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HomeMy WebLinkAbout12 - PH-1 - Attachment 2-12 - 5/4/2021DRAFT RESOLUTION NO. 2021-XX A RESOLUTION OF CITY OF COSTA MESA CITY COUNCIL APPROVING GENERAL PLAN AMENDMENT 20-01, MASTER PLAN PA-19-19, TENTATIVE TRACT MAP NO. 19015 FOR DEVELOPMENT OF A MIXED-USE DEVELOPMENT (ONE METRO WEST) LOCATED AT 1683 SUNFLOWER AVENUE THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, the City Council of the City of Costa Mesa adopted the 2015-2035 General Plan on June 21, 2016; WHEREAS, California Government Code Section 65358(a) authorizes the City Council to amend the General Plan if it is deemed to be in the public interest; WHEREAS, the General Plan is a long-range, comprehensive document that serves as a guide for the orderly development of the City of Costa Mesa; WHEREAS, by its very nature, the General Plan is subject to update and revision to account for current and future community needs; WHEREAS, an application was filed by Brent Stoll of Rose Equities, authorized agent for the property owners, for the real property generally located at 1683 Sunflower Avenue; WHEREAS, the proposed project, One Metro West, is a mixed-use development on a 15.23-acre lot with 1,057 multi-family dwelling units at a site-specific density of 80 dwelling units per acre and maximum 1,057 units, and includes a 25,000 square foot office building, 6,000 square foot retail area, 1.5-acre open space available for public use, and off-site improvements along Sunflower Avenue. The applicant is requesting approval of the following: 1. Environmental Impact Report (SCH No. 2019050014); 2. General Plan Amendment GP-20-01 to amend the Land Use Element and re- designate the property from Industrial Park to High Density Residential; 3. Rezone R-20-01 to rezone from Industrial Park (MP) to Planned Development Residential – High Density (PDR-HD); 4. Specific Plan SP-20-01 to establish site-specific zoning regulations including development standards and design guidelines for the proposed project; Attachment 2 5. Master Plan PA-19-19 to implement the Specific Plan and provide site plan and architectural details for the proposed project; 6. Tentative Tract Map No. 19015 to subdivide the site including establishing the right to a future airspace subdivision for condominium purposes; and 7. Development Agreement DA-20-02 between the City and the applicant; WHEREAS, General Plan Amendment 20-01 includes the following revisions to the Land Use Element, and as depicted in further details in Exhibit A attached hereto: 1. Figure LU-1 City wide Land Use Plan – amend the land use designation for the parcel noted above from Industrial Park to High Density Residential 2. Pages LU-16, LU-29, LU-31, LU-32, LU-35, LU-59, and LU-81 – amend the text on these specific pages to include the One Metro West project as noted in Exhibit A 3. Tables LU-3, LU-4, LU-5, LU-6, and LU-20 – amend the text in these specific tables to include the One Metro West project as noted in Exhibit A; WHEREAS, based on the proposed General Plan Amendment, adoption of Ordinance No. 2021-__ for Rezone 20-01 and Ordinance No. 2021-__ for Specific Plan 20-01 is necessary to establish consistency between the General Plan and Zoning Code; WHEREAS, consistent with the General Plan Amendment, Rezone 20-01 will change the zoning for the parcel generally addressed 1683 Sunflower Avenue from Industrial Park (MP) to Planned Development Residential High Density (PDR-HD) with a maximum site- specific density of 80 dwelling units per acre, maximum number of 1,057 units, and maximum building height of 98 feet that will be included in Table 13-58 for the project’s 15.23-acre site (net acres); WHEREAS, Specific Plan 20-01 is a request for a specific plan to establish the project’s site-specific zoning regulations including design guidelines and development standards such as building setbacks, parking, and allowable land uses; WHEREAS, Planning Application 19-19 is a request for a master plan to implement the project’s Specific Plan and provide site plan and architectural details for the proposed buildings, on-site improvements as well as common open space, and off-site improvements along Sunflower Avenue; WHEREAS, Tentative Tract Map No. 19015 is a request to subdivide the property including establishing the right to a future airspace subdivision for condominium purposes, but at this time the project is proposed as rental and not ownership, the subdivision allows for future sales of the units if pursued by the property owner; WHEREAS, Development Agreement 20-02 is an agreement between the City of Costa Mesa and the applicant pursuant to California Government Code Sections 65864 et. seq. The Development Agreement includes affordable housing terms, public benefits to the City, and payment of development impact fees; 1. 106 affordable housing units for 40 years; 2. Off-site improvements to Sunflower Avenue fully paid by the applicant; 3. Dedication of an easement for public access use of the 1.5-acre open space for public use; and 4. Payment of impact fees for Measure Z, traffic and public services including to the Police Department and Costa Mesa Fire and Rescue Department. WHEREAS, pursuant to the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) including the Mitigation Monitoring and Reporting Program was prepared in compliance with CEQA and the local environmental review guidelines; WHEREAS, the Draft EIR was circulated for the required 45-day public review period beginning on February 7, 2020 and ending on March 23, 2020 with the City accepting late written comments through March 30, 2020; WHEREAS, the Draft EIR analyzed construction of the project to occur in one phase. The revised construction phasing schedule shows construction is planned to occur in three phases. A technical memo was drafted to evaluate the construction phasing change in impacts to air quality, greenhouse gases, noise, and transportation associated with the revised phasing schedule. The proposed change in the phasing resulted in no significant environmental effects not previously considered in the Draft EIR and do not substantially alter the conclusions or findings of the Draft EIR related to the project’s potential environmental effects or proposed mitigation measures. The change in construction phasing does not constitute “significant new information” pursuant to CEQA Guidelines Section 15088.5; as a result, a recirculation of the EIR is not required; WHEREAS, the Final EIR was made available to the public 10 days prior to the City Council public hearing date on the City’s website as well as an email notification to previous commenters of the Draft EIR; WHEREAS, the final adoption of the Final EIR shall be considered by the City Council as the final approval authority, after evaluation of the environmental document and all comments on the Draft EIR received during the public review period; WHEREAS, written comments received from the general public, government entities, and other interested parties were responded to, where appropriate, in the manner prescribed in California Code of Regulations Section 15073; WHEREAS, no significant new information has been added to the Draft EIR since its circulation for public comment and no changes to the proposed project have occurred which would require recirculation of the Draft EIR under CEQA Guidelines Section 15073.5; WHEREAS, the City Council has reviewed and considered the EIR and has found that the EIR adequately evaluates the environmental impacts of the proposed project, and the EIR is complete, adequate, and fully complies with all requirements of CEQA, the CEQA Guidelines, and the City of Costa Mesa Environmental Guidelines; WHEREAS, the EIR reflects the independent judgment and analysis of the City of Costa Mesa; WHEREAS, the City has found that this project will generate an annual net fiscal deficit of $5,000 to the City’s General Fund per the City’s Fiscal Impact Analysis report; WHEREAS, duly-noticed public hearings were held by the Planning Commission on April 13, and May 11, 2020 with all persons provided an opportunity to speak for and against the proposed project; WHEREAS, on May 11, 2020, the Planning Commission recommended approval of the proposed project with a 6-1 vote (Commissioner Zich voting No); WHEREAS, on May 4, 2021, the City Council held a public hearing with all persons provided an opportunity to speak for and against the project; NOW, THEREFORE, BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit A2, and subject to the conditions of approval contained in Exhibits A3 and A4, and all the mitigation measures included in the Mitigation Monitoring and Reporting Program, the City Council hereby finds that the proposed project is in conformance with the General Plan and takes the following actions: 1. CERTIFY the Final EIR (SCH No. 2019050014) including the Mitigation Monitoring and Reporting Program and Statement of Overriding Consideration; 2. ADOPT General Plan Amendment 20-02 to change the land use designation of the project site from Industrial Park to High Density Residential with a site density of 80 dwelling units per acre, a maximum of 1,057 units and maximum building height of 98 feet, as shown in Exhibit A1, subject to the requirements of Measure Y; 3. GIVE FIRST READING to Ordinance 2021-__ to rezone the project site (R-20-01) from Industrial Park (MP) to Planned Development High Density (PDR-HD) and to amend the Zoning Code to include the site density of 80 dwelling units per acre and maximum of 1,057 units for the project site, in substantially the form as shown in Exhibit D, subject to the requirements of Measure Y; 4. GIVE FIRST READING to Ordinance 2021-__ to adopt Specific Plan 20-01 which includes design guidelines and development standards in substantially the form as shown in Exhibit A of said Ordinance, subject to the requirements of Measure Y; 5. APPROVE Planning Application 19-19 for the project’s master plan, subject to the requirements of Measure Y; 6. APPROVE Tentative Tract Map No. 19015 to subdivide the subject property including establishing the right to a future airspace subdivision for condominium purposes subject to requirements of Measure Y; and 7. GIVE FIRST READING to Ordinance 2021-__ to approve Development Agreement 20-02 between the City and the applicant, in substantially the form as shown in Exhibit A of said Ordinance, contingent on approval of the project pursuant to Measure Y. BE IT FURTHER RESOLVED that if any section, division, sentence, clause, phrase or portion of this resolution, or the documents in the record in support of this resolution, are for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining provisions. PASSED AND ADOPTED this XX day of May, 2021. __________________________ John Stephens Mayor of the City of Costa Mesa ATTEST: ___________________________________ Brenda Green, City Clerk APPROVED AS TO FORM: ________________________ Kimberly Hall Barlow City Attorney STATE OF CALIFORNIA) )ss COUNTY OF ORANGE ) I, Brenda Green, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY that the above and foregoing is the original of Resolution No. 2021-__ and was duly passed and adopted by the City Council of the City of Costa Mesa at a regular meeting held on the XX day of May, 2021, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal of the City of Costa Mesa this ___ day of ___________, 2021. __________________________ Brenda Green, City Clerk EXHIBIT A1 GENERAL PLAN AMENDMENT 20-01 Amendment to Land Use Map (Page LU-25) Change the land use designation of the 15.23-acre site at 1683 Sunflower Avenue from Industrial Park to High Density Residential with a site-specific density of 80 dwelling units per acre and maximum 1,057 units Amendment to Related Land Use Tables Table LU-3: Land Use Designations (Page LU-12) Update the total Acres Developed, Acres Undeveloped, Net Acres and % of Acres for High Density Residential Table LU-4: Housing, Population, and Employment (Page LU-13) Update the total housing, population, and employment numbers for Year 2040 Table LU-5: Nonresidential Maximum Floor-Area Ratios (Page LU-23) Update Footnote 5 and 6 to include the One Metro West Specific Plan Table LU-6: Land Use Density and Intensity Summary (Page LU-27) Add a footnote to include reference to the One Metro West Specific Plan Table LU-20: General Plan Land Use 2035 (Page LU-72) Update the following: total net acres for Multi-Family and Industrial Park, 2035 Future Residential Dwelling Units for Multi-Family, and 2035 Future Non-Residential Square Feet for Industrial Park Amendment to Related Land Use Text Update text in Land Use Element where appropriate to include reference to the One Metro West project (text changes shown in bold font below) Page LU-16, Mixed Use Districts: In other areas of Costa Mesa, including High Density Residential, areas and the Harbor Mixed-Use Overlay District, the City encourages mixed-use urban environments that include purposeful combinations of entertainment, retail, office, hospitality, and residential uses. Page LU-29, High Density Residential: In 2021, the City Council approved the One Metro West project which is a mixed-use development on a 15.23-acre property located at 1683 Sunflower Avenue. The approval included the following entitlements: general plan amendment (GP-20-01), rezone (R-20-01), specific plan (SP-20-01), master plan (PA-19-19) and Tentative Tract Map No. 19015 (T-19-01). The land use plan for One Metro West depicts the following: three multi-family residential structures with 1,057 multi-family residential units and associated amenities including parking structures within a base building height of seven stories; one 25,000 square foot creative office building; 6,000 square feet of supporting special retail uses; a 1.5 acre open space; two off-site improvements that relate to the trail connection to the Santa Ana River Trail and improvements to the south side of Sunflower Avenue north of the South Coast Collection retail center. Page LU-31, High-Density Residential: Mixed-use developments shall be implemented through an adopted urban plan (such as the 19 West Urban Plan), or an adopted Specific Plan, and shall be identified on the Zoning Map by designating either the R2- HD and R-3 base zoning districts with the mixed-use overlay district, or by designating a site with “(SP).” Page LU-35, Commercial Center: Mixed-use developments shall be implemented through an adopted urban plan (such as the 19 West Urban Plan and Harbor Boulevard Mixed- Use Overlay) or through an adopted Specific Plan, and shall be identified on the Zoning Map by designating either the CL, C1, and/or C2 base zoning districts with the mixed-use overlay district, or by designating a site as “(SP).” EXHIBIT A2 FINDINGS A. REVIEW CRITERIA FOR ALL PLANNING APPLICATIONS: The proposed project complies with Costa Mesa Municipal Code Section 13-29(e), Review Criteria, because: Finding: Compatible and harmonious relationship between the proposed building and site development, and use(s), and the building and site developments, and uses that exist or have been approved for the general neighborhood. Facts in Support of Finding: With implementation of the mitigation measures identified in the Final EIR including Mitigation Monitoring and Reporting Program for the proposed project, all potentially significant environmental impacts have been reduced to less than significant levels – with the exception of the significant unavoidable impacts regarding air quality, greenhouse gas emissions, and transportation. For those significant unavoidable impacts, the City must prepare a Statement of Overriding Considerations to deem those impacts as acceptable and project benefits outweigh those impacts. Upon certifying the Final EIR, the significant unavoidable impacts would be acceptable to the City. With the implementation of the recommended mitigation measures and conditions of approval, the proposed project will be compatible and harmonious with uses that exist within the general neighborhood. The project features quality construction and materials. The proposal provides on-site amenities comparable with quality residential units including a 1.5-acre open space available for the general public’s use. The proposed parking is adequate to meet the demand for this project. Finding: Safety and compatibility of the design of buildings, parking area, landscaping, luminaries and other site features which may include functional aspects of the site development such as automobile and pedestrian circulation. Facts in Support of Finding: The proposed on-site parking will be sufficient to accommodate the proposed mix of units along with the other uses (office, retail, and open space) within this project. The project will provide adequate sight distance for vehicles at all project drive approaches. Adequate turnaround areas for the Costa Mesa Fire and Rescue Department (CMFD) will be provided within the development’s private street network; a Fire Master Plan was also prepared for the project and has been reviewed and approved by the CMFD. The project’s Specific Plan also incorporates Crime Prevention through Environmental Design in the design of parking structures, recreational amenities, and open spaces (private and public). Furthermore, prior to issuance of building permits, the applicant shall submit a Lighting Plan and Photometric Study to demonstrate compliance with City Code requirements (required as a condition of approval). As such, the safety and compatibility of the project’s design of parking areas, landscaping and lighting have been considered. Finding: Compliance with any performance standards as prescribed elsewhere in this Zoning Code. Facts in Support of Finding: The project includes a maximum of 1,057 dwelling units at a site-specific density of 80 dwelling units per acre, which is subject to approval of a General Plan Amendment adopted by resolution and Rezone adopted by ordinance. Both actions require final approval by the City Council. Finding: Consistency with the general plan and any applicable specific plan. Facts in Support of Finding: The project includes 1,057 dwelling units at a site-specific density of 80 dwelling units per acre, which is subject to approval of a General Plan Amendment adopted by resolution and require final approval by the City Council. The project also includes a specific plan and any future development at One Metro West would be subject to the requirements of the Specific Plan and must demonstrate consistency with the Specific Plan. Finding: The planning application is for a project-specific case and is not to be construed to be setting a precedent for future development. Facts in Support of Finding: The planning applications is for a specific project. The proposed project is a mixed-use development with residential, office, retail and open space use that would replace an existing industrial use. Any similar future developments would be required to submit planning applications as necessary or required by the Planning Division. Finding: When more than one (1) planning application is proposed for a single development, the cumulative effect of all the planning applications shall be considered. Facts in Support of Finding: Per Section 15130(b)(1) of the CEQA Guidelines, the project was analyzed based on a list of past, present and probable projects producing related cumulative impacts including projects outside the control of the agency as well as projections contained in the adopted general plan and regional conditions. In addition, the growth projections were supplemented with a list of related projects in Costa Mesa, Fountain Valley and Santa Ana for a total of 24 related projects. Finding: For residential developments, consistency with any applicable design guidelines adopted by city council resolution. Facts in Support of Finding: The project includes a specific plan which contains the project’s development standards and design guidelines. Upon approval, the Specific Plan will become the project’s zoning regulations; any future development at One Metro West site would be subject to the requirements of the Specific Plan and must demonstrate consistency. Finding: For affordable multi-family housing developments which include a minimum of sixteen (16) affordable dwelling units at no less than twenty (20) dwelling units per acre, the maximum density standards of the general plan shall be applied, and the maximum density shall be permitted by right and not subject to discretionary review during the design review or master plan application process. Facts in Support of Finding: The proposed project includes a multi-family residential development. Though the project is not an affordable housing development, there would still be a portion of the overall dwelling units set aside for affordable housing opportunities. The terms and conditions of the affordable units would be included in the project’s Development Agreement. C. GENERAL PLAN AMENDMENT GP-20-01 Per Zoning Code Section 13-29(g), there are no specific findings criteria for a general plan amendment application. Such action is considered a legislative action subject to the discretion of the final decision body, the City Council. The proposed general plan amendment would re-designate the land use from Industrial Park to High Density Residential in order to allow the proposed residential use with a site-specific density of 80 du/acre and seven-story building heights. The amendment would update the text, tables, and graphic within the Land Use Element to include the One Metro West project. Below is staff’s justification in support of the proposed general plan amendment: The proposed project would contribute to the City meeting its City’s 6th cycle RHNA allocations including affordable housing allocation. Facts in Support: The Regional Housing Needs Assessment (RHNA) is mandated by State Housing Law as part of the periodic process of updating local General Plan Housing Elements. Once RHNA allocations are assigned, each jurisdiction must update its General Plan Housing Element and demonstrate through sites and zoning analysis how it will accommodate the future housing needs and meet its local RHNA allocation. For the 2021-2029 Housing Element planning period (6th RHNA cycle), the City has been allocated 11,760 units. Given the large anticipated RHNA allocation and to meet the requirements of state Housing Element law related to identifying adequate sites that are zoned at a high enough density to accommodate the housing construction that would be necessary to meet the RHNA allocation, the City will likely need to identify areas City-wide to rezone for housing at a minimum density of 30 du’s per acre (HCD’s minimum density necessary to accommodate affordable housing). As such, the proposed project would fit that criteria with a proposed density of 80 du/acre (maximum of 1,057 units). Additionally, the project is proposing a total of 106 units (or ten percent of the total units) as deed-restricted affordable housing units. The affordable units are proposed to be at the low and very low income levels. The proposed density at 80 du/acre is appropriate given the property’s location, site size, and design of the project. Facts in Support: Higher density residential developments are beneficial because it allows for a self-contained development (with mix of uses like the proposed project) which could generate less traffic than typical low density developments. In that sense, higher density tends to be more walkable as well since destinations like retail and commercial are clustered or located in closer distance. Research also shows walkable communities have a healthier lifestyle. Higher density developments also attract new employers since companies are drawn to convenient housing options for potential employees especially options that reduce or cut commuting time as well as provide convenient access to retail and commercial amenities. The proposed project would improve the City’s overall jobs-housing balance. Facts in Support: The jobs-housing ratio is a general measure of the total number of jobs and housing units in defined geographic area. The jobs-housing balance has implications for mobility, air quality and the distribution of tax revenues and is one indicator of a project’s effect on quality of life. SCAG considers an area balanced when the jobs-housing ratio is 1.36; communities with more than 1.36 jobs per du are considered job-rich and those with fewer than 1.36 are housing-rich. The City is currently considered job-rich at 2.11 jobs per du; in the year 2040, the ratio is anticipated to be 2.19 jobs per du. With the proposed project, however, the ratio would be reduced to 2.14 because the project would introduce more housing in a job-rich area. More housing in job-rich area would improve quality of life because of less time spent commuting to work (reducing vehicle miles traveled) which could also reduce potential adverse impacts such as traffic and air quality. While the proposed project would provide only rental units including affordable units, providing market rate and affordable rental housing at this location would improve the City’s jobs/housing balance. D. SPECIFIC PLAN SP-20-01 Per Zoning Code Section 13-29(g), there are no specific findings criteria for a specific plan application. Such action is considered a legislative action subject to the discretionary approval of the final decision body, the City Council. The One Metro West Specific Plan establishes the development’s land use plan, development standards, zoning regulations, permitted uses, design guidelines, infrastructure systems, and implementation strategies on which subsequent project-related development activities would be founded. Upon adoption of the Specific Plan, subsequent project-specific architectural plans, detailed site plans, grading, landscape and building permits, and any other actions requiring either ministerial or discretionary approvals would be required to demonstrate consistency with the Specific Plan. E. MASTER PLAN PA-19-19 The proposed project complies with Costa Mesa Municipal Code Section 13-29(g)(5) for a Master Plan because: Finding: The master plan meets the broader goals of the general plan, any applicable specific plan, and the Zoning Code by exhibiting excellence in design, site planning, integration of uses and structures and protection of the integrity of neighboring development. Facts in Support of Finding: The proposed general plan land use change to High Density Residential and rezone to PDR-HD, would allow for the redevelopment of the property from an industrial use to the mixed-use development as depicted in the Master Plan (residential, office, retail, open space). Overall, the Master Plan depicts the development plans that meet the Specific Plan development standards and design guidelines. The Master Plan would serve as a precise plan of development for the project site and would include schematic designs of the various project components such as building locations, parking design, the off-site improvements along Sunflower Avenue, exterior elevations of residential buildings, and the open space. The site plan has been designed to consider the project’s location adjacent to the I-405 Freeway, Santa Ana River Trail, and SOCO. Residential units are located so that they generally face toward the project’s internal courtyards and open spaces; no dwelling units in Building A (which is situated adjacent to the freeway) are proposed directly along the freeway. Units adjacent to SOCO would be further separated by a decorative six-foot block wall. The 1.5-acre publicly accessible open space is strategically located at the northwesterly corner of the property which allows for it to be a visually prominent feature of the development and convenient and accessible to the public from Sunflower Avenue. The residential buildings are designed so that each building has its own distinct feature. For example, Building A is proposed to feature a large public art display facing the I-405 Freeway, Building B includes units with front stoops facing Sunflower Avenue and Building C is designed with a rooftop terrace with private recreational amenities. Overall, the designs of the buildings incorporate several architectural elements that would visually enhance the buildings and avoid long, unbroken building façades – such as breaks in the horizontal and vertical building planes, changes in building massing, various materials and colors, and projecting bays or recesses. The Master Plan would be required to demonstrate consistency with the Specific Plan including development standards such as building setbacks, maximum building heights, and the design guidelines. Finding: Master plan findings for mixed-use development projects in the mixed-use overlay district are identified in Chapter V, Article 11, mixed-use overlay district. Facts in Support of Finding: The proposed project is a mixed-use development; however, it is not located within a mixed-use overlay district. Therefore, these master plan findings do not apply. Finding: As applicable to affordable multi-family housing developments, the project complies with the maximum density standards allowed pursuant to the general plan and provides affordable housing to low or very-low income households, as defined by the California Department of Housing and Community Development. The project includes long-term affordability covenants in compliance with state law. Facts in Support of Finding: The proposed project includes 1,057 units within a mixed-use multi-family residential development. The project is proposing to provide 10 percent of the project dwelling units (minimum of 106 units) as affordable units to low- and very-low-income households. The applicant’s proposal of affordable housing is included in the Development Agreement. F. REZONE R-20-01 The proposed project complies with Costa Mesa Municipal Code Section 13- 29(g)(11) for a Rezone because: Finding: The proposed rezone is consistent with the Zoning Code and the general plan and any applicable specific plan. Facts in Support of Finding: The proposed general plan amendment would change the General Plan land use designation from Industrial Park to High Density Residential in order to allow a residential use with a site-specific density and building height. To ensure consistency between the General Plan Land Use Map and the Zoning Map, the property would