, vehicular obstruction, etc). location as affirmed by the Community and Economic Development Director. Additionally, all utility and mechanical equipment will be adequately screened to the Community and Economic Development Director’s satisfaction. Screening materials, techniques and locations shall be submitted for the review and approval of the Community and Economic Development Director prior to submittal of plans to any utility company and prior to the issuance of grading permits.
a. All screening shall be subject to Planning inspection and shall match or exceed the height of the equipment.
b. Any modification to the approved screening shall obtain prior approval of the Community and Economic Development Director.

9. Final fence and wall plans shall be submitted for review and approval of the Community and Economic Development Director prior to issuance of any building permit. All fences and walls shall be installed and maintained as depicted in the approved Wall and Fence Plan prior to any Building Final. Any changes to the approved fencing and walls are subject to review and approval of the Community and Economic Development Director.
a. The new proposed perimeter walls shall be of decorative block and contain a decorative cap.

10.The applicant shall submit a Trash Staging and Storage Plan for the review and approval of CR&R and the Community and Economic Development Director prior to issuance of first building permit.
a. All trash cans must be kept within the approved areas and all areas shall be maintained clean and sanitary.
b. A will-serve letter from CR&R shall be submitted to the Planning Division prior to building permit issuance.

11.All colors, materials and finishes must match the approved plans and materials board. Any changes are subject to review and approval by the Community and Economic Development Director. The final architectural set of plans shall depict all materials and finishes prior to building permit issuance.

12.The applicant shall install decorative enhanced concrete, such as stamped and colored, at the entrances into the development to the satisfaction of the Director of Community and Economic Development prior to the issuance of a certificate of occupancy.

13.The applicant shall comply with all mitigation measures identified in the Mitigation Monitoring and Reporting Program (MMRP).

14.During the construction phase, the Applicant shall designate a noise disturbance coordinator who will be responsible for: (1) responding to neighborhood complaints about construction noise, (2) assessing the cause of the noise complaints and (3) implementing reasonable measures to correct the problem.

The applicant shall be responsible for providing a hotline number that adjacent residents or businesses may call with concerns or questions regarding construction activities. The hotline number shall be provided to City staff prior to issuance of a rough grading permit.

15.Declaration of Covenants, Conditions and Restrictions (CC&Rs), Articles of Incorporation and By-Laws for the Homeowners Association shall be reviewed and approved by City Staff, recorded before the Final Map, and include the following requirements:
a. Require that all garage spaces shall be maintained for the parking of vehicles.
b. A disclosure identifying the enclosed garage spaces assigned to each unit. This disclosure shall be signed by the owner prior to purchase of the unit indicating they understand there are no additional parking spaces available and that they are limited to parking vehicles within the garage associated with the purchased unit. Additionally, the disclosure shall include the number of guest parking available within the development and the policies and procedures for use of guest parking spaces which shall be signed by the owner prior to purchase of the unit indicating they understand the limitation and proper use of guest parking. This practice shall be upon original purchase and subsequent sale of each unit in the development.
c. Dictate responsibilities between the Homeowners Association and private property owners for the maintenance of structures, both interior and exterior of all buildings, plumbing, mechanical and electrical facilities. d. Dictate responsibilities between the Homeowners Association and private property owners for the maintenance of the common and private open space areas.
e. Prohibit the removal of the common and private open space areas and amenities as shown on the approved the Site Plan. Replacement, repair or substitutions can only be allowed with the prior approval of the City with similar or equivalent materials, features and fixtures. No reduction in the areas can be considered.
f. Identify all exclusive use easement areas and dictate the responsibilities between the Homeowners Association and private property owners. g. Include provisions addressing the use and maintenance of guest parking spaces, driveways, common open spaces, and restrictive open space.

The parking provisions shall, among other things, establish all of the following:
i. Guest parking spaces are to be used by guests only and are not for use by residents.
ii. Long term parking of more than 72-hours is prohibited in guest parking spaces.
iii. Movement of a vehicle directly from one guest parking space to another shall not constitute a break in the 72-hour restriction. h. Prohibit storage and overnight parking of recreational vehicles and/or oversized vehicles and/or trailers.
i. Prohibit parking and any type of obstruction of the required fire access lanes.
j. Prohibit the construction of additional entries/exits into individual residences.
k. Dictate responsibilities of maintenance for all BMPs installed on the site, as listed in the approved Water Quality Management Plan (WQMP), including requirements for vector control and include all WQMP conditions.
l. Provide a Parking Management Plan that includes management strategies for both garage and guest parking, enforcement and resolution of conflict process and procedures and any time limitations and loading areas. m. Include the provision to restrict any amendment to provisions required by this entitlement package without first obtaining the review and approval of the City (Community and Economic Development Director, Planning Commission or City Council as appropriate).
n. Include a provision identifying the City as an intended third-party beneficiary with the right, but not the obligation, to enforce the CC&Rs to ensure compliance with City entitlements.

16.Parking is to be maintained and provided as identified in the approved plans. Any minor changes to the approved parking must be submitted for review and approved by the Community and Economic Development Director. Any significant changes to the approved parking may require review and approval by the Planning Commission and/or City Council.

17.Prior to the start of any work, a grading plan for on-site improvements prepared by a California-licensed civil engineer shall be submitted to the Public Works Department and approved by the City Engineer. Plan check and inspection fees shall be paid in advance according to the City’s fee schedule.

18.Prior to the start of any work, an improvement plan for off-site improvements prepared by a California-licensed civil engineer shall be submitted to the Public Works Department and approved by the City Engineer. Plan check and inspection fees shall be paid in advance according to the City’s fee schedule. Offsite improvement plans may be incorporated in the grading plan.

19.Prior to the start of any work in the City’s public right-of-way, if any, a separate encroachment permit shall be obtained from the Public Works Department. All work shall be done in accordance with Orange County Public Works Standard Plans or the Standard Plans for Public Works Construction.

20.Prior to the start of work in the State’s right-of-way, if any, an encroachment permit from Caltrans shall be obtained. All work shall be coordinated with Caltrans and the City to ensure work is performed according to the approved plans.

21.All required geotechnical testing services required for improvements in the public right-of-way will be based on time and materials, to be invoiced at the completion of the project. These fees are in addition to any other fees paid to the City.

These fees must be paid in full prior to release of any bonds.

22.Prior to the issuance of a grading permit or an encroachment permit, a bond or surety device shall be posted with the City in an amount and type sufficient to cover the cost of off-site and on-site work in an amount specified by the City Engineer.

23. Prior to the issuance of a final certificate of occupancy, applicant shall underground the existing power poles and wires fronting the project on Beach Boulevard at the applicant’s sole expense. This work will require the applicant to work with Southern California Edison, Caltrans, and other utilities to remove the Edison power pole and guy wires at the southwest corner of the project in Caltrans right-of-way, and to potentially work within Caltrans right-of-way outside of the frontage of the project, as required by Edison and/or Caltrans.

24.No above ground utility structures, cabinets, pipes, or valves shall be constructed within the public right-of-way.

25.Prior to the issuance of a final certificate of occupancy, no aerial utilities may be connected to the project. All utilities shall be undergrounded at the completion of the project.

26.In conjunction with the submittal of a grading and on-site improvement plan, the applicant shall submit a traffic signing and striping plan for review and approval by the City Engineer. The traffic signing and striping plan shall include the following restrictions: The 36-foot-wide driveway entrance on the southernmost portion of the site will be restricted to right in and right out only, and the secondary 19-foot 10-inch driveway to the north is restricted for right turn exit only.

27.Perimeter fencing shall be installed that has green screen material or approved equal. The fence/screen material shall be properly maintained and be free of rips, tears, fraying, graffiti, and any other damage or vandalism.

28.Prior to the issuance of a precise grading permit, the applicant shall prepare a plan indicating clear sight triangles which shall be maintained at each driveway per the Highway Design Manual. No objects, signs, fences, walls, vegetation, or other landscaping shall be allowed within these triangles that measures between three and eight feet in height. This shall be coordinated between applicable site and landscaping plans.

29.Prior to the issuance of a precise grading permit, the applicant shall prepare a plan for the placement and installation of traffic signing, pavement delineation, and other traffic devices subject to the review of the City Engineer. Parking stalls shall meet City development code standards and stop signs with stop legend bars shall be provided at all locations as specified by the City Engineer.

30.Prior to the demolition of any existing on-site improvements, a demolition plan shall be submitted and approved by the City Engineer, and a grading permit shall be obtained in addition to any building permits required prior to demolition of any existing structures. The demolition plan shall include an erosion control plan.

31.Grading and improvements shall be in accordance with the City’s grading manual and grading code and to the satisfaction of the City Engineer. Any work outside of the project boundaries will require easements or right-of-way entry letters from adjacent property owners.

32.The applicant and his/her contractor shall comply with all requirements of the Orange County Stormwater Program “Construction Runoff Guidance Manual” during the construction of the project. This document is available for downloading from www.h2oc.org.

33.All structural pavement sections, including all parking lots, shall be submitted to and approved by the City Engineer. The soils engineer shall submit pavement section recommendations based on "R" Value analysis of the subgrade soils, and approved City traffic indices.

34.Handicap access ramps must be installed and/or retrofitted in accordance with current American Disabilities Act (ADA) standards throughout the project.

Access ramps shall be provided at all intersections and driveways.

35.All damaged, cracked, uplifted, subsided or severely worn curb, gutter and sidewalk that fronts the project in the public right-of-way along Beach Boulevard shall be removed and replaced. This includes damaged, cracked, uplifted, subsided or severely worn curb, gutter and sidewalk that was in this condition prior to the start of construction. Limits of removal and replacement will not be marked out until immediately prior to occupancy so that all damage that occurred during construction can be included in the limits of replacement.

36.No construction materials or construction equipment shall be stored on public streets.

37.A haul route permit shall be obtained from the Public Works Department for removal or import of any material that requires more than 20 truck trips per day or if the total yardage of material to be exported or imported to the site exceeds 100 cubic yards. All trucks hauling materials in and out of the project site shall be subject to restricted time and days of operation and truck route as determined by the City Engineer.

38.Prior to the issuance of any building permit, the applicant shall pay sewer connection fees to the City for connection to the sanitary sewer system, if applicable.

39.If any cuts are made into existing asphalt on Beach Boulevard, restoration of the subject roadway shall, at a minimum, consist of cold-milling to a 1.5 inch depth and an asphalt overlay with rubberized hot mix in one-half roadway widths (i.e. from gutter line to the median for cuts within the eastern half of Beach Boulevard, and from gutter line to gutter line for cuts within both halves of Beach Boulevard).

Such work will require a Caltrans encroachment permit, and these restoration requirements are in addition to any requirements from Caltrans.

40.Grading and improvement plans shall be prepared and submitted to the City Engineer for approval. Plans shall be 24” X 36”, ink on mylar, with elevations to nearest 0.01 foot, and scaled at 1” = 10’. Public works improvements may be shown on this plan. Grading plan check fees must be paid in advance.

41.Prior to the issuance of a building permit, pad certification by the project civil engineer and project geotechnical engineer is required and a building pad compaction report must be submitted to and approved by the City Engineer.

Separate review fees may apply.

42.Prior to the issuance of a grading permit, a hydrology and hydraulic study (including off-site areas affecting the development) shall be prepared by a California-licensed civil engineer and approved by the City Engineer. The report shall include detailed drainage studies indicating how the grading, in conjunction with the drainage conveyance systems including applicable swales, channels, street flows, catch basins, storm drains, and flood water retarding, will allow building pad(s) to be safe from inundation from rainfall runoff which could be expected from all storms up to and including the theoretical 100-year flood.

Methodology, criteria, and sizing of storm drainpipe and facilities shall adhere to the Orange County Hydrology Manual.

43.The maintenance of any landscaping between the curb and the right-of-way line of any street abutting the parcel shall be the responsibility of the owner of that parcel unless a recognized association or district has assumed responsibility for said maintenance.

44.Any above ground valve assemblies or back-flow devices shall be placed on private property and an easement dedicated to the water district.

45.Water improvement plans shall be approved by Golden State Water Company and the City’s Building Department. All facilities shall be constructed in accordance with the appropriate agency's specifications, with all incidental fees paid by the applicant. These facilities shall be dedicated to the water company by the applicant to the satisfaction of the City Engineer.

46.Sewer improvement plans shall be approved by the appropriate sewer agencies and the City Engineer. All facilities shall be constructed in accordance with the City’s specifications, with all incidental fees paid by the applicant.

47.Prior to the issuance of a grading permit, the applicant shall submit a water quality management plan (WQMP) incorporating best management practices (BMPs) in conformance with the requirements of the MS4 Permit issued to the City by the Santa Ana Regional Water Quality Control Board. This Permit requires the project to be classified as a priority development project which requires source control BMPs to be proposed and implemented prior to the issuance of a certificate of occupancy. The applicant is advised there are additional plan check fees for the review of this document. Treatment control devices will not be permitted in the public right-of-way. The applicant/owner will be responsible for the costs of the construction or installation and maintenance of any BMPs.

48.All roof drains shall be routed to a landscaped area or an on-site structural treatment BMP prior to draining into the City storm drain system.

49.Prior to the issuance of a grading permit, the applicant shall identify in the WQMP the parties responsible for the long-term maintenance and operation of the structural treatment control BMPs for the life of the project and a funding mechanism for operation and maintenance.

50.Prior to the release of any grading bonds, any on-site or off-site storm drains shall be inspected by the County of Orange Underground Inspection Team. The City will arrange for the inspection. There will be additional fees for this inspection. Any deficiencies shall be repaired solely at the expense of the applicant.

51.Prior to the issuance of a certificate of occupancy, all existing and proposed catch basin inlets on the site shall be fitted with trash capture devices on the State Water Resources Control Board’s “Track 1” approved device list.

52.Prior to the issuance of a certificate of occupancy permit, the applicant/owner shall furnish a recorded copy of the City’s Water Quality Best Management Practices Implementation Agreement. The Agreement outlines post-construction maintenance requirements for on-site water quality related best management practices that will be required to be implemented by the owner, and all subsequent owners. The text of this Agreement shall not be modified except as determined by the City Manager, City Attorney, or City Engineer.

53.Prior to the issuance of any precise grading permit, the applicant shall provide plans and supporting documentation for the review and approval of the City Engineer showing that areas requiring regular washing/cleaning (including dumpster areas) are isolated from the storm drain system. No discharge from such areas shall be allowed into the storm drains.

54.Prior to the issuance of a grading permit, the applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) to the State of California incorporating Best Management Practices (BMP) in conformance with the requirements of NPDES and shall obtain a Waste Discharge Identification Number (WDID) and provide the WDID to the City.

55.Prior to the issuance of a grading permit, the applicant shall provide for review and approval by the City Engineer a trash and recycling plan detailing the expected trash, recyclable materials, and organic waste from the project. The applicant shall comply with the requirements of AB1826 and SB1383, mandatory commercial organics recycling (food waste), and AB341, mandatory commercial recycling.

56.Any existing or new trash bin enclosures shall be sized to accommodate the required number of trash and recycling bins as required by the approved trash and recycling plan. Bins shall be housed in trash bin enclosures. At a minimum, any trash bin enclosure shall include a floor drain connected to the sanitary sewer system and a solid roof to prevent rain water intrusion, and, at a minimum, shall accommodate one three-yard trash dumpster and one three-yard recycling dumpster (each with approximate dimensions of 40” wide x 82” long), and one 96-gallon organics recycling cart (approximate dimensions of 30” wide x 34” deep) plus enough room for personnel to access the trash bins and cart. A larger sized trash enclosure may be necessary based upon the approved trash and recycling plan. No trash bin or cart shall be located outside an enclosure approved by the Director of Community Development. If, at any time in the future it is determined by the City Engineer that the trash enclosure is inadequate, the owner at his expense shall expand the trash enclosure to accommodate extra bins as evidenced by operations or shall order more frequent trash and recycling bin pick-ups. All trash, storage of cartons, containers, and other discarded items shall be screened from public view at all times.

57.All survey monuments destroyed shall be replaced and tied out in conformance with the County of Orange Surveyor’s requirements.

58.Prior to the issuance of a grading permit, an access plan shall be approved by the Orange County Fire Authority and shall agree with the grading and improvement plans.

59.All grading, drainage, storm drain construction, private street or drive improvements, utility installation, landscaping, irrigation, and all other subdivision improvements shall meet the City of Stanton standards

60.The Final Map, when submitted to the City for approval, shall be prepared by, or under the direction of, a California-licensed civil engineer authorized by the Board or a licensed land surveyor.

61.At the time of filing of the Final Map with the City for approval the Subdivider shall provide a Preliminary Title Report dated not more than 30 days prior to the filing date. In addition to other items the Preliminary Title Report shall show in what name the ownership of the property is held, show all trust deeds including the name of the trustees, show all easements and names of easement holders, show all fee interest holders, and show all interest holders whose interest could result in a fee ownership. The title company account for this title report shall remain open until the Final Map is recorder.