be rezoned from Industrial Park (MP) to Planned Development Residential – High Density (PDR-HD). Per General Plan Table LU-19 (General Plan and Zoning Consistency), the PDR-HD zoning designation is compatible with the High Density Residential land use designation. According to Zoning Code Section 13-20(p), PDR-HD districts are intended for multi-family residential developments and complementary non- residential uses could also be included in the planned development. As such, the proposed zoning district would allow a mix of residential and non-residential uses and is consistent with the intent of the General Plan and the PDR-HD zoning designation. The PDR-HD zoning designation also allows up to 20 du/acre but also allows for a higher density with pursuant to an adopted specific plan. The project includes adoption of a Specific Plan to allow specific development standards (density, building height, setbacks, open space, permitted uses land use matrix, and parking) that are different than the development standards outlined in the Zoning Code. The Specific Plan would act as the project’s zoning regulations. Future development on-site and off-site improvements would be required to comply with the Specific Plan development standards and design guidelines – thus, the project would be consistent with the General Plan, Zoning, and Specific Plan. G. TENTATIVE TRACT MAP T-19-01 The proposed project complies with Costa Mesa Municipal Code Section 13- 29(g)(13) for a Tentative Tract Map because: Finding: The creation of the subdivision and related improvements is consistent with the General Plan and the Zoning Code. Facts in Support of Finding: The formation of the subdivision including establishing the right to a future airspace subdivision for condominium purposes and related improvements is consistent with the General Plan, Zoning, and Specific Plan; the site is physically suitable to accommodate the subdivision in terms of type, design, and density of development; and the proposal is consistent with the State Subdivision Map Act. The proposed subdivision is consistent with General Plan Land Use Element in that the project complies with Policy LU-1.1 which encourages the development of a mix and balance of housing opportunities, commercial goods and services, and employment opportunities in consideration of the needs of the business and residential segments of the community. The proposed project is a mixed-use development that would provide housing, commercial, and employment opportunities contained within a single development. Additionally, the project includes recreational opportunities through the proposed 1.5-acre open space and off-site improvements for new bicycle lanes and sidewalks. Public Services staff have confirmed that there are no interferences with the City’s or other utility right-of-way areas and/or easements within the tract. Finding: The proposed use of the subdivision is compatible with the General Plan. Facts in Support of Finding: The project proposes a mixed-use development with residential, office, and retail uses on the property. The proposed project would have a site-specific density of 80 du’s per acre. Upon approval of the general plan amendment (GP-20-01) rezone (R-20-01), and Specific Plan (SP- 20-01) the proposed project, including the site-specific density, would be consistent with the General Plan. Finding: The subject property is physically suitable to accommodate the subdivision in terms of type, design, and density of development, and will not result in substantial environmental damage nor public health problems, based on compliance with the Zoning Code and General Plan, and consideration of appropriate environmental information. Facts in Support of Finding: The City of Costa Mesa prepared an Environmental Impact Report (EIR) pursuant to the requirements of the California Environmental Quality Act (CEQA). The Draft EIR analyzed the proposed project’s impact on the environment including air quality, noise, traffic, and public services among other topics as required per CEQA. The Draft EIR concluded that the project would result in significant and unavoidable impacts to air quality during construction, greenhouse gas emissions during project operation, and traffic during project operation. All other environmental topics analyzed in the Draft EIR would not result in significant environmental impacts with implementation of the mitigation measures identified in the Draft EIR as well as implementation of City standard conditions of approval/code requirements. It should be noted that the unavoidable environmental impacts do not affect the physical condition of the subject property and the property would be able to support the proposed mixed-use development. The property is developed with an industrial building and associated parking/landscaping, so it is physically suitable to accommodate the proposed use without the need of extensive infrastructure improvements to provide service to the site. Finding: The design of the subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision, as required by State Government Code Section 66473.1. Facts in Support of Finding: The project provides adequate setbacks and private open space areas such as patios or balconies for most units and incorporates extensive landscaping throughout to ensure natural and passive heating and cooling from the sun exposure. The design of the residential buildings also incorporates open courtyards and rooftop terrace which would allow for additional natural cooling and heating. Units would also have operable windows which would provide natural cooling and ventilation opportunities as well. In addition to the private open space areas, the project would also provide a publicly-accessible 1.5-acre open space area. Finding: The subdivision and development of the property will not unreasonably interfere with the free and complete exercise of the public entity and/or public utility rights-of-way and/or easements within the tract. Facts in Support of Finding: The proposed project does not interfere with the public rights-of-way per the Public Services Department. A public access easement would be necessary for the public access and use of the 1.5-acre open space and bicycle trail connection to the existing Santa Ana River Trail (for the portion located on the private office lot). These easements are reflected on the proposed Tentative Tract Map. Finding: The discharge of sewage from this subdivision into the public sewer system will not violate the requirements of the California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000 of the Water Code). Facts in Support of Finding: The applicant will be required to comply with all regulations set forth by the Costa Mesa Sanitation District as well as the Mesa Water District. H. DEVELOPMENT AGREEMENT DA-20-02 Pursuant to City Council Resolution No. 88-53 and Government Code section 65865(c), staff recommends approval of the request, based on the following assessment of facts and findings, which are also reflected in the draft Resolution:  The Development Agreement between the City of Costa Mesa and Developer is: o Consistent with the objectives, policies, general land uses and programs specified in the General Plan and with the General Plan as a whole; o Compatible with the uses authorized in, and the existing land use regulations prescribed for, the zoning district in which the real property is and will be located; and o Is in conformity with and will promote public convenience, general welfare, and good land use practice. The proposed Development Agreement is consistent with the General Plan as the agreement would provide several public benefits to the City including a total of 106 deed-restricted affordable units at the very low and low income levels, public access to a 1.5-acre open space, and improvements to Sunflower Avenue. In addition, the Development Agreement would contribute additional funding (beyond the required development impact fees) for public services such as police and fire and for City parks and recreational facilities. The 1.5-acre open space accessible to the public would provide needed recreation space. The affordable units would contribute toward the City’s compliance with its high RHNA allocation. The improvements to Sunflower Avenue is in line with several goals in the Circulation Element including implementation of a road diet and complete streets. Upon approval of the general plan amendment (GP-20-01) rezone (R-20-01) and specific plan (SP-20-01), the proposed project would be consistent with the General Plan and Zoning Code.  The Development Agreement between the City of Costa Mesa and Developer will not: o Be detrimental to the health, safety and general welfare; and o Adversely affect the orderly development of property or the preservation of property values. The Development Agreement will not be detrimental to the health, safety and general welfare of the public or adversely affect the orderly development of property. The Development Agreement reflects the development plan for the site and documents the additional public benefits of the project (such as affordable housing, public access to 1.5-acres of open space and funding to improve City infrastructure) agreed to by the applicant in exchange for vesting the project approvals for the term of the DA. I. The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City’s environmental procedures. An Environmental Impact Report (EIR) was prepared for the proposed project, pursuant to CEQA. The EIR found that the following areas are considered significant unavoidable adverse impacts: greenhouse gas emissions during project operation and transportation during project operation. The City must then prepare a Statement of Overriding Considerations before it can approve the proposed project to demonstrate that decision-makers have balanced the benefits of the proposed project against its significant unavoidable impacts and have determined the benefits outweigh the adverse impacts; therefore, the significant unavoidable impacts would be considered acceptable. All other environmental topics analyzed in the EIR would not result in significant environmental impacts with implementation of the mitigation measures identified in the Mitigation Monitoring and Reporting Program as well as implementation of City standard conditions of approval/code requirements. J. Mitigation measures from the FEIR including Mitigation Monitoring and Reporting Program have been included as Exhibit A5. If any of these mitigation measures are removed or substantially modified, the City Council must then make a finding that the removed or modified mitigation measures will not result in significant environmental impacts. K. The project, as conditioned, is consistent with Chapter XII, Article 3, Transportation System Management, of Title 13 of the Costa Mesa Municipal Code in that the development project’s traffic impacts would be mitigated at all affected intersections by the payment of traffic impact fees and as may be further required by terms and conditions of the Development Agreement. EXHIBIT A3 CONDITIONS OF APPROVAL Plng. 1. GP-20-01, R-20-01, SP-20-01, PA-19-19, Tentative Tract Map (TTM) 19015, and DA-20-02 shall comply with the conditions of approval, code requirements, special district requirements, and mitigation measures of the Final EIR for this project. Mitigation Measures from the Final EIR for this project have been included as Exhibit A5. If any of these conditions are removed or substantially modified, the City Council must make a finding that the project will not result in significant environmental impacts. 2. The conditions of approval, including Mitigation Measures incorporated as Exhibit A5, code requirements, and special district requirements of GP-20- 01, R-20-01, SP-20-01, PA-19-19, TTM 19015, and DA-20-02 shall be blueprinted on the face of the site plan as part of the plan check submittal package. 3. The developer shall contact the Planning Division to arrange a Planning inspection of the site prior to the release of occupancy. This inspection is to confirm that the Planning Division conditions of approval including Mitigation Measures and code requirements have been satisfied. 4. All new and existing construction shall be architecturally compatible with regard to building materials, style, colors, etc. with the existing structure(s). Plans submitted for plan check shall indicate how this will be accomplished. 5. Address assignment shall be requested from the Planning Division prior to submittal of working drawings for plan check. The approved address of individual units, suites, buildings, etc., shall be blueprinted on the site plan and on all floor plans in the working drawings. 6. Trash facilities shall be screened from view and designed to be located appropriately in order to minimize potential noise and odor impacts to residential areas. 7. The project is located within 600 feet of a state licensed cannabis business and shall be required to comply with the separation requirements per the Bureau of Cannabis Control Regulations Title 16 CCR Section 5026(a). No playground, tot lot, daycare facility, or other recreational amenity (public or private) designated specifically for children and youth groups (grades K through 12) shall be allowed at the project site. 8. Relating to the retail, office and open space uses – live entertainment, amplified music and/or dancing may only be permitted subject to City issuance of a “public entertainment permit.” Public entertainment permits are reviewed and issued by the Community Improvement Division (CID). Contact CID for application information at (714) 754-5638. * PC Modified 9. The final design of the public art display on Building A’s parking structure façade along the I-405 Freeway, which shall incorporate vertical landscaping, shall be subject to review and final approval by the Planning Commission. The Cultural Arts Committee (CAC) may first review the proposed freeway façade design and make a recommendation to the Planning Commission. No public art display visible along the I-405 Freeway shall be installed without prior review by and approval from the Planning Commission. 10. The developer shall obtain approval from the adjacent property owner to the west (3505 Cadillac Avenue) for any improvements and maintenance done on their property for a bicycle trail connection to the existing Santa Ana River Trail. Should there be no agreement with the adjacent property owner, the bicycle trail connection must be completely on the subject property along the western-most border of the property. 11. City approval permit shall be required for any art mural visible from the public right-of-way such as but not limited to Sunflower Avenue, I-405 Freeway, Hyland Avenue. Art murals facing internally on private property shall not be required to obtain a building permit. 12. A planned sign program (PSP) shall be required for all proposed signage at the project site including but not limited to tenant identification signs for the retail and office uses, monument (freestanding) signs, and wayfinding signs. The PSP shall be a comprehensive plan with signage details and criteria for all proposed signs on-site. The PSP shall be subject to the Zoning Administrator’s review as outlined in the Specific Plan. Future proposed signs for the project site shall be required to demonstrate consistency with the project’s PSP. The PSP may be modified (subject to the Zoning Administrator’s review) as necessary. 13. The project shall comply with all terms and conditions as agreed upon in the final adopted Development Agreement (DA-20-02) between the project applicant, Rose Equities, and the City of Costa Mesa. 14. A copy of the conditions of approval for the project must be kept on premises and presented to any authorized City official upon request. New business/property owners shall be notified of conditions of approval upon transfer of business or ownership of land. 15. If any section, division, sentence, clause, phrase or portion of this resolution is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining provisions. 16. The applicant shall defend with attorneys of City’s choosing, indemnify, and hold harmless the City, its elected and appointed officials, agents, officers and employees from any claim, action, or proceeding (collectively referred to as "proceeding") brought against the City, its elected and appointed officials, agents, officers or employees arising out of City's approval of the project, including but not limited to any proceeding under the California Environmental Quality Act. The indemnification shall include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorney's fees, and other costs, liabilities and expenses incurred in connection with such proceeding whether incurred by the applicant, the City and/or the parties initiating or bringing such proceeding. This indemnity provision shall include the applicant's obligation to indemnify the City for all the City's costs, fees, and damages that the City incurs in enforcing the indemnification provisions set forth in this section. 17. The proposed project would be designed and constructed as a Planned Development Residential-High Density (PDR-HD) in accordance with the applicable provisions of Municipal Code Section 13-20, Zoning Districts. As such, future development would be subject to the proposed One Metro West Specific Plan and Master Plan regulations. Where these documents are silent, the Municipal Code would prevail subject to final determination by Development Services Director. [PPP LU-1] 18. The proposed project is required to obtain a tree removal permit from the Parks, Arts & Community Services Commission (PACS) for any removal of trees within the City’s public right-of-way (Municipal Code Chapter V, Parkway Trees). All permit terms for tree replacement would be implemented (at a ratio of 3:1). Before said trees are removed, the PACS shall provide recommendations and findings to the Director of Public Services. [PPP BIO-2] 19. The proposed project shall comply with Government Code Section 66477 (Quimby Act) and Measure Z as required by the Development Agreement, related to payment of an open space and public park impact fee. [PPP PS- 1] 20. Construction activities are required to comply with the following standards detailed in Municipal Code Section 13-279, Exceptions for Construction:  Allowed from 7:00 a.m. to 7:00 p.m. on Mondays through Fridays;  Allowed from 9:00 a.m. to 6:00 p.m. on Saturdays; and Prohibited on Sundays, New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, and Christmas Day. [PPP N-2] 21. Residential stationary noise sources are required to comply with Municipal Code Section 13-280, Exterior Noise Standard:  50 dBA from 11:00 pm to 7:00 am; and 55 dBA from 7:00 am to 11:00 pm. [PPP N-1] 22. All noise-generating construction activities shall be limited to 7 a.m. to 7 p.m. Monday through Friday and 9 a.m. to 6 p.m. Saturday. Noise-generating construction activities shall be prohibited on Sunday and the following Federal holidays: New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day. [SCA CONST HRS-2] 23. The proposed project is required to comply with California Public Resources Code 5097.9–5097.991 (which protects Native American historical and cultural resources, and sacred sites); Public Resources Code 21084.3 (avoid damaging effects to any tribal cultural resource); Health and Safety Code Section 7050.5 (pertaining to the discovery or recognition of any human remains). [PPP TCR-1] 24. The proposed project is required to comply with California Public Resources Code 5097.9-5097.991 (which protects Native American historical and cultural resources, and sacred sites) and Health and Safety Code Section 7050.5 (pertaining to the discovery or recognition of any human remains). [PPP CUL-1] 25. The proposed project is required to comply with the Migratory Bird Treaty Act, which governs the taking, killing, possession, transportation, and importation of migratory birds, their eggs, parts, or nests. [PPP BIO-1] 26. Any vegetation removal should take place outside of the active nesting bird season (i.e., February 15–August 15), when feasible, to avoid impacts to nesting birds that are protected under the California Fish and Game Code. Should vegetation removal take place during this period, a qualified biologist should conduct a nesting bird survey prior to construction activities to ensure that birds are not engaged in active nesting within 100 feet of the project site. If nesting birds are discovered during preconstruction surveys, the biologist should identify an appropriate buffer (i.e., up to 500 feet depending on the circumstances and specific bird species) where no construction activities or other disturbances are allowed to occur until after the birds have fledged from the nest and the nest is no longer active (as determined by the qualified biologist). [SCA BIO-1] 27. Any project-related hazardous materials and hazardous wastes will be transported to and/or from the project site in compliance with any applicable State and Federal requirements, including the U.S. Department of Transportation regulations listed in the Code of Federal Regulations (CFR) (Title 49, Hazardous Materials Transportation Act); California Department of Transportation standards; and the California Occupational Safety and Health Administration (Cal/OSHA) standards. [PPP HAZ-1] 28. Any project-related hazardous waste generation, transportation, treatment, storage, and disposal will be conducted in compliance with Subtitle C of the Resource Conservation and Recovery Act (RCRA) (Code of Federal Regulations [CFR] Title 40, Part 263), including the management of nonhazardous solid wastes. The proposed project will be designed and constructed in accordance with the regulations of the Orange County Environmental Health Department, which serves as the designated Certified Unified Program Agency (CUPA) and implements State and Federal regulations for the following programs: (1) Hazardous Waste Generator Program, (2) Hazardous Materials Release Response Plans and Inventory Program, (3) California Accidental Release Prevention, (4) Aboveground Storage Tank Program, and (5) Underground Storage Tank Program. [PPP HAZ-2] 29. The project’s sewer infrastructure improvements are required to be designed, constructed, and operated in accordance with the Costa Mesa Sanitary District (CMSD) Operations Code. [PPP USS-1] 30. The project’s sewer infrastructure is required to be designed, constructed, and operated in accordance with the Orange County Sanitation District (OCSD) Ordinance Nos. 40 and 48, and all wastewater discharges into OCSD facilities shall be required to comply with the discharge standards set forth to protect the public sewage system/and Waters of the United States. [PPP USS-2] 31. The project’s sewer infrastructure is required to be designed, constructed, and operated in accordance with Municipal Code Sections 15-6, Placing Oil on Streets or in Sewers Prohibited, 15-67, Required Construction, 13-180, Application Requirements, and 13-71, Utility Requirements. [PPP USS-3] 32. The proposed project’s solid waste infrastructure improvements are required to be designed, constructed, and operated in accordance with the applicable regulations in the Costa Mesa Sanitary District (CMSD) Operations Code. [PPP USS-8] 33. The project’s water infrastructure improvements are required to be designed, constructed, and operated in accordance with the Mesa Water District’s (MWD’s) Standard Specification and Standard Drawings for the Construction of Water Facilities. [PPP USS-4] 34. Applicant shall contact the South Coast Air Quality Management District (SCAQMD) at (800) 288-7664 for potential additional conditions of development or for additional permits required by the district. [SCA AQMD- 3] ISSUANCE OF DEMOLITION PERMITS: 35. Demolition permits for existing structures shall be obtained and all work and inspections completed prior to final building inspections. Developer is notified that written notice to the Air Quality Management District may be required ten (10) days prior to demolition. [SCA PLNG-14] 36. During demolition, grading, and excavation, workers shall comply with the requirements of Title 8 of the California Code of Regulations, Section 1529, which provides for exposure limits, exposure monitoring, respiratory protection, and good working practices by workers exposed to asbestos. Asbestos‐contaminated debris and other wastes shall be managed and disposed of in accordance with the applicable provision of the California Health and Safety Code. 37. During demolition, grading, and excavation, workers shall comply with the requirements of Title 8 of the California Code of Regulations, Section 1532.1, which provides for exposure limits, exposure monitoring, respiratory protection, and good working practice by workers exposed to lead. Lead‐contaminated debris and other wastes shall be managed and disposed of in accordance with the applicable provision of the California Health and Safety Code. 38. Prior to investigations, demolition, or renovation, all activities shall be coordinated with Dig Alert (811). 39. A comprehensive asbestos and lead-based paint (LBP) survey shall be conducted at the project site. Any project-related demolition activities that have the potential to expose construction workers and/or the public to asbestos-containing material (ACM) or LBP will be conducted in accordance with applicable regulations, including, but not limited to:  South Coast Air Quality Management District’s (SCAQMD’s) Rule 1403  California Health and Safety Code (Section 39650 et seq.)  The California Occupational Safety and Health Administration (Cal/OSHA) Administration Regulations (California Code of Regulations [CCR] Title 8, Section 1529 [Asbestos] and Section 1532.1 [Lead])  Code of Federal Regulations (CFR) (Title 40, Part 61 [asbestos]; Title 40, Part 763 [asbestos]; Title 40, Part 745 [lead]; and Title 29, Part 1926 [asbestos and lead])  U.S. Environmental Protection Agency’s (EPA’s) Lead Renovation, Repair and Painting Program Rules and Residential Lead-Based Paint Disclosure Program  Sections 402, 404, and 403, as well as Title IV of the Toxic Substances Control Act (TSCA) [PPP HAZ-3] 40. The removal of other hazardous materials, such as polychlorinated biphenyls (PCBs), mercury-containing light ballast, and mold, will be completed in accordance with applicable regulations pursuant to 40 Code of Federal Regulations (CFR) 761 (PCBs), 40 CFR 273 (mercury-containing light ballast), and 29 CFR 1926 (molds) by workers with HAZWOPER training, as outlined in 29 CFR 1910.120 and 8 California Code of Regulations (CCR) 5192. [PPP HAZ-4] 41. Prior to removal of underground tanks, the applicant shall contact the Orange County Environmental Health Care Agency for application procedures and guidelines. Issuance of building permits will be held until a clearance report is issued by the health agency and is submitted to planning staff. [SCA HAZ-1] ISSUANCE OF GRADING PERMIT(S): 42. Prior to issuance of grading permits, developer shall identify to the Development Services Director a construction relations officer to act as a community liaison concerning on-site activity, including resolution of issues related to dust generation from grading/paving activities. 43. Prior to issuance of grading permits, developer shall submit for review and approval a Construction Management Plan. This plan features methods to minimize disruption to the neighboring uses to the fullest extent that is reasonable and practicable. The plan shall include construction parking and vehicle access and specifying staging areas and delivery and hauling truck routes. The plan should mitigate disruption to businesses during construction. The truck route plan shall preclude truck routes through residential areas and major truck traffic during peak hours. The total truck trips to the site shall not exceed 200 trucks per day (i.e., 100 truck trips to the site plus 100 truck trips from the site) unless approved by the Development Services Director or Transportation Services Manager. 44. All construction contractors shall comply with South Coast Air Quality Management District (SCAQMD) regulations, including Rule 403, Fugitive Dust. All grading (regardless of acreage) shall apply best available control measures for fugitive dust in accordance with Rule 403. To ensure that the project is in full compliance with applicable SCAQMD dust regulations and that there is no nuisance impact off the site, the contractor shall implement each of the following: a. Moisten soil not more than 15 minutes prior to moving soil or conduct whatever watering is necessary to prevent visible dust emissions from exceeding 100 feet in any direction. b. Apply chemical stabilizers to disturbed surface areas (completed grading areas) within five days of completing grading or apply dust suppressants or vegetation sufficient to maintain a stabilized surface. c. Water excavated soil piles hourly or covered with temporary coverings. d. Water exposed surfaces at least twice a day under calm conditions. Water as often as needed on windy days when winds are less than 25 miles per day or during very dry weather in order to maintain a surface crust and prevent the release of visible emissions from the construction site. e. Wash mud-covered tired and under-carriages of trucks leaving construction sites. f. Provide for street sweeping, as needed, on adjacent roadways to remove dirt dropped by construction vehicles or mud, which would otherwise be carried off by trucks departing project sites. g. Securely cover loads with a tight fitting tarp on any truck leaving the construction sites to dispose of debris. 