62.All rights-of-way, easements, abandonments, and vacations shall be shown on the Final Map. Public rights-of-way shall be dedicated to the City in fee simple absolute. The purpose, use, and holder of the easement rights for all easements shall clearly be stated on the Final Map.

63.At the time of filing the Final Map to the City for approval, the Subdivider shall also submit for approval of the City a Subdivision Agreement between the Subdivider and the City properly executed by the Subdivider, including appropriate bonds and insurance, which sets forth the requirements and responsibilities of both the City and the Subdivider relative the subdivision being created.

64.Pursuant to the regulations of the Subdivision Map Act, all required off-site and public improvements shall be completed prior to the recordation of the Final Map, or in lieu thereof, be financially secured by surety bonds, to be held by the City, issued to ensure that all the improvements will be completed in a timely manner.

Bond amounts shall be determined by the City. Subdivider shall provide a 100% Performance Bond, a 50% Labor and Materials Bond, a 50% Warranty Bond, and insurance coverage per City requirements.

65.At the time of filing of the Final Map with the City for approval, the Subdivider shall submit to the City plans and specifications and cost estimates for all improvements including, but not limited to, public and private street rights-of-way, drainage easements, culverts, drainage structures and drainage channels, water lines, sewer lines, utility lines, and other required and necessary improvements.

All improvement plans, specifications, and cost estimates shall be approved by the City Engineer prior to submitting the Final Map to the City for approval.

66.Improvement plans shall include plans for all improvements related to the Subdivision including landscape plans, irrigation plans, and street lighting plans for all public right-of-way areas and all private areas.

67.The subdivider shall provide easements for public and private utilities as needed and as approved by the City.

68.Prior to final acceptance of the Subdivision improvements all subdivision survey monuments shall be set, and corner records, and center line ties shall be filed with the Orange County Surveyor, and if required by law, the filing and recording of Record of Survey with the Orange County Recorder.

69.Prior to final acceptance of the Subdivision improvements the Subdivider shall provide the City with as built mylar and electronic copies of the all subdivision plans and improvements, in a format acceptable to the City.

70.The Subdivider shall place a County Surveyor Statement certificate on the final map for the signature of the Orange County Surveyor stating, “I have examined this map and have found that all mapping provisions of the Subdivision Map Act have been complied with and I am satisfied said map is technically correct.”

71.At the time of filing of the Final Map with the City for approval, the Subdivider shall also provide to the Orange County Surveyor for boundary and technical plan check all Final Map documents required by the Orange County Surveyor, including but not limited to closure calculations. Subdivider shall notify the City in writing that the required Final Map documents have been submitted to the Orange County Surveyor for boundary and technical plan check.

72.All streets or drive aisles shown on the Final Map shall show proposed street names which will be subject to approval of the City.

73.At the time of filing of the Final Map with the City for approval, the Subdivider shall provide to the City evidence that all utility providers with recorded title interest in the property have been informed of the of the pending filing of the Final Map with the City for approval, and also provide all utility provider’s responses received.

74.At the time of filing of the Final Map with the City for approval, the Subdivider shall provide to the City with a preliminary soils report covering the Subdivision related area.

75.Within forty-eight (48) hours of the approval of this project, the applicant/Applicant shall deliver to the Community and Economic Development Department a check payable to the County Clerk-Recorder to enable the City to pay the County administrative fee necessary to file the Notice of Determination pursuant to Fish and Game Code §711.4 and California Code of Regulations, Title 14, section 753.5. If, within such forty-eight (48) hour period, the applicant/Applicant has not delivered to the Community and Economic Development Department the check required above, the approval for the project granted herein shall be void.

76.The applicant shall submit the plan(s) listed below to the Orange County Fire Authority for review. Approval shall be obtained on each plan prior to the event specified. Prior to OCFA clearance of a Final Map or issuance of a precise grading permit or a building permit, if a grading permit is not required:
• Fire master plan (service code PR145),
• Temporary fire access (service code PR155)- if phasing fire access during construction.

Prior to issuance of a precise grading permit or a building permit if a grading permit is not required:
• Gates (service code PR 180)- if not included in the fire master plan • Underground piping for private hydrants and fire sprinkler systems (service code PR470-PR475)
• Architectural (service code PR200-PR268)
Prior to concealing interior construction:
• Fire alarm system (service code PR500-PR530)
• Fire sprinkler system (service codes PR400-PR465)
Specific submittal requirements may vary from those listed above depending on actual project conditions identified or present during design development, review, construction, inspection, or occupancy. Portions of the project that are deferred shall be subject to the codes, standards, and other applicable requirements in force on the date that the deferred plan is submitted to OCFA.

77.Prior to issuance of temporary or final certificate of occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy (temporary or final) requested.

Inspections shall be scheduled at least five days in advance by calling OCFA Inspection Scheduling at (714)573-6150.

78.Before commencement of construction the applicant or responsible party shall attend a pre-construction meeting with an OCFA inspector. Call OCFA Inspection Scheduling at (714)573-6150 at least five days in advance to schedule and pay for the pre-construction meeting.

79.Lumber-drop Inspection: After installation of required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA prior to bringing combustible building materials on-site.

EXHIBIT “B”
PLANNED DEVELOPMENT PERMIT PDP 20-07
12200 BEACH BOULEVARD

1. Complete project approval is contingent upon City Council approval of: Site Plan and Design Review (SPDR)-811, Conditional Use Permit (CUP) 20-04, Planned Development Permit (PDP) 20-07, Development Agreement (DA) 20-04, and Tentative Tract Map No. 19119. Any conditions of approval related to the previously listed entitlements shall be integrated into the project plans or development prior to the issuance of any building permit.

2. Development standards for this Planned Development shall comply with all regulations of Title 20 of the Stanton Municipal Code (SMC) and all other relevant regulations in the SMC unless otherwise provided herein and/or in an applicable Development Agreement or identified on the approved development plan.
a. Private Open Space:

Unit Square Footage Provided
Unit 1A: 940 sq. ft. 40 sq. ft.

Unit 1B: 880 sq. ft. 40 sq. ft.

Unit 2A: 1,355 sq. ft. 95 sq. ft.

Unit 2B: 1,375 sq. ft. 75 sq. ft
Unit 3A: 1,625 sq. ft. 90 sq. ft
b. Common Open Space Area: A total of 41,748 sq. ft shall be provided and maintained including 3 separate, common accessible amenities: recreation area, community park and dog park inclusive of fireplace, dining entertainment area, BBQ counters, playground, lawn area for active and passive play, corn hole, ping-pong area, shade structures, lounge seating, tables for tabletop board games, etc.
c. Four-Foot Architectural Offset: Only the units fronting Beach Boulevard shall be required to provide an architectural offset. To break up the mass of the buildings the developer shall provide change in materials with plaster, lap siding, wood look porcelain tile and brick.
d. Parking: The project proposes 146 covered parking spaces and 56 uncovered spaces for a total of 202 off-street parking spaces or 2.56 parking spaces per unit.

ATTACHMENT D
12200 BEACH BOULEVARD
(APN 131-422-20)
VICINITY MAP Beach Blvd.

Beach Blvd.

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CS1

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. 2020110.01 | 07-15-2021 BIGSBY
12200 BEACH BOULEVARD

STANTON, CA

PROJECT TEAM
Developer
Bonanni Development
5500 Bolsa Avenue, Ste 120
Huntington Beach, CA 92649
714-892-0123
Contact: Chris Segesman
Civil Engineer
Walden & Associates
2552 White Road
Irvine, CA 92614
949-660-0110
Contact: David Bacon
Architect
WHA.
680 Newport Center Drive, Suite 300,
Newport Beach, CA 92660
949-250-0607
Contact: Eric Scott, Rick Aiken
Landscape Architect
Studio PAD
23276 S. Pointe Dr., Ste. 103
Laguna Hills, CA 92653
949-770-8530
Contact: Peter Duarte

SHEET INDEX
CS1 Cover Sheet
CS2 Project and Zoning Information
CS3 Street Scene 3D Views
CS4 Street Scene Elevation
Landscape Architecture
L-1 Schematic Landscape Plans
L-2 Main Project Entry
L-3 The Rec. Room
L-4 The Community Park
L-5 Bike Storage, Paseo & Dog Park
L-6 Schematic Long Beach Blvd Mobility Plan
L-7 Schematic Wall and Fence Plan
L-8A Schematic Materials, Colors, & Site Furnishings
L-8B Schematic Materials, Colors, & Site Furnishings
L-8C Schematic Materials, Colors, & Site Furnishings
L-9A Schematic Planting Plan
L-9B Schematic Plant Imagery
L-9C Schematic Plant Imagery
L-10 Schematic (12v) Lighting Plan
L-11 Schematic Open Space Plan
Site Lighting
E-1 Electrical Photometric Plan
E-2 Lighting Cutsheets
Architecture
A1.10 Architectural Site Plan
A1.11 Fire Site Plan
A2.10 Building Type ‘A’ - Building Plans
A2.11 Building Type ‘A’ - Elevations
A2.20 Building Type ‘B’ - Building Plans
A2.21 Building Type ‘B’ - Elevations
A2.22 Building Type ‘B’ - Elevations
A2.23 Building Type ‘B’ - Elevations
A2.24 Building Type ‘B’ - Elevations
A2.40 Building Type ‘D’ - Building Plans
A2.41 Building Type ‘D’ - Elevations
A2.42 Building Type ‘D’ - Elevations
A2.50 Building Type ‘E’ - Building Plans
A2.51 Building Type ‘E’ - Building Plans
A2.52 Building Type ‘E’ - Elevations
A2.60 Building Type ‘F’ - Building Plans
A2.61 Building Type ‘F’ - Elevations
A3.10 Unit Plans - Units 1A
A3.11 Unit Plans - Units 1B
A3.12 Unit Plans - Units 2A
A3.13 Unit Plans - Units 2B
A3.14 Unit Plans - Units 3A
A4.10 Street Section
A4.11 Color and Materials
A4.12 Color and Materials
A4.13 Color and Materials

PROJECT SUMMARY
Land Use Designation General Mixed Use
Zoning CG (Commercial General)
Overlay Zone (SMC 20.230) General Mixed-Use (GLMX)
Total Site Area: 3.546 Acres (154,470 S.F.)
Total Units: 79 Dwelling Units
Density: 22.28 du/acre
Parking: 202 Spaces
Garage: 146 Spaces
Open (off-street): 56 Spaces

KATELLA AVE

ORANGEWOOD AVE

CHAPMAN AVE

LAMPSON AVE

GARDEN GROVE BLVD

KNOTT AVE

WESTERN AVE

BEACH BLVE

DALE ST

MAGNOLIA ST

BROOKHURST ST
22 FWY

PROJECT SITE

VICINITY MAP
Attachment: E
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CS2

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021

ZONING INFORMATION /

PROJECT SUMMARY

PROJECT DESCRIPTION
The project site is 3.546 Acres and located in the City of Stanton’s General Mixed-Use Overlay Zone (GLMX). The project consists of 79 3-Story Townhomes, ranging from 1-Bedroom to 3-Bedroom, included in 5 different building types ranging from 4-plex to 6-plex configurations. The density provided is just below the 25 du/acre target of the GLMX zoning. The project provides 10% Moderate Income Affordable per California Government Code §65915.

TABULATIONS

PROJECT INFORMATION / ZONING COMPLIANCE
Land Use Designation (General Plan Land Use Diagram) General Mixed Use Zoning (Zoning Map) CG (Commercial General)
Overlay Zone (SMC 20.230) General Mixed-Use (GLMX) Overlay Zone Total Site Area: 3.546 Acres (154,470 S.F.)
Land Use:

Permitted (SMC 20.230.040, Table 2-11): Multi-Family Residential Located on 1st Floor and Stand-alone multi-family permitted, footnote (1) Proposed: Stand-Alone Multi-Family Residential
Total Units: 79 Dwelling Units*
1-Bedroom Units 12 Units (15.2%)
Unit 1A 6 Units
Unit 1B 6 Units
2-Bedroom Units 7 Units (8.9%)
Unit 2B 7 Units
3-Bedroom Units 60 Units (75.9%)
Unit 2A 29 Units
Unit 3A 31 Units
*10% of units will be Moderate Income Affordable per
CA Govt Code §65915 (Affordable Housing Density Bonus)
Density:

Target: (SMC 20.30.050) (87 Units) 25 to 45 du/net ac
Net Lot Area excludes street and alleys (existing and proposed) and other easements (SMC 20.710.010)
Provided: 22.28 du/acre
Parking (off-street):

Required: (CA Govt Code §65915) 113 Spaces
(12) 1-Bedroom x 1.0 Spaces = 12.0 Spaces
( 7) 2-Bedroom x 1.5 Spaces = 10.5 Spaces
(60) 3-Bedroom x 1.5 Spaces = 90.0 Spaces
(79) Unit x (NO) Guest = 0.0 Spaces
Provided: 202 Spaces
Garage: 146 Spaces
Open (off-street): 56 Spaces
Required Accessible = 3 Spaces
Unassigned Open (56 x 5%)
Open Space (SMC 20.230.050, 20.420.050.E, 20.230.080):

Total Common Open Space Required: 46,341 S.F.
(30% of Total Site Area)
Total Common Open Space Provided: 41,748 S.F.

Total Usable Common Open Space: 29,260 S.F.

Total Equipped Open Space Areas: 12,488 S.F.
(6,234 s.f. x 2)
(6,256 s.f. equipped area allowed to count double)
(See Sheet L-9 for Open Space Calculations)
Private Open Space Required: 25% of Unit Area, or 250 s.f. Max.

Private Open Space Provided (See Unit Plans, sheets A3.10 to A3.14):

Unit 1A (238 S.F. Req.): 40 S.F. Provided
Unit 1B (230 S.F. Req.): 40 S.F. Provided
Unit 2A (250 S.F. Req.): 95 S.F. Provided
Unit 2B (250 S.F. Req.): 75 S.F. Provided
Unit 3A (250 S.F. Req.): 90 S.F. Provided
Common Amenities and Facilities (SMC 20.420.040):

On-Site Amenities Required: 2
Amenities Provided: 8
1 BBQ area with covered trellis; 2Fireplace and dining entertainment area; 3
Modern style tot-lot; 4Gated Dog park; 5Green lawn area for yoga, active play and corn hole; 6Outdoor ping-pong area with covered wood structure and string lighting; 7
Tables with table-top
board games; 8Community covered bike storage.

Built-to-Zone BTZ (SMC 20.230.050):

Front: 0 ft - 15 ft.

Side, Street: 5 ft - 15 ft.

Required Building Frontage within BTZ 50%
Provided Building Frontage within BTZ 52.6%
(197’-10” frontage / 376’-2” lot width)
Setbacks to Dwelling (SMC 20.230.050):

Front Yard: 0 ft - 15 ft.

Side Yard, Interior: 10 ft., no max.

Rear Yard: 10 ft., no max.

Building Height (SMC 20.230.050, Table 2-12):

Max Allowable Height: 3 Story, 45 feet
Max Proposed Height: 3 Story, 37 feet
Frontage Requirements (SMC 20.230.060):

A Elevation of Ground Floor The ground floor elevation shall be located within 6 feet of the ground surface of the adjacent sidewalk or walkway.

B Minimum Ground Floor
Ceiling Height 10 feet minimum (floor-to-floor height)
C Ground Floor Unit
Entrances
Entrances to ground floor units that have street frontage may be provided through a common lobby entrance and/or by private entrances from the adjacent sidewalk.

C Recessed Entrances Entrances may be recessed into the façade D Ground and Upper Floor
Windows
At least 25% of the surface area of the ground and upper floor façade (2) shall be occupied by windows (3).

E Stoops and Front
Porches
Stoops and front porches may be provided in front of building and unit entrances. Stoops and front porches may project up to 5 feet from the façade and project into the setback.

F
Projecting Elements
(Balconies, Roof
Overhangs...)
Projecting elements on upper floors may project 3 feet from the façade and project into the setback.

G Sidewalk and Setback
Treatment
The public sidewalk shall be improved with street trees with an average spacing of 30 feet on-center and pedestrian-scaled street lights (no taller than 14 feet), where possible. If the front façade is set back from the public sidewalk, the setback shall be landscaped (excluding stoops/front porches and paved paths to building entrances).

Frontage Provided
A Elevation of Ground Floor Ground floor elevations are within inches of adjacent sidewalks.

B Minimum Ground Floor
Ceiling Height 10 foot floor-to-floor height provided at ground floors.

C Ground Floor Unit
Entrances Private entrances are provided at each unit.

C Recessed Entrances Entrances vary
D Ground and Upper Floor
Windows See elevation drawings
E Stoops and Front
Porches Stoops and front porches are not proposed.

F Projecting Elements No elements are proposed to project into the setback.

G Sidewalk and Setback
Treatment See Landscape Plans.

Parking Standards (SMC 20.320.070.T 3-7, 20.320.080)
Stall Size (90°) 9 ft x 19 ft
Two-Way Drive Width 25 ft
One-Way Drive Width 14 ft
Enclosed 1-Car 10 ft x 20 ft x 7.5 ft
Enclosed 2-Car 20 ft x 20 ft x 7.5 ft
Bicycle Parking (SMC 20.320.120.B.1)
A multi-family project of five or more units shall provide bicycle parking facilities equal to a minimum of 10 percent of the required motor vehicle spaces, unless separate secured garage space is provided for each unit. The bicycle facilities shall be distributed throughout the project. (Garages provided at each unit; no bicycle parking required)
Motorcycle Parking (SMC 20.320.120.A)
Facilities with 25 or more parking spaces shall provide at least one designated parking area for use by motorcycles. Those areas designated for use by motorcycles shall consist of a minimum usable area of 56 square feet.

Provided: 64 square feet area provided
Open Space: Per City Interpretation, Project shall comply with Multi-Family Development Standards for Open Space (SMC 20.420.050.E)

2. Multi-family development...shall provide 30 percent of the total site area for usable open space for passive and active recreational uses. Usable common open space areas shall have minimum dimensions of 15 feet in width.

3. ...usable open space shall not include a driveway, driveway easement, parking areas, required front or exterior street side open landscape setbacks, areas adjacent to or between any structures less than 15 feet apart, any portion of the required square footage for private patio/rear setback areas,... Interior side setbacks may apply toward open space....

4. Each one square foot of equipped outdoor recreation areas containing swimming pools; children’s playgrounds with equipment; tennis, ... and similar facilities may count as fulfilling two square feet of required common open space area,...for up to 30 percent of the total required open space.

5. Each dwelling unit shall have direct access to the private open space designed to serve the unit.

6. Each dwelling unit shall have a private (walled) patio or balcony, or a combination of the two, with the following minimum dimensions:
a. Projects up to 11 units...
b. Projects of 12 or more units. A minimum area of 250 square feet or 25 percent of the total dwelling unit size, whichever is less.

Livable Beach Boulevard Mobility Plan
10 foot sidewalk treatment required along Beach Blvd per Figure 4-1, 4’ Parkway + 6’ Sidewalk
Unit Tabulation
Unit Name Unit Type Count Unit Area Total Unit
Area
Deck
Area
Total Deck
Area
Unit 1A 1 Bed/ 1 Ba 6 Units 940 S.F. 5,640 S.F. 40 S.F. 240 S.F.

Unit 1B 1 Bed/ 1 Ba 6 Units 880 S.F. 5,280 S.F. 40 S.F. 240 S.F.

Unit 2A 3 Bed/ 3 Ba 29 Units 1,355 S.F. 39,295 S.F. 95 S.F. 2,755 S.F.

Unit 2B 2 Bed/ 2.5 Ba 7 Units 1,375 S.F. 9,625 S.F. 75 S.F. 525 S.F.

Unit 3A 3 Bed/ 3.5 Ba 31 Units 1,625 S.F. 50,375 S.F. 90 S.F. 2,790 S.F.

TOTAL 79 Units 110,215 S.F. 6,550 S.F.

Building Tabulation
Bldg # Bldg Type Unit 1A Unit 1B Unit 2A Unit 2B Unit 3A Total Bldg 1 Type F 1 1 1 1 1 5
Bldg 2 Type E 1 1 0 2 2 6
Bldg 3 Type D 2 2 0 2 0 6
Bldg 4 Type D 2 2 0 2 0 6
Bldg 5 Type B 0 0 3 0 3 6
Bldg 6 Type A 0 0 2 0 2 4
Bldg 7 Type B 0 0 3 0 3 6
Bldg 8 Type B 0 0 3 0 3 6
Bldg 9 Type B 0 0 3 0 3 6
Bldg 10 Type A 0 0 2 0 2 4
Bldg 11 Type B 0 0 3 0 3 6
Bldg 12 Type B 0 0 3 0 3 6
Bldg 14 Type A 0 0 3 0 3 6
Bldg 15 Type B 0 0 3 0 3 6
Total 6 6 29 7 31 79
CS3

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021
STREET SCENE 3D VIEWS

VIEW ALONG BEACH BLVD

KEYPLAN
CS4

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021

STREET SCENE ELEVATION

VIEW ALONG BEACH BLVD

VIEW AT ENTRY

KEYPLAN
60'
Scale: 1" = 30'
0 30'15'
Schematic Landscape Plan
Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-1
The Community Park: Community open space area with wood shade structure, table and chair seating, lounge seating, bean bag toss, table tennis, play structure, and fire pit for small social events and group gatherings. See Sheet L4.

The Rec. Room: Recreational area with double BBQ counter, lounge seating, fire place, and metal shade structure with string lights. See Sheet L3.

Turf Area for passive & active play with bench seating, builder installed and HOA maintained. See Sheet L4.

Five community cluster mailboxes and two parcel lockers, per USPS review and approval.

Proposed wall, pilaster, gate or fence, per Wall & Fence Plan.

Main Project Entry: Enhanced vehicular paving, decorative pots, and specimen trees. See Sheet L2.

Pedestrian enhanced paving.

Proposed tree, per Planting Plan.
4' wide natural colored concrete community sidewalk, with light broom finish and saw-cut joints.
5' wide colored concrete sidewalk, with light broom finish and saw-cut joints. 4' wide unit entry natural colored concrete walk, with light broom finish and saw-cut joints.

Accessible parking stall and striping, per Civil plans.

Residential and guest parking stalls.

The Paseo: Natural colored linear pedestrian walkway with enhanced paving nodes, bench seating, and specimen trees. See Sheet L5.

Community dog bag station (black in color), for pet owners.

Property line.

Public street R.O.W.

Proposed public street sidewalk with 10' sidewalk treatment per The City's LBBMP standards.

Short term bike parking (2 bike racks to accommodate 4 bike stalls).

The Dog Park: Dog run area with decomposed granite, bench seating, adirondack seating, and dog bag station. See Sheet L5.

Transformer to be screened with landscape, quantity and final locations to be determined.

Natural colored concrete driveway, with light broom finish and saw-cut joints.

Long term bike storage / structure.

EV parking stalls with EV charging station.

LEGEND

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Main Project Entry
Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-2
Vehicular Swing Gate
Decorative Pots at Entryway
Project Entryway Trees - Palo Verde
Enhanced Paving
16'
Scale: 1/8" = 1'-0"
0 8'4'
Palm Trees - Date Palms 1
2 3
4 5
KEYMAP
Not to Scale BEACH BLVD

A ANAHEIM-BARBER CITY CHANNEL
C
D
B
1 2
3 The Rec. Room
Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-3
8'
Scale: 1/4" = 1'-0"
0 4'2'
Specimen Trees - Wilson Olive
Large Dining Table
Double BBQ Grill Counter
Accent Fireplace With Lounge Seating
Metal Shade Structure With String Lights
Enhanced Paving
Buffer Tree Planting - Podocarpus macrophyllus (Yew Pine) 1 2 3
4 5
6 7
7 KEYMAP
Not to Scale BEACH BLVD

A ANAHEIM-BARBER CITY CHANNEL
C
D
B
1 2
3 The Community Park
Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-4
The Village Green
-Real lawn area for passive and active play
-Corn hole
-Bench seating
The Fire-Pit
-Square Concrete Fire-pit
-Lounge seating with umbrellas
-Focal tree for shade
The Game Room
-Outdoor ping-pong
-Table and chair seating
-Wood structure with string lighting
The Playground
-Rubber play surface with play
hut design and climbers
1 Colored Concrete Paving
Specimen Tree - Wilson Olive
2 Bench Seating 3
4 5
6 7
16'
Scale: 1/8" = 1'-0"
0 8'4'
2 2
2 1 1 3 3 3
1 KEYMAP
Not to Scale BEACH BLVD

A ANAHEIM-BARBER CITY CHANNEL
C
D
B
1 2
3 Paseo, Dog Park & Bike Parking Structure
Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-5
The Paseo
-4' wide natural colored concrete walkway
-Enhanced colored paving nodes
-Specimen Magnolia trees with up-lighting
-Bench seating
-Layered planting
Bike Parking Structure
-For long term bike parking
-Enclosed, lockable structure
The Dog Park
-Enhanced colored paving at entry
-DG paving area with perimeter soft textured planting
-Bench seating
-Dog bag stations
-Adirondacks & side tables
1 16'
Scale: 1/8" = 1'-0"
0 8'4'
1 1
2 2 2
3 3
3 KEYMAP
Not to Scale BEACH BLVD

A ANAHEIM-BARBER CITY CHANNEL
C
D
B
1 2
3 3
Schematic Beach Boulevard Mobility Plan
Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-6
6 ft. wide natural colored concrete sidewalk
16'
Scale: 1/8" = 1'-0"
0 8'4'
KEYMAP
Not to Scale BEACH BLVD

A ANAHEIM-BARBER CITY CHANNEL
C
D
B
1 2
3 ENLARGEMENT 1 ENLARGEMENT 2
Matchline - See Enlargement 2
ENLARGEMENT 3
Matchline - See Enlargement 3 BEACH BOULEVARD BEACH BOULEVARD BEACH BOULEVARD Matchline - See Enlargement 1 Matchline - See Enlargement 2 6 ft. wide natural colored concrete sidewalk
6'-0" High colored precision CMU wall, w/ 2"
high precision CMU cap (tan color)
*10 ft. Sidewalk Treatment required per City of Stanton Livable Beach Boulevard Mobility Plan (LBBMP)
6'-0" High colored precision CMU wall, w/ 2"
high precision CMU cap (tan color)
4 ft. wide parkway with proposed
drought-tolerant planting:
- Carissa m. 'Green Carpet' (Dwarf Natal Plum)
-Westringia fruticosa 'Low Horizon' (Low Horizon
Coast Rosemary)
4 ft. wide parkway with proposed
drought-tolerant planting:
- Carissa m. 'Green Carpet' (Dwarf Natal Plum)
-Westringia fruticosa 'Low Horizon' (Low Horizon
Coast Rosemary)
*10 ft. Sidewalk Treatment required per City of Stanton Livable Beach Boulevard Mobility Plan (LBBMP)
2 Proposed parkway street tree (per Planting Plan,
final selection per City Standards):
-Lagerstroemia i.x.f. 'Natchez' (Crape Myrtle) Proposed parkway street tree (per Planting Plan, final selection per City Standards):
-Lagerstroemia i.x.f. 'Natchez' (Crape Myrtle)
1 1
2 Drought-tolerant planting along project
frontage:
-Dianella revoluta 'Little Rev' (Little Rev™ Flax Lily) -Anigozanthos (Kangaroo Paw)
Drought-tolerant planting along project
frontage:
-Dianella revoluta 'Little Rev' (Little Rev™ Flax Lily) -Anigozanthos (Kangaroo Paw)
3 3
Anigozanthos
(Kangaroo Paw)
Dianella revoluta 'Little Rev'
(Little Rev™ Flax Lily)
3 3
1 Lagerstroemia i.x.f. 'Natchez'
(Crape Myrtle)
2 Carissa m. 'Green Carpet' (Dwarf Natal Plum)
1 Westringia fruticosa 'Low Horizon'
(Low Horizon Coast Rosemary)
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ANAHEIM-BARBER CITY CHANNEL #1
TYPE 'F' #2 COLOR X

TYPE 'E'

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#3

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#4

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#5

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COLOR Y
Limit of Work
Limit of Work
Limit of Work Limit of Work B E A C H B L V D.

WALL LEGEND
6'-0" High colored precision CMU wall, w/ 2" high precision CMU cap (tan color). 6'-0" High tube steel fence (black paint color).
6'-6" High (18" sq.) stucco over CMU pilaster, with flat stucco cap. 5'-6" High metal pedestrian gate (black powdercoat color). 6'-0" High tube steel vehicular swinging gates (black paint color).

Corrugated metal screen at all larger ground-mounted equipment (transformers, backflow devices, etc.)
Landscape evergreen screen / hedge at smaller ground-mounted equipment.

ADA Path of Travel
Schematic Wall and Fence Plan
Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-7
60'
Scale: 1" = 30'
0 30'15'
2 1
3 4
5 1
1 1
2 3
5 1 4
1 2
3 4
5 Right-turn Only Exit Swinging
Gates For Residents/EVA/Trash
5 3
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7 Schematic Materials, Colors, & Site Furnishings - Specs and Images (1 of 3) Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-8A
6'-0'' High Precision CMU Block Wall with 2'' Precision CMU Cap - Orco 'Tan'.

Metal Gates & Fencing Color - PPG 1001-7 'Black' with Satin Finish (Color to Match Architecture Accent Color).

PILASTERS, WALLS, GATES, FENCES, & SCREENS

PAVING, HARDSCAPE, & POURED-IN-PLACE
Production Concrete Paving - Natural Gray with Light
Top-cast Finish & Saw-cut Joints.

Enhanced Integral Colored Concrete Paving and Double
BBQ Countertop- Davis Color 'Palomino 5447' in Light
Top-cast Finish & Saw-cut Joints.

Pedestrian (60mm) and Vehicular (80mm) Concrete Pavers - Orco 'Villa' (5 size) Pavers in Random Ashlar Pattern,
Tuscany Color w/ Bevel Edge & Sanded Joints.

Decomposed Granite - KRC Rock 'Desert Gold' Stabilized. Rubberized Play Surface - SpectraPour 'Eggshell' with Alphatic Resin.
6'-6'' Stucco Pilaster - PPG 1076-4 'Cuppa Coffee' (Color to Match Architecture Field 2 Paint).

SITE AMENITIES
Fireplace and Double BBQ Counter Stucco Base- PPG
1076-4 'Cuppa Coffee'' (Color to Match Architecture Field 1 Paint for Scheme X).
3'x5' Corrugated Metal Panel Utility Screen - Artisan Panels '124 Dancing Leaves' in Black.

Wood Stain Color for Wood Shade Structures and
Long-term Bike Parking Structure - Ready Seal 'Dark
Walnut'.

Fireplace Stone Accent - Daltile Emerson 'Butter Pecan
EP01' Wood Look Porcelain Tile (To Match Architecture
Field 1 for Scheme X).

Schematic Materials, Colors, & Site Furnishings - Specs and Images (2 of 3) Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-8B

SITE AMENITIES
Natural Gas Square Fire Pit - Hart Concrete Designs 'Block Quadra' in 'Malibu' Color with Fire Balls and Glass Wind Guard.
'Concrete Column Ping Pong Table' - Hart Concrete Designs in 'Malibu' Color.
(5) Community Cluster Mailbox Units - Salsbury Cluster Box Unit Model # 3316SAN-U in 'Black' (Per USPS Review and
Approval).

Bench - Anova Site Furnishings 'Metrix 6ft. Contour Bench' in 'Textured Black' Color.

Trash Receptacle - Anova Site Furnishings 'Metrix 16 Gallon Trash Receptacle' in 'Textured Black' Color.

Precast Concrete Cornhole (Bean Bag Toss) - QCP Corp.
'Latte'
Double Seated Game Table - DuMor Site Furnishings
'296-36-20HS 36” DIAMETER STEEL TABLE' in 'Textured
Charcoal' Color.

Bike Rack - DERO 'Bike Bike Rack' Surface Mounted in
'Powder Coat - Black' Color.

Play Structure by Dave Bang Associates and Earthscape - Wood Stain Color 'Acorn' and 'Natural'.

SITE FURNISHINGS
(2) Parcel Locker Units- Salsbury Model # 3304SAN-U in
'Black' (Per USPS Review and Approval).

Decorative Pots at Main Project Entry - Anfora Jar 'AJ32' in 'Burnt Terra Cotta' Color.

Schematic Materials, Colors, & Site Furnishings - Specs and Images (3 of 3) Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-8C

SITE FURNISHINGS
Dinning Tables - DM Braun '72'' San Antonio Dinning Table' in 'Black' Color with 'San Antonio Full Metal Design Dinning Chairs' in 'Black' Color.

Side Table - DM Braun 'San Antonio Side Table' in 'Black' Color.

Umbrellas - Shadowspec 'Serenity Cantilever Umbrella' Umbrella Fabric - Sunbrella 'Taupe' Fabric Color.

Outdoor Sofa - DM Braun 'Monaco Love Seat' with 'Black' Frame.

Lounge Chairs - DM Braun 'Monaco Lounge Chair' with
'Black' Frame.

Outdoor Sofa and Lounge Chair Fabric Color - Sunbrella
Sling Fabric 'Bliss Sand' Color.

Adirondack Chairs and Side Tables at Dog Park Area - Loll Designs 'Adirondack Chair (Flat)' in 'Charcoal Gray' Color and Satellite End Table (Round, 18'')' in 'Charcoal Gray' Color.

Dog Bag Station - Zero Waste USA 'JJB004-BLACK'
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ANAHEIM-BARBER CITY CHANNEL #1
TYPE 'F' #2 COLOR X

TYPE 'E'

COLOR X
#3

TYPE 'D'

COLOR Y
#4

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COLOR X
#5

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#6

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Limit of Work
Limit of Work
Limit of Work Limit of Work B E A C H B L V D.