45. South Coast Air Quality Management District (SCAQMD) Rule 403 shall be adhered to, ensuring the cleanup of construction-related dirt on approach routes to the project site. Rule 403 prohibits the release of fugitive dust emissions from any active operation, open storage pile, or disturbed surface area beyond the property line of the emission sources. Particulate matter deposits on public roadways are also prohibited. [SCA HYD-1] 46. Adequate watering techniques shall be employed to partially mitigate the impact of construction-generated dust particulates. Portions of the project site that are undergoing earth moving operations would be watered such that a crust is formed on the ground surface and then watered again at the end of the day. [SCA HYD-2] 47. Grading operations shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour. [SCA HYD-3] 48. All bikeway improvements (off-site and within the open space) including but not limited to the design, landscaping and hardscaping shall be reviewed and approved by the Public Services Department prior to issuance of the grading permit and the improvements shall be installed prior to first building occupancy. ISSUANCE OF BUILDING PERMIT(S): 49. Prior to issuance of the first building permit, developer shall contact the U.S. Postal Service with regard to location and design of mail delivery facilities. Such facilities shall be shown on the site plan, landscape plan, and/or floor plan. 50. Prior to issuance of a building permit for the first residential building, a “Notice to Tenants” shall disclose the surrounding industrial uses in the area including the property’s adjacency to the Measure X zone (cannabis manufacturing and/or distribution uses). The notice shall also disclose the property’s location adjacent to the freeway and close proximity to John Wayne Airport and the flight path. The notice shall indicate that the project could be subject to potential annoyances and inconveniences associated with industrial use, Measure X uses, and proximity to the freeway and airport. The notice shall disclose, including but not limited to, operational characteristics such as hours of operation, delivery schedules, outdoor activities, noise, and odor generation. In addition, the Notice shall state that the existing land use characteristics are subject to change in the event that new businesses move or existing businesses change ownership. The “Notice to Tenants” shall be reviewed/approved by the City Attorney’s office and Development Services Director prior to issuance of building permits and shall be included as a reference document in the Tenants’ Lease Agreement. The “Notice to Tenant” shall serve as written notice of the existing noise environment and any odor- generating uses within the vicinity of the project. 51. The project shall incorporate green building design and construction techniques where feasible; CAL Green Code or higher as determined by applicant. The applicant may contact the Building Safety Division at (714) 754-5273 for additional information. 52. In accordance with CAL Green Standards and the project’s Specific Plan, all new multi-family residential buildings shall be required to install two- inch Minimum Efficiency Reporting Value (MERV) 13 filters. Prior to issuance of a residential building permit, the plans shall demonstrate compliance with the required installation of MERV 13 filters. 53. Proposed building materials and architectural treatments shall use non- reflective materials to limit and prevent light glare. Prior to the issuance of building permits, the applicant shall provide material samples and manufacturer’s specifications (if applicable) for Planning Division’s review and approval. 54. Transformers, backflow preventers, and any other approved above ground utility improvement shall be located outside of the required street setback area and shall be screened upon view, under direction of Planning Division. Any deviation from this requirement shall be subject to review and approval of the Development Services Director. 55. Applicant shall provide proof of recordation of Subdivision Map prior to issuance of building permits unless otherwise approved by the Development Services Director. 56. Developer shall submit a detailed Landscape Plan for the on-site and off- site open spaces, for review and approval by the Development Services and Public Services Department, prior to any construction landscape improvements. The plan shall include all decorative hardscape and landscape improvements as shown on the conceptual plans. Final materials shall be subject to approval by the Planning Division. 57. Perimeter landscaping shall be planted with trees and vegetation. The landscape plan shall be approved prior to issuance of building permits and shall contain additional 24-inch box trees above the minimum Code requirements to the satisfaction of the Development Services Director. Compliance with this requirement may include upgrading smaller sized trees to 24-inch box trees or providing additional 24-inch box trees. 58. Two (2) sets of detailed landscape and irrigation plans, which meet the requirements set forth in Costa Mesa Municipal Code Sections 13-101 through 13-108 and the City’s Water Efficient Landscape Guidelines, shall be required as part of the project plan check review and approval process. Plans shall be forwarded to the Planning Division for final approval prior to issuance of building permits. The two (2) sets of landscape and irrigation plans shall be attached to two of the final building plan sets. 59. A residential parking management plan shall be submitted to the Development Services Director and the Transportation Services Manager prior to issuance of first certificate of occupancy. The parking management plan shall denote the following: a. Method of allocation of assigned parking, as applicable. b. Location of visitor parking, including appropriate signage. c. Location of security gates, if any, and how gates will be operated. d. Location of employee parking. e. Provide proof of a contract with a towing service to enforce the parking regulations if parking problems arise. 60. To reduce water demands and energy use associated with landscape water use, the proposed project is required to implement a landscaping palette emphasizing drought-tolerant plants and water-efficient irrigation techniques consistent with provisions of the City’s Model Water Efficient Landscape Ordinance (MWELO; Ordinance No. 16-03) requirements. [PPP EN-2] 61. To reduce water demands and associated energy use associated with indoor water use, the proposed project is required to provide plumbing fixtures that meet the United States Environmental Protection Agency (EPA) Certified WaterSense, 2019 California Green Building Standards Code (CALGreen) standards or equivalent, faucets, toilets, and other plumbing fixtures. The water conservation strategy is required to demonstrate a minimum 20 percent reduction in indoor water usage compared to baseline water demand (total expected water demand without implementation of the water conservation strategy). [PPP EN-3] 62. As required by Municipal Code Section 13-107, Irrigation Requirements, irrigation systems would be designed to reduce overspray, runoff, and low- head drainage onto streets, sidewalks, windows, walls, and fences. Automatic systems for watering cycles would be scheduled to maximize ground infiltration rates and further minimize runoff. [PPP HYD-4] 63. Prior to issuance of Certificate of Occupancy (C of O) the applicant shall provide a scaled and dimensioned digital site plan(s) for the project site, on either a CD or thumb drive, to the Planning Division. All site plans shall include an accurate and precise drawing of all building footprints and property line locations for the entire project site. All buildings shall be annotated with its corresponding address and suites if applicable. 64. The project applicant shall pay developer fees per square foot for residential and commercial construction pursuant to the Newport-Mesa Unified School District (NMUSD) requirements. [PPP SS-1] 65. Commercial or multi-family residential zones may be considered. Preferred locations are close to a commercial area(s) with shops, restaurants, and other commercial activities and services such as banks and medical facilities. There should be easy access to bus service. Off- site pedestrian circulation should provide sidewalks that are convenient and safe to use. The project site should be free of odors, excessive noise, and aesthetically unattractive surroundings. [SCA D-1] 66. Prior to issuance of the first building permit for the proposed project, the owner/developer would be required to submit a Design Plan for the Building “A” parking elevation (facade) along the I-405 Freeway for review by the Planning Division and approval by the City’s Cultural Arts Committee. All architectural treatments including public art installations must comply with the regulations in the One Metro West Specific Plan. As such, architectural treatments would exclude the use of moving, flashing, or otherwise visually distracting elements or materials that are highly reflective or generate noise. [PPP AES-1] 67. Prior to the issuance of building permits and during building inspection, the City of Costa Mesa would verify the proposed project is developed pursuant to the development standards and design guidelines included in the One Metro West Specific Plan. [PPP AES-2] 68. Prior to the issuance of building permits, the applicant shall submit an on- site and off-site Lighting Plan and Photometric Study for the approval of the City's Development Services and Public Services Department. The Lighting Plan shall demonstrate compliance with the following:  The intensity and location of lights on buildings shall be limited to minimize nighttime light and glare to off-site residents;  All site lighting fixtures shall be provided with a flat glass lens. Photometric calculations shall indicate the effect of the flat glass lens fixture efficiency;  Lighting design and layout shall limit light spillage to no more than 0.5 foot-candles at the property line of off-site residential properties. The level of on-site lighting shall be as determined necessary for safety and security purposes. Light standards shall be located and oriented in such a way as to minimize light spillage onto surrounding properties. Light shall be shielded, and pointed downward or otherwise directed away from off-site properties;  The intensity of the parking deck lighting and lighting associated with any public art installation visible from off-site residential properties shall be reduced to low levels from 9:00 p.m. until dawn each day to minimize lighting impacts to off-site residential properties;  Illuminated signs visible from off-site residential properties shall be completely shut off at 10:00 p.m., seven days a week [SCA AE-5] 69. No modification(s) of the approved building elevations including, but not limited to, changes that increase the building height, removal of building articulation, or a change of the finish material(s), would be made during construction without prior Planning Division written approval. Failure to obtain prior Planning Division approval of the modification could result in requirement of the applicant to (re)process the modification through a discretionary review process, or modify the construction drawings to reflect the approved plans. [SCA AE-2] 70. No exterior roof drain scuppers, or roof drain downspouts would be permitted. This condition relates to visually prominent features of scuppers or downspouts that not only detract from the architecture but may be spilling water from overhead without an integrated gutter system which would typically channel the rainwater from the scupper/downspout to the ground. An integrated downspout/gutter system painted to match the building would comply with the condition. This condition would be completed under the direction of the Planning Division. [SCA AE-3] 71. Permits would be required for all signs according to the provisions of the Costa Mesa Sign Ordinance. Freestanding signs would be subject to review and approval by the Planning Division/Development Services Director to ensure compatibility in terms of size, height, and location with the proposed/existing development and existing freestanding signs in the project vicinity. [SCA AE-4] 72. As required by Municipal Code Section 8-32, Control of Urban Runoff, the proposed project would be undertaken in accordance with the County’s Drainage Area Management Plan (DAMP) and any conditions and requirements established by the Development Services Department and the Public Services Department, which are reasonably related to the reduction or elimination of pollutants in stormwater runoff from the project site. Prior to the issuance of a grading permit, building permit, or non-residential plumbing permit for any new development, or significant redevelopment, the Development Services Department and Public Services Department would review the project plans and impose terms, conditions, and requirements on the project in accordance with Municipal Code Section 8-32. [PPP HYD-3] 73. In compliance with the provisions of the California Administrative Code, Title 25, Chapter 1, Subchapter 1, Article 4, the applicant shall submit an acoustical analysis of the proposed development, prepared under the supervision of a person experienced in the field of acoustical engineering. Two copies of the report shall be submitted with the application for building permits. The acoustical analysis shall evaluate existing and projected noise levels, noise attenuation measures to be applied, and the noise insulation effectiveness of the proposed construction. The applicant shall demonstrate compliance with the recommendations of the acoustic analysis report prior to the issuance of building permits. The person preparing the report shall, under the direction of a person experienced in the field of acoustical engineering, perform an inspection of the project prior to or at the time of the framing inspection to certify that construction techniques comply with recommendations contained within the acoustical analysis. Upon completion of the subject structures, field tests may be required under the provisions of Title 25. [SCA C/I 42] 74. As required by Municipal Code Section 5-1, the project is required to comply with the recommendations outlined in the Preliminary Geotechnical Investigation, Proposed Multi-Family Residential Development 1683 Sunflower Avenue, Costa Mesa, California, prepared by Geocon West Inc. on July 24, 2019. [PPP GEO-2] 75. As required by Municipal Code Section 8-32, the project is required to comply with the recommendations outlined in the Preliminary Water Quality Management Plan (Preliminary WQMP), prepared by Urban Resource Corporation on April 30, 2019. A final WQMP must be submitted and approved by the City prior to the issuance of a grading permit. The WQMP includes site design measures, source control measures, and treatment measures that minimize the potential for erosion and siltation. In addition, the WQMP must include an operations and maintenance (O&M) plan and maintenance agreement for review and approval by the City to ensure the treatment measures installed at the site are maintained for perpetuity. [PPP HYD-6] 76. The City of Costa Mesa would be required to verify the proposed project is architecturally compatible (pertaining to building materials, style, colors, etc.) with the existing surrounding development and consistent with the One Metro West Specific Plan during the plan check review process. [SCA AE- 1] 77. The proposed project is required to be planned, designed, installed, and maintained in accordance with Municipal Code Section 13-107, Irrigation Requirements, and Section 13-71, Utility Requirements. [PPP USS-5] 78. If present and/or projected exterior noise exceeds 60 Community Noise Equivalent Level (CNEL), California Noise Insulation Standards, Title 25, California Code of Regulations require a maximum interior noise level of 45 CNEL for residential structures. If required interior noise levels are achieved by requiring that windows be closed, the design for the structure must also specify the means that will be employed to provide ventilation, and cooling if necessary, to provide a habitable interior environment. [SCA RES 40] 79. The proposed project is required to store and collect recyclable materials in compliance with AB 341 and handle green waste in accordance with AB 1826. [PPP USS-9] 80. The proposed project is required to comply with Municipal Code Title 5, Buildings and Structures, and all adopted State construction codes. [PPP FS-2] 81. New buildings are required to achieve the current California Building Energy and Efficiency (BEE) Standards (Title 24, Part 6) and California Green Building Standards Code (CALGreen) (Title 24, Part 11). [PPP AIR-1] 82. Construction activities are required to be conducted in compliance with 13 California Code of Regulations (CCR) Section 2499, which requires nonessential idling of construction equipment is restricted to five minutes or less. [PPP AIR-2] 83. Construction activities are required to comply with applicable South Coast Air Quality Management District (SCAQMD) rules and regulations, including, but not limited, to the following:  Rule 402, Nuisance, which states a project shall not “discharge from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, repose, health or safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property;” and Rule 1113, Architectural Coatings, which limits the volatile organic compound content of architectural coatings. [PPP AIR-3] 84. Construction activities are required to recycle/reuse at least 50 percent of the construction material including, but not limited to, soil, mulch, vegetation, concrete, lumber, metal, and cardboard, and to use green building materials such as those materials that are rapidly renewable or resource efficient, and recycled and manufactured in an environmentally friendly way, for at least ten percent of the project, as specified in the California Department of Resources Recycling and Recovery (CalRecycle) Sustainable Green Building Program. [PPP AIR-4; PPP EN-4] 85. New buildings are required to achieve the current California Building Energy and Efficiency Standards (Title 24, Part 6) and the California Green Building Standards Code (CALGreen; Title 24, Part 11). The 2016 Building and Energy Efficiency Standards became effective starting January 1, 2017, and the 2019 Building and Energy Efficiency Standards will become effective January 1, 2020. The Building Energy and Efficiency Standards and CALGreen are updated tri-annually with a goal to achieve zero net energy for residential buildings by 2020 and non-residential buildings by 2030. [PPP EN-1] 86. Per the 2019 California Green Building Standards Code (CALGreen) standards, construction of the proposed project is required to include installation of electric vehicle (EV) charging stations and designated EV parking at non-residential and residential buildings. Preferential parking for low-emitting, fuel-efficient, and carpool/car share/van vehicles is required in all parking areas. [PPP EN-5] 87. Construction contractors are required to minimize non-essential idling of construction equipment during construction in accordance with California Code of Regulations (CCR) Section 2449, Title 13, Article 4.8, Chapter 9. [PPP EN-6] 88. As required by Municipal Code Section 5-1, the project is required to comply with the 2016 (or most recent) Edition of the California Building Code (CBC) to preclude significant adverse effects associated with seismic hazards. [PPP GEO-1] 89. Federal Aviation Regulation (FAR) Part 77 establishes standards for determining whether objects constructed near airports would be considered obstructions in navigable airspace, sets forth notice requirements of certain types of proposed construction or alterations, and provides for aeronautical studies to determine the potential impacts of a structure on the flight of aircraft through navigable airspace. FAR Part 77 requires notification to the Federal Aviation Administration (FAA) for any project that would be more than 200 feet in height above the ground level pursuant to FAR Part 77 Section 77.13. As the project is located within the FAR Part 77 Notification Area for John Wayne Airport, the project would be subject to FAR Part 77 requirements. [PPP HAZ-5] 90. The project is required to comply with California Energy Code and Green Building Code provisions related to water and energy conservation. [PPP USS-6] 91. The proposed project is required to recycle construction waste in accordance with the California Green Building Standards Code (CALGreen) requirements. [PPP USS-10] RECORDATION OF FINAL MAP 92. Prior to approval of condominium plans through State Department of Real Estate (DRE), the applicant shall provide proof of a master homeowner association (HOA) to Development Services Department. The master HOA shall be responsible for maintenance of all common areas, common services including but not limited to refusal and recycling pick up services, common area lighting, private driveways, maintenance of on-site open space and bike facilities, perimeter landscaping, perimeter fencing and common area utilities. 93. Prior to approval of condominium plans through State Department of Real Estate (DRE), the applicant shall provide proof of submittal of additional park fees in effect at the time for condominium development or as may be otherwise required by the Development Agreement. A credit should be applied for the park fees paid at the rental apartment rate. 94. Prior to Certificate of Occupancy for the first building, the applicant shall submit a signed and completed maintenance agreement to the satisfaction of Development Services and Public Services Directors requiring the applicant to be 100% responsible for maintenance of the 1.5- acre open space, Sunflower Improvements along project frontage including landscaping in the median planters, the parkway/sidewalk and the special pavers in the street at the transition of Sunflower/Cadillac and the bike trail improvements on private property connecting to Santa Ana River Trail. Eng. 95. Comply with requirements contained in the letter prepared by the City Engineer (Exhibit A4). 96. National Pollutant Discharge Elimination System (NPDES): General Permit for Storm Water Discharges Associated with the Construction and Land Disturbance Activities, NPDES No. CAS000002. Compliance requires filing a Notice of Intent (NOI), a Risk Assessment, a Site Map, a Storm Water Pollution Prevention Plan (SWPPP) with associated best management practices (BMPs), an annual fee, and a signed certification statement. [PPP HYD-1] 97. Orange County MS4 Permit (R8-2009-0030, as amended by Order No. R8- 2010-0062, or most recent): The MS4 Permit requires new development and redevelopment projects to:  Control contaminants into storm drain systems;  Educate the public about stormwater impacts;  Detect and eliminate illicit discharges;  Control runoff from construction sites; and Implement best management practices (BMPs) and site-specific runoff controls and treatments for new development and redevelopment. [PPP HYD-2] 98. Project dewatering would comply with the Statewide General Waste Discharge Requirements for Discharges to Land with a Low Threat to Water Quality (Order No. 2003-0003-DWQ) or the De Minimis Waste Discharge Requirements for the Santa Ana Region (Order No. R8-2015-0004, NPDES No. CAG998001), as required. [PPP HYD-5] 99. The project’s stormwater infrastructure shall be planned, designed, installed, and maintained in accordance with Municipal Code Section 8-35, Permits, which regulates permitted and illicit connections to the City’s storm drain system in accordance with the National Pollutant Discharge Elimination System (NPDES) permit requirements. [PPP USS-7] 100. Prior to or concurrent with submittal of plans for grading, building plan check, and/or submittal of the final subdivision map for engineering plan check, the applicant shall prepare and submit documentation for compliance with the State Water Resources Control Board (SWRCB) Water Quality Order 99-08-DWQ; National Pollutant Discharge Elimination System (NPDES) Permit No. CAS000002 for Storm Water Discharges Associated with Construction Activity (General Permit); the Santa Ana Regional Water Quality Control Board (Santa Ana RWQCB) Order No. R8- 2009-0030, as amended by Order No. R82010-0062, or most recent (NPDES Permit No. CAS618030); and the City’s Ordinance No. 97-20 for compliance with the NPDES permit. Such documentation shall include a Storm Water Pollution Prevention Plan (SWPPP) if over one acre and a Water Quality Management Plan (WQMP) identifying and detailing the implementation of applicable best management practices (BMPs). [SCA WQMP-66] 101. Proposed storm drain facilities shall be constructed pursuant to the City of Costa Mesa Master Drainage Plan. [SCA ENG-18] 102. The project shall fulfill drainage ordinance fee requirements prior to approval of final maps and plans. [SCA ENG-19] 103. Private on-site drainage facilities and parkway culverts or drains will not be maintained by the City and shall be maintained by the owner or developer of the property. Private lateral connections to City storm drains shall require a hold harmless agreement prior to issuance of grading or building permits. [SCA ENG-21] Trans. 104. The City of Costa Mesa Transportation Services Division will ensure that all mitigation measures identified in the Traffic Impact Analysis: One Metro West, City of Costa Mesa Orange County, California (TIA), prepared by LSA, dated November 2019 and/or One Metro West Environmental Impact Report have been implemented prior to issuance of the first occupancy permit. [SCA T-1] 105. Pursuant to Circulation Element Recommendation C-9.14, the applicant would provide detours through or around construction zones that are designed for safety and convenience, and with adequate signage for cyclists and pedestrians. [PPP T-1] 106. The City of Costa Mesa has a traffic impact fee program. This is a cumulative impact fee which would be determined in consultation with City of Costa Mesa Transportation Services Division staff to be paid in addition to direct project improvements required of the applicant. The City of Costa Mesa Transportation Services Division shall collect the project’s traffic impact fee prior to issuance of the project’s first residential building permit. The fee will be calculated at the time of issuance of the first residential building permit and based upon the prevailing schedule of charges in effect at that time – or as otherwise agreed to in the project’s Development Agreement. [PPP T-2] 107. The City of Costa Mesa has a fair share program. As projects are approved, and a need for a capital improvement(s) are identified, the City’s Capital Improvement Projects (CIP) list is updated accordingly on an annual basis. The master CIP list, overseen by the Public Services Department, identifies (by each specific capital improvement) the necessary improvement, the specific funding amount, and the status of the improvement. [PPP T-3] 108. The applicant shall contact the Public Services Department (Transportation Division) prior to retrofitting the traffic signals to obtain the vendor contact and EVP specifications, and to coordinate the installation of EVP. The applicant shall also be responsible for paying all costs and fees associated with retrofitting the traffic signals with EVP including equipment purchase and installation. Refer to Mitigation Measure PS-1. Fire 109. The proposed project is required to comply with the latest edition of the California Fire Code. [PPP FS-1] 110. The project is required to pay development impact fees established based on the Costa Mesa Fire Protection System Fee Study and as required in the Development Agreement. [PPP FS-3] 111. The on-site hydrant(s) shall be attached to the underground mains of the fire sprinkler system or installed to the standards of the Mesa Water District and be dedicated along with repair easements to the Mesa Water District. [SCA FIRE-25.] 112. The applicant shall participate in the upgrading of fire protection facilities according to the formula developed by the Costa Mesa Fire & Rescue Department. The contribution shall be made prior to the issuance of building permits or as agreed in the Development Agreement. [SCA FIRE- 26] 113. The applicant shall provide Class A fire hydrant(s) according to the Costa Mesa Fire & Rescue Department reviewed and approved Fire Master Plan for the project. [SCA FIRE-7] 114. Water improvement plans shall be approved by the Costa Mesa Fire & Rescue Department. [SCA FIRE-9] 115. Water mains shall be of adequate size to deliver 1,000 gallons per minute simultaneously from the closest hydrants to any and all points of the development with a minimum residual pressure of 20 pounds per square inch. [SCA FIRE-10] 116. Fire apparatus access roadways identified in the approved Fire Master Plan for the project shall be maintained with access to all fire hydrants from the time that the hydrants are placed into service. Special consideration shall be given to maintaining the integrity of such roadways during periods of inclement weather. [SCA FIRE-13] 117. The applicant shall provide fire extinguishers with a minimum rating of 2A to be located within 75 feet of travel distance from all areas. Extinguishers may be of a type rated 2A, 10BC as these extinguishers are suitable for all types of fires and are less expensive. [SCA FIRE-14] 118. The applicant shall provide approved smoke detectors to be installed in accordance with the latest edition of the California Fire Code. [SCA FIRE- 15] 119. The applicant shall provide an approved automatic extinguishing system for all commercial cooking surfaces, hoods, and ducts. [SCA FIRE-16] 120. The applicant shall provide an automatic fire sprinkler system according to National Fire Protection Association requirements. [SCA FIRE-17] 121. Any required hydrants shall be installed and operable prior to the initiation of combustible construction. [SCA FIRE-8] 122. Water mains and hydrants shall be installed to the standards of Mesa Water District’s (MWD) and dedicated along with repair easements to MWD. [SCA FIRE-24] Police 123. The project is required to pay development impact fees established based on a Citywide Fee Study and as required in the Development Agreement. [PPP PD-1] 124. Outside security lighting shall be provided under the direction and upon the recommendation of the City of Costa Mesa Development Services Department and/or the Police Department. [SCA PD-49] 125. The following list of security measures are required to be implemented at the project site:  Cameras shall be installed in all common areas and hallways.  Cameras shall be installed monitoring 24 hours per day, seven days a week, at a centralized location by the applicant’s property management team.  