Parkway Lagerstroemia i. x f. 'Natchez' (Crape Myrtle) Single 36" Box 8 (Final Selections / Locations per City's Direction)
Type/Form
Dodonaea viscosa 'Purpurea' (Purple Hopseed)

PLANTING LEGEND
Symbol
Specimen
Street
Columnar
Trunk
Multi
Single
Single
Botanical Name (Common Name)
Suggestions
Tristania conferta (Brisbane Box)
Olive olea 'Wilsonii' (Wilsonii Olive)
Evergreen Acacia stenophylla (Shoestring Acacia) Single Vertical
Medium Geijera parvilflora (Australian Willow)
Evergreen Single
Size
36" Box
24" Box
15 Gal
24" Box
15 Gal
TREES
Canopy Single 24" Box
Deciduous
Low
Low
Medium
Qty.

Platanus racemosa (California Sycamore)
Low
Low
Medium
(R3)
TOTAL = 254
Focal Magnolia g. 'Little Gem' (L. Gem Magnolia) Single 36" Box Medium 6 8
16 51
122
9 13
Rhus lancea (African Sumac)
Deciduous Lagerstroemia i.x f. 'Natchez' (Crape Myrtle) Single Flowering
15 Gal Medium 4
Podocarpus macrophyllus (Yew Pine)
Wucols
Medium
PALMS
Vertical Phoenix dactylifera (Date Palm) Single 10' BT Low 13 Syagrus romanzoffiana (Queen Palm)
Medium
Parkinsonia florida (Palo Verde) Project Single 36'' Box Low 4 Entry Tree 60'
Scale: 1" = 30'
0 30'15'
Schematic Planting Plan
Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1
NOTES:

1. Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881) .

2. Vehicular Swinging Gates to be installed per local Fire Codes & Regulations.

3. Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations.

4. Landscape lighting (landscape up-lights, path lights/bollards, etc.) to be coordinated with Electrical Engineer in future phase.

5. All trees within 5' of hardscape to be installed with deep root barriers.

L-9A
Salvia sp. Sage

VINES & ESPALIERS
Bougainvillea 'Monka' Bougainvillea
Macfadyena unguis-cati Cat's Claw Vine
(Oo-La-La® Bougainvillea)
Antigonon leptopus Coral Vine
Trachelospermum jasminoides Star Jasmine
Low
Low
Low
Med Rhaphiolepis indica 'Clara"
Ligustrum japonicum "Texanum"
SHRUBS and GROUND COVER
Agave sp.

Aloe sp.

Bougainvillea sp.

Carissa m. 'Green Carpet'
Lavandula stoechas 'Larkman Hazel'
Rosmarinus p. 'Huntington Carpet'
Chamaerops humilis
Xylosma congestum 'Compact'
Anigozanthos
Carex divulsa
Nassella pulchra
Muhlenbergia rigens
Kalanchoe thyrsiflora
Delosperma cooperi
Callistemon citrinus 'Little John'
Cordyline 'Pink Passion'
Dasylirion longissimum
Westringia sp.

Iris sp.

Dianella revoluta 'Little Rev'
Yucca gloriosa
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
WUCOLS (R3)
India Hawthorn
Japanese Privet
Agave
Aloe
Bougainvillea
Dwarf Natal Plum
Hazel™ Spanish Lavender
Groundcover Rosemary
Mediterranean Fan Palm
Compact Xylosma
Kangaroo Paw
Berkeley Sedges
Purple Needlegrass
Deer Grass
Flapjack Paddle Plant
Trailing Ice Plant
Dwarf Bottlebrush
Pink Passion Dracaena Palm
Mexican Grass Tree
Westringia
Iris
Little Rev™ Flax Lily
Spanish Dagger
Low
WUCOLS (R3)
Schematic Plant Imagery (1 of 2)
Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-9B
Shrubs and Groundcover:

Naseela pulchra
Purple Needlegrass
Ligustrum japonicum "Texanum"
Japanese Privet
Lavandula stoechas 'Larkman Hazel'
Hazel™ Spanish Lavender
Kalanchoe thyrsiflora
Flapjack Paddle Plant
Iris sp.

Iris
Dianella revoluta 'Little Rev'
Little Rev™ Flax Lily
Delosperma cooperi
Trailing Ice Plant
Dasylirion longissium
Mexican Grass Tree
Cordyline 'Pink Passion'
Pink Passion Dracaena Palm
Chamaerops humilis
Mediterranean Fan Palm
Carissa m. 'Green Carpet'
Dwarf Natal Plum
Carex divulsa
Berkeley Sedge
Callistemon citrinus 'Little John'
Dwarf Bottlebrush
Bougainvillea sp.

Bougainvillea
Aloe sp.

Aloe
Agave sp.

Agave
Anigozanthos
Kangaroo Paw
Lagerstroemia i.x.f 'Natchez'
Crape Myrtle
Podocarpus macrophyllus
Yew Pine
Dodonaea viscosa 'Purpurea'
Purple Hopseed
Rhus lancea
African Sumac
Geijera parvilflora
Australian Willow
Acacia stenophylla
Shoestring Acacia
Tristania conferta
Brisbane Box
Platanus Racemosa
California Sycamore
Magnolia g. 'Little Gem'
L. Gem Magnolia
Olea Europea 'Wilsonii'
Wilson Olive
Syagrus romanzoffiana
Queen Palm
Rhaphiolepis indica 'Clara'
Indian Hawthorn
Muhlenbergia rigens
Deer Grass
Phoenix dactylifera
Date Palm
Parkinsonia florida
Palo Verde
Schematic Plant Imagery (2 of 2)
Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-9C
Salvia sp.

Sage
Macfadyena unguis-cati
Cat's Claw Vine
Vines and Espaliers:

Trachelospermum jasminoides
Star Jasmine
Bougainvillea 'Monka'
Oo-La-La® Bougainvillea
Antigonon leptopus
Coral Vine
Westringia fruticosa
Coast Rosemary
Yucca gloriosa
Yucca Spanish Dagger
Xylosma congestum 'Compact'
Compact Xylosma
Rosmarinus p. 'Huntington Carpet'
Groundcover Rosemary
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16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP EV
EV
ANAHEIM-BARBER CITY CHANNEL #1
TYPE 'F' #2 COLOR X

TYPE 'E'

COLOR X
#3

TYPE 'D'

COLOR Y
#4

TYPE 'D'

COLOR X
#5

TYPE 'B'

COLOR X
#6

TYPE 'A'

COLOR Y
#7

TYPE 'B'

COLOR X
#8

TYPE 'B'

COLOR Y
#9

TYPE 'B'

COLOR X
#14

TYPE 'B'

COLOR X
#15

TYPE 'B'

COLOR Y
#10

TYPE 'A'

COLOR Y
#11

TYPE 'B'
#12 COLOR X

TYPE 'B'

COLOR Y
Limit of Work
Limit of Work
Limit of Work Limit of Work B E A C H B L V D.

T12v
T12v
T12v

SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY
FX Luminaire JB
Surface mounted to shade structure, hide conduit & connections.

Order code: JB, Aluminum Alloy, (BZ) Bronze Metallic
Lamp: JB-3LED, 4.5W, 2700K, Beamspread: Spot
14 FX Luminaire FB
Fits well into tight spaces.

Order code: FB, Aluminum Alloy, (BZ) Bronze Metallic, Adjustable Lamp: FB-3LED, 4.5W, 2700K, Beamspread: Spot
Accessories: (GM-SS) Gutter Mount w 1/2" thread for Accent Lights 41 Continuous light string(100`) black C9 string light with LED G40 warm white bulbs with 1/16" Diameter galvanized steel cable wire-secure to posts with s.s 18-8 3/16" wire eye lags.
(W.P.)Light switch & Dimmer mounted on post.
#KLS15BK100E1740CL, Black, Galvanized Eye Bolts.

Lamp: LED, Per Manuf.

Accessories: Hide Conduit Connection along Back of Post. 1 PX - 300 - TPC - BZ
Low-voltage transformer - FX luminair. model #PX - 300 - TPC - BZ.

Cast Aluminum, Metallic Bronze., Wall, Install with Mechanical Transformer Timer (#15557BK & P
300W
3 GFCI - Outlet
Exterior Electrical GFI Outlet
Cast Aluminum, Textured Architectural Bronze, Wall
2 T12v

LIGHTING SCHEDULE
60'
Scale: 1" = 30'
0 30'15'
Schematic [12v] Lighting Plan
Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-10
NOTES:

1. Refer to Electrical Engineer drawings for photometrics and 120v lighting. 16R
UP 16R
UP
16R
UP
16R
UP
16R
UP
16R
UP 16R
UP
16R
UP
16R
UP
16R
UP
16R
UP UP 16R UP 16R

6.83 LF UP 16R

4.13 LF UP 16R

4.13 LF UP 16R 16RUP

6.83 LF UP 16R UP 16R

6.83 LF UP 16R

4.13 LF UP 16R

4.13 LF UP 16R UP 16R

6.83 LF
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R UP
16R UP
16R
UP
16R
UP
16RUP
16R UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
EV
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP
16R
UP 16R
UP
16R
UP EV
EV
ANAHEIM-BARBER CITY CHANNEL #1
TYPE 'F' #2 COLOR X

TYPE 'E'

COLOR X
#3

TYPE 'D'

COLOR Y
#4

TYPE 'D'

COLOR X
#5

TYPE 'B'

COLOR X
#6

TYPE 'A'

COLOR Y
#7

TYPE 'B'

COLOR X
#8

TYPE 'B'

COLOR Y
#9

TYPE 'B'

COLOR X
#14

TYPE 'B'

COLOR X
#15

TYPE 'B'

COLOR Y
#10

TYPE 'A'

COLOR Y
#11

TYPE 'B'
#12 COLOR X

TYPE 'B'

COLOR Y
Limit of Work
Limit of Work
Limit of Work Limit of Work B E A C H B L V D.

USABLE COMMON OPEN SPACE
[15 foot min. dimension]
Builder Installed, HOA Maintained.

Takeoff: 29,260 sf

OTHER COMMON OPEN SPACE AREA
Builder Installed, HOA Maintained.

Takeoff: 14,001 sf

EQUIPPED OUTDOOR RECREATION AREAS
[Each one square foot may count as fulfilling two square feet of required common open space area]
Takeoff: 6,244 sf

OPEN SPACE LEGEND
60'
Scale: 1" = 30'
0 30'15'
Schematic Open Space Plan
Bigsby - Beach Blvd., Stanton, CA
Bonanni Development, LLC.

Project No.: BD02-D
Date: July 7, 2021
6th City Submittal_R1 L-11
TOTAL COMBINED OPEN SPACE:

Total Usable Common Open Space [41,748 S.F.]
Total Other Common Open Space Areas [14,001 S.F.]
Total Balcony Open Space [Provided By Architect] [6,550 S.F.] Total Combined Open Space: 40.3% [62,299 S.F.]
** NOTE: Per SMC Development Standards (20.420.050) each one square foot of equipped outdoor recreation areas containing swimming pools; children’s playgrounds with equipment; tennis, volleyball, shuffleboard, or handball courts; and similar facilities may count as fulfilling two square feet of required common open space area, subject to the Director’s approval, for up to 30 percent of the total required open space.

TOTAL USABLE COMMON OPEN SPACE:

Total Site Area 154,463.76 S.F.
[30% of Required Common Open Space Allowable for Equipped OS = 12,512 S.F.] Total Usable Common Open Space [29,260 S.F.]
**Total Equipped Outdoor Recreation Areas
[6,244 x 2, Per City's Development Standards] [12,488 S.F.] Total Usable Common Open Space = 27.0% 41,748 S.F.

NOTE:

Amenities within Equipped Outdoor Recreation Areas include the following:

The Rec. Room:
- Double BBQ counter
- Large dining tables for outdoor dining and games
- Outdoor fire place with lounge seating
The Community Park:
- Table tennis
- Outdoor fire pit seating area
- Table and chair seating
- Corn hole
- Playground
The Dog Park:
- Decomposed granite dog run area
- Table and chair seating
TOTAL REQUIRED COMMON OPEN SPACE: 46,341 S.F.*
BEACH BLVD ANAHEIM-BARBER CITY CHANNEL #1
TYPE 'F' #2 COLOR X

TYPE 'E'

COLOR X
#3

TYPE 'D'

COLOR Y
#4

TYPE 'D'

COLOR X
#5

TYPE 'B'

COLOR X
#6

TYPE 'A'

COLOR Y
#7

TYPE 'B'

COLOR X
#8

TYPE 'B'

COLOR Y
#9

TYPE 'B'

COLOR X
#14

TYPE 'B'

COLOR X
#15

TYPE 'B'

COLOR Y
#10

TYPE 'A'

COLOR Y
#11

TYPE 'B'
#12 COLOR X

TYPE 'B'

COLOR Y

1.2 1.5

1.6 1.3

1.4 2.1

1.7 1.4

1.7 1.7

2.0 2.7

2.1 1.7

2.9 2.3

2.4 2.6

2.1 2.3

3.1 2.5

1.8 3.0

2.4 2.9

3.1 2.3

2.3 3.1

2.4 1.6

2.6 2.1

2.8 3.1

2.3 2.2

2.4 1.9

3.7 3.3

1.3 1.6

1.4 2.3

2.6 2.3

2.0 1.7

1.2 3.2

2.7 1.4

1.6 1.6

2.1 2.2

2.0 1.5

1.1 1.1

1.7 4.3

5.0 2.1

2.6 5.1

3.9 1.4

4.2 4.5

1.6 4.0

4.5 2.0

1.5 3.0

4.0 2.3

2.3 2.1

1.8 1.3

2.9 2.2

1.4 2.4

3.3 2.7

2.4 2.6

3.2 2.3

1.5 2.5

2.8 1.6

1.2 2.4

2.9 1.8

1.4 2.8

4.0 3.0

2.5 2.4

2.8 2.2

4.4 3.4

1.7 1.1

1.4 4.3

2.7 2.1

1.8 2.1

1.5 1.6

1.8 1.9

1.7 1.7

1.4 1.3

3.3 2.6

2.7 3.4

2.7 2.5

2.5 1.8

1.2 4.2

2.7 1.5

1.2 1.6

2.3 2.7

2.4 1.9

1.5 1.8

1.5 1.4

3.2 2.7

2.9 3.6

2.9 1.2

3.0 3.7

3.9 2.6

1.2 1.6

2.8 3.3

3.0 2.1

1.3 1.5

3.1 3.8

2.9 2.9

3.1 3.4

2.8 1.2

1.1 3.0

3.8 2.6

3.7 3.2

3.2 2.9

2.4 1.5

1.4 1.7

1.9 1.5

1.6 1.8

3.9 3.1

2.7 2.7

2.2 1.1

2.7 3.7

1.1 2.8

3.8 4.0

3.0 2.5

3.0 2.8

3.0 3.8

1.1 2.8

4.0 3.8

2.8 2.4

3.1 3.0

1.3 1.5

1.9 1.6

1.9 2.1

2.6 3.2

2.7 2.3

2.6 2.5

1.1 3.0

3.6 1.4

3.2 4.2

2.6 3.1

2.7 2.3

1.9 1.6

1.6 2.1

2.3 4.0

4.6 1.5

3.5 4.6

3.7 3.4

2.4 1.8

1.1 2.2

3.1 2.9

2.4 2.4

2.3 1.7

2.5 2.7

3.7 2.9

2.0 1.3

1.2 2.1

3.3 3.2

2.2 1.6

1.3 2.4

3.0 3.0

2.7 2.2

1.7 1.6

2.1 2.8

2.8 1.9

1.2 2.6

3.3 2.5

2.7 2.1

1.9 2.1

2.6 3.1

1.2 2.3

2.9 3.4

2.8 2.1

2.0 2.3

3.1 3.2

1.3 1.9

2.0 3.2

2.4 1.8

1.8 2.4

1.6 2.4

2.7 2.1

1.6 1.5

1.7 2.2

1.4 3.8

4.6 1.3

1.3 1.3

1.4 1.6

1.7 1.3

2.8 3.5

1.1 1.3

1.5 1.7

2.6 4.8

1.5 2.4

2.8 1.7

2.0 1.9

2.4 4.1

2.8 1.2

3.4 4.4

2.8 2.3

1.8 2.0

2.2 2.9

3.2 2.9

2.1 1.7

1.6 1.4

1.7 1.7

2.8 2.2

1.8 1.9

2.9 5.4

1.6 3.4

3.8 1.7

1.7 1.6

2.2 2.8

1.3 2.2

1.8 1.6

2.7 3.5

1.6 1.8

1.6 1.5

3.1 2.3

1.8 1.2

2.5 2.1

1.8 2.0

5.3 3.2

2.3 1.9

1.7 1.7

3.2 3.0

2.1 2.1

3.1 3.2

2.7 2.0

1.8 3.5

4.1 3.1

2.4 1.8

1.8 1.2

1.1 1.5

2.6 3.3

1.9 1.7

1.8 1.6

3.6 4.0

1.5 1.1

1.7 1.9

1.8 2.8

4.4 1.4

2.0 2.3

1.7 2.3

1.9 1.7

1.7 1.4

3.5 4.4

3.1 2.8

2.1 1.7

1.8 3.9

1.2 2.5

3.1 3.3

2.7 2.2

2.3 4.5

1.3 1.4

1.2 2.4

1.9 1.9

2.1 1.3

1.3 1.7

1.7 1.8

2.0 2.1

1.5 1.6

2.1 2.8

2.7 2.0

2.7 2.5

2.3 2.9

3.3 3.4

3.0 2.7

3.5 3.3

3.5 3.4

2.8 2.8

3.0 3.0

2.9 2.8

3.3 3.0

3.6 2.9

2.3 2.2

2.3 2.4

2.4 2.5

2.1 2.1

1.7 2.2

2.4 2.3

1.9 1.6

1.2 1.1

1.2 2.4

3.2 2.5

2.0 1.5

1.1 2.1

3.5 2.4

2.0 3.1

3.5 2.1

3.1 2.2

2.0 3.6

4.0 2.1

1.9 1.8

1.7 1.7

1.1 1.4

1.6 1.2

1.1 1.3

2.8 3.5

1.1 2.9

3.6 1.0

1.0 1.0

1.0 6.1

PROJECT TITLE

DRAWN BY

CHECKED BY
DATE
SCALE
JOB NO.

SHEET NO.

DATE BY ISSUE FOR
RM
MG
LM

05.20.21 21-140
ISSUE DATE:

REVISION:

NUM. DATE BY REVISION FOR 123457
CONSULTANT PROJECT FOR:

STAMP 6

SHEET TITLE BEACH BLVD STANTON, CA
AS NOTED BIGSBY R:\_PROJECT\2021\21-140 BIGSBY PHOTOMETRIC PLAN\21-140 E-SITEPLN - 2021-06-03 - JESUS MANZO San Bernardino, CA 92408
412 E. Vanderbilt Way Phone: 909.890.3700
Fax: 909.890.3770
Email: [email protected]

DESIGN WEST ENGINEERING

MECHANICAL ELECTRICAL ENERGY CONSULTANTS

ALL IDEAS, DESIGNS AND ARRANGEMENTS INDICATED ON THESE

DRAWINGS ARE THE PROPERTY OF DESIGN WEST ENGINEERING,
INC. AND ARE INTENDED TO BE USED IN CONNECTION WITH THIS

SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED

FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN
CONSENT OF THE ARCHITECT. THERE SHALL BE NO CHANGES OR

DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING

SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF DESIGN
WEST ENGINEERING.

SCALE: 1" = 30'-0" 1

ELECTRICAL

PHOTOMETRIC PLAN
E-1

ELECTRICAL PHOTOMETRIC PLAN
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
SITE 2.3 fc 6.1 fc 1.0 fc 6.1:1 2.3:1
Schedule
Symbol Label Manufacturer Catalog Number Description Lamp Number Lamps LLF Wattage
S1
LA196-3-
P046LDT340K
25"DIA. X 23"H. TOP MOUNT

SUSPENDED LED LUMINAIRE
1 5661 1 0.91 47.68
S2
TA-31871-T4-W40 Tango 30 surface exterior downlight LED Type IV16 LED 4000K 1 2777 1 0.91 37.8 Lumens
per Lamp
Lumen
Multiplier
ANP LIGHTING LED 4000K

OR APPROVED
EQUAL
LIGMAN

LIGHTING OR

APPROVED
EQUAL

PROJECT TITLE

DRAWN BY

CHECKED BY
DATE
SCALE
JOB NO.

SHEET NO.

DATE BY ISSUE FOR
RM
MG
LM

05.20.21 21-140
ISSUE DATE:

REVISION:

NUM. DATE BY REVISION FOR 123457
CONSULTANT PROJECT FOR:

STAMP 6

SHEET TITLE BEACH BLVD STANTON, CA
AS NOTED BIGSBY R:\_PROJECT\2021\21-140 BIGSBY PHOTOMETRIC PLAN\21-140 E-CUTSHEETS - 2021-06-03 - JESUS MANZO San Bernardino, CA 92408
412 E. Vanderbilt Way Phone: 909.890.3700
Fax: 909.890.3770
Email: [email protected]

DESIGN WEST ENGINEERING

MECHANICAL ELECTRICAL ENERGY CONSULTANTS

ALL IDEAS, DESIGNS AND ARRANGEMENTS INDICATED ON THESE

DRAWINGS ARE THE PROPERTY OF DESIGN WEST ENGINEERING,
INC. AND ARE INTENDED TO BE USED IN CONNECTION WITH THIS

SPECIFIC PROJECT ONLY AND SHALL NOT OTHERWISE BE USED

FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN
CONSENT OF THE ARCHITECT. THERE SHALL BE NO CHANGES OR

DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING

SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF DESIGN
WEST ENGINEERING.

LIGHTING CUTSHEETS
E-2
A1.10

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021
15' MAXIMUM FRONT SB
10' MIN SB
10' MIN SB
10' MIN SB
20' POTENTIAL SB AT UTILITY LINES

BEACH BLVD

ANAHEIM-BARBER CITY CHANNEL
376.41'
653.70'
614.04'
167.31'
16R
16R UP
UP
16R
UP

4.13 LF
16R
UP

4.13 LF
16R
UP
16R
UP 16R
UP
16R
UP

4.13 LF
16R
UP

4.13 LF
16R
UP
16R
UP
UP
16R
UP
16R UP 16R

4.13 LF
UP
16R

4.13 LF
UP
16R
UP
16R UP
16R
UP
16R UP 16R

4.13 LF
UP16R

4.13 LF
UP
16R
UP
16R
16R
UP
16R
UP

4.13 LF
16R
UP
16R
UP

4.13 LF
16R
UP
16R

4.13 LFUP
16R
UP
16R

4.13 LF
UP
16R
UP
16R
UP

4.13 LF
16R
UP
16R

4.13 LFUP
16R
UP
16R
UP

4.13 LF
16R
UP
16R
UP

4.13 LF

FIRE TURN

RIGHT-TURN ONLY

EXIT GATE FOR

RESIDENT/EVA/TRASH

POTENTIAL

MODEL COMPLEX
10' SIDEWALK

TREATMENT REQUIRED

PER LBBMP FIGURE
4-1 (EXISTING
SIDEWALK ±9')

FIRE TRUCK /

RESIDENT EXIT

UTILITY LINES ABOVE
20' POTENTIAL SETBACK AT

UTILITY LINES (OWNER REQUIRED)
0 FT TO 15 FT

BUILD-TO-ZONE,
(FRONTAGE IN THIS
ZONE TO BE 50% MIN.

OF LOT WIDTH)
10 FT MIN SIDE SETBACK
10 FT MIN SIDE SETBACK
10 FT MIN REAR SETBACK
#1
TYPE 'F' #2 COLOR X

TYPE 'E'

COLOR X
#3

TYPE 'D'

COLOR Y
#4

TYPE 'D'

COLOR X
#5

TYPE 'B'

COLOR Y
#6

TYPE 'A'

COLOR Y
#7

TYPE 'B'

COLOR X
#8

TYPE 'B'

COLOR Y
#9

TYPE 'B'

COLOR X
#14

TYPE 'B'

COLOR X
#15

TYPE 'B'

COLOR Y
#10

TYPE 'A'

COLOR Y
#11

TYPE 'B'
#12 COLOR X

TYPE 'B'

COLOR Y
TRANS
TRANS

MOTORCYCLE
11'-1"
11'-1"
8'-7"
13'-8"
376'-2" LOT WIDTH
195'-6" BUILDING FRONTAGE LENGTH
23'-9"
15'-8"
TYP.
112'-5"
25'-0" DRIVE
TYP.
9'-0"
TYP.
24'-0" DRIVE
25'-0" DRIVE
TYP.
49'-8"
4'-0" TYP. PARKING SETBACK
19'-0"
TYP.
7'-9"
8'-2" 8'-10"
15'-2"
78'-0"
9'-5" 36'-0"
25'-0"
15'-8"
TYP.
15'-2" 15'-2" 20'-2"
19'-0"
53'-9"
25'-0" MIN.

BACKOUT
25'-0" MIN.

BACKOUT
25'-0"
8'-6"
3A
3A
3A
3A 3A 3A
3A 3A 3A
2B
2B
2A 2A
2A 2A
2B
2B
2B
2B
2B
2A
2A
2A
1A
1A
1A
1A
1A
1A
1B
1B
1B
1B
1B
1B
3A 2A 2A 3A 3A 2A 2A 3A 3A 2A 2A 3A 3A 2A 2A 3A 3A 2A 2A 3A 3A 2A 2A 3A 2A
3A
3A
2A
2A
3A
3A
2A
2A
3A
2A 3A 3A 2A 2A 3A
3A 2A 2A 3A

EV PARKING SPACE,

EQUIPPED WITH CHARGER

EV PARKING SPACE,

EQUIPPED WITH

CHARGER

EV PARKING SPACE,

EQUIPPED WITH CHARGER

ARCHITECTURAL SITE PLAN N
0' 8'
SCALE: 1/8" = 1'-0"
0' 4'
SCALE: 1/4" = 1'-0"
0' 5' 1
SCALE: 3/16" = 1'-0"
N 0' 20' 40' 60' 80'
SCALE: 1" = 20'
0' 16' 32' 48' 64'
SCALE: 1/16" = 1'-0"
0' 8' 16' 24' 32'
SCALE: 1/8" = 1'-0"
0' 4' 8' 12' 16'
SCALE: 1/4" = 1'-0"
0' 30' 60' 90' 120'
SCALE: 1" = 30'
0' 40' 80' 120' 160'
SCALE: 1" = 40'
0' 10' 20' 30' 40'
SCALE: 1" = 10'
0' 5' 10' 15' 20'
SCALE: 3/16" = 1'-0"

SITE PLAN SUMMARY
See Sheet CS2 for more information
Total Site Area: 3.546 Acres
Total Units: 79 Dwelling Units*
1-Bedroom Units 12 Units (15.2%)
Unit 1A 6 Units
Unit 1B 6 Units
2-Bedroom Units 7 Units (8.9%)
Unit 2B 7 Units
3-Bedroom Units 60 Units (75.9%)
Unit 2A 29 Units
Unit 3A 31 Units
*10% of units will be Moderate Income Affordable per CA Govt Code §65915 (Affordable Housing Density Bonus)
Density:

Target: (SMC 20.30.050) (89 Units) 25 to 45 du/net ac
Provided: 22.28 du/acre
Parking:

Required (CA Govt Code §65915): 113 Spaces
1-Bed = 1.0 Space/Unit
2-Bed = 1.5 Space/Unit
3-Bed = 1.5 Space/Unit
Guest = None Required
Provided: 202 Spaces
Garage: 146 Spaces
Open (off-street): 56 Spaces
Required Accessible = 3 Spaces
Unassigned Open (56 x 5%)
Open Space (SMC 20.230.050, 20.420.050.E, 20.230.080):

Total Common Open Space Required: 46,341 S.F.

Total Common Open Space Provided: 41,748 S.F.

Private Open Space Required: See Sheet CS2
Private Open Space Provided: See Sheet CS2
*See Sheets CS2 and L-9 for Open Space Calculations
Legend
Adaptable Unit Per CBC 1102A.3 (8 Units total)
Electric Vehicle (EV) Parking Space. (3 spaces)
EV Charger: Proposed locations, to be installed by
developer and managed by HOA for resident and guest
use (3 spaces)
15' MAXIMUM FRONT SB
10' MIN SB
10' MIN SB
10' MIN SB
20' POTENTIAL SB AT UTILITY LINES

BEACH BLVD

ANAHEIM-BARBER CITY CHANNEL
376.41'
653.70
614.04'
167.31'
16R
16R UP
UP
16R
UP

4.13 LF
16R
UP

4.13 LF
16R
UP
16R
UP 16R
UP
16R
UP

4.13 LF
16R
UP

4.13 LF
16R
UP
16R
UP
UP
16R
UP
16R UP 16R

4.13 LF
UP
16R

4.13 LF
UP
16R
UP
16R UP
16R
UP
16R UP 16R

4.13 LF
UP16R

4.13 LF
UP
16R
UP
16R
16R
UP
16R
UP

4.13 LF
16R
UP
16R
UP

4.13 LF
16R
UP
16R

4.13 LFUP
16R
UP
16R

4.13 LF
UP
16R
UP
16R
UP

4.13 LF
16R
UP
16R

4.13 LFUP
16R
UP
16R
UP

4.13 LF
16R
UP
16R
UP

4.13 LF

FIRE TURN

RN ONLY
FOR
/EVA/TRASH

POTENTIAL

MODEL COMPLEX
WALK

ENT REQUIRED

MP FIGURE
TING
K ±9')

FIRE TRUCK /

RESIDENT EXIT

UTILITY LINES ABOVE
20' POTENTIAL SETBACK AT

UTILITY LINES (OWNER REQUIRED)
5 FT
-ZONE,

E IN THIS
BE 50% MIN.

DTH)
10 FT MIN SIDE SETBACK
10 FT MIN REAR SETBACK
#1
TYPE 'F' #2 COLOR X

TYPE 'E'

COLOR X
#3

TYPE 'D'

COLOR Y
#4

TYPE 'D'

COLOR X
#5

TYPE 'B'

COLOR Y
#6

TYPE 'A'

COLOR Y
#7

TYPE 'B'

COLOR X
#8

TYPE 'B'

COLOR Y
#9

TYPE 'B'

COLOR X
#14

TYPE 'B'

COLOR X
#15

TYPE 'B'

COLOR Y
#10

TYPE 'A'

COLOR Y
#11

TYPE 'B'
#12 COLOR X

TYPE 'B'

COLOR Y
TRANS
TRANS

MOTORCYCLE
11'-1"
11'-1"
8'-7"
13'-8"
376'-2" LOT WIDTH
195'-6" BUILDING FRONTAGE LENGTH
1 T
25'-0" DRIVE
TYP.
9'-0"
TYP.
24'-0" DRIVE
25'-0" DRIVE
TYP.
49'-8"
4'-0" TYP. PARKING SETBACK
19'-0"
TYP.
7'-9"
8'-2" 8'-10"
78'-0"
9'-5" 36'-0"
25'-0"
15 T
19'-0"
53'-9"
25'-0" MIN.

BACKOUT
25'-0" MIN.

EV PARKING SPACE,

EQUIPPED WITH CHARGER

NG SPACE,
WITH

EV PARKING SPACE,

EQUIPPED WITH CHARGER
15' MAXIMUM FRONT SB
10' MIN SB
10' MIN SB
10' MIN SB
20' POTENTIAL SB AT UTILITY LINES

BEACH BLVD

ANAHEIM-BARBER CITY CHANNEL
376.41'
653.70
614.04'
167.31'
16R
16R UP
UP
16R
UP

4.13 LF
16R
UP

4.13 LF
16R
UP
16R
UP 16R
UP
16R
UP

4.13 LF
16R
UP

4.13 LF
16R
UP
16R
UP
UP
16R
UP
16R UP 16R

4.13 LF
UP
16R

4.13 LF
UP
16R
UP
16R UP
16R
UP
16R UP 16R

4.13 LF
UP16R

4.13 LF
UP
16R
UP
16R
16R
UP
16R
UP

4.13 LF
16R
UP
16R
UP

4.13 LF
16R
UP
16R

4.13 LFUP
16R
UP
16R

4.13 LF
UP
16R
UP
16R
UP

4.13 LF
16R
UP
16R

4.13 LFUP
16R
UP
16R
UP

4.13 LF
16R
UP
16R
UP

4.13 LF

FIRE TURN

RN ONLY
FOR
/EVA/TRASH

POTENTIAL

MODEL COMPLEX
WALK

ENT REQUIRED

MP FIGURE
TING
K ±9')

FIRE TRUCK /

RESIDENT EXIT

UTILITY LINES ABOVE
20' POTENTIAL SETBACK AT

UTILITY LINES (OWNER REQUIRED)
5 FT
-ZONE,

E IN THIS
BE 50% MIN.

DTH)
10 FT MIN SIDE SETBACK
10 FT MIN REAR SETBACK
#1
TYPE 'F' #2 COLOR X

TYPE 'E'

COLOR X
#3

TYPE 'D'

COLOR Y
#4

TYPE 'D'

COLOR X
#5

TYPE 'B'

COLOR Y
#6

TYPE 'A'

COLOR Y
#7

TYPE 'B'

COLOR X
#8

TYPE 'B'

COLOR Y
#9

TYPE 'B'

COLOR X
#14

TYPE 'B'

COLOR X
#15

TYPE 'B'

COLOR Y
#10

TYPE 'A'

COLOR Y
#11

TYPE 'B'
#12 COLOR X

TYPE 'B'

COLOR Y
TRANS
TRANS

MOTORCYCLE
11'-1"
11'-1"
8'-7"
13'-8"
376'-2" LOT WIDTH
195'-6" BUILDING FRONTAGE LENGTH
15 T
25'-0" DRIVE
TYP.
9'-0"
TYP.
24'-0" DRIVE
25'-0" DRIVE
TYP.
49'-8"
4'-0" TYP. PARKING SETBACK
19'-0"
TYP.
7'-9"
8'-2" 8'-10"
78'-0"
9'-5" 36'-0"
25'-0"
15'
TY
19'-0"
53'-9"
25'-0" MIN.