The property management team shall ensure that in the afternoon and through the night (such as from 2:00 p.m. to 4:00 a.m.), a third party courtesy patrol walks and patrols the property. [SCA PD-58] CODE REQUIREMENTS The following list of federal, state and local laws applicable to the project has been compiled by staff for the applicant’s reference. Any reference to “City” pertains to the City of Costa Mesa. Plng. 1. Approval of the planning applications are valid consistent with the terms and conditions of the Development Agreement. 2. In compliance with the City’s mitigation monitoring program, the applicant shall submit a compliance report to the Planning Division along with plans for plan check or prior to commencement of the project’s activity if no construction is involved, that lists each mitigation measure and states when and how the mitigation measures are to be met. 3. Street address shall be visible from the public street and shall be displayed on the complex identification sign. If there is no complex identification sign, the street address may be displayed on the fascia adjacent to the main entrance or on another prominent location. When the property has alley access, address numerals shall be displayed in a prominent location visible from the alley. Street address numerals shall be a minimum six (6) inches in height with not less than one-half-inch stroke and shall contrast sharply with the background. Identification of individual units shall be provided adjacent to the unit entrances. Letters or numerals shall be four (4) inches in height with not less than one-fourth-inch stroke and shall contrast sharply with the background. 4. All contractors and subcontractors must have valid business licenses to do business in the City of Costa Mesa. Final inspections, final occupancy and utility releases will not be granted until all such licenses have been obtained. 5. All new on-site utility services shall be installed underground. 6. Installation of all new utility meters shall be performed in a manner so as to obscure the installation from view from any place on or off the property. The installation shall be in a manner acceptable to the public utility and shall be in the form of a vault, wall cabinet, or wall box under the direction of the Planning Division. 7. Any mechanical equipment such as air-conditioning equipment and duct work shall be screened from view in a manner approved by the Planning Division. 8. Landscaping and irrigation shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. Bldg. 9. Comply with the requirements of the adopted, 2019 California Residential Code or the 2019 California Building Code , 2019 California Electrical code, 2019 California Mechanical code , 2019 California Plumbing code , 2019 California Green Building Standards Code and 2019 California Energy Code (or the applicable adopted, California Residential Code, California Building code California Electrical code, California Mechanical code California Plumbing Code, California Green Building Standards and California Energy Code at the time of plan submittal or permit issuance ) and California Code of Regulations also known as the California Building Standards Code, as amended by the City of Costa Mesa. 10. Prior to the Building Division issuing a demolition permit, contact South Coast Air Quality Management District (AQMD) located at: 21865 Copley Dr. Diamond Bar, CA 91765-4178 Tel: 909- 396-2000 Or Visit their web site: http://www.costamesaca.gov/modules/showdocument.aspx?documentid=23 381. The Building Division will not issue a demolition permit until an identification number is provided by AQMD. 11. Prior to issuance of the building permit, the conditions of approval shall be on the approved Architectural plans. 12. Comply with the requirements of the California Department of Food and Agriculture (CDFA) to determine if red imported fire ants exist on the property prior to any soil movement or excavation. Call CDFA at (714) 708-1910 for information. 13. Submit a precise grading plan, an erosion control plan and a hydrology study. 14. Submit a soils report for this project. Soil's Report recommendations shall be printed on both the architectural and the precise grading plans. 15. i-On graded sites the top of exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved discharge devise a minimum of 12 inches plus 2 percent. 2013 California Residential Code CRC 403.1.7.3 ii-Lot shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches within the first 10 feet. CRC R401.3 Fire 16. Comply with the requirements of the latest edition of the California Fire Code, including the 2019 Intervening Update and referenced standards as amended by the City of Costa Mesa. 17. Prior to the issuance of a Building Permit, the City of Costa Mesa Fire Department shall review and approve the project design features to assess compliance with the California Building Code and California Fire Code. 18. Provide “blue dot” reflective markers for all on-site fire hydrants. SPECIAL DISTRICT REQUIREMENTS The requirements of the following special districts are hereby forwarded to the applicant: Sani. 1. It is recommended that the developer contact the Costa Mesa Sanitary District at (949) 645-8400 to obtain Sanitary District requirements. 2. Applicant shall submit a plan showing sewer improvement that meets the District Engineer’s approval to the Building Division as part of the plans submitted for plan check. 3. The applicant is required to contact the Costa Mesa Sanitary District at 949- 645-8400 to arrange final sign-off prior to certificate of occupancy being released. 4. Unless an off-site trash hauler is being used, applicant shall contact the Costa Mesa Sanitary District at 949-645-8400 to pay trash collection program fees and arrange for service for all new residences. Residences using bin or dumpster services are exempt from this requirement. AQMD 5. Applicant shall contact the South Coast Air Quality Management District at (800) 288-7664 for potential additional conditions of development or for additional permits required by the district. School 6. Pay applicable Newport Mesa Unified School District fees to the Building Division prior is issuance of building permits. Water 7. Customer shall contact the Mesa Water District – Engineering Desk and submit an application and plans for project review. Customer must obtain a letter of approval and a letter of project completion from Mesa Water District. 8. Prior to the issuance of the first building permit, a hydraulic model analysis shall be required per Mesa Water District’s plan check requirements. The hydraulic model analysis shall confirm the findings and project’s design as concluded in the preliminary hydraulic model dated April 30, 2020 (completed by Michael Baker International). Refer to Final EIR (SCH No. 2019050014) Appendix F-1, Preliminary Hydraulic Analysis. EXHIBIT A4 ENGINEERING’S CONDITIONS OF APPROVAL 1. The Tract shall be developed in full compliance with the State Map Act and the City of Costa Mesa Municipal Code (C.C.M.M.C.), except as authorized by the Costa Mesa City Council and/or Planning Commission. The attention of the Subdivider and his engineer is directed to Section 13-208 through 13-261 inclusive, of the Municipal Code. 2. The Subdivider shall conduct soil investigations and provide the results to the City of Costa Mesa Engineering and Building Divisions pursuant to Ordinance 97-11. 3. Two copies of the Final Tract Map shall be submitted to the Engineering Division for checking. Map check fee shall be paid per C.C.M.M.C. Section 13-231. 4. A current copy of the title search shall be submitted to the Engineering Division with the first submittal of the Final Tract Map. 5. Dedicate a public pedestrian and bike easement to the City of Costa Mesa as shown on the Tentative Tract Map for the construction of a new Class I lighted bicycle trail facility, including associated landscape and hardscape improvements as per the approved site plan and construct said improvements. Maintenance of the easement and associated improvements shall be the sole responsibility of a Homeowners Association formed to conform to Section 13-41 (e) of the C.C.M.M.C. 6. Dedicate an ingress/egress easement to the City for emergency and public security vehicles purposes only and construct all the planned improvements. Maintenance of the easement and associated improvements shall be the sole responsibility of a Homeowners Association formed to conform to Section 13-41 (e) of the C.C.M.M.C. 7. Vehicular and pedestrian access rights to Sunflower Avenue shall be released and relinquished to the City of Costa Mesa except at approved access locations. 8. Submit required cash deposit or surety bond to guarantee construction of off-site street improvements per Section 15-32, C.C.M.M.C. and as approved by City Engineer. Cash deposit or surety bond amount to be determined by City Engineer. 9. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then remove any existing driveways and/or curb depressions that will not be used and construct new full height curb and sidewalk per City Standards. 10. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct P.C.C. driveway approaches per City of Costa Mesa Standards as shown on the Offsite Plan. Location and dimensions are subject to the approval of the Transportation Services Manager. 11. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct P.C.C. sidewalk per City of Costa Mesa Standards as shown on the Offsite Plan, including four (4) feet clear around obstructions in the sidewalk. The construction and/or repair of existing sidewalk and wheelchair ramps will extend to the nearest bus stop or public transportation facility to maintain an ADA- compliant path of travel. 12. Design and construct a new Class IV bicycle facility on Sunflower Avenue and associated landscaped medians, parkways and street improvements in connection with the Sunflower Avenue street improvements as approved and shown on the offsite improvement plans. 13. Design and construct a new signalized pedestrian crossing at Sunflower Avenue and Cadillac Avenue and associated ADA improvements. Transportation Division to review and approve design plans. 14. Landscape the new median per the City of Costa Mesa’s Streetscape and Median Development Standards, Section 3.0 “Public Rights-of-Way and Parkways-General Criteria” and current City Ordinances. 15. Applicant/Developer is hereby advised that no removal of trees from the public right- of-way will be permitted without specific approval from the Parks, Arts, and Community Services Commission and compliance with mitigation measures as determined by the Commission to relocate the trees and/or to compensate the City for the loss of trees from the public right-of-way. Conditions of the Commission must be incorporated onto the plans prior to plan approval. The approval process may take up to three months, therefore, the applicant/developer is advised to identify all tree affected by the proposed project and make timely application to the Parks, Arts, and Community Services Commission to avoid possible delays. 16. Submit for approval to the City of Costa Mesa, Engineering Division, Street Improvement Plans that show Sewer and Water Improvements, prepared by a Civil Engineer. 17. Submit for approval to the City of Costa Mesa preliminary plans that shows the undergrounding of utility poles along Sunflower Avenue to the extent practical or feasible. 18. Dedicate a six-foot sidewalk easement to the City of Costa Mesa behind the property line along Sunflower Avenue. 19. Fulfill City of Costa Mesa Drainage Ordinance No. 06-19 requirements prior to approval of Final Tract Map. 20. In order to comply with the 2003 Drainage Area Management Plan (DAMP), the proposed Project shall prepare a Water Quality Management Plan conforming to the Current National Pollution Discharge Elimination System (NPDES) and the Model WQMP, prepared by a Licensed Civil Engineer or Environmental Engineer, which shall be submitted to the Department of Public Works for review and approval. a) A WQMP (Priority or Non-Priority) shall be maintained and updated as needed to satisfy the requirements of the adopted NPDES program. The plan shall ensure that the existing water quality measures for all improved phases of the project are adhered to. b) Location of BMPs shall not be within the public right-of-way. 21. The Subdivider’s engineers shall furnish the Engineering Division a storm runoff study showing existing and proposed facilities and the method of draining this area and tributary areas without exceeding the capacity of any street or drainage facility on-site or off-site. This study to be furnished with the first submittal of the Final Tract Map. Cross lot drainage shall not occur. Caltrans’ approval will be required for any existing or proposed storm drain connection to Caltrans’ drainage facilities. 22. Ownership and maintenance of the private on-site drainage facilities and parkway culverts and other common areas shall be transferred by the owner to the Homeowner Association to be formed pursuant to C.C.M.M.C. Section 13-41 (e) and said association shall indemnify and hold harmless the City for any liability arising out of or in any way associated with the connection of the private drainage system with the City’s drainage system and shall execute and deliver to the City the standard (indemnity) Hold Harmless Agreement required for such conditions prior to issuance of permits. 23. Sewer improvements shall meet the approval of the Costa Mesa Sanitary District; call (949) 631-1731 for information. 24. Water system improvements shall meet the approval of Mesa Water District; call (949) 631-1200 for information. 25. Dedicate easements as needed for public utilities. 26. Prior to recordation of a Final Tract Map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Subarticle 12, Section 7-9-337 of the Orange County Subdivision Code. 27. Prior to recordation of a Final Tract Map, the surveyor/engineer preparing the map shall submit to the County Surveyor a digital-graphics file of said map in a manner described in Subarticle 12, Section 7-9-337 of the Orange County Subdivision Code. 28. Survey monuments shall be preserved and referenced before construction and replaced after construction, pursuant to Section 8771 of the Business and Profession Code. 29. The elevations shown on all plans shall be on Orange County benchmark datum. 30. Prior to recordation of a Final Tract Map, submit required cash deposit or surety bond to guarantee monumentation. Deposit amount to be determined by the City Engineer. 31. Prior to occupancy on the Tract, the surveyor/engineer shall submit to the City Engineer a Digital Graphic File, reproducible mylar of the recorded Tract Map, and approved off-site plan and nine copies of the recorded Tract Map. EXHIBIT B MASTER PLAN DATED APRIL 2021 Provided Under Separate Cover with May 4, 2021 City Council Packet EXHIBIT C TENTATIVE TRACT MAP NO. 19015 Provided Under Separate Cover with May 4, 2021 City Council Packet ORDINANCE NO. 2021-XX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COSTA MESA APPROVING REZONE 20-01 TO REZONE A 15.23-ACRE SITE TO PLANNED DEVELOPMENT RESIDENTIAL-HIGH DENSITY (PDR-HD) AND ESTABLISH A SITE-SPECIFIC DENSITY OF 80 DWELLING UNITS PER ACRE AND MAXIMUM 1,057 UNITS FOR THE PROPERTY GENERALLY LOCATED AT 1683 SUNFLOWER AVENUE THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY ORDAIN AS FOLLOWS: WHEREAS, an application was filed by Brent Stoll of Rose Equities, representing the property owners, requesting approval of certain land use entitlements; WHEREAS, duly noticed public hearings were held by the Planning Commission on April 13, and May 11, 2020 with all persons having the opportunity to speak for and against the proposal; WHEREAS, at their regular meeting on May 11, 2020, the Planning Commission recommended that City Council approve the project by a 6-1 vote (Commissioner Zich voting No); WHEREAS, a duly noticed public hearing was held by the City Council on May 4, 2021 with all persons having the opportunity to speak for and against the proposal; WHEREAS, on XX, the City Council approved the first reading by a XX vote; WHEREAS, the City Council took or will take the following actions by separate resolution; 1. CERTIFY the Final Environmental Impact Report (SCH No. 2019050014) including the Mitigation Monitoring and Reporting Program, Finding of Facts and Statement of Overriding Consideration; 2. APPROVE General Plan Amendment 20-01 to change the land use designation of the project site from Industrial Park (IP) to High Density Residential (HDR) with a site-specific density of 80 du/acre and maximum of 1,057 units; 3. APPROVE Master Plan 19-19 for a mixed use development with 1,057 residential units, 6,000 square feet of commercial space and 25,000 square feet of office development; Attachment 3 4. APPROVE Tentative Tract Map No. 19105 for future subdivision of the subject property including establishing the right to a future airspace subdivision for condominium purposes; 5. APPROVE Development Agreement 20-02 by adopting a separate ordinance; and, 6. APPROVE Specific Plan 20-01 by adopting a separate ordinance; WHEREAS, the proposed general plan amendment would re-designate the land use from Industrial Park to High Density Residential in order to allow residential use with a site- specific density and building height. To ensure consistency between the General Plan Land Use Map and the Zoning Map, the property is rezoned from Industrial Park (MP) to Planned Development Residential – High Density (PDR-HD). WHEREAS, PDR-HD districts are intended for multi-family residential developments and complementary non-residential uses within a planned development. As such, the proposed zoning district would allow a mix of residential and non-residential uses. WHEREAS, the project includes a specific plan adopted with a separate ordinance to allow site-specific development standards (density, building setbacks, open space, land use matrix, parking). The Specific Plan would act as the project’s zoning regulations. Future development on-site and off-site improvements would be required to comply with the Specific Plan development standards and design guidelines – thus, the rezone would be consistent with the Zoning Code, General Plan, and Specific Plan. WHEREAS, rezone is a legislative action subject to the discretionary approval of the final decision body, City Council. The One Metro West Specific Plan establishes the development’s land use plan, development standards, regulations, design guidelines, infrastructure systems, and implementation strategies on which subsequent, project-related development activities would be founded. Upon adoption of the Specific Plan, subsequent project-specific architectural plans, detailed site plans, grading and building permits, and any other actions requiring either ministerial or discretionary approvals would be required to demonstrate consistency with the Specific Plan. WHEREAS, pursuant to the California Environmental Quality Act (CEQA), a Project Environmental Impact Report (EIR) was prepared by the City in accordance with the California Environmental Quality Act (CEQA). WHEREAS, in accordance with CEQA Guidelines Section 15073, the Draft EIR was made available for a public comment period beginning on February 7, 2020 and ending on March 23, 2020. During the public review period, City facilities that had copies of the EIR for public review were closed as a result of Governor Newsom’s direction regarding COVID-19; as such, the City extended the review period through March 30, 2020. WHEREAS, a list of comments received and response to the comments are included as part of the Final EIR presented to City Council on May 4, 2021. WHEREAS, the Draft EIR analyzed construction of the project to occur in one phase. The revised construction phasing schedule shows construction is planned to occur in three phases. A technical memo was drafted to evaluate the construction phasing change in terms of impacts to air quality, greenhouse gases, noise, and transportation associated with the revised phasing schedule. The proposed change in the phasing resulted in no significant environmental effects not previously considered in the Draft EIR and do not substantially alter the conclusions or findings of the Draft EIR related to the project’s potential environmental effects or proposed mitigation measures. The change in construction phasing does not constitute “significant new information” pursuant to CEQA Guidelines Section 15088.5; as a result, a recirculation of the EIR is not required; WHEREAS, the Final EIR was made available to the public 10 days prior to the City Council public hearing date on the City’s website as well as an email notification to previous commenters of the Draft EIR; WHEREAS, the Draft EIR found that the following areas are considered significant unavoidable adverse impacts: greenhouse gas emissions during project operation and transportation during project operation. The City prepared a Statement of Overriding Considerations to demonstrate that decision-makers have balanced the benefits of the proposed project against its significant unavoidable impacts and have determined the benefits outweigh the adverse impacts; therefore, the significant unavoidable impacts would be considered acceptable. WHEREAS, the Statement of Overriding Consideration is included as Exhibit C of Resolution No. 2021-XX. BE IT RESOLVED that, based on the evidence in the record, the City Council hereby APPROVES as follows: SECTION 1: REZONE. The City of Costa Mesa Official Zoning Map is hereby amended as follows: 1. The proposed rezone to Planned Development Residential-High Density (PDR- HD) with a site-specific density of 80 dwelling units per acre and maximum 1,057 units consistent with the General Plan as amended by General Plan Amendment 20-02 and adopted by Resolution No. 2021-XX. 2. There is hereby placed and included in the Planned Development Residential- High Density (PDR-HD) zoning district a 15.23-acre parcel, situated in the City of Costa Mesa, County of Orange, State of California. 3. Pursuant to the provisions of Section 13-22 of the Costa Mesa Municipal Code, the Official Zoning Map of the City of Costa Mesa is hereby amended by the change of zone described in Subsections Number 1 and Number 2 above. A copy of the Official Zoning Map and Zoning Code is on file in the office of the Planning Division. SECTION 2: SPECIFIC PLAN. The City of Costa Mesa by a separate ordinance adopts Specific Plan 20-01 for the project area that would be applied as the Zoning document for the area. The One Metro West Specific Plan establishes the development’s land use plan, development standards, zoning regulations and permitted uses, design guidelines, infrastructure systems, and implementation strategies on which subsequent, project-related development activities would be founded. SECTION 3: INCONSISTENCIES. Any provision of the Costa Mesa Municipal Code or appendices thereto inconsistent with the provisions of this ordinance, to the extent of such inconsistencies and or further, is hereby repealed or modified to the extent necessary to affect the provisions of this ordinance. SECTION 4: SEVERABILITY. If any provision or clause of this ordinance or the application thereof to any person or circumstances is held to be unconstitutional or otherwise invalid by any court of competent jurisdiction, such invalidity shall not affect other provisions or clauses or applications of this ordinance which can be implemented without the invalid provision, clause or application; and to this end, the provisions of this ordinance are declared to be severable. SECTION 5: PUBLICATION. This Ordinance shall take effect and be in full force thirty (30) days from and after the passage thereof, and prior to the expiration of fifteen (15) days from its passage shall be published once in THE DAILY PILOT, a newspaper of general circulation, printed and published in the City of Costa Mesa or, in the alternative, the City Clerk may cause to be published a summary of this Ordinance and a certified copy of the text of this Ordinance shall be posted in the office of the City Clerk five (5) days prior to the date of adoption of this Ordinance, and within fifteen (15) days after adoption, the City Clerk shall cause to be published the aforementioned summary and shall post in the office of the City Clerk a certified copy of this Ordinance together with the names and member of the City Council voting for and against the same. SECTION 6: EFFECTIVE DATE. This Ordinance shall become effective following approval of the Project by the electorate at the regular municipal election or at a special election funded by the applicant. PASSED AND ADOPTED this ______ day of _______________ 2021. __________________________ John Stephens Mayor of the City of Costa Mesa ATTEST: ___________________________________ Brenda Greene, City Clerk APPROVED AS TO FORM: ________________________ Kimberly Hall Barlow City Attorney STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF COSTA MESA ) I, Brenda Green, City Clerk of the City Council of the City of Costa Mesa, hereby certify that the above and foregoing Ordinance No. _________ was introduced and considered section by section at a regular meeting of said City Council held on the _____ day of _____________, 2021, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the _____ day of ______________, 2020, by the following roll call vote: AYES: NOES: ABSENT: IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this ______ day of _____________, 2021. ___________________________ Brenda Green, City Clerk EXHIBIT A REZONE R-20-01 Amendment to the Zoning Map Change the zoning district designation of the 15.23-acre site at 1683 Sunflower Avenue from Industrial Park (MP) to Planned Development Residential - High Density (PDR-HD) EXHIBIT B Amendment to Table 13-58 Update Table 13-58 to note the site-specific density for the One Metro West project (text changes shown in bold font below) DEVELOPMENT STANDARD PDR-LD PDR-MD PDR-HD PDR- NCM PDC PDI Maximum Density per section 13-59 MAXIMUM DENSITY CRITERIA. (dwelling units per acre) 8 12 20 Note: See North Costa Mesa Specific Plan for exceptions. Note: The maximum density for 125 East Baker Street is 58 dwelling units per acre (C0-13-02). Note: The maximum density for 2277 Harbor Boulevard is 54 dwelling units per acre (C0-14-02). Note: The maximum density for 1683 Sunflower Avenue is 80 dwelling units per acre (R-20-01) and maximum 1,057 units 35 20 Note: The maximum density for 1901 Newport Boulevard is 40 dwelling units per acre. See North Costa Mesa Specific Plan for exceptions. Note: No residential development is permitted within the 23.4-acre project site generally addressed as 1375 Sunflower Ave. and 3370 Harbor Blvd. ORDINANCE NO. 2021-XX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COSTA MESA APPROVING SPECIFIC PLAN 20-01 APPLYING ZONING STANDARDS TO A 15.23-ACRE PROPERTY REZONED TO PLANNED DEVELOPMENT RESIDENTIAL-HIGH DENSITY (PDR-HD) WITH A SITE-SPECIFIC DENSITY OF 80 DWELLING UNITS PER ACRE FOR THE PROPERTY LOCATED AT 1683 SUNFLOWER AVENUE THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY ORDAIN AS FOLLOWS: WHEREAS, an application was filed by Brent Stoll of Rose Equities, representing the property owners, requesting approval of certain land use entitlements; WHEREAS, duly noticed public hearings were held by the Planning Commission on April 13, 2020 and May 11, 2020 with all persons having the opportunity to speak for and against the proposal; WHEREAS, at their regular meeting on May 11, 2020 meeting, the Planning Commission recommended that City Council approve the project by a 6-1 vote (Commissioner Zich voting No); WHEREAS, a duly noticed public hearing was held by the City Council on May 4, 2021 with all persons having the opportunity to speak for and against the proposal; WHEREAS, on XX, the City Council approved the first reading by a XX vote; WHEREAS, the City Council took or will take the following actions by separate resolution; 1. CERTIFY the Final Environmental Impact Report (SCH No. 2019050014) including the Mitigation Monitoring and Reporting Program; 2. APPROVE General Plan Amendment 20-01 to change the land use designation of the project site from Industrial Park (IP) to High Density Residential (HDR) with a site-specific density of 80 du/acre with maximum 1,057 units; 3. APPROVE Master Plan 19-19 for a mixed use development with 1,057 residential units, 6,000 square feet of commercial space and 25,000 square feet of office development; Attachment 4 4. APPROVE Tentative Tract Map No. 19105 for future subdivision of the subject property including establishing the right to a future airspace subdivision for condominium purposes; 5. APPROVE Development Agreement 20-02 by adopting a separate ordinance; and, 6. APPROVE Rezone 20-01 by adopting a separate ordinance; WHEREAS, the proposed general plan amendment would re-designate the land use from Industrial Park to High Density Residential in order to allow residential use with a site- specific density and building height. To ensure consistency between the General Plan Land Use Map and the Zoning Map, the property is rezoned from Industrial Park (MP) to Planned Development Residential – High Density (PDR-HD). WHEREAS, PDR-HD districts are intended for multi-family residential developments and complementary non-residential uses within a planned development. As such, the proposed zoning district would allow a mix of residential and non-residential uses. WHEREAS, the project includes a specific plan to allow site-specific development standards (e.g., density, building setbacks, open space, land use matrix, parking). WHEREAS, the Specific Plan would act as the project’s zoning regulations. Future development on-site and off-site improvements would be required to comply with the Specific Plan development standards and design guidelines – thus, the rezone would be consistent with the Zoning Code, General Plan, and Specific Plan. WHEREAS, adoption of a Specific Plan is considered a legislative action subject to the discretionary approval of the City Council. WHEREAS, the One Metro West Specific Plan establishes the development’s land use plan, development standards, zoning regulations and permitted uses, design guidelines, infrastructure systems, and implementation strategies on which subsequent, project-related