BACKOUT
25'-0" MIN.

EV PARKING SPACE,

EQUIPPED WITH CHARGER

NG SPACE,
WITH

EV PARKING SPACE,

EQUIPPED WITH CHARGER
A1.11

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021

FIRE SITE PLAN N
0' 8'
SCALE: 1/8" = 1'-0"
0' 4'
SCALE: 1/4" = 1'-0"
0' 5' 1
SCALE: 3/16" = 1'-0"
N 0' 20' 40' 60' 80'
SCALE: 1" = 20'
0' 16' 32' 48' 64'
SCALE: 1/16" = 1'-0"
0' 8' 16' 24' 32'
SCALE: 1/8" = 1'-0"
0' 4' 8' 12' 16'
SCALE: 1/4" = 1'-0"
0' 30' 60' 90' 120'
SCALE: 1" = 30'
0' 40' 80' 120' 160'
SCALE: 1" = 40'
0' 10' 20' 30' 40'
SCALE: 1" = 10'
0' 5' 10' 15' 20'
SCALE: 3/16" = 1'-0"
15' MAXIMUM FRONT SB
10' MIN SB
10' MIN SB
10' MIN SB
20' POTENTIAL SB AT UTILITY LINES

BEACH BLVD
376.41'
653.70'
614.04'
'
16R
UP 16R
UP
16R
UP

4.13 LF
16R
UP

4.13 LF
16R
UP
16R
UP 16R
UP
16R
UP

4.13 LF
16R
UP

4.13 LF
16R
UP
16R
UP
UP
16R
UP
16R UP 16R

4.13 LF
UP
16R

4.13 LF
UP
16R
UP
16R UP
16R
UP
16R UP 16R

4.13 LF
UP
16R

4.13 LF
UP
16R
UP
16R
16R
UP
16R
UP

4.13 LF
16R
UP
16R
UP

4.13 LF
16R
UP
16R

4.13 LF
UP
16R
UP
16R

4.13 LFUP
16R
UP
16R
UP

4.13 LF
16R
UP
16R

4.13 LF
UP
16R
UP
16R
UP

4.13 LF
16R
UP
16R
UP

4.13 LF

TYPE 'B' TYPE 'A' TYPE 'B' TYPE 'B' TYPE 'B'

TYPE 'F'

TYPE 'E'

TYPE 'D'

TYPE 'B'

TYPE 'A'

TYPE 'B' TYPE 'B'
16'-6"
R20'-0"
R40'-0"
20'-0"
21'-0"

ELECTRICALLY OPERATED GATE,
SHALL COMPLY WITH OCFA B-09
SECTION 5.F (CFC 503.6)
25'-0" DRIVE
TYP.

NOT A FIRE LANE

FIRE LANE

FIRE LANE FIRE LANE
130' HOSE PULL
140' HOSE PULL
140' HOSE PULL 125' HOSE PULL
140' HOSE PULL
135' HOSE PULL
135' HOSE PULL
135' HOSE PULL
110' HOSE PULL
100' HOSE PULL 115' HOSE PULL
110' HOSE PULL 105' HOSE PULL
100' HOSE PULL
110' HOSE PULL
140' HOSE PULL
138' HOSE PULL
140' HOSE PULL
140' HOSE PULL
A

ELECTRICALLY OPERATED GATE,
SHALL COMPLY WITH OCFA B-09
SECTION 5.F (CFC 503.6)
15'-0"
MIN.
15'-4"
7'-8", 25% ALLOWABLE OPENING
4'-5", 15% ALLOWABLE OPENING 5'-0", 25% ALLOWABLE OPENING 3'-2", 15% ALLOWABLE OPENING 5'-0"
10'-0"
CLR.
25'-0" DRIVE
TYP.
87'-3" 30'-0"20'-0" 24'-1"
20'-0"
15'-0"
MIN.
10'-0"
CLR.
7'-6", 25% ALLOWABLE OPENING
7'-7"7'-7"
6'-8"6'-0"
10'-0"
CLR.

ASSUMED PROPERTY LINE

UTILITY CLOSET
1-HOUR RATED WALLS

NO OPENINGS IN

HATCH AREA,

ALL STORIES
1'-0", NO OPENINGS
7'-6"
5'-0", 25% ALLOWABLE

OPENING
3'-6", 15% ALLOWABLE

OPENING
5'-0", 25% ALLOWABLE OPENING
16R
UP

4.13 LF
16R
UP

FIRE LANE

FIRE HOSE PULL

FIRE HYDRANT

CODE NOTES

FIRE SPRINKLERS
ALL BUILDING AREAS WILL BE PROVIDED WITH A SPRINKLER SYSTEM IN ACCORDANCE WITH 2019 CBC 903.3.1.2 AND 2019 NFPA 13R SECTION 7.3.4. (NFPA 13R SPRINKLER SYSTEM). ALL BUILDING CODE COMPLIANCE ITEMS ARE PREDICATED ON NFPA13R SPRINKLER SYSTEM. (PER NFPA 13R SECTION 7.3.4: "GARAGES THAT ARE ACCESSIBLE ONLY FROM A SINGLE SWELLING UNIT SHALL BE CONSIDERED AS PART OF THAT DWELLING UNIT", PER 7.3.4.1: "GARAGES THAT MEET THE CRITERIA OF 7.3.4 SHALL BE PROTECTED IN ACCORDANCE WITH ONE OF THE FOLLOWING: (1) USE OF A RESIDENTIAL SPRINKLER IN ACCORDANCE WITH SECTION 7.1, (2)...") CBC SECTION 302 - OCCUPANCY CLASSIFICATIONS

OCCUPANCY GROUP DESCRIPTION
R-2 DWELLING UNITS

U PRIVATE GARAGES
CBC SECTIONS 504.3 AND 504.4 - ALLOWABLE HEIGHTS
TYPE VB CONSTRUCTION, NFPA 13R SPRINKLER
OCCUPANCY GROUP R-2 U

AREA INCREASE NO N/A

HEIGHT INCREASE YES N/A
MAX HEIGHT 40 FT 60 FT
MAX STORIES 3 2
PROPOSED HEIGHT 36 FT 10 FT
PROPOSED STORIES 3 1
ALLOWABLE AREA (PER STORY) 7,000 S.F. 16,500 S.F. (TABLE 506.2) ALLOW AREA (PER BLDG) 14,000 S.F. 33,000 S.F. (EQN. 5-3) CBC SECTION 506.2 - FLOOR AREA JUSTIFICATION
BUILDING TYPE 'A' - TYPE VB CONSTRUCTION, 3 STORIES, NFPA 13R SPRINKLER OCCUPANCY STORY 1+2+3 AREA PROVIDED AREA ALLOWD (506.2.4) RATIO GROUP R-2 OCC. 1,220+2,200+2,620 SF 6,040 S.F. 14,000 S.F. 0.43 GROUP U OCC. 1,700 SF 1,700 S.F. 33,000 S.F. 0.05
TOTAL 7,740 S.F. RATIO SUM 0.48
BUILDING TYPE 'B' - TYPE VB CONSTRUCTION, 3 STORIES, NFPA 13R SPRINKLER OCCUPANCY STORY 1+2+3 AREA PROVIDED AREA ALLOWD (506.2.4) RATIO GROUP R-2 OCC. 1,820+3,600+3,640 SF 9,060 S.F. 14,000 S.F. 0.65 GROUP U OCC. 2,550 SF 2,550 S.F. 33,000 S.F. 0.08
TOTAL 11,610 S.F. RATIO SUM 0.73
BUILDING TYPE 'D' - TYPE VB CONSTRUCTION, 3 STORIES, NFPA 13R SPRINKLER OCCUPANCY STORY 1+2+3 AREA PROVIDED AREA ALLOWD (506.2.4) RATIO GROUP R-2 OCC. 1,320+2,400+2,620 SF 6,340 S.F. 14,000 S.F. 0.45 GROUP U OCC. 1,700 SF 1,700 S.F. 33,000 S.F. 0.05
TOTAL 8,040 S.F. RATIO SUM 0.50
BUILDING TYPE 'E' + 'F'* - TYPE VB CONSTRUCTION, 3 STORIES, NFPA 13R SPRINKLER OCCUPANCY STORY 1+2+3 AREA PROVIDED AREA ALLOWD (506.2.4) RATIO GROUP R-2 OCC. 3,220+5,240+5,605 SF 14,065 S.F. 17,500 S.F. 0.81 GROUP U OCC. 3,825 SF 3,825 S.F. 35,750 S.F. 0.11
TOTAL 17,890 S.F. RATIO SUM 0.92
*CALCULATED AS ONE BUILDING PER 705.3 EXC. 1
FRONTAGE INCREASE FOR BUILDING E +F PER 506.2.4, 506.3
R-2 OCC: Aa = [At
+ (NS x If)] = [7,000 sf + (7,000 sf x .25) =
8,750 sf per floor (17,500 sf per bldg)
U OCC: Aa = [At
+ (NS x If)] = [16,500 sf + (5,500 sf x .25)
17,875 sf per floor (35,750 sf per bldg)
CBC SECTIONS 508.4 AND 510.2 - OCCUPANCY SEPARATIONS

OCCUPANCY GROUPS DESCRIPTION
R-2/R-2 1-HOUR DWELLING UNIT SEPARATION
R-2/U 1-HOUR
CBC SECTION 601 - FIRE RESISTIVE CONSTRUCTION
BUILDING ELEMENT TYPE VB (R-2/U)
PRIMARY STRUCTURAL FRAME 0-HOUR

BEARING WALLS
INTERIOR 0-HOUR
EXTERIOR 0-HOUR

NON-BEARING WALLS
INTERIOR 0-HOUR
EXTERIOR 0-HOUR
FLOOR CONSTRUCTION 0-HOUR
ROOF CONSTRUCTION 0-HOUR

FIRE ACCESS NOTES
ELECTRICALLY OPERATED GATES (B-09 SECTION 5.F, CFC 503.6) 1) In the event of loss of normal power to the gate operating mechanism, it shall be automatically transferred to a fail-safe mode allowing the gate to be pushed open by a single firefighter without any other actions, knowledge, or manipulation of the operating mechanism being necessary and without the use of battery back-up power, except as noted below. The manufacturer's specification sheet demonstrating compliance with this method of operation during power loss shall be provided or scanned directly onto the plan. Should the gate be too large or heavy for a single firefighter to open manually, a secondary source of reliable power by means of an emergency generator or a capacitor with enough reserve to automatically, immediately, and completely open the gate upon loss of primary power shall be provided for fail-open operation. A capacitor, but not a battery, may also be used for fail-open operation where the gate operating mechanism does not have a fail-safe mode. a. A battery may only be used in place of fail-safe manual operation when the gate operator has a fail-open mode that will automatically, immediately, and completely open the gate and keep it open upon reaching a low power threshold, regardless of the presence of normal power. 2) The gate control for electronic gates shall be operable by a Knox emergency override key switch (with dust cover). The key switch shall be placed between 42" and 48" above the roadway surface at the right side of the access gate within two feet of the edge of the roadway. The key switch shall be readily visible and unobstructed from the fire lane leading to the gate. The key switch shall be clearly labeled "FIRE DEPT." 3) For electrically operated gates, the type of remote gate opening device that will be installed shall be noted on the plan. The remote opening device is required in addition to the Knox key switch. The remote opening systems currently available for use by OCFA are either optical or radio-controlled. Optical systems work the same as the traffic signal preemption system by using the emergency vehicle's strobe light to open the gate. The radio-controlled system opens the gate when the emergency responder clicks the receiver on an 800 MHz radio.

A gate serving an individual single family residence or duplex is exempt from this requirement. 4) Upon activation of the key switch, the gate shall open and remain open until returned to normal operation by means of the key switch. Where a gate consists of two leaves, the key switch shall open both simultaneously if operation of a single leaf on the ingress side does not provide for the width, turning radii, or setbacks necessary for fire apparatus to navigate the vehicle entry point. 5) The key switch shall be labeled with a permanent red sign with not less than 1/2" contrasting letters reading "FIRE DEPT" or with a "Knox" decal. Note this requirement on the plan. 6) Place the OCFA notes for electric gates on the plan verbatim. See Attachment 31.

A TYPICAL FIRE SEPARATION DISTANCE
CBC SECTION 602 - RATING FOR EXTERIOR WALLS
FIRE SEPARATION DIST RATING (R-2/U, TYPE VB)
X< 5 FT 1 HOUR
5<X<10 FT 1 HOUR
10<X<30 FT 0 HOUR
X>30 FT 0 HOUR
CBC SECTION 702 - ALLOWABLE OPENINGS

FIRE SEPARATION DIST ALLOWABLE AREA
0 TO < 3 FT NOT PERMITTED (UNPROTCTD, SPINKLER)
3 TO < 5 FT 15% (UNPROTCTD, SPINKLER)
5 TO < 10 FT 25% (UNPROTCTD, SPINKLER)
10 TO < 15 FT 45% (UNPROTCTD, SPINKLER)
15 TO < 20 FT 75% (UNPROTCTD, SPINKLER)
25 FT + NO LIMT (UNPROTCTD, SPINKLER)
LEGEND
A2.10

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021
16R
UP
16R
UP

4.13 LF
16R
UP
16R
UP

4.13 LF
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN
16R
UP
3A
2A 2A
3A
3A
2A 2A
3A
3A 2A 2A 3A
67'-0"
45'-10"
64'-6"
45'-10"
64'-6"
45'-10"
16R
DN
16R
DN 16R
DN
16R
DN
2 1
3 UTILITIES
16R
UP
16R
UP

4.13 LF
16R
UP
16R
UP

4.13 LF
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN
16R
UP
3A
2A 2A
3A
3A
2A 2A
3A
3A 2A 2A 3A
67'-0"
45'-10"
64'-6"
45'-10"
64'-6"
45'-10"
16R
DN
16R
DN 16R
DN
16R
DN
2 1
3 UTILITIES

BUILDING TYPE A
Total Units 4 Units
Unit 2A 2 Units
Unit 3A 2 Units
Keynotes

1. Potential Photovoltaic Panel Area. Final Location
and Size to be determined prior to building
permit, and shall comply with applicable codes
and energy calculations

2. 22”X24” Roof Access Hatch per CMC 304.3.1.1

3. Mechanical Condensor Unit, roof mount
N
0' 16' 32' 48' 64'
SCALE: 1/16" = 1'-0"
0' 8' 16' 24' 32'
SCALE: 1/8" = 1'-0"
0' 4' 8' 12' 16'
SCALE: 1/4" = 1'-0"
0' 5' 10' 15' 20'
SCALE: 3/16" = 1'-0"

BUILDING TYPE A I BUILDING PLANS
BUILDINGS #6, 10
LEVEL 1 KEYPLAN
LEVEL 2
LEVEL 3

ROOF PLAN
A2.11

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

KEYPLAN
FRONT
3A 2A 2A 3A
RIGHT
LEFT
REAR

BUILDING TYPE A I ELEVATIONS
COLOR SCHEME ‘Y’ | BUILDINGS #6, 10
1 1
1 1
2 4 2
2 2
3 3
3 6 6
6 6
7 7
7 7
5 5
5 EXTERIOR FINISHES

1. Exterior Cement Plaster

2. Exterior Cement Plaster Trim

3. Tile with Simulated Wood Finish

4. Painted Awning

5. Metal Guardrail, Painted

6. Vinyl Window

7. Plaster Reveal
A2.20

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021
16R
UP
16R
UP

4.13 LF
16R
UP
16R
UP

4.13 LF
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN
16R
UP
3A
2A 2A
3A 3A
99'-4"
45'-10"
96'-10"
45'-10"
2A
3A 2A 2A 3A 3A 2A

UTILITIES
16R
DN
16R
DN 16R
DN
16R
DN 16R
DN
16R
DN
96'-10"
45'-10"
3A 2A 2A 3A 3A 2A
2 1
3 LEVEL 3

ROOF PLAN
N
0' 16' 32' 48' 64'
SCALE: 1/16" = 1'-0"
0' 8' 16' 24' 32'
SCALE: 1/8" = 1'-0"
0' 4' 8' 12' 16'
SCALE: 1/4" = 1'-0"
0' 5' 10' 15' 20'
SCALE: 3/16" = 1'-0"

KEYPLAN
LEVEL 1
LEVEL 2

BUILDING TYPE B I BUILDING PLANS
BUILDINGS #5,7,8,9,11,14,15

BUILDING TYPE B
Total Units 6 Units
Unit 2A 3 Units
Unit 3A 3 Units
Keynotes

1. Potential Photovoltaic Panel Area. Final Location
and Size to be determined prior to building
permit, and shall comply with applicable codes
and energy calculations

2. 22”X24” Roof Access Hatch per CMC 304.3.1.1

3. Mechanical Condensor Unit, roof mount
A2.21

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

KEYPLAN
FRONT
AT BUILDINGS #5,11,14
RIGHT
LEFT
REAR
3A 2A 2A 3A 3A 2A
1 1
1 1
2 4 2
2 2
3 3
3 6 6
6 6
7 7
7 7
5 5
5 BUILDING TYPE B I ELEVATIONS
COLOR SCHEME ‘X’ | BUILDINGS #7,9,11,14

EXTERIOR FINISHES

1. Exterior Cement Plaster

2. Exterior Cement Plaster Trim

3. Tile with Simulated Wood Finish

4. Painted Awning

5. Metal Guardrail, Painted

6. Vinyl Window

7. Plaster Reveal
LEGEND
Hatch Indicates Window to be
Omitted at Location per Fire Site
Plan
See Sheet A2.23
for Front Elevation
A2.22

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

KEYPLAN
FRONT
AT BUILDINGS #12,15
RIGHT
LEFT
REAR

BUILDING TYPE B I ELEVATIONS
COLOR SCHEME ‘Y’ | BUILDINGS #8,12,15
3A 2A 2A 3A 3A 2A
1 1
1 1
2 4 2
2 2
3 3
3 6 6
6 6
7 7
7 7
5 5
5 EXTERIOR FINISHES

1. Exterior Cement Plaster

2. Exterior Cement Plaster Trim

3. Tile with Simulated Wood Finish

4. Painted Awning

5. Metal Guardrail, Painted

6. Vinyl Window

7. Plaster Reveal
LEGEND
Hatch Indicates Window to be
Omitted at Location per Fire Site
Plan
See Sheet A2.23
for Front Elevation
A2.23

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

KEYPLAN
FRONT
AT BUILDINGS #7,9
3A 2A 2A 3A 3A 2A
5 1 4 2 6 7
FRONT
AT BUILDINGS #8

BUILDING TYPE B I ELEVATIONS
ALTERNATE ELEVATIONS | BUILDINGS #7,8,9
3A 2A 2A 3A 3A 2A
5 4 2 6 7 1

EXTERIOR FINISHES

1. Exterior Cement Plaster

2. Exterior Cement Plaster Trim

3. Tile with Simulated Wood Finish

4. Painted Awning

5. Metal Guardrail, Painted

6. Vinyl Window

7. Plaster Reveal
A2.24

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

KEYPLAN
1 1
1 1
2 4 2
2 2
3 3
3 6 6
9 6 6
8 9 7
7 7
5 5
5 3A 2A 2A 3A 3A 2A
FRONT

BUILDING TYPE B I ELEVATIONS
COLOR SCHEME ‘X’ | BUILDINGS #5

EXTERIOR FINISHES

1. Exterior Cement Plaster

2. Exterior Cement Plaster Trim

3. Tile with Simulated Wood Finish

4. Painted Awning

5. Metal Guardrail, Painted

6. Vinyl Window

7. Plaster Reveal

8. Horizontal Fibercement Siding

9. Brick Veneer
RIGHT
LEFT

FACING BEACH BLVD
REAR
A2.40

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

4.13 LF
16R
UP

4.13 LF
16R
UP 16R
UP
16R
DN 16R
UP
16R
DN
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN 16R
UP
16R
DN
1A 1B 1B 1A
1A
1B
1A
1B
3'-0"
WHA-128
3/32" = 1'-0"
X
1 AAD2.2
1 AAD2.2
69'-0"
49'-6"
66'-4"
49'-6"
2B 2B
2B 2B
4 UTILITIES
4'-0" 4'-0"
5 16R
DN
16R
DN
SL 86 10
16R
DN
86 10 SL
16R
DN
1A 1A
66'-4"
49'-6"
2B 2B
2 1
3 4'-0"
5 LEVEL 3 LEVEL 1
ROOF PLAN LEVEL 2

BUILDING TYPE D I BUILDING PLANS
BUILDINGS #3,4

BUILDING TYPE D
Total Units 6 Units
Unit 1A 2 Units
Unit 1B 2 Units
Unit 2B 2 Units
Keynotes

1. Potential Photovoltaic Panel Area. Final Location
and Size to be determined prior to building
permit, and shall comply with applicable codes
and energy calculations

2. 22”X24” Roof Access Hatch per CMC 304.3.1.1

3. Mechanical Condensor Unit, roof mount

4. Mechanical Condensor Unit, at grade

5. Furring wall only occurs at street facing
buildings

KEYPLAN
A2.41

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BUILDING TYPE D I ELEVATIONS
COLOR SCHEME ‘X’ | BUILDING #4
2B 1A/1B 1A/1B 2B
1 1
1 1
2 4 9 2
2 2
3 3
3 6 6
6 6
7 8 7
7 7
5 5
5 EXTERIOR FINISHES

1. Exterior Cement Plaster

2. Exterior Cement Plaster Trim

3. Tile with Simulated Wood Finish

4. Painted Awning

5. Metal Guardrail, Painted

6. Vinyl Window

7. Plaster Reveal

8. Horizontal Fibercement Siding

9. Brick Veneer
4 KEYPLAN
A2.42

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BUILDING TYPE D I ELEVATIONS
COLOR SCHEME ‘Y’ | BUILDINGS #3
FRONT
RIGHT
LEFT
REAR
2B 1A/1B 1A/1B 2B
1 1
1 1
2 4 2 4
2 2
3 3
3 6 6
6 6
7 7 7
5 5
5 EXTERIOR FINISHES

1. Exterior Cement Plaster

2. Exterior Cement Plaster Trim

3. Tile with Simulated Wood Finish

4. Painted Awning

5. Metal Guardrail, Painted

6. Vinyl Window

7. Plaster Reveal

8. Horizontal Fibercement Siding

9. Brick Veneer

KEYPLAN
9 8 7
A2.50

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

4.13 LF
16R
UP

4.13 LF
16R
UP
16R
UP
16R
DN 16R
UP
16R
DN
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN
16R
UP
88'-11"
69'-6"
81'-8"
69'-6"
2B 1A 1B
3A
2B 2B
1A
1B
3A
2B 3A
3A
4 UTILITIES
16R
UP 16R
UP
16R
UP

4.13 LF
16R
UP

4.13 LF
16R
UP
16R
UP
16R
DN 16R
UP
16R
DN
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN
16R
UP
88'-11"
69'-6"
81'-8"
69'-6"
2B 1A 1B
3A
2B 2B
1A
1B
3A
2B 3A
3A
4 UTILITIES
LEVEL 2 LEVEL 1

BUILDING TYPE E I BUILDING PLANS
BUILDINGS #2

BUILDING TYPE E
Total Units 6 Units
Unit 1A 1 Units
Unit 1B 1 Units
Unit 2B 2 Units
Unit 3A 2 Units
Keynotes

1. Potential Photovoltaic Panel Area. Final Location
and Size to be determined prior to building
permit, and shall comply with applicable codes
and energy calculations

2. 22”X24” Roof Access Hatch per CMC 304.3.1.1

3. Mechanical Condensor Unit, roof mount

4. Mechanical Condensor Unit, at grade

KEYPLAN
A2.51

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021
N
0' 16' 32' 48' 64'
SCALE: 1/16" = 1'-0"
0' 8' 16' 24' 32'
SCALE: 1/8" = 1'-0"
0' 4' 8' 12' 16'
SCALE: 1/4" = 1'-0"
0' 5' 10' 15' 20'
SCALE: 3/16" = 1'-0"
16R
DN
16R
DN
86 10 SL
16R
DN
SL 86 10 16R
DN
16R
DN
81'-8"
69'-6"
1A
3A
2B 2B 3A
2 1
3 16R
DN
16R
DN
86 10 SL
16R
DN
SL 86 10 16R
DN
16R
DN
81'-8"
69'-6"
1A
3A
2B 2B 3A
2 1
3 ROOF LEVEL 3

BUILDING TYPE E I BUILDING PLANS
BUILDINGS #2

BUILDING TYPE E
See Info On Previous Sheet
Keynotes

1. Potential Photovoltaic Panel Area. Final Location
and Size to be determined prior to building
permit, and shall comply with applicable codes
and energy calculations

2. 22”X24” Roof Access Hatch per CMC 304.3.1.1

3. Mechanical Condensor Unit, roof mount

4. Mechanical Condensor Unit, at grade

KEYPLAN
A2.52

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BUILDING TYPE E I ELEVATIONS
COLOR SCHEME ‘X’ | BUILDINGS #2
3A 1A/1B 2B 2B 3A
1 1
1 1
2 9 4 4 8 2
2 2
3 3
6 6
6 6
7 7
7 5 7
5 5

EXTERIOR FINISHES

1. Exterior Cement Plaster

2. Exterior Cement Plaster Trim

3. Tile with Simulated Wood Finish

4. Painted Awning

5. Metal Guardrail, Painted

6. Vinyl Window

7. Plaster Reveal

8. Horizontal Fibercement Siding

9. Brick Veneer

KEYPLAN
A2.60

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

4.13 LF
16R
UP

4.13 LF
16R
UP
16R
DN 16R
UP
16R
DN
16R
DN
16R
UP
16R
DN
16R
UP
16R
DN
16R
UP
3'-0"
WHA-128
3/32" = 1'-0"
X
1 AAD2.2
1 AAD2.2
68'-0"
47'-6"
65'-4"
47'-6"
3A
2B
2B
1A 1B
1A
1B 2A
2A
3A
4 UTILITIES
16R
DN
16R
DN
SL 86 10
16R
DN 16R
DN
65'-6"
47'-6"
2B
1A
2A 3A
2 1
3 LEVEL 3 LEVEL 1
ROOF PLAN LEVEL 2

BUILDING TYPE F I BUILDING PLANS
BUILDING #1

BUILDING TYPE F
Total Units 5 Units
Unit 1A 1 Units
Unit 1B 1 Units
Unit 2A 1 Units
Unit 2B 1 Units
Unit 3A 1 Units
Keynotes

1. Potential Photovoltaic Panel Area. Final Location
and Size to be determined prior to building
permit, and shall comply with applicable codes
and energy calculations

2. 22”X24” Roof Access Hatch per CMC 304.3.1.1

3. Mechanical Condensor Unit, roof mount

4. Mechanical Condensor Unit, at grade

KEYPLAN
A2.61

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BUILDING TYPE F I ELEVATIONS
COLOR SCHEME ‘X’ | BUILDING #1
2B 1A/1B 2A 3A
1 1
1 1
2 4 2
2 2
3 3 3
6 6 8
6 6
7 7 9 4
7 7
5 5
5 EXTERIOR FINISHES

1. Exterior Cement Plaster

2. Exterior Cement Plaster Trim

3. Tile with Simulated Wood Finish

4. Painted Awning

5. Metal Guardrail, Painted

6. Vinyl Window

7. Plaster Reveal

8. Horizontal Fibercement Siding

9. Brick Veneer

KEYPLAN
A3.10

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021
16R
DN
16R
UP 16R
UP
16R
DN 16R
UP
16R
DN
47'-6"
21'-8"
21'-1" 19'-101
2 "
4'-8"
10'-6" 11'-2"
47'-6"
17'-0"
10'-5" 6'-7"
47'-6"
17'-0"
BATH

BEDROOM
10'-8" x 13'-2"

BEDROOM
10'-8" x 12'-6"
W/D
W/D

KITCHEN KITCHEN
BATH
STAIR TO UNIT 1A
GARAGE 1A
10'-2" x 20'-0"
GARAGE 1B
10'-7" x 20'-0"
FLEX
9'-4" x 9'-3"
10'-5" 6'-7"
6'-2" 17'-7"
14'-3"
11'-0" 6'-0"
6'-7" 13'-51
2 "
14'-3" 11'-01
2 "
12'-2"
6'-2" 14'-6" 13'-61
2 " 13'-31
2 "
11'-0" 6'-0" 9'-8" 7'-4" 9'-61
2 " 9'-81
2 "
7'-2" 21'-1"
DECK
6'-6" x 6'-2"
40 S.F.

LIVING/DINING
16'-5" x 14'-5"
W.I.C.
3'-4"

LIVING/DINING
16'-5" x 14'-5"
10'-01
2 "
10'-01
2 "
ENTRY
3'-2"
DECK
6'-6" x 6'-2"
40 S.F.
6'-0"
4'-8"
3'-8"3'-8"
4'-8"
2'-0"2'-0"2'-0"

FURRING AT STREET

FACING ELEVATIONS

FURRING AT STREET

FACING ELEVATIONS

FURRING AT STREET
FACING ELEVATIONS 20'-0" CLR.
10'-0"
CLR.
10'-0"
CLR.
6'-61
2"
N
0' 8' 16' 24' 32'
SCALE: 1/8" = 1'-0"
0' 4' 8' 12' 16'
SCALE: 1/4" = 1'-0"
0' 5' 10' 15' 20'
SCALE: 3/16" = 1'-0"
UNIT 1A I UNIT PLAN
LEVEL 3 LEVEL 2 LEVEL 1
UNIT 1A
1 Bedrooms + 1 Bath
Unit Floor Area 940 S.F.

Level 1 140 S.F.

Level 2 100 S.F.

Level 3 700 S.F.

Private Open Space 40 S.F.

Deck 40 S.F.

Refuse Space:
(1) 96 Gallon and (2) 64 Gallon spaces
provided at each garage
16R
UP

4.13 LF
16R
UP
24'-61
2"
6'-1"
BEDROOM 2
10'-2" x 11'-7"
BATH 2
DECK
16'-0" x 6'-1"
95 S.F.

KITCHEN
ENTRY
13'-01
2 "
6'-7" 12'-2"
3'-11" 12'-1"
6'-21
2 "
5'-8"
3'-2" 8'-6"
16R
UP
A3.11

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021
N
0' 8' 16' 24' 32'
SCALE: 1/8" = 1'-0"
0' 4' 8' 12' 16'
SCALE: 1/4" = 1'-0"
0' 5' 10' 15' 20'
SCALE: 3/16" = 1'-0"
16R
DN
16R
UP 16R
UP
16R
DN 16R
UP
16R
DN
47'-6"
21'-8"
21'-1" 19'-101
2 "
4'-8"
10'-6" 11'-2"
47'-6"
17'-0"
10'-5" 6'-7"
47'-6"
17'-0"
BATH

BEDROOM
10'-8" x 13'-2"

BEDROOM
10'-8" x 12'-6"
W/D
W/D

LIVING/DINING
16'-5" x 14'-5"
W.I.C.
3'-4"

LIVING/DINING
16'-5" x 14'-5"
10'-01
2 "
10'-01
2 "
ENTRY
3'-2"
DECK
6'-6" x 6'-2"
40 S.F.
6'-0"
4'-8"
3'-8"3'-8"
4'-8"
2'-0"2'-0"2'-0"

FURRING AT STREET

FACING ELEVATIONS

FURRING AT STREET

FACING ELEVATIONS

FURRING AT STREET
FACING ELEVATIONS 20'-0" CLR.
10'-0"
CLR.
10'-0"
CLR.
6'-61
2"
LEVEL 3 LEVEL 2 LEVEL 1
UNIT 1B I UNIT PLANS
UNIT 1B
1 Bedrooms + 1 Bath + Flex
Unit Floor Area 880 S.F.

Level 1 215 S.F.

Level 2 665 S.F.

Private Open Space 40 S.F.

Deck 40 S.F.

Refuse Space:
(1) 96 Gallon and (2) 64 Gallon spaces
provided at each garage
16R
UP

4.13 LF
16R
UP
24'-61
2"
6'-1"
BEDROOM 2
10'-2" x 11'-7"
BATH 2
DECK
16'-0" x 6'-1"
95 S.F.

KITCHEN
ENTRY
13'-01
2 "
6'-7" 12'-2"
3'-11" 12'-1"
6'-21
2 "
5'-8"
3'-2" 8'-6"
16R
UP
A3.12

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021
16R
DN
16R
UP

4.13 LF
16R
DN
16R
UP
16'-0"
4'-4" 11'-8"
45'-6"
20'-111
2 " 24'-61
2 "
16'-0"
45'-6"
9'-31
2 "
6'-1"
16'-0"
45'-6"
BEDROOM 1
15'-5" x 11'-4"
BEDROOM 2
10'-2" x 11'-7"
BATH 2
W.I.C.

BATH 1 W/D
DECK
16'-0" x 6'-1"
95 S.F.

BATH 3

LIVING/DINING
15'-5" x 14'-6"

KITCHEN
BEDROOM 3
9'-8" x 9'-0"
GARAGE
10'-0" x 40'-2"
ENTRY
14'-6" 13'-01
2 "
11'-71
2 " 9'-111
2 "
5'-2" 6'-7" 12'-2"
3'-11" 12'-1"
6'-21
2 "
5'-8"
3'-2" 8'-6"
3'-3" 2'-6" 3'-8" 2'-0"
9'-111
2 6'-1 " 12
"
16R
UP

WINDOW AT END
UNITS

WINDOW AT END
UNITS
DECK
KITCHE

BEDROOM
40'-0"
CLR.
10'-0"
CLR.
16R
UP
DECK

KITCHEN
BEDROOM 2
40'-0"
CLR.