development activities would be founded. Upon adoption of the Specific Plan, subsequent project-specific architectural plans, detailed site plans, grading and building permits, and any other actions requiring either ministerial or discretionary approvals would be required to demonstrate consistency with the Specific Plan. WHEREAS, pursuant to the California Environmental Quality Act (CEQA), a Project Environmental Impact Report (EIR) was prepared by the City in accordance with the California Environmental Quality Act (CEQA). WHEREAS, in accordance with CEQA Guidelines Section 15073, the Draft EIR was made available for a public comment period beginning on February 7, 2020. During the public review period, City facilities that had copies of the EIR for public review were closed as a result of Governor Newsom’s direction regarding COVID-19; as such, the City accepted late written comments through March 30, 2020. WHEREAS, the Draft EIR analyzed construction of the project to occur in one phase. The revised construction phasing schedule shows construction is planned to occur in three phases. A technical memo was drafted to evaluate the construction phasing change in terms of impacts to air quality, greenhouse gases, noise, and transportation associated with the revised phasing schedule. The proposed change in the phasing resulted in no significant environmental effects not previously considered in the Draft EIR and do not substantially alter the conclusions or findings of the Draft EIR related to the project’s potential environmental effects or proposed mitigation measures. The change in construction phasing does not constitute “significant new information” pursuant to CEQA Guidelines Section 15088.5; as a result, a recirculation of the EIR is not required; WHEREAS, the Final EIR was made available to the public 10 days prior to the City Council public hearing date on the City’s website as well as an email notification to previous commenters of the Draft EIR; WHEREAS, a list of comments received and response to the comments are included as part of the Final EIR presented to City Council on May 4, 2021. WHEREAS, the Draft EIR found that the following areas are considered significant unavoidable adverse impacts: greenhouse gas emissions during project operation and transportation during project operation. The City prepared a Statement of Overriding Considerations to demonstrate that decision-makers have balanced the benefits of the proposed project against its significant unavoidable impacts and have determined the benefits outweigh the adverse impacts; therefore, the significant unavoidable impacts would be considered acceptable. WHEREAS, the Statement of Overriding Consideration is included as Exhibit C of Resolution No. 2021-XX. BE IT RESOLVED that, based on the evidence in the record, the City Council hereby APPROVES as follows: SECTION 1: SPECIFIC PLAN. The City of Costa Mesa by an ordinance adopts Specific Plan 20-01 for the project area that would be applied as the Zoning document for the area. The One Metro West Specific Plan establishes the development’s land use plan, development standards, zoning regulations and permitted uses, design guidelines, infrastructure systems, and implementation strategies on which subsequent, project-related development activities would be founded. SECTION 2: INCONSISTENCIES. Any provision of the Costa Mesa Municipal Code or appendices thereto inconsistent with the provisions of this ordinance, to the extent of such inconsistencies and or further, is hereby repealed or modified to the extent necessary to affect the provisions of this ordinance. SECTION 3: SEVERABILITY. If any provision or clause of this ordinance or the application thereof to any person or circumstances is held to be unconstitutional or otherwise invalid by any court of competent jurisdiction, such invalidity shall not affect other provisions or clauses or applications of this ordinance which can be implemented without the invalid provision, clause or application; and to this end, the provisions of this ordinance are declared to be severable. SECTION 4: PUBLICATION. This Ordinance shall take effect and be in full force thirty (30) days from and after the passage thereof, and prior to the expiration of fifteen (15) days from its passage shall be published once in the ORANGE COAST DAILY PILOT, a newspaper of general circulation, printed and published in the City of Costa Mesa or, in the alternative, the City Clerk may cause to be published a summary of this Ordinance and a certified copy of the text of this Ordinance shall be posted in the office of the City Clerk five (5) days prior to the date of adoption of this Ordinance, and within fifteen (15) days after adoption, the City Clerk shall cause to be published the aforementioned summary and shall post in the office of the City Clerk a certified copy of this Ordinance together with the names and member of the City Council voting for and against the same. SECTION 5: EFFECTIVE DATE. This Ordinance shall become effective following approval of the Project by the electorate at the regular municipal election or at a special election funded by the applicant. PASSED AND ADOPTED this ______ day of _______________ 2021. __________________________ John Stephens Mayor of the City of Costa Mesa ATTEST: ___________________________________ Brenda Greene, City Clerk APPROVED AS TO FORM: ________________________ Kimberly Hall Barlow City Attorney STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF COSTA MESA ) I, Brenda Green, City Clerk of the City Council of the City of Costa Mesa, hereby certify that the above and foregoing Ordinance No. _________ was introduced and considered section by section at a regular meeting of said City Council held on the _____ day of _____________, 2021, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the _____ day of ______________, 2020, by the following roll call vote: AYES: NOES: ABSENT: IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this ______ day of _____________, 2021. ___________________________ Brenda Green, City Clerk SPECIFIC PLAN PROVIDED UNDER SEPARATE COVER Costa Mesa, CA DRAFT No. 8 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan MARCH 2021 Attachment 4A DRAFT No. 8 Prepared For: CITY OF COSTA MESA 77 Fair Drive Costa Mesa, CA 92626 (714) 754-5000 City Council Katrina Foley, Mayor Andrea Marr, Mayor Pro Tem Don Harper Loren Gameros Manuel Chavez Arlis Reynolds Jeff Harlan City Manager Lori Ann Farrell Harrison Planning Commission Byron de Arakal, Chair Kedarious Colbert, Vice Chair Jon Zich Jenna Tourje Dianne Russell Russell Toler John Stephens Development Services Division Jennifer Le, Director of Economic and Development Services Minoo Ashabi, Principal Planner Nancy Huynh, Associate Planner Applicant: ROSE EQUITIES 8383 Wilshire Boulevard, Ste 632 Beverly Hills, CA 90211 (323) 782 -4300 Leonard Glickman Brent Stoll Prepared By: TEMPLETON PLANNING GROUP 2505 West Coast Highway, Ste 202 Newport Beach, CA 92663 (949) 724-0640 Peter Templeton, Principal Albert Armijo, Environmental Director C.J. Martinez, Planning Manager Submitted: March 31, 2021 DRAFT No. 8 CITY COUNCIL ORDINANCE # DATE ADOPTED: COPYRIGHT ACKNOWLEDGEMENT City of Costa Mesa acknowledges that the designs, drawings, specifications, and other documentation (including that on electronic media in whatever form) prepared by, or on behalf of Planner, Architect, and all consultants for ONE METRO WEST are instruments of professional service (collectively "instruments of Service"), and as such, are and shall remain Planner, Architect, and all consultants’ property whether or not such Instruments of Service are placed online, submitted to public entities and/or the project is constructed, and Planner, Architect, and all consultants shall retain all common law, statutory and other reserved rights concerning such Instruments of Service and any related design, Specific Plan text including any copyright thereto. List of Consultants LIST OF CONSULTANTS Applicant / Project Management Rose Equities, LLC 8383 Wilshire Blvd, #632 Beverly Hills, CA 90211 (323) 782-4300 Leonard Glickman Brent Stoll leonard@roseequities.com brent@roseequities.com Architecture Togawa Smith Martin, Inc. (TSM) 444 S. Flower St, #1220 Los Angeles, CA 90071 (213) 614-6050 Tom Greer Alex Taylor Tom.Greer@tsminc .com Alex.Taylor@tsminc.com Rockwell Group Studio K 5 Union Square West New York, NY 10003 (212) 463-0334 Anthony Cestra Richard Chandler ACestra@Rockwellgroup.com RChandler@Rockwellgroup.com Attorney (EIR) Hecht Solberg Robinson Goldberg & Bagley, LLP 600 West Broadway, Ste 800 San Diego, CA 92101 (619) 239-3444 Richard A Schulman RSchulman@hechtsolberg.com Attorney (Land Use) Rutan & Tucker, LLP 18575 Jamboree Rd, 9th Floor Irvine, CA 92612 (714) 641-5100 John Ramirez jramirez@rutan.com Civil Engineering (Wet Utilities & Water Quality) Urban Resource 2923 Saturn Street, Unit H Brea, CA 92821 (949) 727-9095 Jay Ruby Jay@urbresource.com Civil Engineering (Dry Utilities) NV5 15092 Avenue of Science, Ste 200 San Diego, CA 92128 (858) 385-0500 Gregg Butsko Allison McEachen Gregg.Butsko@nv5.com Allison.McEachen@nv5.com Economic Impact Competitive Analytics LLC 620 Newport Center Drive, Ste 1100 Newport Beach, CA 92660 (714) 545-2555 David Savlowitz Michael Ponton DSS@CompetitiveAnalytics.com MP@CompetitiveAnalytics.com Fiscal Analysis DTA (David Taussig & Assoc.) 5000 Birch St, Ste 3000 Newport Beach, CA 92660 (949) 955-1500 David Taussig david@financedta.com List of Consultants Geotechnical Geocon, Inc. 6960 Flanders Drive San Diego, CA 92121 (858) 558-6900 John Hoobs hoobs@geoconinc.com Graphics & Production p11creative 20331 Irvine Ave, Ste 5 Newport Beach, CA 92660 (714) 641-2090 Lance Huante lance@p11.com Kedric Francis (949) 701-3941 kedfrancis@gmail.com Michael Abbott & Assoc. 208 36th Street Newport Beach, CA 92663 (949) 675-7530 Michael Abbott m.abbott@mac.com Green Building Consultant VCA Green 1845 W. Orangewood Ave Suite 220 Orange, CA 92868 (714) 363-4700 Moe Fakih mfakih@vca-green.com Landscape Architecture Urban Arena 3195 Red Hill Ave, Loft F Costa Mesa, CA 92626 (714) 754-4500 Michael Schrock Jackie Case Michael Knight Michael@urbanarena.com Jackie@urbanarena.com Knight@urbanarena.com Light and Glare Lighting Design Alliance 2830 Temple Ave Long Beach, CA 90806 (562) 989-3843 Chip Israel cisrael@lightingdesignalliance.com Planning / Specific Plan Templeton Planning Group 2505 West Coast Highway Ste 202 Newport Beach, CA 92663 (949) 724-0640 Peter Templeton Albert Armijo CJ Martinez ptempleton@templetonplanning.com aarmijo@templetonplanning.com cjmartinez@templetonplanning.com Title Insurance Chicago Title 725 S. Figueroa St, Ste 200 Los Angeles, CA 90017 (213) 488-4346 Frank Jansen jansenf@ctt.com Traffic / Air Quality / Noise LSA 20 Executive Park, Ste 200 Irvine, CA 92614 (949) 553-0666 Tony Petros Tony.Petros@LSA.net Table of Contents i TABLE OF CONTENTS Section Page 0.0 EXECUTIVE SUMMARY..................................................................................... 0 1.0 INTRODUCTION .............................................................................................. 1-1 1.1 LEGAL CONTEXT ................................................................................. 1-1 1.2 PURPOSE AND ORGANIZATION OF THE SPECIFIC PLAN ............... 1-1 1.3 SPECIFIC PLAN AREA ......................................................................... 1-2 1.4 EXISTING SITE CONDITIONS .............................................................. 1-3 1.5 SPECIFIC PLAN VISION ....................................................................... 1-8 1.6 RELATIONSHIP TO THE COSTA MESA GENERAL PLAN AND ZONING CODE ................................................. 1-8 1.7 OTHER RELEVANT PLANS/MEASURES ........................................... 1-11 1.8 COMMUNITY ENGAGEMENT ............................................................ 1-12 1.9 ENVIRONMENTAL IMPACT REPORT ................................................ 1-12 2.0 DEVELOPMENT PROGRAM .......................................................................... 2-1 2.1 LAND USE PLAN .................................................................................. 2-1 2.2 PARKING ............................................................................................ 2-10 2.3 BUILDING HEIGHTS ........................................................................... 2-14 2.4 COMMUNITY CONNECTIONS ........................................................... 2-15 3.0 DEVELOPMENT STANDARDS ....................................................................... 3-1 3.1 APPLICABILITY .................................................................................... 3-1 3.2 PERMITTED USES ............................................................................... 3-3 3.3 DEVELOPMENT STANDARDS ........................................................... 3-5 4.0 DESIGN GUIDELINES ..................................................................................... 4-1 4.1 APPLICABILITY .................................................................................... 4-1 4.2 DESIGN OBJECTIVES .......................................................................... 4-1 4.3 DESIGN GUIDELINES .......................................................................... 4-2 5.0 INFRASTRUCTURE PLAN .............................................................................. 5-1 5.1 INTRODUCTION ................................................................................... 5-1 5.2 PUBLIC/PRIVATE TRANSPORTATION FACILITIES ............................ 5-1 5.3 WATER INFRASTRUCTURE ................................................................ 5-5 5.4 WASTE DISPOSAL SYSTEM ............................................................... 5-8 5.5 DRY UTILITIES ................................................................................... 5-14 5.6 OTHER ESSENTIAL FACILITIES ........................................................ 5-16 Table of Contents ii Section Page 6.0 ADMINISTRATION AND IMPLEMENTATION ................................................. 6-1 6.1 DEVELOPMENT PROGRAM GOALS AND OBJECTIVES .................... 6-1 6.2 ADMINISTRATION ................................................................................ 6-3 6.3 SUBSEQUENT DECISIONS ................................................................. 6-4 6.4 IMPLEMENTATION ............................................................................... 6-5 6.5 DEVELOPMENT FINANCING ............................................................... 6-6 7.0 DEFINITIONS AND ACRONYMS .................................................................... 7-1 A.0 APPENDIX ....................................................................................................... A-1 List of Tables iii LIST OF EXHIBITS Section Page 1.0 INTRODUCTION .............................................................................................. 1-1 1-1 LOCATION MAP.................................................................................... 1-4 1-2 VICINITY MAP ....................................................................................... 1-5 1-3 AERIAL VIEW OF PROJECT SITE ....................................................... 1-6 1-4 SURROUNDING LAND USES............................................................... 1-7 1-5 GENERAL PLAN LAND USE / ZONING / MASTER PLAN .................. 1-10 2.0 DEVELOPMENT PROGRAM .......................................................................... 2-1 2-1 ONE METRO WEST SPECIFIC PLAN .................................................. 2-2 2-2 LAND USE PLAN .................................................................................. 2-3 2-3 LAND USE PLAN (OBLIQUE A) ............................................................ 2-4 2-4 LAND USE PLAN (OBLIQUE B) ............................................................ 2-5 2-5 LAND USE PLAN (OBLIQUE C) ............................................................ 2-6 2-6 TRAIL PLAN/CONNECTIONS TO SURROUNDING PROPERTIES .... 2-11 2-7 OPEN SPACE CONCEPTUAL LANDSCAPE PLAN............................ 2-12 2-8 AREAS OF DISTURBANCE ................................................................ 2-13 2-9 VEHICULAR PATHS ........................................................................... 2-17 2-10 CORRIDORS ....................................................................................... 2-18 2-11 DISTRICTS.......................................................................................... 2-19 2-12 NODES ................................................................................................ 2-20 3.0 LAND USE REGULATIONS ............................................................................ 3-1 3-1 DEVELOPMENT STANDARDS MATRIX .............................................. 3-6 3-2 SUNFLOWER AVENUE STREET SCENE ............................................ 3-8 3-3 RESIDENTIAL FRONTAGE SECTION .................................................. 3-9 3-4 COMMERCIAL FRONTAGE SECTION ............................................... 3-10 4.0 DESIGN GUIDELINES ..................................................................................... 4-1 4-1 FENCES AND WALLS DESIGN EXAMPLES ........................................ 4-4 4-2 OUTDOOR FURNITURE DESIGN EXAMPLES .................................... 4-6 4-3 PARKING STRUCTURE EXTERIOR LIGHTING DESIGN EXAMPLES ............................................................................. 4-8 4-4 PARKING STRUCTURE INTERIOR LIGHTING DESIGN EXAMPLES ............................................................................. 4-9 4-5 CONCEPTUAL EXTERIOR LIGHTING PLAN ..................................... 4-12 4-6 BICYCLE RACKS AND STORAGE DESIGN EXAMPLES ................... 4-14 4-7 SIGNAGE DESIGN EXAMPLES .......................................................... 4-17 4-8 BUILDING ARCHITECTURE CHARACTER ........................................ 4-20 List of Tables iv Section Page 4.0 DESIGN GUIDELINES (CONT.) ...................................................................... 4-1 4-9 COMMERCIAL COMPONENT DESIGN EXAMPLES .......................... 4-25 4-10 OPEN SPACE CHARACTER .............................................................. 4-28 4-11 TREE PALETTE .................................................................................. 4-29 4-12 POTENTIAL LOCATIONS FOR PUBLIC ART ..................................... 4-33 4-13 WAYFINDING AND PLACEMAKING ................................................... 4-34 5.0 INFRASTRUCTURE PLAN .............................................................................. 5-1 5-1 PROPOSED SUNFLOWER AVENUE SECTION .................................. 5-3 5-2 TRANSIT ROUTES ............................................................................... 5-4 5-3 INFRASTRUCTURE IMPROVEMENTS – DOMESTIC WATER ............ 5-7 5-4 INFRASTRUCTURE IMPROVEMENTS – SANITARY SEWER ........... 5-10 5-5 INFRASTRUCTURE IMPROVEMENTS – STORM DRAIN .................. 5-12 5-6 INFRASTRUCTURE IMPROVEMENTS – DRY UTILITIES ................. 5-15 List of Tables v LIST OF TABLES Table Page 2-1 DEVELOPMENT POTENTIAL.......................................................................... 2-7 2-2 SUMMARY OF RESIDENTIAL UNIT TYPE ..................................................... 2-7 2-3 RESIDENTIAL AMENITIES .............................................................................. 2-8 2-4 PARKING ....................................................................................................... 2-14 2-5 MAXIMUM BUILDING HEIGHTS ................................................................... 2-14 3-1 PROVISIONS ADDRESSED BY THIS SPECIFIC PLAN .................................. 3-2 3-2 PERMITTED AND CONDITIONALLY PERMITTED USES............................... 3-3 3-3 REQUIRED SETBACKS .................................................................................. 3-7 3-4 PARKING STUDY REQUIREMENTS............................................................. 3-11 Executive Section 0 Summary 0-1 SECTION 0: EXECUTIVE SUMMARY The One Metro West Specific Plan (Specific Plan) establishes planning and design standards for the 15.23-acre community site, the off-site improvements on Sunflower Avenue along the project site and the bikeway connection to the Santa Ana River Trail. The Specific Plan study area is bordered by Sunflower Avenue to the north, I-405 Freeway to the south, the South Coast Collection commercial retail/dining development to the east and industrial uses to the west. The property is currently developed with a 345,000 square foot building that houses three industrial use tenants, surface parking and landscaping. The Specific Plan is adopted by ordinance and essentially replaces the base zoning district for the subject property with new development standards and guidelines specific to the project area. Unless, specifically noted, the criteria identified in the Specific Plan will take precedence over the general standards and criteria contained in the City of Costa Mesa Zoning Code. The One Metro West Specific Plan is organized according into the following sections: I. Introduction II. Development Program III. Development Standards IV. Design Guidelines V. Infrastructure Plan VI. Administration and Implementation I. SECTION ONE – INTRODUCTION The Introduction Chapter provides an overview of the One Metro West Specific Plan including the purpose and organization of the document. This section also includes the existing conditions of the Specific Plan area and explains the Specific Plan’s function as well as its relationship to the City of Costa Mesa 2015-2035 General Plan, Municipal Code, and other adopted regulatory documents. The Specific Plan has been composed in compliance with Government Code Sections 65450 through 65457. The Specific Plan provides policies, Development Regulations and Design Guidelines for the development and operation of a contemporary mixed-use community in accordance with the City of Costa Mesa General Plan as amended. The Specific Plan will guide future development within the Specific Plan area and ensures its compatibility with uses that surround the community in terms of land use, circulation, parking, public space, recreation and infrastructure improvements that would support Executive Section 0 Summary 0-2 future development of the One Metro West site. The Specific Plan provides a mechanism to ensure future development of the Specific Plan area and its infrastructure will be feasible, sufficient and coordinated appropriately. II. SECTION TWO – DEVELOPMENT PROGRAM The Specific Plan area is intended for mixed-use development that consists of multi-family residential, neighborhood-serving retail, office, and open space uses. The Development Program section provides descriptive and graphic representations for a mixed-use development plan. The One Metro West Development Program allows for 1,057 multi-family residential units 6,000 square feet of neighborhood-serving retail and service uses, 25,000 square feet of office uses and a 1.5 acre urban open space. The Development Program also includes right-of-way improvements to Sunflower Avenue. III. SECTION THREE – DEVELOPMENT STANDARDS The Development Standards section provides regulations regarding the placement of structures, building height, open space, parking, landscaping, pedestrian and vehicular access, signage, and bulk and mass of the buildings. In addition, this section identifies permitted uses and conditionally permitted uses as well as prohibited uses. IV. SECTION FOUR – DESIGN GUIDELINES One Metro West Design Guidelines emphasize interface among proposed uses in terms of landscaping and site improvements for vehicular and pedestrian movement as well as an aesthetically balanced community. The Design Guidelines support sustainable development practices through site and building design strategies that support renewable energy, water conservation, waste reduction, and encourage use of other modes of travel instead of automobile use. V. SECTION FIVE – INFRASTRUCTURE PLAN The Infrastructure section of the Specific Plan describes an orderly process for infrastructure planning within the Specific Plan boundaries and for upgrades and/or expansion of the existing infrastructure within the Specific Plan area that will support the Development Program. This includes the circulation system, water and sewer conveyance, storm drainage, waste disposal, energy facilities, potential wireless facilities, fire protection and emergency services as well as other public services such as police services, schools, and libraries. Executive Section 0 Summary 0-3 VI. SECTION SIX – ADMINISTRATION AND IMPLEMENTATION The Administration and Implementation Section of the Specific Plan describes the regulatory process and steps necessary to implement the One Metro West Development Program. This section establishes the requirement for a Master Plan for any future development in the Specific Plan area and review procedures for approval of a Master Plan and any future amendments. Furthermore, this section includes the review procedures for the Specific Plan and any future amendments. Section 1 Introduction 1-1 SECTION 1: INTRODUCTION The One Metro West Specific Plan (Specific Plan) is intended to establish a long-term vision for development of the 15.23-acre Specific Plan area (also referred to as the “site”), focused on providing a high-quality residential community within close proximity to nearby employment centers, shopping, dining and recreational opportunities. The site is currently developed with an approximately 345,000 square foot industrial building, parking, driveways and landscaping. The site is adjacent to restaurants, shopping, professional offices, and the Santa Ana River Trail. The Specific Plan establishes the process and the mechanism to ensure future development of the Specific Plan area is coordinated and occurs in an orderly and well-planned manner. 1.1 LEGAL CONTEXT The Specific Plan has been prepared in compliance with Government Code Sections 65450 through 65457. Government Code Section 65450 et seq. grants local planning agencies the authority to prepare a Specific Plan for any area covered by an agency’s General Plan in order to establish organized procedures for implementation of the agency’s General Plan for a defined geographic area. State law provides that a specific plan includes text and diagrams that generally describe: • Distribution, location and extent of all land uses, including open space; • Distribution, location, extent and intensity of major components of public and private infrastructure needed to support the land uses described in the plan; • Standards and criteria by which new development will proceed; and, • Program of Implementation Measures (e.g., financing measures; policies and regulations; public works projects). In addition, the Government Code requires that the specific plan establish its relationship to the General Plan. 1.2 PURPOSE AND ORGANIZATION OF THE SPECIFIC PLAN The Specific Plan will serve both as a planning and regulatory document. The purpose of the Specific Plan is to provide policies, Development Standards and Design Guidelines for development and operation of a mixed-use community in accordance with the City of Costa Mesa General Plan vision, goals and policies. The objectives for the One Metro West Specific Plan are to: 1. Encourage redevelopment of the site with a mix of residential units and commercial uses in a master planned setting. Section 1 Introduction 1-2 2. Increase the City’s housing stock including affordable housing opportunities by providing multi-family residential housing in areas with adequate public utilities and services and in close proximity to major employment centers. 3. Provide enhanced recreation and open space opportunities. 4. Provide opportunities for specialty retail and entertainment uses to serve future residents and commercial office tenants. 5. Encourage alternative modes of travel through enhancing pedestrian and bicycle infrastructure and by providing resident-serving retail and employment centers in close proximity to residential. 6. Improve jobs-housing ratio and reduce vehicle miles traveled by placing housing in proximity to major employment centers in support of Statewide housing and transportation regulations (Senate Bill 375 and Senate Bill 743). 7. Incorporate sustainable development practices that address energy efficiency, support active transportation, and comply with green building standards. 8. Enhance the visual attributes of the site and surrounding area through implementation of a high quality design, creative facades, consistent development standards, and design guidelines for streetscape, landscape, site design, and signage. The One Metro West Specific Plan is organized according to the following sections. • Executive Summary – a summation of Specific Plan contents • Introduction – includes the Specific Plan’s purpose and intent, authority and scope, general discussion of Specific Plan consistency with the Costa Mesa General Plan, Specific Plan organization, existing physical character, and Specific Plan Objectives • Development Program – includes a land use plan including residential; commercial retail; creative office; urban open space; and infrastructure and circulation improvements • Development Standards and Permitted Uses – includes standards that guide the land use, density, open space, height, parking, landscaping, signs and bulk and massing of the structures • Design Guidelines – guidelines that pertain to each land use in terms of architecture, landscaping, hardscape, walls, fences, signage, and similar topics • Infrastructure Plan – includes public and private infrastructure improvements within the Specific Plan area • Administration and Implementation Plan – includes administrative procedures for implementing the Specific Plan; phasing; financing and economic development strategies • Definitions and Acronyms 1.3 SPECIFIC PLAN AREA The One Metro West site address is located on 15.23 net acres at 1683 Sunflower Avenue in the northwest corner of Costa Mesa, between the I-405 Freeway and Section 1 Introduction 1-3 Sunflower Avenue, at the terminus of Sunflower Avenue where it connects with Cadillac Avenue. The One Metro West site is bounded by Sunflower Avenue to the north, by the I-405 Freeway to the south, by the South Coast Collection (SOCO) retail/dining establishments to the east, and by industrial and logistics uses to the west. The northern boundary of the Specific Plan study area extends into Sunflower Avenue across the length of the property, along Sunflower Avenue to Hyland Avenue, and connects to across the bicycle/pedestrian trail link to connection with the Santa Ana River Trail north of the One Metro West community. A portion of Sunflower Avenue is designated as a Primary Arterial in the City’s Master Plan of Street and Highways (MPSH) from Bear Street to Hyland Avenue and no designation on the project’s frontage. 