N
0' 8' 16' 24' 32'
SCALE: 1/8" = 1'-0"
0' 4' 8' 12' 16'
SCALE: 1/4" = 1'-0"
0' 5' 10' 15' 20'
SCALE: 3/16" = 1'-0"
UNIT 2A I UNIT PLANS
LEVEL 3 LEVEL 2 LEVEL 1
LEVEL 2

END UNIT
LEVEL 3

END UNIT
UNIT 2A
3 Bedrooms + 3 Bath
Unit Floor Area 1,355 S.F.

Level 1 90 S.F.

Level 2 590 S.F.

Level 3 675 S.F.

Private Open Space 95 S.F.

Deck 95 S.F.

Refuse Space:
(1) 96 Gallon and (2) 64 Gallon spaces
provided at each garage
16R
UP

4.13 LF
16R
UP
24'-61
2"
6'-1"
BEDROOM 2
10'-2" x 11'-7"
BATH 2
DECK
16'-0" x 6'-1"
95 S.F.

KITCHEN
ENTRY
13'-01
2 "
6'-7" 12'-2"
3'-11" 12'-1"
6'-21
2 "
5'-8"
3'-2" 8'-6"
16R
UP
A3.13

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021
N
0' 8' 16' 24' 32'
SCALE: 1/8" = 1'-0"
0' 4' 8' 12' 16'
SCALE: 1/4" = 1'-0"
0' 5' 10' 15' 20'
SCALE: 3/16" = 1'-0"
16R
DN
16R
UP

4.13 LF
16R
DN
16R
UP
16'-0"
4'-4" 11'-8"
45'-6"
20'-111
2 " 24'-61
2 "
16'-0"
45'-6"
20'-101
2" 7'-41
2 "
16'-0"
45'-6"
BEDROOM 1
15'-5" x 11'-4"
BEDROOM 2
11'-9" x 11'-7"
BATH 2
W.I.C.

W/D BATH 1
DECK
10'-7" x 7'-1"
PWDR 75 S.F.

LIVING
15'-5" x 10'-7"
DINING
15'-5" x 10'-0"

KITCHEN
GARAGE
10'-0" x 40'-2"
ENTRY
17'-3"
5'-31
2 "
11'-71
2 "
9'-8" 4'-3" 7'-91
2 "
12'-2"
3'-11" 12'-1"
6'-21
2 "
5'-8"
5'-5" 10'-7"
3'-3" 2'-6" 3'-8" 2'-0"
3'-6" 10'-0"
16R
UP

WINDOW AT END
UNITS

WINDOW AT END
UNITS
DEC
KITCH
BEDROOM 2
40'-0"
CLR.
10'-0"
CLR.
16R
UP
DECK

KITCHEN
BEDROOM 2
40'-0"
CLR.

LEVEL 3 LEVEL 2 LEVEL 1
LEVEL 2

END UNIT
LEVEL 3

END UNIT
UNIT 2B I UNIT PLANS
UNIT 2B
2 Bedrooms + 2.5 Bath
Unit Floor Area 1,375 S.F.

Level 1 90 S.F.

Level 2 610 S.F.

Level 3 675 S.F.

Private Open Space 75 S.F.

Deck 75 S.F.

Refuse Space:
(1) 96 Gallon and (2) 64 Gallon spaces
provided at each garage
16R
UP

4.13 LF
16R
UP
24'-61
2"
6'-1"
BEDROOM 2
10'-2" x 11'-7"
BATH 2
DECK
16'-0" x 6'-1"
95 S.F.

KITCHEN
ENTRY
13'-01
2 "
6'-7" 12'-2"
3'-11" 12'-1"
6'-21
2 "
5'-8"
3'-2" 8'-6"
16R
UP
A3.14

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021
16R
DN
16R
UP
16R
DN
16R
UP
20'-9"
45'-10"
23'-1" 13'-0"
16'-0"
45'-10"
11'-101
2 "
8'-7"
16'-0"
45'-10"
BEDROOM 1
15'-5" x 11'-4"
BEDROOM 2
9'-8" x 12'-4"
BATH 2
W.I.C.

W.I.C.

BATH 1
W/D
DECK
10'-7" x 8'-7"
90 S.F. PWDR
LIVING
11'-9" x 14'-1"
DINING
15'-5" x 11'-0"

KITCHEN
GARAGE
20'-0" x 20'-2"
ENTRY
BEDROOM 3
10'-2" x 10'-1"
BATH 3
4'-9"
25'-41
2"
10'-7" 5'-5" 10'-9" 5'-3" 9'-9"
12'-71
2 "
6'-8" 7'-01
2 "
4'-0" 11'-11"
6'-01
2 9'-11 " 12
"
6'-11
2"
PANTRY
11'-4"
3'-6" 4'-0"
3'-6" 6'-0" 3'-11"
3'-7"
P
16R
UP

WINDOW AT

END UNITS

WINDOW AT

END UNITS

WINDOW AT

END UNITS
DECK
PWDR
BEDROOM 2
BEDROOM 3
21'-3"
20'-0"
CLR.
20'-0"
CLR.
16R
DN
16R
UP
16R
DN
16R
UP
20'-9"
45'-10"
23'-1" 13'-0"
16'-0"
45'-10"
11'-101
2 "
8'-7"
16'-0"
45'-10"
BEDROOM 1
15'-5" x 11'-4"
BEDROOM 2
9'-8" x 12'-4"
BATH 2
W.I.C.

W.I.C.

BATH 1
W/D
DECK
10'-7" x 8'-7"
90 S.F. PWDR
LIVING
11'-9" x 14'-1"
DINING
15'-5" x 11'-0"

KITCHEN
GARAGE
20'-0" x 20'-2"
ENTRY
BEDROOM 3
10'-2" x 10'-1"
BATH 3
4'-9"
25'-41
2"
10'-7" 5'-5" 10'-9" 5'-3" 9'-9"
12'-71
2 "
6'-8" 7'-01
2 "
4'-0" 11'-11"
6'-01
2 9'-11 " 1
2 "
6'-11
2"
PANTRY
11'-4"
3'-6" 4'-0"
3'-6" 6'-0" 3'-11"
3'-7"
P
16R
UP

WINDOW AT

END UNITS

WINDOW AT

END UNITS

WINDOW AT

END UNITS
DECK
PWDR
BEDROOM 2
BEDROOM 3
21'-3"
20'-0"
CLR.
20'-0"
CLR.

N
0' 8' 16' 24' 32'
SCALE: 1/8" = 1'-0"
0' 4' 8' 12' 16'
SCALE: 1/4" = 1'-0"
0' 5' 10' 15' 20'
SCALE: 3/16" = 1'-0"
UNIT 3A I UNIT PLANS
LEVEL 3 LEVEL 2 LEVEL 1
UNIT 3A
3 Bedrooms + 3.5 Bath
Unit Floor Area 1,625 S.F.

Level 1 340 S.F.

Level 2 600 S.F.

Level 3 685 S.F.

Private Open Space 90 S.F.

Deck 90 S.F.

LEVEL 2

END UNIT
LEVEL 1

END UNIT
LEVEL 3

END UNIT
Refuse Space:
(1) 96 Gallon and (2) 64 Gallon spaces
provided at each garage
16R
UP

4.13 LF
16R
UP
24'-61
2 "
6'-1"
BEDROOM 2
10'-2" x 11'-7"
BATH 2
DECK
16'-0" x 6'-1"
95 S.F.

KITCHEN
ENTRY
13'-01
2 "
6'-7" 12'-2"
3'-11" 12'-1"
6'-21
2 "
5'-8"
3'-2" 8'-6"
16R
UP
A4.10

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021

STREET SECTION
SECTION ‘A’
15' MAXIMUM FRONT SB
10' MIN SB
10' MIN SB
10' MIN SB
20' POTENTIAL SB AT UTILITY LINES

BEACH BLVD

ANAHEIM-BARBER CITY CHANNEL
376.41'
653.70'
614.04'
167.31'
A A
±36'-6" MAX.

BEACH BLVD ⅊

MECHANICAL UNIT

POTENTIAL PV LOCATION
A4.11

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021

COLOR AND MATERIALS
Exterior Cement Plaster
Texture: Sand 20/30
Paint: PPG 1023-7 (Afternoon Tea)
Exterior Cement Plaster
Texture: Sand 20/30
Paint: PPG 1019-7 (Intrigue)
Vinyl Window,
Frame Color: Black
Metal Guardrail
Paint: PPG 1001-7 (Black Magic)
Metal Awning
Paint: PPG 1001-7 (Black Magic)
Daltile Emerson Butter Pecan EP01
Wood Look Porcelain Tile
Fiberglass and Glass Entry Door
Edicott Thin Brick,
Manganese Ironspot,
Smooth Finish, Norman Size
Cement Plaster 1/2” Reveal
Smooth Lap Siding
Fiber Cement
Paint: PPG 1001-1 (Delicate White)
Exterior Cement Plaster Trim
Texture: Sand 20/30
Paint: PPG 1001-7 (Black Magic)
Smooth Fiber Cement Trim
Paint: PPG 1001-7 (Black Magic)
Exterior Cement Plaster
Texture: Sand 20/30
Paint: PPG 1001-7 (Black Magic)
Metal Awning
Paint: PPG 1001-7 (Black Magic)
Awning
Paint: PPG 1001-7 (Black Magic)
Exterior Cement Plaster
Texture: Sand 20/30
Paint: PPG 527-1 (Popcorn Ball)
Cement Plaster 1/2” Reveal
Exterior Cement Plaster Trim
Texture: Sand 20/30
Paint: PPG 1001-7 (Black Magic)
Exterior Cement Plaster Recess
Texture: Sand 20/30
Paint: PPG 527-1 (Popcorn Ball)
Exterior Cement Plaster Recess
Texture: Sand 20/30
Paint: PPG 1076-4 (Cuppa Coffee)
Metal Guardrail
Paint: PPG 1001-7 (Black Magic)
Wood Post
Paint: PPG 1001-7 (Black Magic)
Metal Awning
Paint: PPG 1001-7 (Black Magic)
Fiberglass and Glass Entry Door
Exterior Cement Plaster Recess
Texture: Sand 20/30
Paint: PPG 1001-7 (Black Magic)
Vinyl Window,
Frame Color: Black
A4.12

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021

COLOR AND MATERIALS
Exterior Cement Plaster
Texture: Sand 20/30
Paint: PPG 1023-7 (Afternoon Tea)
Vinyl Window,
Frame Color: Black
Metal Guardrail
Paint: PPG 1001-7 (Black Magic)
Metal Awning
Paint: PPG 1001-7 (Black Magic)
Daltile Emerson White Ash EP06
Wood Look Porcelain Tile (or equal)
Fiberglass and Glass Entry Door
Edicott Thin Brick,
Manganese Ironspot (or equal),
Smooth Finish, Norman Size
Cement Plaster 1/2” Reveal
Smooth Lap Siding
Fiber Cement
Paint: PPG 1001-1 (Delicate White)
Exterior Cement Plaster Trim
Texture: Sand 20/30
Paint: PPG 1001-7 (Black Magic)
Exterior Cement Plaster
Texture: Sand 20/30
Paint: PPG 527-1 (Popcorn Ball)
Exterior Cement Plaster
Texture: Sand 20/30
Paint: PPG 1076-4 (Cuppa Coffee)
Vinyl Window,
Frame Color: Black
Daltile Emerson Butter Pecan EP01
Wood Look Porcelain Tile
Exterior Cement Plaster Trim
Texture: Sand 20/30
Paint: PPG 1001-7 (Black Magic)
Sectional Garage Door, Smooth
Finish
Color: Brown at Scheme X,
Desert Tan at Scheme Y
Exterior Cement Plaster Trim
Texture: Sand 20/30
Paint: PPG 1001-7 (Black Magic)
Exterior Cement Plaster Trim
Texture: Sand 20/30
Paint: PPG 1001-7 (Black Magic)
Exterior Cement Plaster
Texture: Sand 20/30
Paint: PPG 1019-7 (Intrigue)
Smooth Fiber Cement Trim
Paint: PPG 1001-1 (Delicate White)
Exterior Cement Plaster
Texture: Sand 20/30
Paint:

Metal Awning
Paint: PPG 1001-7 (Black Magic)
Awning
Paint: PPG 1001-7 (Black Magic)
Cement Plaster 1/2” Reveal
Metal Guardrail
Paint: PPG 1001-7 (Black Magic)
A4.13

SIXTH CITY SUBMITTAL - SCHEMATIC DESIGN
WHA I 680 NEWPORT CENTER DRIVE, SUITE 300, NEWPORT BEACH, CA 92660 I 949.250.0607 © 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

BIGSBY
12200 BEACH BOULEVARD
STANTON, CA 2020110.01 | 07-15-2021
Vinyl Windows
Black (Scheme X and Y)
Field 1 Paint
PPG 527-1 (Popcorn Ball)
Smooth Lap Siding
Fiber Cement
Paint: PPG 1001-1 (Delicate White)
Smooth Lap Siding
Fiber Cement
Paint: PPG 1001-1 (Delicate White)
Edicott Thin Brick,
Manganese Ironspot,
Smooth Finish, Norman Size
Edicott Thin Brick,
Manganese Ironspot,
Smooth Finish, Norman Size
Daltile Emerson
Wood Look Porcelain Tile
Butter Pecan EP01
Daltile Emerson
Wood Look Porcelain Tile
Ash White EP06
Field 2 Paint
PPG 1076-4 (Cuppa Coffee)
Field 3 Paint
PPG 1019-7 (Intrigue)
Accent 1 Paint
PPG 1001-7 (Black Magic)
Garage Door: Brown Garage Door: Desert Tan
Field 1 Paint
PPG 527-1 (Popcorn Ball)
Field 2 Paint
PPG 415-6 (Ruffled Clam)
Field 3 Paint
PPG 1023-7 (Afternoon Tea)
Accent 1 Paint
PPG 1001-7 (Black Magic)

COLOR AND MATERIALS

SCHEME X SCHEME Y
TYPICAL DRIVE SECTION STREET SECTION - BEACH BLVD.

ZONING:

FLOOD ZONE:

LAND USE:

LEGAL DESCRIPTION:

TRACT NO. 19119
A.P. NO.: 131-422-20

IN THE CITY OF STANTON, COUNTY OF ORANGE

STATE OF CALIFORNIA
APRIL 2021

TENTATIVE
AREA: 3.5 ACRES - 154,470 SQ. FT.

ASSESSOR PARCEL NUMBER: ADDRESS:

SITE DATA:

FOR RESIDENTIAL
LEGEND:

FUTURE OWNER/SUBDIVIDER: LAND SURVEYOR/CIVIL ENGINEER:

GENERAL PLAN:

PROJECT DESCRIPTION:

BEACH BOULEVARD

ANAHEIM-BARBER CITY CHANNEL
BUILDING #1
BUILDING #2
BUILDING #3
BUILDING #4
BUILDING #5 BUILDING #6 BUILDING #7 BUILDING #8 BUILDING #9 BUILDING #12
BUILDING #11
BUILDING #10
BUILDING #13 BUILDING #14
LOT 1
UTILITY PROVIDERS:

TRACT NO. 5763
M.M. 223 / 16 - 19
PARCEL 3
PARCEL 2
P.M.B. 50/50
LOT 5
J.W. BIXBY & CO. R.S.B. 02/43 TRACT NO. 17376 M.M. 906 / 21-22 RECORD OF SURVEY 2015-1193 R.S.B. 293 / 35-36

ORANGE COUNTY FLOOD CONTROL DISTRICT

RANCHO LOS ALAMITOS RANCHO LAS BOLSAS

VICINITY MAP
PROJECT EASEMENTS:

BASIS OF BEARINGS:

TOPOGRAPHIC DATA:

PORTION OF LOT 4
SEC. 36, T4S, R11W
J.W. BIXBY & CO.'S

SUBDIVISION
R.S.B. 2 / 4 3

CONDOMINIUM PURPOSES
CURRENT OWNER:
7800 KATELLA AVENUE PLANS PREPARED UNDER SUPERVISION OF STANTON, CALIFORNIA 90680

CITY OF STANTON
Date P.L.S.. No. Date
Checked by
these Improvements
Reference Plans for
By Revisions App'd Sheet of
Drawing No.
7914 1
.

JEFFREY A. WALDEN
JAW
Approved By Date
Engineering
Fire
Scale:
2552 WHITE ROAD, SUITE B, IRVINE, CA 92614
(949) 660-0110 FAX: 660-0418

LAND SURVEYORS

PLANNERS

CIVIL ENGINEERS ALDEN &

SSOCIATES
FOR

STANTON TOWNHOMES
AS SHOWN 12200 BEACH BOULEVARD
J/N: 2036-948-001
Drawn by
BJW
08/23/2021
SITE
TENTATIVE TRACT NO. 19119
1 ARCHITECT:

INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
STANTON TOWNHOMES ● 12200 BEACH BOULEVARD

CITY OF STANTON, CALIFORNIA

Page 1 ends

Stanton City CouncilJanuary 11, 2022

Stanton City Council
January 11, 2022