1.4 EXISTING SITE CONDITIONS The 15.23-acre site currently is developed with a two-story industrial building occupying 345,893 square feet and with surface parking, landscaping and loading docks. Three businesses are located in the building: Robinson Pharma, Inc. (232,393 square feet); South Coast Baking (78,500 square feet); and, Dekra-Lite Industries, Inc. (35,000 square feet). The site is designated as “Industrial Park” in the Costa Mesa General Plan and as “Industrial Park (MP)” in the Costa Mesa Zoning Code. Utilities are provided to the site by Southern California Edison (electricity), SoCalGas (natural gas), Mesa Water District (water provision), and the Costa Mesa Sanitary District (wastewater disposal). The Costa Mesa Fire Department provides fire and emergency service to the area; the Costa Mesa Police Department provides law enforcement service to the area. The City of Costa Mesa has an easement over the bicycle path on the site and bicycle trail adjacent to the site. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CA 7 | ONE METRO WEST BACKGROUND | 8 COSTA MESA Santa Ana River Beach Blvd.PACIFIC OCEAN South Coast Metro Irvine Business Complex Irvine Spectrum Newport Center 405 405 5 73 55 1 Sunflower Ave.Cadillac Ave.SANTA ANA RIVERSouth Coast Dr.Harbor Blvd.Fairview Rd.Hyland Ave.Susan St.® 405 Vicinity Map 1.2 ONE METRO WEST will serve as the gateway to the city of Costa Mesa where the San Diego Freeway crosses over the Santa Ana River. Nearby are commercial, industrial and logistics businesses in Costa Mesa and the adjacent cities of Santa Ana and Fountain Valley. Within walking distance of ONE METRO WEST is the very successful South Coast Collection (SOCO) retail and dining destination, which will be a next-door neighbor of ONE METRO WEST. Across the street from SOCO is the world headquarters for Vans, a global icon of creative expression for youth culture. The 182,000-square-foot headquarters on 14 acres is home to 500 employees, with room for more. Other attractions and businesses that are easily walkable and bikeable from ONE METRO WEST include the Santa Ana River Trail, IKEA Costa Mesa, The Observatory music venue, Moon Park, National University, HIVE creative office campus, including The Lost Bean Coffee & Tea, The Press and the former site of Whittier Law School. ONE METRO WEST enjoys easy access to South Coast Plaza, with its collection of more than 275 retail and dining opportunities, and the South Coast Plaza Metro District. Also within three miles is Orange County’s premier cultural venue – the Segerstrom Center for the Arts, a world- renowned performing arts campus featuring more than 6,400 seats in seven concert halls, theaters and studios, as well as gardens, plazas and open space. It is also near centers of higher education, including Orange Coast College, Vanguard University, the Art Institute of California, and University of Redlands, SCM Campus, and other specialty campuses. Location Map 1.1 ONE METRO WEST is a 15.23+/- acres mixed- use community that will replace the Sakura Paper manufacturing plant at 1683 Sunflower Avenue in the northwesterly portion of the City of Costa Mesa, California, north of the 405 Freeway. ONE METRO WEST is easily accessible from the west and east via the San Diego Freeway (I-405), from the south via the San Joaquin Hills Transportation Corridor (State Route 73), and the east via the Costa Mesa Freeway (State Route 55). Locally, Harbor Boulevard and Sunflower Avenue are the major roadways that provide access to ONE METRO WEST. ONE METRO WEST can also be accessed by bicyclists and pedestrians traveling along the nearby Santa Ana River Trail, a very popular route that runs 30 miles from the ocean at Huntington Beach to the Orange County/Riverside border. There is an existing path that connects the River Trail to the new community. That path will benefit from a major upgrade as part of ONE METRO WEST. John Wayne Airport is less than six miles away, making ONE METRO WEST convenient for businesses and residents needing easy access to travel for work and pleasure. The Santa Ana Train Station is less than eight miles from ONE METRO WEST, and the Tustin Station is less than ten miles away. The stations provide mass transit access to greater Orange County, Los Angeles County, Riverside County and San Diego County via commuter trains. Exh 1-1 Location Map Exh 1-1: Location Map March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CA Exh 1-2 Vicinity Map Exh 1-2: Vicinity Map 7 | ONE METRO WEST BACKGROUND | 8 COSTA MESA Santa Ana River Beach Blvd.PACIFIC OCEAN South Coast Metro Irvine Business Complex Irvine Spectrum Newport Center 405 405 5 73 55 1 Sunflower Ave.Cadillac Ave.SANTA ANA RIVERSouth Coast Dr.Harbor Blvd.Fairview Rd.Hyland Ave.Susan St.® 405 Vicinity Map 1.2 ONE METRO WEST will serve as the gateway to the city of Costa Mesa where the San Diego Freeway crosses over the Santa Ana River. Nearby are commercial, industrial and logistics businesses in Costa Mesa and the adjacent cities of Santa Ana and Fountain Valley. Within walking distance of ONE METRO WEST is the very successful South Coast Collection (SOCO) retail and dining destination, which will be a next-door neighbor of ONE METRO WEST. Across the street from SOCO is the world headquarters for Vans, a global icon of creative expression for youth culture. The 182,000-square-foot headquarters on 14 acres is home to 500 employees, with room for more. Other attractions and businesses that are easily walkable and bikeable from ONE METRO WEST include the Santa Ana River Trail, IKEA Costa Mesa, The Observatory music venue, Moon Park, National University, HIVE creative office campus, including The Lost Bean Coffee & Tea, The Press and the former site of Whittier Law School. ONE METRO WEST enjoys easy access to South Coast Plaza, with its collection of more than 275 retail and dining opportunities, and the South Coast Plaza Metro District. Also within three miles is Orange County’s premier cultural venue – the Segerstrom Center for the Arts, a world- renowned performing arts campus featuring more than 6,400 seats in seven concert halls, theaters and studios, as well as gardens, plazas and open space. It is also near centers of higher education, including Orange Coast College, Vanguard University, the Art Institute of California, and University of Redlands, SCM Campus, and other specialty campuses. Location Map 1.1 ONE METRO WEST is a 15.23+/- acres mixed- use community that will replace the Sakura Paper manufacturing plant at 1683 Sunflower Avenue in the northwesterly portion of the City of Costa Mesa, California, north of the 405 Freeway. ONE METRO WEST is easily accessible from the west and east via the San Diego Freeway (I-405), from the south via the San Joaquin Hills Transportation Corridor (State Route 73), and the east via the Costa Mesa Freeway (State Route 55). Locally, Harbor Boulevard and Sunflower Avenue are the major roadways that provide access to ONE METRO WEST. ONE METRO WEST can also be accessed by bicyclists and pedestrians traveling along the nearby Santa Ana River Trail, a very popular route that runs 30 miles from the ocean at Huntington Beach to the Orange County/Riverside border. There is an existing path that connects the River Trail to the new community. That path will benefit from a major upgrade as part of ONE METRO WEST. John Wayne Airport is less than six miles away, making ONE METRO WEST convenient for businesses and residents needing easy access to travel for work and pleasure. The Santa Ana Train Station is less than eight miles from ONE METRO WEST, and the Tustin Station is less than ten miles away. The stations provide mass transit access to greater Orange County, Los Angeles County, Riverside County and San Diego County via commuter trains. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 1-3 AEriAl ViEw of ProjEct SitE Exh 1-3: AEriAl ViEw of ProjEct SitE SUMMARY One Metro West is located in the far northwest corner of Costa Mesa, in the area north of the I-405 Freeway adjacent to the cities of Fountain Valley and Santa Ana. The area is separated from greater Costa Mesa by the freeway on the south, an industrial park and the Santa Ana River on the west, and Sunflower Avenue on the north. FOUNTA I N V A L L E Y SANTA ANA COSTA MESA I-405 FREEWAY March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CA Exh 1-4 Surrounding Land uSES Exh 1-4: Surrounding Land uSES Ship CenterINDUSTRIAL INDUSTRIAL PARKPARK INDUSTRIAL INDUSTRIAL PARKPARK INDUSTRIAL INDUSTRIAL PARKPARK INDUSTRIAL INDUSTRIAL PARKPARKLOW DENSITYLOW DENSITY RESIDENTIALRESIDENTIAL I-40 5 FR E E W A Y SUNFLOWER AVE.SUNFLOWER AVE.CADILLAC AVE.CADILLAC AVE.HYLAND AVE.HYLAND AVE. Section 1 Introduction 1-8 1.5 SPECIFIC PLAN VISION The One Metro West Specific Plan is intended to encourage development of a mixed-use community at the site that offers its residents diverse living, retail, recreation and employment opportunities. The Specific Plan establishes policies and regulations that encourage development that is responsive to residential market needs and accommodate housing for a variety of income and age groups (singles, couples, and families). The Specific Plan encourages studio, one-bedroom, two-bedroom and three-bedroom units at the site in buildings with open plazas and courtyards and access to nearby recreational opportunities. The Specific Plan also encourages neighborhood-serving commercial uses and a mix of unique retail stores that will provide high-end and everyday goods and services for community residents and visitors alike. The Specific Plan also encourages office uses to provide additional employment opportunities in proximity to multifamily housing. The site is located in an area with proximity to employment opportunities north of the I-405 Freeway, including businesses that currently employ approximately 5,000 people. The Specific Plan is established to provide provisions for redevelopment of the existing industrial site with high-quality residential development in a mixed-use setting; and to meet the demand for new housing in a mixed-use environment to satisfy a diverse residential population. 1.6 RELATIONSHIP TO THE COSTA MESA GENERAL PLAN AND ZONING CODE The General Plan land use designation for the site is “Industrial Park”. The following graphic illustrates the existing City of Costa Mesa General Plan and Zoning designations for the One Metro West site. Concurrently with adoption of this Specific Plan, the City is also processing a General Plan Amendment and Zone Change for the site. The General Plan Amendment changes the existing “Industrial Park” General Plan land use designation to “High Density Residential” with site-specific base density of 80 dwelling units per acre and a site-specific base building height of 7 stories. The Zone Change replaces the current “MP-Industrial” zoning designation for the site with “PDR-HD - Planned Development Residential-High Density” zoning. According to Municipal Code Section 13-20, Zoning Districts, PDR-HD districts are intended for multi-family residential developments containing any type or mixture of housing units, attached or detached, including but not limited to clustered development, townhouses, patio houses, detached houses, duplexes, garden apartments, high rise apartments, or common interest developments. Complementary non-residential uses could also be included in the planned development. As such, the PDR-HD zoning district would allow a mix of residential and non-residential uses, subject to site-specific development standards pursuant to the Specific Plan. Section 1 Introduction 1-9 The 2015-2035 Costa Mesa General Plan as amended regulate land use within the Specific Plan area. The Specific Plan is consistent with the goals and policies of the Costa Mesa General Plan. The environmental documentation (Environmental Impact Report) that accompanies this Specific Plan includes a discussion of consistency with the General Plan’s applicable goals and policies. This Specific Plan is adopted by Ordinance and establishes the development standards, regulations, and design guidelines applicable to the site. When a Specific Plan is adopted by Ordinance, the plan effectively replaces all or portions of the Zoning Code of the Specific Plan area and becomes its own independent set of regulations. Except as otherwise provided in this Specific Plan, whenever the development standards and regulations of this plan conflict with the Costa Mesa Zoning Code, the provisions of this plan shall prevail. Where the Specific Plan is silent, the applicable portions of the Costa Mesa Zoning Code shall apply. The future development of the site will be evaluated for consistency with the Specific Plan development standards and design guidelines. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS SUMMARY General Plan Designation: Existing Industrial Park Proposed High Density Residential with site-specific base density (80 Dwelling Units per acre) requested and site-specific base building height of 7-stories of residential and parking garage. Zoning Designation: Existing MP - Industrial Park Proposed Planned Development Residential - High Density (SP) Zoning Implementation: Proposed Master Plan Exh 1-5 GEnErAl PlAn lAnd USE / ZoninG / MAStEr PlAn Exh 1-5: GEnErAl PlAn lAnd USE / ZoninG / MAStEr PlAn PLANNED DEVELOPMENT INDUSTRIAL MASTER PLAN PROPOSED ZONING IMPLEMENTATION: MASTER PLAN EXISTING GENERAL PLAN: INDUSTRIAL PARK PROPOSED GENERAL PLAN: HIGH DENSITY RESIDENTIAL (HDR) EXISTING ZONING: MP - INDUSTRIAL PARK PROPOSED ZONING: PLANNED DEVELOPMENT RESIDENTIAL - HIGH DENSITY (SP) MP -- INDUSTRIAL PARKINDUSTRIAL PARK HIGH DENSITY RESIDENTIAL (HDR) The proposed One Metro West Project involves a General Plan Amendment to change the existing Industrial Park land use designation to HDR (High Density Residential), and a Zone Change to replace the existing MP - Industrial Park zoning to PDR-HD (SP) (Planned Development Residential- High Density - Specific Plan). The Specific Plan implements the General Plan and contains the Zoning, Design Standards and Design Guidelines for this unique site. This Specific Plan is created to provide flexibility for the final design to be defined in greater detail in the Master Plan. The Master Plan must be consistent with both the Specific Plan and the City of Costa Mesa General Plan. The Master Plan will provide in greater detail how the Specific Plan will be implemented for this site. PLANNED DEVELOPMENT RESIDENTIAL - HIGH DENSITY (SPECIFIC PLAN) (PDR-HD (SP)) Section 1 Introduction 1-11 1.7 OTHER RELEVANT PLANS/MEASURES Measure X (City of Costa Mesa Marijuana Measure) One Metro West has no intention to allow Measure X uses within the Specific Plan property; such uses are noted as prohibited uses in this Specific Plan. Marijuana-related businesses as well as uses that are prohibited within 600 feet of a licensed marijuana business per the State’s Bureau of Cannabis Control Section 5026 (a) are prohibited on the Project site. Costa Mesa voters approved Measure X (i.e. the City of Costa Mesa Medical Marijuana Measure). The following marijuana-related uses are allowed in the Measure X zone: distributors; distributors; manufacturers; processors; research and development laboratories; testing laboratories; and, transporters. These uses may be located only on specific Industrial Park and Planned Development Industrial zoned properties north of South Coast Drive and west of Harbor Boulevard, excluding the South Coast Collection property. Most of the 24 businesses that have been granted a Conditional Use Permit under Measure X are separated from the One Metro West property by Sunflower Avenue. Measure Y (“An Initiative to Require Voter Approval on Certain Development Projects”) Costa Mesa voters approved Measure “Y” on November 8, 2016. Measure Y amended the Costa Mesa Municipal Code (Article 22, Chapter IX of Title 13, Zoning, of the Costa Mesa Municipal Code) to require voter approval (at either a general or special election) of projects that amend, change or replace the General Plan, Zoning Code, a specific plan, or an overlay plan, and that involve any of the following changes: • Generation of more than 200 additional average daily trips; increasing the volume/capacity of an intersection based on specified formulas; adding 40 or more dwelling units; • Adding 10,000 square feet of retail, office or other nonresidential use; or, where the project, combined with other projects within 8 years and one-half mile of one another, meet the noted criteria. • Adding more than 40 residential units Measure Y also contains several exceptions, two of which provide that the measure does not apply to the extent that it would violate State or federal laws or to affordable housing projects required by State or federal law. Airport Land Use Commission The project site is located approximately 3.5 miles northwest of John Wayne Airport and is located within the Airport Environs Land Use Plan (AELUP) for John Wayne Airport (AELUP) planning area. The site is outside the airport safety impact zone, but is within the Section 1 Introduction 1-12 FAR Part 77 Notification Area for John Wayne Airport. Development pursuant to the Specific Plan requires a consistency determination from the Orange County Airport Land Use Commission (ALUC) to determine whether the project is consistent with the John Wayne Airport AELUP. 1.8 COMMUNITY ENGAGEMENT The Costa Mesa City Council conducted a General Plan Screening Request for the project on March 5, 2019. City staff presented the Screening Application, members of the public commented, and City Councilmembers provided comments pertaining to the One Metro West project and approved the project to proceed with the General Plan Amendment request. On June 5, 2019, the City of Costa Mesa conducted a Public Scoping Meeting to elicit public comments pertaining to the environmental analysis of the project. Approximately 20 interested members of the Costa Mesa community attended this meeting. Rose Equities (the Project Applicant and owner-builder) also conducted meetings with interested members of the Costa Mesa community prior to submitting an application for the Specific Plan with the City of Costa Mesa and conducted regular meetings with interested parties during processing of the land use application. 1.9 ENVIRONMENTAL IMPACT REPORT Adoption of the One Metro West Specific Plan constitutes a “project” under the California Environmental Quality Act (CEQA) and therefore must be evaluated for its potential to create adverse environmental impacts. Consistent with CEQA requirements, an Environmental Impact Report (EIR) has been prepared that assesses potential direct and indirect environmental impacts of development and operation of the One Metro West Specific Plan. The EIR is provided as a separate document. Development Section 2 Program 2-1 SECTION 2: DEVELOPMENT PROGRAM 2.1 LAND USE PLAN The Specific Plan area is intended for mixed-use development that consists of multi-family residential, neighborhood-serving specialty retail, creative office, and open space uses. The vision of the Plan is to create a mixed-use community to provide housing near jobs in a master planned setting with resident-serving amenities, a 1.5-acre open space area, and connection to bicycle trails. The Development Program accommodates up to 1,057 multi-family residential units, 25,000 square feet of office space, and 6,000 square feet of specialty retail use. In order to redevelop the site, all existing buildings, structures, parking areas, drive aisles, and hardscape improvements would be demolished, and a number of mature ornamental trees and other landscape improvements throughout the site would be removed. The Specific Plan includes improvements to Sunflower Avenue and the bicycle trail connection from the site west to the existing Santa Ana River Trail. Upgrades to the westerly portion of Sunflower Avenue include undergrounding the existing Southern California Edison (SCE) 66-kilovolt utility lines and upgrading the sidewalk and public landscape areas with a new sidewalk and bicycle trail to improve pedestrian and bicycle access to the regional Santa Ana River Trail system. These infrastructure improvements are described in detail in Section 5 of this Specific Plan, Infrastructure Plan. The Specific Plan Land Use Map depicts the following uses: multi-family residential structures; one office building; commercial space; a publicly-accessible urban open space area; landscaping; streetscape improvements; and a path/trail system. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS SUMMARY The proposed Zoning for this site is Planned Development Residential-High Density, which also requires a Specific Plan to be done for the project. Each land use is planned to be in the general area designated by this exhibit. The land use boundaries are flexible and are schematic at this point in the planning process. The final land use boundaries are dependent upon final design of the project and will be in greater detail in the One Metro West Master Plan. Mixed-Uses: Residential & Residential & Commercial Retail Commercial Retail • Residential -- 1,057 units • Commercial Retail -- 6,000 sf Open Space Open Space • 1.5 acres Creative Office Creative Office • 25,000 sf Exh 2-1 onE MEtro wESt SPEcific PlAn Exh 2-1: onE MEtro wESt SPEcific PlAn OPEN SPACEOPEN SPACE CREATIVE CREATIVE OFFICEOFFICE RESIDENTIAL & RESIDENTIAL & COMMERCIAL RETAILCOMMERCIAL RETAIL • Residential -- 1,057 units • Commercial Retail -- 6,000 sf • 1.5 acres • 25,000 sf LEGEND: RESIDENTIAL & COMMERCIAL RETAIL OPEN SPACE CREATIVE OFFICE SPECIFIC PLAN BOUNDARY LAND USE BOUNDARY (FLEXIBLE) NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 2-2 lAnd USE PlAn Exh 2-2: lAnd USE PlAn SUMMARY The purpose of the Land Use Plan exhibits is to show the tiers of land uses within One Metro West. The mixed-use development incorporates apartments with on-site amenities, rooftop terraces, and commercial retail uses on different levels within One Metro West. Multi-Family Residential: These 6- and 7-story buildings are designed with intermittent courtyards, open space connectivity, and private amenities. The location allows residents to easily reach surrounding neighborhood destinations, such as the South Coast Collection, The Press, and other nearby employment centers. By designing a parking structure between the southern-most building and the I-405 freeway, it acts as a buffer from freeway traffic noise, and air quality. Three Access Points from Sunflower Ave: Vehicle access on three points from Sunflower Avenue allows for residents to easily enter and exit the site from any of the three residential buildings. Three Different Building Types: There are three different building types: podium, wrap, and partial wrap. These building structures will include the residential and retail components, as well as most of the amenities for the project. OPEN SPACE COMMERCIAL RETAIL ROOFTOP TERRACES MULTI-FAMILY RESIDENTIAL ROOFTOP AMENITIES PARKING STRUCTURE OF PARTIAL WRAP BUILDING LEGEND: AMENITIES ROOFTOP TERRACES (VARIOUS LEVELS) COMMERCIAL RETAIL CREATIVE OFFICE MULTI-FAMILY RESIDENTIAL PARKING STRUCTURE FIRE LANE FIRE LANE GROUND LEVEL COURTYARDS ROOFTOP TERRACE OVER PARKING STRUCTURE FOR WRAP BUILDING ROOFTOP TERRACE OVER AMENITIES PODIUM BUILDING WITH AT-GRADE AND UNDERGROUND PARKING ELEVATED COURTYARDS SUNFLOWER AVENUE I-405 FREEWAY NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. CREATIVE OFFICE BUILDING March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 2-3 lAnd USE PlAn (obliqUE A) Exh 2-3: lAnd USE PlAn (obliqUE A) ROOFTOP TERRACES MULTI-FAMILY RESIDENTIAL AMENITIES SUMMARY The purpose of the Land Use Plan exhibits is to show the tiers of land uses within One Metro West. Amenities: Amenities can be found throughout the project. These amenities may include roof- top terraces, pool recreation areas, a fitness center, a business center with meeting rooms, a club house/community room (which can be used by the City of Costa Mesa), coffee bar, gaming center, a dog spa, a bowling alley, and private day care facility. Rooftop Terraces: Rooftop terraces can be found on all three residential buildings and provide One Metro West residents with an elevated lounge and/ or garden. I-405 FREEWAY LEGEND: AMENITIES ROOFTOP TERRACES (VARIOUS LEVELS) COMMERCIAL RETAIL CREATIVE OFFICE MULTI-FAMILY RESIDENTIAL PARKING STRUCTURE FIRE LANE NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 2-4 lAnd USE PlAn (obliqUE b) Exh 2-4: lAnd USE PlAn (obliqUE b) SUMMARY The purpose of the Land Use Plan exhibits is to show the tiers of land uses within One Metro West. Open Space: One Metro West will contain a 1.5-acre open space area that will be located in the extreme westerly portion of the Project site. The open space component of the Project will be privately owned and maintained. The open space will be available to the public through dedication of a public access easement and will be available to pedestrians and bicyclists. This area is intended as a passive open space area with seating and resting areas, exercise area, creative landscaping, art pieces, and shade structures. The open space will be heavily landscaped. Creative Office: The creative office component will encourage some One Metro West residents to live and work in close proximity and serve as a customer base for the new commercial businesses on the Project site. Bike Connectivity: One Metro West will improve upon an existing bike path along the western-most border of the site, subject to agreement with the adjacent property owner. Should there be no agreement with the adjacent property owner, One Metro West will provide a bike path completely on their property along the western-most border of the site. This bike path will connect Sunflower Avenue to the Santa Ana River Trail. LEGEND: AMENITIES ROOFTOP TERRACES (VARIOUS LEVELS) COMMERCIAL RETAIL CREATIVE OFFICE MULTI-FAMILY RESIDENTIAL PARKING STRUCTURE FIRE LANE S U N F L O W E R A V E N U E I-405 FREEWAY CREATIVE OFFICE BUILDING PUBLIC OPEN SPACE BIKE PATH LOCATION NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 2-5 lAnd USE PlAn (obliqUE c) Exh 2-5: lAnd USE PlAn (obliqUE c) SUMMARY The purpose of the Land Use Plan exhibits is to show the tiers of land uses within One Metro West. Resident-Serving Commercial Retail: The commercial component on the project will provide some retail and dining options for residents. These businesses may include a boutique grocery store, dry cleaners, a coffee shop, sandwich/deli shop, or other similar businesses. Synergy Among Project Components: Those employed at the creative office building and the commercial retail/dining uses will also have residential opportunities within One Metro West. Public recreation opportunities, in the form of the Public Open Space and improved trail connection, further will result in patronage of on-site dining establishments and services. The synergy among the proposed residential, commercial, office and recreational uses implement environmentally responsible practices in planning, design, construction and operation of the One Metro West community.SUNFLOWER AVENUEI-405 FREEWAY ROOFTOP TERRACES ROOFTOP AMENITIES COMMERCIAL RETAIL OPEN SPACE CREATIVE OFFICE BUILDING LEGEND: AMENITIES ROOFTOP TERRACES (VARIOUS LEVELS) COMMERCIAL RETAIL CREATIVE OFFICE MULTI-FAMILY RESIDENTIAL PARKING STRUCTURE FIRE LANE NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. Development Section 2 Program 2-7 Residential Uses One Metro West will include a maximum of 1,057 apartments (mix of studio, one-bedroom, two-bedroom and three-bedroom units) extending to a maximum seven stories in height as indicated in the table below: Table 2-1: Development Potential LAND USE DEVELOPMENT POTENTIAL Residential ¹ Building A 449 units Building B 379 units Building C 229 units TOTAL: 1,057 units Specialty Retail 6,000 square feet Creative Office 25,000 square feet Open Space 1.5 acres Note: 1. The number of residential buildings and units per building can change based on the final design of the Project. However, the total number of units will not exceed 1,057. The final design of the Project will be finalized in the Master Plan. The following table provides an example of the Summary of Residential Unit Types. Table 2-2: Summary of Residential Unit Type UNIT TYPE ESTIMATED UNIT AREA TOTAL UNITS % OF TOTAL UNITS ¹ Studio Units 618 square feet 131 12.4% One Bedroom Units 745 – 820 square feet 489 46.3% Two Bedroom Units 1,150 – 1,184 square feet 399 37.7% Three Bedroom Units 1,370 – 1,526 square feet 38 3.6% Total Multi-Family Units 1,057 100% Note: 1. The unit type mix may change up to 15%, but the total number of units for the site may not exceed 1,057 units. There will be no less than 38 three-bedroom units for this Project. Development Section 2 Program 2-8 Development on the site is envisioned to include a combination of podium and wrap style construction. The residential component of the community will contain a minimum of 54,500 square feet of indoor amenities as well as a minimum of 32,800 square feet of outdoor amenities. The following table represents the types of amenities envisioned: Table 2-3: Residential Amenities AVAILABLE TO THE GENERAL PUBLIC Community Room RESIDENT-SERVING ONLY Business Center with meeting rooms Co-working spaces Fitness Center with on-demand fitness programs and therapy amenities Club House/Community Room With bowling alleys, coffee bar, high-tech gaming center, and chef’s demonstration kitchen Outdoor swimming pools, spas, and cabanas Outdoor rooftop lounge area with seating, landscaping, and shade structures Commercial Uses The commercial component of the community will be comprised of 6,000 square feet of specialty retail businesses at the ground level of the podium building. The specialty retail will be focused to providing primarily for the needs of community residents and may contain a small boutique grocery business, dry cleaners, and other service businesses. The commercial uses will be located within the wrap building at the site’s northeast corner (Building C). The office component of the community is 25,000 square feet in size and located within a free-standing three-story office building in the westerly portion of the community. The office building is intended as a creative office space. It is intended that the creative office component will encourage and enable some One Metro West residents to live and work in close proximity. Based on the office parking ratio, a total of 100 parking spaces will be required for the office space. The required parking spaces will be assigned and/or shared with parking for the seven-story residential structure (35 of which will be exclusively designated for the office); the required disabled and EV charging station spaces will be provided as required by the California Building Code. Development Section 2 Program 2-9 Site Access Vehicular access to the community site will be from Sunflower Avenue. Sunflower Avenue and Harbor Boulevard (east of the community site) are the major roadways that provide local access to the site; Hyland Avenue and Cadillac Avenue extend perpendicularly from Sunflower Avenue in the near vicinity of the community site. The project also requires an approved fire access plan for vehicular as well fire hose accessibility to individual units. Urban Open Space The One Metro West Specific Plan contains a 1.5-acre publicly-accessible urban open space area that will be located in the extreme westerly portion of the site. The open space will be privately owned and maintained; however, it would be available to the general public through dedication of a public access easement. This area is intended as a passive open space area with substantial landscaping, seating and resting areas, exercise areas for yoga and other low-impact fitness programs, creative landscaping, art pieces, and shade structures; playgrounds and kids zones are prohibited because of proximity to existing licensed Measure X businesses. An active transportation hub will be located immediately adjacent to the urban open space and is proposed to include bicycle lockers, bicycle storage, bicycle repair facilities and space for a community-wide bike-share program and events. No parking spaces will be assigned specifically for the public use of the open space other than required accessible spaces; however, street parking will be available along Sunflower Avenue. Sound Wall The site included a sound wall along the I-405 Freeway that has been removed due to the construction on the I-405 Freeway and expansion of Caltrans right-of-way. Since the project was not approved for residential uses at the time of 405-Freeway construction, a sounds wall will not be constructed by Caltrans. The site design includes construction of a seven story concrete parking structure along the freeway that is intended to reduce the sound level at the proposed community. Phasing Construction is expected to commence in 2022 and conclude in 2027, with each building built in a sequential phase, lasting approximately 5.5 years. Occupancy would begin for each building as it is completed. Phased construction would proceed as follows: Phase 1 would include construction of Building A, which would start in July 2022 and will take approximately 30 months to build. The proposed open space would be constructed following construction of Building A. Phase 2 would include construction of Building B, which would start in July 2024, lasting approximately 26 months. Development Section 2 Program 2-10 Phase 3 would include construction of Building C and the creative office building, which would start in January of 2026 and would last approximately 22 months. 2.2 PARKING On-site parking will be provided pursuant to the Parking Standards established in Section 3 of this Specific Plan. Parking is envisioned to be provided as at-grade and subterranean parking levels beneath a podium-style building and/or above-ground and integrated within wrap-style buildings. Parking space dimensions will be identical to City Zoning Code requirements. Each parking area in the community will contain electric vehicle charging stations. The Electric Vehicle Parking Requirements will be complied with as per CalGreen Code and will be confirmed of compliance by the City of Costa Mesa Building Division at a later time. Assigned parking spaces for “car-share” vehicles will be provided in addition to the required spaces. Office parking will be designated as “shared” parking with residential parking in consideration of offset hours for the two types of users. The required number of accessible stalls will be located at ground level. There are no parking spaces exclusive to the public park use; on-street parking will be available along Sunflower Avenue. Reference Exhibit 3-1 “Development Standards Matrix” for a detailed vehicular parking schedule. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 2-6 trAil PlAn / connEctionS to SUrroUndinG ProPErtiES Exh 2-6: trAil PlAn / connEctionS to SUrroUndinG ProPErtiES SUMMARY A bicycle and pedestrian trail extends along Sunflower Avenue adjacent to the One Metro West Project site, meanders along the western border of the project, and connects to the Santa Ana River Trail further west of the Project site. One Metro West Project development and operation will include improvements to the existing 12’-wide trail connection adjacent to the property connecting Sunflower Avenue to the Santa Ana River Trail. The Developer shall obtain approval of the adjacent property owner for any improvement and maintenance done on their property. Should there be no agreement with the adjacent property owner, One Metro West will provide a bike path completely on their property along the western-most border of the site. A B SANTA ANA RIVER TRAIL SANTA ANA RIVER TRAIL CONNECTION B A EXIS T I N G SANT A A N A RIVE R T R A I L EXISTING SANTA ANA RIVER TRAIL CONNECTION WITH POTENTIAL ENHANCEMENTS NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. THE DEVELOPER SHALL OBTAIN APPROVAL OF THE ADJACENT PROPERTY OWNER FOR ANY IMPROVEMENT AND MAINTENANCE IN THIS AREA.SUNFLOWER AVENUE TRAIL CONNECTION B A PROPOSED TRAIL ON PRIVATE PROPERTY WITH PUBLIC EASEMENT March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 2-7 oPEn SPAcE concEPtUAl lAndScAPE PlAn Exh 2-7: oPEn SPAcE concEPtUAl lAndScAPE PlAn SUMMARY One Metro West will contain a 1.5-acre open space area that will be located in the extreme westerly portion of the Project site. The open space component of the Project will be privately owned and maintained. The open space will be available to the public through dedication of a public access easement and will be available to pedestrians and bicyclists. This area is intended as a passive open space area with seating and resting areas, exercise area, creative landscaping, art pieces, and shade structures. The open space will be heavily landscaped. BIKE AND PEDESTRIAN TRAIL CREATIVE OFFICE BUILDING POSSIBLE PUBLIC ART INSTALLATIONS OPEN SPACE LOUNGES AND PLAZA NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 2-8 ArEAS of diStUrbAncE Exh 2-8: ArEAS of diStUrbAncE POTENTIAL SANTA ANA RIVER TRAIL CONNECTION DISTURBANCE SUNFLOWER AVENUE INTERSECTION OF SUNFLOWER AVE. & HYLAND AVE. POTENTIAL AREA OF DISTURBANCE SUMMARY One Metro West Project will improve the adjacent Orange County trail connecting Sunflower Avenue to the Santa Ana River Trail. In addition to the trail connection improvements, Sunflower Avenue will also undertake road and streetscape improvements (see Exhibit 2-8: Sunflower Avenue Section). Potential Areas of Disturbance: There is a potential Area of Disturbance (green striped area in this exhibit) along Sunflower Avenue on the northern boundary of SOCO. Potential Areas of Disturbance may include putting underground the existing electrical transmission lines, and making landscape improvements along SOCO’s northern boundary. These changes may only be made along the parkway from the One Metro West site to the intersection of Sunflower Avenue and Hyland Avenue. The existing off-site Santa Ana River Trail on the western boundary of One Metro West may or may not be disturbed depending on the final plans for the trail and landscaping. AREAS OF DISTURBANCE: SUNFLOWER AVENUE ONE METRO WEST SPECIFIC PLAN POTENTIAL SANTA ANA RIVER TRAIL CONNECTION DISTURBANCE POTENTIAL AREA OF DISTURBANCE I-405 FREEWAY NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. EXISTING OFF-SITE TRAIL & LAND- SCAPING POTENTIAL DISTURBANCE POTENTIAL OFF-SITE AREA OF DISTURBANCE Development Section 2 Program 2-14 The following Table summarizes One Metro West parking. Table 2-4: Parking AREA TOTAL UNITS/ DETAIL PARKING RATIO REQUIRED PARKING RESIDENTIAL COMPONENT SUBTOTAL 1,057 units 1.3 Per unit ² 1,375 RETAIL COMPONENT 6,000 square feet 4 spaces/1,000 square feet 24 CREATIVE OFFICE COMPONENT 10,000 square feet 4 spaces/1,000 square feet 100 spaces on site ¹ TOTAL 1,057 UNITS 1,499 Note: 1. The 100 parking spaces for the Office component will encompass a combination of dedicated office parking as well as “shared” parking with residential. 2. The minimum required site-specific parking ratio for the residential shall be 1.3 parking spaces per unit. Any deviation(s) from the established minimum parking ratio shall be processed according to Section VI and may require a new parking study. 2.3 BUILDING HEIGHTS Buildings shall be designed based on the following height standards: Table 2-5: Maximum Building Heights RESIDENTIAL 7 stories (98 feet) NON-RESIDENTIAL 3 stories (52 feet) The Project site is also within the Airport Land Use Commission jurisdiction that requires the Airport Land Use Commission’s Consistency determination prior to approval by the City Council. Development Section 2 Program 2-15 2.4 COMMUNITY CONNECTIONS The site is near major logistics and manufacturing businesses in the adjacent cities of Santa Ana (to the north) and Fountain Valley (to the west). Also, One Metro West is immediately adjacent to retail stores and dining venues at the adjacent thriving South Coast Collection and is within a short drive of South Coast Plaza and many other shopping and dining establishments in northeast Costa Mesa and southeast Santa Ana. The community further is easily connected to and from the regional Santa Ana River bicycle trail via a local trail extending through the site. The site is located in proximity to City of Costa Mesa-identified “Paths,” “Corridors,” “Districts,” and “Nodes” as identified in the General Plan Community Design Element. The site and building designs as well as site amenities should relate to and enhance the existing nodes and path ways as noted below. Paths “Paths” are passages (streets and sidewalks) that people use to travel from one place to another and may provide for pedestrians and vehicles. A “Secondary Path” is determined to “carry reduced traffic volumes and often originates or terminates within City limits.” The City General Plan identifies Hyland Avenue in the One Metro West vicinity as a “Secondary Path” (reference Exhibit 2-9 – Vehicular Paths). The project site will provide pedestrian pathways throughout the site connecting the buildings to each other and the open space and owner/builder will improve the off-site pathway per City requirements. Corridors “Corridors” are paths or sections of paths that have a concentration of a special use or activity. The South Coast Corridor extends from South Coast Plaza on the east to the South Coast Collection on the west and thereby links two major commercial destinations and provides access to Metro Pointe at South Coast Plaza. The City General Plan indicates this location has the opportunity for further growth and development. The General Plan identifies Hyland Avenue in the One Metro West vicinity as within the South Coast Corridor (reference Exhibit 2-10 – Corridors). The development plan extends this corridor to the end of Sunflower Avenue to the west and enforce the existing connections. Districts “Districts” according to the City General Plan are “characterized by large-sized industrial and office buildings. . . [and are] vehicular in scale and . . . [have] an office park character, with ample landscaping and large multi-story building complexes. The One Metro West community is within the “Harbor Gateway District” and thereby is bordered to the east by the “North Costa Mesa District - Costa Mesa’s primary commercial and cultural center (reference Exhibit 2-11 – Districts). Improvements pursuant to the Specific Plan enhance Development Section 2 Program 2-16 this district by the addition of residential units in proximity to a job-rich area improving the City’s jobs/housing balance. Nodes “Nodes” are points where people gather and/or where paths converge and thusly provide higher levels of activity. “Activity Nodes” are “focal points of highest activity, provide immediate access to destination locations, and/or have a concentration of specialty uses.” The City General Plan identifies the One Metro West vicinity at Sunflower Avenue/Harbor Boulevard as an “Activity Node” (reference Exhibit 2-12 – Nodes). Wayfinding and Placemaking Exhibit 4-13 (Wayfinding and Placemaking) depicts One Metro West locations for entry signage, directional signage, identification signage, and public open space signage. Details of design, size and materials for the proposed signs will be reviewed under a Planned Sign Program application subject approval by the Zoning Administrator. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CA Community Design Element CD‐4 | Costa Mesa General Plan City ofHuntingtonBeach City ofNewportBeach City ofNewportBeach JohnWayneAirport City ofSantaAn a HarborBlvd.19th St.IrvineAve.Baker St.FairviewRd.Adams Ave. 17th St.Placentia Ave.MainSt.Bear St.Fair Dr. Victoria St. Sunflower Ave.NewportBlvd.RedHillAve.Ellis Ave. Segerstrom Ave. Talbert Ave. Wilson St. Gisler Ave. 22nd St. South Coast Dr.FlowerSt.SuperiorAve.Anton Blvd.CampusDr.Garfield Ave. 16th St. Arlington Dr. Del Mar Ave. 15th St. MacArthur Blvd.BristolSt.Brookhurst St.IrvineAve.TustinAve.OrangeAve.SantaAnaAve.TalbertRegionalPark FairviewPark Orange CoastCollege OC Fair &Event Center SouthCoastPlaza UpperNewportBay Pacific Ocean Primary and Secondary Paths Primary Paths Secondary Paths 0 2,000 4,000 6,000 8,0001,000 Feet Source: City of Costa Mesa, 2016.    Figure CD‐1: Paths Exh 2-9 VEhicuLar pathS Exh 2-9: VEhicuLar pathS Hyland Ave.Community Design Element CD‐4 | Costa Mesa General Plan City ofHuntingtonBeach City o fNewportBeach City ofNewportBeach Jo hnWayneAirport City o fSantaAn a HarborBlvd.19th St.IrvineAve.Baker St.FairviewRd.Adams Ave. 17th St.Placentia Ave.MainSt.Bear St.Fair Dr. Victoria St. Sunflower Ave.NewportBlvd.RedHillAve.Ellis Ave.Segerstrom Ave.Talbert Ave. Wilson St. Gisler Ave. 22nd St. South Coast Dr.FlowerSt.SuperiorAve.Anton Blvd.CampusDr.Garfield Ave. 16th St. Arlington D r. Del M ar Ave. 15 th St. MacArthur Blvd.BristolSt.Brookhurst St.IrvineAve.TustinAve.OrangeAve.SantaAnaAve.Ta lbe rtRegionalPark Fa irviewPark Orange CoastCollege OC Fair &Event Cente r SouthCoastPlaza UpperNewportBay Pacific Ocean Primary and Secondary Paths Primary Paths Secondary Paths 0 2,000 4,000 6,000 8,0001,000 Feet Source: City of Costa Mesa, 2016.    Figure CD‐1: Paths South Coast Dr. Sunflower Ave. Paths: “Paths” are passages (streets and sidewalks) that people use to travel from one place to another and may provide for pedestrians and vehicles. A “Secondary Path” is determined to “carry reduced traffic volumes and often originates or terminates within City limits.” The City General Plan identifies Hyland Avenue in the One Metro West vicinity as a “Secondary Path.” Primary and Secondary Vehicular Paths March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CA Community Design Element Costa Mesa General Plan | CD‐5 City ofHuntingtonBeach City ofNewportBeach City ofNewportBeach JohnWayneAirport City ofSantaAna HarborBlvd.19th St.IrvineAve.Baker St.FairviewRd.Adams Ave. 17th St.Placentia Ave.MainSt.BearSt.Fair Dr. Victoria St. Sunflower Ave.NewportBlvd.RedHillAve.Ellis Ave. Segerstrom Ave. Talbert Ave. Wilson St. Gisler Ave. 22nd St. South Coast Dr.FlowerSt.SuperiorAve.Anton Blvd.CampusDr.Garfield Ave. 16th St. Arlington Dr. Del M ar Ave. 15th St. MacArthur Blvd.BristolSt.BrookhurstSt.IrvineAve.TustinAve.OrangeAve.SantaAnaAve.TalbertRegionalPark FairviewPark Orange CoastCollege OC Fair &Event Center SouthCoastPlaza UpperNewportBay Pacific Ocean Anton Boulevard Corridor JohnWayneAirportIndustrialCorridorSouth Coast Corridor CivicCenterCorridorBristolStreetCorridorSouthNewportBoulevardCorridorHarborBoulevardCorridorAdams Street Corridor SantaAnaResidentialCorridorNorthNewportBoulevardCorridorPlacentiaCorridorWest 19th Street CorridorFairviewParkCorridor East17th StreetCorridor 0 2,000 4,000 6,000 8,0001,000 Feet Source: City of Costa Mesa, 2016.Corridors Bristol Street Corridor South Coast Corridor Anton Boulevard Corridor North Newport Boulevard Corridor South Newport Boulevard Corridor Harbor Boulevard Corridor East 17th Street Corridor Santa Ana Residential Corridor John Wayne Airport Industrial Corridor Placentia Industrial Corridor Civic Center Corridor Fairview Park Corridor West 19th Street Corridor    Figure CD‐2: Corridors Exh 2-10 corridorS Exh 2-10: corridorS Hyland Ave.Sunflower Ave. Community Design Element Costa Mesa General Plan | CD‐5 City ofHuntingtonBeach City ofNewportBeach City ofNewportBeach JohnWayneAirport City o fSantaAn a HarborBlvd.19th St.IrvineAve.Baker St.FairviewRd.Adams Ave. 17th St.Placentia Ave.MainSt.BearSt.Fair Dr. Victoria St. Sunflower Ave.NewportBlvd.RedHillAve.Ellis Ave. Segerstrom Ave. Talbert Ave. Wilson St. Gisler Ave. 22nd St. South Coast Dr.FlowerSt.SuperiorAve.Anton Blvd.CampusDr.Garfield Ave. 16th St. Arlington Dr. Del M ar Ave. 15th St. MacArthur Blvd.BristolSt.BrookhurstSt.IrvineAve.TustinAve.OrangeAve.SantaAnaAve.TalbertRegionalPark FairviewPark Orange CoastCollege OC Fair &Event Center SouthCoastPlaza UpperNewportBay Pacific Ocean Anton Boulevard Corridor JohnWayneAirportIndustrialCorridorSouth Coast Corridor CivicCenterCorridorBristolStreetCorridorSouthNewportBoulevardCorridorHarborBoulevardCorridorAdams Street Corridor SantaAnaResidentialCorridorNorthNewportBoulevardCorridorPlacentiaCorridorWest 19th Street CorridorFairviewParkCorridor East17th StreetCorridor 0 2,000 4,000 6,000 8,0001,000 Feet Source: City of Costa Mesa, 2016.Corridors Bristol Street Corridor South Coast Corridor Anton Boulevard Corridor North Newport Boulevard Corridor South Newport Boulevard Corridor Harbor Boulevard Corridor East 17th Street Corridor Santa Ana Residential Corridor John Wayne Airport Industrial Corridor Placentia Industrial Corridor Civic Center Corridor Fairview Park Corridor West 19th Street Corridor    Figure CD‐2: Corridors Community Design Element Costa Mesa General Plan | CD‐5 City ofHuntingtonBeach City ofNewportBeach City ofNewportBeach JohnWayneAirport City ofSantaAna HarborBlvd.19th St.IrvineAve.Baker St.FairviewRd.Adams Ave. 17th St.Placentia Ave.MainSt.BearSt.Fair Dr. Victoria St. Sunflower Ave.NewportBlvd.RedHillAve.Ellis Ave. Segerstrom Ave. Talbert Ave. Wilson St. Gisler Ave. 22nd St. South Coast Dr.FlowerSt.SuperiorAve.Anton Blvd.CampusDr.Garfield Ave. 16th St. Arlington Dr. Del M ar Ave. 15th St. MacArthur Blvd.BristolSt.BrookhurstSt.IrvineAve.TustinAve.OrangeAve.SantaAnaAve.TalbertRegionalPark FairviewPark Orange CoastCollege OC Fair &Event Center SouthCoastPlaza UpperNewportBay Pacific Ocean Anton Boulevard Corridor JohnWayneAirportIndustrialCorridorSouth Coast Corridor CivicCenterCorridorBristolStreetCorridorSouthNewportBoulevardCorridorHarborBoulevardCorridorAdams Street Corridor SantaAnaResidentialCorridorNorthNewportBoulevardCorridorPlacentiaCorridorWest 19th Street CorridorFairviewParkCorridor East17th StreetCorridor 0 2,000 4,000 6,000 8,0001,000 Feet Source: City of Costa Mesa, 2016.Corridors Bristol Street Corridor South Coast Corridor Anton Boulevard Corridor North Newport Boulevard Corridor South Newport Boulevard Corridor Harbor Boulevard Corridor East 17th Street Corridor Santa Ana Residential Corridor John Wayne Airport Industrial Corridor Placentia Industrial Corridor Civic Center Corridor Fairview Park Corridor West 19th Street Corridor    Figure CD‐2: Corridors Corridors: “Corridors” are paths or sections of paths that have a concentration of a special use or activity. The South Coast Corridor extends from South Coast Plaza on the east to the South Coast Collection on the west and thereby links two major commercial destinations and provides access to Metro Pointe at South Coast Plaza. The City General Plan indicates this location has the opportunity for further growth and development. The General Plan identifies Hyland Avenue in the One Metro West vicinity as within the South Coast Corridor. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CA Community Design Element CD‐10 | Costa Mesa General Plan City ofHuntingtonBeach City ofNewportBeach City ofNewportBeach JohnWayneAirport City ofSantaAna HarborBlvd.19th St.IrvineAve.Baker St.FairviewRd.Adams Ave. 17th St.Placentia Ave.MainSt.Bear St.Fair Dr. Victoria St. Sunflower Ave.NewportBlvd.RedHillAve.Ellis Ave. Segerstrom Ave. Talbert Ave. Wilson St. Gisler Ave. 22nd St. South Coast Dr.FlowerSt.SuperiorAve.Anton Blvd.CampusDr.Garfield Ave. 16th St. Arlington Dr. DelMarAve. 15th St. MacArthur Blvd.BristolSt.Brookhurst St.IrvineAve.TustinAve.OrangeAve.SantaAnaAve.TalbertRegionalPark FairviewPark Orange CoastCollege OC Fair &Event Center SouthCoastPlaza UpperNewportBay Pacific Ocean Eastside District Mesa Verde District Westside District North Costa MesaDistrict Mesa Del Mar District Harbor GatewayDistrict SOBECADistrict College ParkDistrict Civic CenterDistrict Downtown/TriangleDistrict AirportIndustrial/BusinessPark District TheaterArtsDistrict Districts Airport Industrial/Business Park District Civic Center District College Park District Downtown/ Triangle District Eastside District Harbor Gateway District Mesa Del Mar District Mesa Verde District North Costa Mesa District SOBECA District Theater Arts District Westside District 0 2,000 4,000 6,000 8,0001,000 Feet Source: City of Costa Mesa, 2016.    Figure CD‐3: Districts Exh 2-11 diStrictS Exh 2-11: diStrictSHyland Ave.Sunflower Ave. Community Design Element CD‐10 | Costa Mesa General Plan City ofHuntingtonBeach City ofNewportBeach City ofNewportBeach Jo hnWayneAirport City ofSantaAna HarborBlvd.19th St.IrvineAve.Baker St.FairviewRd.Adams Ave. 17th St.Placentia Ave.MainSt.Bear St.Fair Dr. Victoria St. Sunflower Ave.NewportBlvd.RedHillAve.Ellis Ave. Segerstrom Ave. Talbert Ave. Wilson St. Gisler Ave. 22nd St. South Coast Dr.FlowerSt.SuperiorAve.Anton Blvd.CampusDr.Garfield Ave. 16th St. Arlington Dr. DelMarAve. 15th St. MacArthur Blvd.BristolSt.Brookhurst St.IrvineAve.TustinAve.OrangeAve.SantaAnaAve.TalbertRegionalPark FairviewPark Orange CoastCollege OC Fair &Event C enter SouthCoastPlaza UpperNewportBay Pacific Ocean Eastside District Mesa Verde District Westside District North Costa MesaDistrict Mesa Del Mar District Harbor GatewayDistrict SOBECADistrict College ParkDistrict Civic CenterDistrict Downtown/TriangleDistrict AirportIndustrial/BusinessPark District TheaterArtsDistrict Districts Airport Industrial/Business Park District Civic Center District College Park District Downtown/ Triangle District Eastside District Harbor Gateway District Mesa Del Mar District Mesa Verde District North Costa Mesa District SOBECA District Theater Arts District Westside District 0 2,000 4,000 6,000 8,0001,000 Feet Source: City of Costa Mesa, 2016.    Figure CD‐3: Districts Districts: “Districts” according to the City General Plan are “characterized by large-sized industrial and office buildings. . . [and are] vehicular in scale and . . . [have] an office park character, with ample landscaping and large multi-story building complexes. The One Metro West Project is within the “Harbor Gateway District” and thereby is bordered to the east by the “North Costa Mesa District - Costa Mesa’s primary commercial and cultural center. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CA Community Design Element Costa Mesa General Plan | CD‐15 City ofHuntingtonBeach City ofNewportBeach City ofNewportBeach JohnWayneAirport City ofSantaAna HarborBlvd.19th St.IrvineAve.Baker St.FairviewRd.Adams Ave. 17th St.Placentia Ave.MainSt.BearSt.Fair Dr. Victoria St. Sunflower Ave.NewportBlvd.RedHillAve.Ellis Ave. Segerstrom Ave. Talbert Ave. Wilson St. Gisler Ave. 22nd St. South Coast Dr.FlowerSt.SuperiorAve.Anton Blvd.CampusDr.Garfield Ave. 16th St. Arlington Dr. DelMarAve. 15th St. MacArthur Blvd.BristolSt.BrookhurstSt.IrvineAve.TustinAve.OrangeAve.SantaAnaAve.TalbertRegionalPark FairviewPark Orange CoastCollege OC Fair &Event Center SouthCoastPlaza UpperNewportBay Pacific Ocean Activity and Entry Nodes Entry Node Internal Entry Node Activity Node 0 2,000 4,000 6,000 8,0001,000 Feet Source: City of Costa Mesa, 2016.      Figure CD‐4: Nodes Exh 2-12 nodES Exh 2-12: nodESHyland Ave.Community Design Element Costa Mesa General Plan | CD‐15 City ofHuntingtonBeach City ofNewportBeach City ofNewportBeach JohnWayneAirport City ofSantaAn a HarborBlvd.19th St.IrvineAve.Baker St.FairviewRd.Adams Ave. 17th St.Placentia Ave.MainSt.BearSt.Fair Dr. Victoria St. Sunflower Ave.NewportBlvd.RedHillAve.Ellis Ave. Segerstrom Ave. Talbert Ave. Wilson St. Gisler Ave. 22nd St. South Coast Dr.FlowerSt.SuperiorAve.Anton Blvd.CampusDr.Garfield Ave. 16th St. Arlington D r. Del MarAve. 15th St. MacArthur Blvd.BristolSt.BrookhurstSt.IrvineAve.TustinAve.OrangeAve.SantaAnaAve.TalbertRegionalPark Fairvie wPark Orange CoastCollege OC Fair &Event Center SouthCoastPlaza UpperNewportBay Pacific Ocean Activity and Entry Nodes Entry Node Internal Entry Node Activity Node 0 2,000 4,000 6,000 8,0001,000 Feet Source: City of Costa Mesa, 2016.      Figure CD‐4: Nodes Sunflower Ave. Nodes: “Nodes” are points where people gather and/or where paths converge and thusly provide higher levels of activity. “Activity Nodes” are “focal points of highest activity, provide immediate access to destination locations, and/or have a concentration of specialty uses.” The City General Plan identifies the One Metro West Project vicinity at Sunflower Avenue/Harbor Boulevard as an “Activity Node.” Development Section 3 Standards 3-1 SECTION 3: DEVELOPMENT STANDARDS 3.1 APPLICABILITY The regulations set forth in this section shall apply to all development undertaken pursuant to this Specific Plan and within the 15.23-acre Specific Plan area. Whenever the development standards contained herein differ from those contained in the Zoning Code, the provisions of this Specific Plan shall take precedence. Any development standard, condition, or situation not specifically addressed herein shall be subject to the applicable requirements of the Zoning Code. The following table on the next page indicates provisions of the Planned Development Zoning Code that are addressed by the Specific Plan: Development Section 3 Standards 3-2 Table 3-1: Provisions Addressed by this Specific Plan Development Standard Specific Plan Standard Master Plan Standard Density¹ 80 du/acre (Maximum 1.057 dwelling units) N/A Perimeter Setback 5 feet for Creative Office Bldg. and 10 feet for Parking Structure/ Residential Bldg. from southern Property line adjacent to I-405 Freeway 10 feet from all other sides N/A Site Coverage 37.69% N/A Number of Parking Spaces 1,914 N/A Projections: Residential Ground Floor Patios/Upper Level Decks Open Stairways 7 feet max. into the required Sunflower Ave. setback N/A Projections: Commercial Retail Shade Structures 10 feet max. N/A Enclosed Stairways Same as building setback N/A ¹ Maximum Density is based on the net site area for residential use. Development standards are requirements; Design Guidelines are intended to provide guiding design principles to aid in future more detailed design efforts and are considered flexible. “Standards” typically use the word “shall” or are composed as clear directives (e.g., “are not permitted’). Guidelines typically use the work “should” and represent “best practices” in building design, streetscape improvements, place-making, etc. City of Costa Mesa staff will apply these development standards to the Master Plan for the site (required pursuant to this Specific Plan), as well as future construction-level plans. The development standards relate to the multi-family residential buildings, parking garages, commercial and office components, and open space. Development Section 3 Standards 3-3 3.2 PERMITTED USES Table 3-1 is a list of permitted use classifications within the One Metro West Specific Plan. Any use not specifically permitted, or permitted with a Minor Conditional Use Permit per Table 3-1, or prohibited per the list of prohibited uses for the base zoning district (in this case, PDR-HD, Planned Development Residential – High Density) contained in Table 13-30 of the Costa Mesa Municipal Code, shall be reviewed by the Development Services Director to determine its similarity to another listed use. If no substantial similarity exists, the unlisted use shall require approval of a Conditional Use Permit prior to establishment of the use. If there is a conflict between Table 13-30 of the Costa Mesa Municipal Code and Table 3-1 of this Specific Plan, the Specific Plan shall prevail. Unless specifically indicated otherwise, all uses shall be conducted entirely within a building with the exceptions of outdoor dining, kiosks and food carts. Outdoor uses such as outdoor dining in the open space area, food trucks, and wayfinding commercial kiosks are subject to a Minor Conditional Use Permit for outdoor activity pursuant to the Costa Mesa Municipal Code. Limited special events may also be authorized subject to a Special Event Permit pursuant to the Costa Mesa Municipal Code. Table 3-2: Permitted and Conditionally Permitted Uses Use Permitted Conditionally Permitted General Mixed-Use Developments X Home Occupations that do not involve more than one costumer/client at a time X Public Events, including City-sponsored events, in conjunction with open space area X Temporary Real Estate and Construction Offices X Community Clubs (for residents only) X Civic Clubs (for residents and public use) X Off-Street Parking Areas and Structures X Bowling Alley (for residents only) X Physical Fitness Facility (for residents only) X Food Trucks MC Residential Multi-Family Residences X General Offices/Professional Offices Administrative X Advertising Agency X Attorney X Business Management/Consultant X Development Section 3 Standards 3-4 Detective Agency X Economist X Employment Agency X Engineer and Surveyor X Insurance Broker X Landscape Architect X Psychologist X Public Accountant X Public Relations Consultant X Real Estate Broker X Services Offices (e.g., bookkeeping and data processing) X Commercial Antique Store X Art Shop/Gallery X Artist Studio X Bakery (Retail) X Barbershop X Beauty Shop X Bicycle Shop X Specialty Grocery Store and/or Neighborhood Bar MC Bookstore X Clothing/Apparel Store X Coffeehouse MC Commercial Art/Graphic Design X Convenience Store X Dry Cleaner MC Florist Shop/Flower Stand X Ice Cream/Frozen Yogurt Shop (with more than 300 square feet of public area) MC Jewelry Store X Outdoor Dining (within Commercial area of project site only) MC Pet Shop MC Photographer Studio X Tailor Shop X Recreational Small Performance Area (in conjunction with open space area) X Source: Rose Equities 2019. MC = Minor Conditional Use Permit; uses listed under Conditionally Permitted subject to MCUP review process. Note: All uses related to cannabis identified within Measure X are prohibited within the One Metro West Project. Schools, day care centers, and youth centers pursuant to 16 CCR 5026(a), or similar uses as determined by the Director of Development Services, are prohibited on the project site. Playgrounds, tot lots and similar uses are also prohibited as outlined in the permitted uses table in the Specific Plan. Development Section 3 Standards 3-5 3.3 DEVELOPMENT STANDARDS The Development Standards Matrix in Exhibit 3-1 indicates Building Standards for the Residential, Retail and Creative Office components of the site. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 3-1 dEVEloPMEnt StAndArdS MAtrix Exh 3-1: dEVEloPMEnt StAndArdS MAtrix NOTE: 1. Architectural projections and art installations are allowed into the setback area only along the property line parallel to the I-405 Freeway for special parking garage architectural fenestration. Area Parking Ratio # of Units or Square Footage Ratio Totals Total Provided * Shared Parking Spaces in Building A Parking Structure Residential Building A * (Studio, 1-Bedroom, 2 Bedroom, or 3 Bedroom Units from 550 sf to 1,600 sf) 1.3 / unit 449 units (Max.)584 821 61 shared parking spaces for Bldg. A residents and Creative Office Bldg. users Residential Building B (Studio, 1-Bedroom, 2 Bedroom, or 3 Bedroom Units from 550 sf to 1,600 sf) 1.3 / unit 379 units (Max.)493 664 0 Residential Building C (Studio, 1-Bedroom, 2 Bedroom, or 3 Bedroom Units from 550 sf to 1,600 sf) 1.3 / unit 229 units (Max.)298 401 0 Retail (within Building C)4 / 1,000 sf 6,000 sf (Max.)24 24 0 Creative Office Building *4 / 1,000 sf 25,000 sf (Max.)100 35 Bldg. A Parking Structure Stalls 4 ADA Stalls 61 shared parking spaces for Bldg. A residents and Creative Office Bldg. users 1,057 Total Units 1,499 1,914* * Note: Building A parking structure will dedicate 35 parking spaces for the Creative Office Building users. 61 of the remaining 786 parking spaces will be designated as “shared parking spaces” on the ground level of the Building A parking structure. These spaces will be shared between Creative Office Building users and Building A residents. The remaining 4 required parking spaces for the Creative Office Building will be 4 on-grade ADA parking stalls between the Creative Office Building and Building A. Parking Totals: Amenities: Indoor (Min.) Total: 54,500 sf Outdoor (Min.) Total: 32,800 sf TOTAL (Min.): 87,300 sf SUMMARY The Development Standards Matrix indicates Standards for the Residential, Retail, and Creative Office components of One Metro West. Perimeter Sunflower Ave. Property Line to Face of Building 10 ft. Sunflower Ave. Balconies, Patios, and Open Stairways 7 ft. Max. Encroachment (up to 75% average building façade) Sunflower Ave. Shade Structures (Commercial Area Only) 8 ft. Max. I-405 Freeway (Residential Building or Parking Structure) 10 ft. I-405 Freeway (Creative Office Building)5 ft. East Property Line / SoCo 10 ft. West Property Line 10 ft. Internal Center Line of Fire Lanes (Residential)10 ft. Creative Office / Public Open Space 0 ft. 7 stories (98 feet) 3 stories (52 feet)Creative Office Building BUILDING SETBACKS BUILDING HEIGHTS Residential Buildings 1 2 Residential / Retail & Creative Office Building Setbacks and HeightsVehicular Parking Schedule Project Site Floor Area Ratio (FAR): 2.22 Open Space Calculations: Open Space Area: 65,340 sf (1.5 ac) Private Open Space(Balconies/Patios): 52,850 sf MIN. Common Open Space (without Open Space): 211,400 sf MIN. TOTAL (MIN.): 264,250 sf Common open space areas are defined as an area of land primarily for the leisure and recreational use of residents of a development. The open space, rooftop amenities, elevated courtyards, and terraces are a part of common open space areas for the Project. Private balconies and patios are categorized as private open space areas. Development Section 3 Standards 3-7 Permitted Building / Structure Heights: Buildings shall be designed to work together and create a campus like setting with the following allowable building heights: • Residential Building(s) – a maximum of seven (7) stories and 98 feet in height • Commercial Building(s) – a maximum of three (3) stories and 52 feet in height All development must be constructed in conformance with the height restrictions set forth by Federal Aviation Administration (FAA), Federal Aviation Regulations (FAR) Part 77, and Caltrans Division of Aeronautics, and the height restrictions set forth by the Airport Environs Land Use Plan (AELUP) for John Wayne Airport and the Airport Land Use Commission (ALUC). Applicants shall file a Notice of Proposed Construction or Alteration with the FAA (Form 7460-1) for any construction cranes that exceed 200 feet in height above ground level. Perimeter and Internal Setback Requirements: Buildings and structures shall be setback from Sunflower Avenue right-of-way by a minimum of 10 feet. The setback is measured from the back of the sidewalk to the face of the building. Street level patios, balconies, and architectural fenestrations may encroach eight (8) feet into the Sunflower Avenue required setback. There will be no structures permitted within public sidewalk easement, which is designated six (6) feet starting from Project Property line. Underground parking structures may encroach into the setback up to the City’s right-of-way. Reference Exhibit 3-2: Sunflower Avenue Street Scene. Table 3-3: Required Setbacks March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 3-2 SUnflowEr AVEnUE StrEEt ScEnE Exh 3-2: SUnflowEr AVEnUE StrEEt ScEnE PROPERTY LINE PUBLIC SIDEWALK EASEMENT PUBLIC SIDEWALK EASEMENT PROPERTY LINE 3’7’3’7’ March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 3-3 rESidEntiAl frontAGE SEction Exh 3-3: rESidEntiAl frontAGE SEction 16’ MIN. FROM BLDG. SETBACK TO LANDSCAPE PARKWAY 10’ BLDG. SETBACK MEASUREED FROM BACK OF SIDEWALKPROPERTY LINE AT FRONT OF SIDEWALK10’ FRONT BLDG. SETBACK FROM BACK OF SIDEWALK 10’ UPPER LEVEL BALCONIES (3RD FLOOR MIN.) CAN ENCROACH 7’ INTO THE 10’ BUILDING SETBACK (UP TO 75% AVERAGE BUILDING FACADE) PATIO / BALCONY 7’ MAX. 6’ MIN.8’7’7’7’12’ LANDSCAPING CITY WALK EASEMENT (SIDEWALK) LANDSCAPED PARKWAY BIKE LANE LANDSCAPED MEDIAN PARALLEL PARKING EASTBOUND TRAVEL LANE UNDERGROUND PARKING LEVEL RESIDENTIAL UNIT RESIDENTIAL UNIT RESIDENTIAL UNIT RESIDENTIAL UNIT RESIDENTIAL UNIT UNDERGROUND PARKING LEVEL ARCHITECTURAL FENESTRATION5’ MAX. ENCROACHMENTSUNFLOWER AVE. 3’ MIN. 16’ 7’ March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 3-4 coMMErciAl frontAGE SEction Exh 3-4: coMMErciAl frontAGE SEction OPTIONAL BALCONY AREAS ABOVE THE SECOND FLOOR 7’ COMMERCIAL / RETAIL AREA RESIDENTIAL UNIT STARTING ON 3RD FLOOR RESIDENTIAL UNIT RESIDENTIAL UNIT FACE OF BUILDINGTRELLIS OR OTHER SHADE STRUCTURES WITH RETAIL SIGNAGE SUNFLOWER AVE. INDOOR / OUTDOOR RETAIL AREA 6’ MIN.8’7’7’7’12’ LANDSCAPING CITY WALK EASEMENT LANDSCAPED PARKWAY BIKE LANE LANDSCAPED MEDIAN PARALLEL PARKING EASTBOUND TRAVEL LANE 3’ MIN.10’ BLDG. SETBACK MEASUREED FROM BACK OF SIDEWALKPROPERTY LINE AT FRONT OF SIDEWALKARCHITECTURAL FENESTRATION5’ MAX. ENCROACHMENT10’ FRONT BLDG. SETBACK FROM BACK OF SIDEWALK 10’ 16’ UPPER LEVEL BALCONIES (3RD FLOOR MIN.) CAN ENCROACH 7’ INTO THE 10’ BUILDING SETBACK (UP TO 75% AVERAGE BUILDING FACADE) 16’ MIN. FROM BLDG. SETBACK TO LANDSCAPE PARKWAY 7’ MAX. Development Section 3 Standards 3-11 Parking Requirements: Parking requirements for the One Metro West site shall be based on the standards set forth herein. The Specific Plan establishes a different parking rate than would otherwise be applied based on the Costa Mesa Municipal Code. The parking rates established in this Plan are based on a parking study dated September 12, 2019 and parking utilization data collected from similar residential projects in the vicinity. This parking study examined parking rates best suited for a large-scale multi-family development based on actual parking demand and recommended an average rate of 1.3 spaces per unit and .89 spaces per bedroom. As such, the minimum residential parking requirement is based on either the number of residential units or the number of bedrooms (whichever yields the higher parking requirement) as follows. A parking rate of 4 parking spaces per 1,000 square feet of gross floor area is applied to the commercial and the office component. The City of Costa Mesa Municipal Code applies a rate of 10-12 spaces per 1,000 square feet for restaurant uses; or 4 spaces per 1,000 square feet if the individual food spaces have less than 300 square feet of publicly accessible area. If more than 30% of a tenant spaces in a multitenant commercial building are restaurants with less than 300 square feet of public area (and therefore parked at a lower ratio), a Minor Conditional Use Permit is required to determine whether parking is an issue due to the “cumulative” parking effect. The table below outlines the parking ratios used in the LSA Parking Study dated September, 2019 to calculate parking demand for the Project. Table 3-4: Parking Study Requirements Source: LSA Parking Study (September 2019). Development Section 3 Standards 3-12 The One Metro West parking design and operation shall at minimum include the following elements: • Implement an efficient and secure parking management plan; • Provide for a “Park Once” concept for the community’s residential components; • A shared parking area for the creative office and residential components in consideration of offset use hours; and, • Encourage use of ride share and pedestrian and bicycle use to reduce parking demand. Parking Structure Design The parking structures shall meet the City’s maximum slope standards for drive aisles and the minimum drive aisle and parking stall dimensions as defined in the Costa Mesa Municipal Code. The City also requires a minimum clearance from walls and columns and other obstructions per the Costa Mesa Municipal Code. Shared parking is allowed for the office building and the residential component of the site in recognition of offset user hours. Shared parking spaces may be made available to users of different project components rather than being limited for the exclusive use of a single project component. Parking Safety Standards • Emergency buzzers and telephones shall be installed in easily accessible places on each level of the parking garages, in elevators, and in stairwells. • Directional arrows and signage indicating exits, elevators, and emergency buzzers/telephones shall be clearly displayed (painted) on walls of parking structures. • Adequate lighting shall be provided in parking structures for safe movement of vehicles and pedestrians and for security of patrons and parked vehicles. Parking structure lighting sources shall be shielded from views within the site and from adjacent land uses as well as the I-405 Freeway. • Lighting design and layout shall limit light spillage to no more than 0.5 foot-candles at the property line of off-site residential properties. The level of on-site lighting shall be as determined necessary for safety and security purposes. Light standards shall be located and oriented in such a way as to minimize light spillage onto surrounding properties. Light shall be shielded, and pointed downward or otherwise directed away from off-site properties. Development Section 3 Standards 3-13 Main Entry Design The primary community entry shall be from Sunflower Avenue and shall provide a sense of arrival and define the character of the One Metro West community within the general area. Physical elements such as roadway archways, paving materials, signs, landscape planting shall be designed cohesively to define the entry. All elements shall be within private property and not encroach into the public right-of-way unless approved by the City of Costa Mesa via encroachment permit. Vehicular Roadways and Pedestrian Connections Internal streets shall be privately-owned and maintained, but accessible to the general public for the commercial, office and open space components through a public access easement. Access to the development shall be provided via multiple vehicular entry points. The entries to the parking structures may be gated beyond the public access areas for the commercial and office uses. The minimum clear width of all the interior roadways leading to the parking structures and the office building shall be 20 feet to meet emergency standards. Pedestrian circulation within One Metro West shall provide safe, efficient access to dwelling units, the creative office building, the public open space component, and other community components, encourage opportunities for casual social interaction, and allow natural surveillance by residents. Walkways shall be provided on both sides of any main internal roadways. Walkways shall be provided along one side of any fire lane and any secondary internal roadways. Reference the Conceptual Fire Master Plan for more details on internal roadways. Loading areas shall be provided at each building along with strategically located passenger pick up and drop off areas. Private Open Space and Amenities Ground Level Open Space As noted in Section 1 (Introduction) of this Specific Plan, One Metro West will include a 1.5-acre privately-owned, but publicly-accessible, urban open space area in the extreme westerly portion of the community. The open space will be the primary ground level open space component and will be available to the general public through dedication of a public access easement. The urban open space is intended to be passive in nature, with substantial landscaping, seating and resting areas, exercise areas for yoga and other low-impact fitness programs, creative landscaping, art pieces and shade structures. Development Section 3 Standards 3-14 Upper Level Amenities Private open space shall be provided within individual residential buildings and for the entire planned community. A total of 54,500 square feet of indoor and 32,800 square feet of outdoor recreational areas shall be provided. These areas may include the following amenities: 1. Swimming pools/spas 2. Exercise facilities 3. Tennis courts 4. Basketball courts 5. Clubhouse rooms 6. Roof deck recreation areas 7. Community gardens 8. Barbecue courtyards 9. Passive gathering spaces 10. Other amenities as deemed appropriate by the Director of Development Services Private Balconies/Patios Each unit shall include a minimum of 50 square feet of private balcony or patio space with the exception of studio units or units that face Sunflower Avenue. Studios and units that face Sunflower Avenue are not required to have balconies or patios, but are still required to have common open space (see Common Open Space subsection below). Units that face Sunflower Avenue are exempt from having balconies or patios for architectural design purposes. Balconies and patios can encroach onto the Sunflower Avenue 10-foot setback by maximum of seven (7) feet. Common and Private Open Space Areas Common open space areas are defined as an area of land primarily for the leisure and recreational use of residents of a development. The open space, rooftop amenities, elevated courtyards, and terraces are a part of common open space areas for this Project. Private balconies and patios are categorized as private open space areas. A total of 250 square feet of combined private and/or common open space shall be provided for each dwelling unit. A minimum of 50 square feet of private open space and a minimum 200 square feet of common open space shall be provided for each dwelling unit in One Metro West, except studios and units facing Sunflower Avenue. If the design of a dwelling unit does not provide private open space, such as studios or units facing Sunflower Avenue, a minimum 250 square feet of common open space should be provided for each dwelling unit. Development Section 3 Standards 3-15 Mechanical Equipment All ground-mounted and roof mounted mechanical equipment shall be completely screened from view from adjacent properties. Exposed gutters, downspouts, vents, louvers shall be minimized from the views on Sunflower Avenue and shall be painted or designed to match the surface to which they are attached unless those elements are used as part of the One Metro West community’s building design theme. Air conditioners, heating, cooling, ventilating equipment, and all other mechanical lighting or electrical devices shall be operated to minimize disturbance to adjacent occupants and shall be screened, shielded and/or sound buffered from surrounding properties and streets. Above-ground utility boxes, telephone boxes, water lines, backflow preventers, cable boxed, or similar structures within public view shall be located in places that are minimally visible and shall be screened and painted to blend into surrounding areas. Roof access shall be integrated with the building design and not be visible to other components of the One Metro West community or from off-site vantage points. Reference the Permitted Building / Structure Heights sub-section earlier in this section for maximum heights for mechanical equipment. Fences and Walls Perimeter fences and walls along all property lines are required except for adjacent to Sunflower Avenue and shall be a maximum 6 feet in height and designed to integrate with the community identity. All fences and walls must maintain visual continuity throughout the community, provide privacy for One Metro West residents, and serve to attenuate traffic noise from adjacent I-405 Freeway vehicular traffic where applicable. Retaining walls shall be minimized and allowed at a maximum height of 6 feet. In addition, any wall with an exposed face must be treated aesthetically. Outdoor Furniture Outside furniture includes all items such as benches, trash receptacles, planting containers, tree grates and guards, bicycle racks, bollards, wayfinding kiosks and fountains. The design and placement of community furniture can reinforce the unique identity of the One Metro West community. Design and selection of community furniture shall include considerations for security, safety, comfort, durability, and convenience of the users. Development Section 3 Standards 3-16 Trash receptacles and dog waste bags shall be located near public bench seating and at public gathering areas such as the common area open space area and near the commercial component; freestanding trash receptacles shall be bolted into the ground and designed to include a liner and removable cover. The style and color of trash receptacles shall be compatible with other street furnishings in the One Metro West community. Removable bollards shall be placed in areas where emergency access is identified. Prior to issuance of the first Building Permit for One Metro West, the owner/developer shall submit the following for the approval of the Economic and Development Services Director or designee: • A Street Furniture Plan that identifies and depicts all street furniture within the community including, but not limited to, the publicly-accessible open space area and trail connection to the Santa Ana River Trail, and along Sunflower Avenue. Other Facilities Trash chutes and refuse, storage, and equipment areas shall be integrated within the buildings, visually screened (including from Sunflower Avenue and from neighboring properties), and accessible by trash trucks. Screening shall be compatible with the design of adjacent architecture. Outdoor storage of materials is prohibited. Mail Boxes Subject to approval of USPS Bicycle Racks There shall be bicycle racks to accommodate bicycles within the open space area near the connecting path to the Santa Ana Regional Trail. Bicycle racks shall also be provided throughout the site at key activity locations including the Active Transportation Hub. Lighting Exterior lighting for security and safety of on-site areas such as building entrances, parking areas, loading areas, pedestrian walkways, public and private open space, shall be provided. Exterior lighting in the residential component of One Metro West, including landscape lighting, shall be shielded and directed downward. Project lighting adjacent to I-405 Freeway shall meet the California State Department of Transportation (Caltrans) standards. Development Section 3 Standards 3-17 Prior to issuance of the first Building Permit for One Metro West, the owner/developer is required to submit an Exterior Lighting Plan that identifies and depicts locations, types, scale, and illumination power of lighting fixtures on all building exteriors. The Lighting Plan and Photometric Study would include performance standards to minimize the project’s potential to result in lighting impacts. Active Transportation Hub An Active Transportation Hub shall be placed immediately adjacent to the public open space component and will encourage and enable use of alternative modes of transportation to motor vehicles. The Hub shall provide bicycle racks to accommodate bicycles, bike lockers, bicycle storage, bicycle repair facilities, and space for potential bike-sharing programs. Signage Unless specified here or in the Guidelines, all signage shall conform to the Design Guidelines contained in Section 4 of this Specific Plan and the City of Costa Mesa Zoning Code. Prior to issuance of the first Building Permit for One Metro West, the owner/developer shall submit the following for the approval of the Economic and Development Services Director or designee: • A Wayfinding and Signage Plan that identifies and depicts the type, location, spatial parameters and colors of all Identification, Informational and Directional signage within the community. Signage that does not meet Zoning Code requirements may be considered through a Planned Signing Program subject to the procedures outlined in the Costa Mesa Municipal Code. Noise Standards The noise standards outlined in Chapter 13 (Noise Control) of Title 13 (Planning, Zoning and Development) shall apply with the following exceptions. The exterior noise standards shown in Section 13-280 subsection (a) shall only apply to the common outdoor recreational amenity areas located on the ground level. Recreational amenity areas located above the ground level are also exempt. These amenities include roof decks/roof terraces; balconies or ground floor patios regardless of size; and internal courtyards, pedestrian or bike paths, and landscaped walkways that do Development Section 3 Standards 3-18 not include resident-serving, active recreational uses such as community pool, spa, tennis courts, barbeque, and picnic areas. These standards do not apply to the non-residential components of the Specific Plan including the publicly-accessible open space area. Fire Protection Alternative fire protection measures may include the following in accordance with the approved Fire Suppression Plan, and subject to approval of the Costa Mesa Fire Department: • All stairwells to roofs should have full stairs or oversized access hatches; • All elevators should be gurney size rather than one per building; • There should be a Fire Control Room in each residential building; • There should be emergency equipment staging areas for Fire, Emergency Medical Services, and Law Enforcement; • Graphic annunciator panels should be installed; • Wayfinding (including roof addressing) should be implemented for First Responders; • Smaller fire areas/compartmentalization should be implemented; • Increases in automatic fire sprinkler density should be implemented; and, • Contiguous roof access should be available throughout the community. Design Section 4 Guidelines 4-1 SECTION 4: DESIGN GUIDELINES 4.1 APPLICABILITY Design Guidelines are intended as suggestions and considered as flexible. “Standards” typically use the word “shall” or are composed as clear directives (e.g., “are not permitted’). Guidelines typically use the word “should” and represent “best practices” in building design, streetscape improvements, place-making, etc. As such, Guidelines are intended to shape future more detailed design efforts to ensure a well-planned high quality community. City of Costa Mesa staff will use these Guidelines to assist in reviewing and processing the Master Plan for the site (required pursuant to this Specific Plan), as well as future construction-level plans. The Design Guidelines are applicable to the multi-family residential buildings, retail and office components, and to the open space component of the Plan. One Metro West Design Guidelines are intended to accomplish the following: • Placement of parking garages and non-habitable spaces along the I-405 Freeway is strongly encouraged to create a noise barrier and reduce exterior noise levels; • Maximize creativity and innovation of architectural and landscape design within the site; • Promote a visually attractive, safe and well-planned community through incorporation of sound design principles; • To contribute to a positive image and identity of the community north of the I-405 Freeway in relation to neighboring properties as well as residential uses south of the I-405 Freeway and complement the neighboring South Coast Collection; • Promote a quality development in Costa Mesa that will implement the City General Plan Goals and Policies; and, • Provide decision makers with Design Guidelines for reviewing future development plans for the One Metro West site. 4.2 DESIGN OBJECTIVES The One Metro West Specific Plan Design Objectives are consistent with Costa Mesa General Plan goals and policies in general and as amended specific to the project. The following are the primary Objectives of the guidelines: 1. To develop a site design with a mix of uses that complement each other through shared use of public spaces and landscape connections. Design Section 4 Guidelines 4-2 2. To create a mix of uses that respond to their context and complement each other in their building design and street orientation. 3. To facilitate linkages among uses on and off site through use of pedestrian, bicycle and circulation connections, shared access and parking. 4. To address General Plan direction to promote mix use development and high-density housing in close proximity to employment. 5. Locate commercial uses along Sunflower Avenue to attract viable and community serving uses. 6. Provide guidelines for parking structures that will enhance their appearance from within the site as well as neighboring views. 7. Provide high quality contemporary structural, hardscape and landscape architectural design for community elements. 8. Create an open space area accessible to the general public that includes passive areas for enjoyment, public art, and spaces for community theatrical and musical events; the open space design shall contribute a sense of community. 9. Create a community built with sustainable development principles to reduce environmental impacts, promote energy efficiency, encourage pedestrian and bicyclist activity, and facilitate a healthy environment for the residents, employees and visitors. 10. Facilitate a safe and convenient pedestrian access and trail linkages/paths within the site and to connect to the Santa Ana River Regional Trail. 4.3 GUIDELINES Open Space, Landscape, and Hardscape Design Outdoor places should provide shade protection and a variety of amenities such as seating, lighting, and trash receptacles. Furniture and fixtures used in outdoor places should complement the architectural styles of One Metro West. Shade structures and devices may include, but not necessarily be limited to, fixed umbrellas, awnings, trellises and canopies integrated into buildings or over open spaces. In addition, outdoor places should contain visual focal features such as public art, fountains, specimen trees or recreation (passive and/or active) facilities/opportunities and should connect to the nearby local bicycle trail. When on-site private open space is provided that is internal to the community, visibility to and from this open space to adjacent public areas is encouraged and should take the form of covered passages and/or open-to-the-sky breaks in building massing. Design Section 4 Guidelines 4-3 Decorative paving should be incorporated into parking lot design, driveway entries, pedestrian walkways and crosswalks. Paving materials for the walkways and roadways should complement architectural design. Use of permeable surfaces of stamped concrete, stone, brick, pavers, exposed aggregate or colored concrete is encouraged. Pedestrian Connectivity The pedestrian walkways should be provided throughout the site connecting the parking and access to various open space areas in a safe and direct manner that links the different components (multi-family residential; commercial; creative office; public open space) and amenities within the One Metro West community. Where pedestrian walkways cross drive aisles or parking areas, the site design should incorporate decorative paving or another method to visually define pedestrian space and delineate pedestrian crossings and to alert drivers about areas where pedestrians may walk. Fences and Walls All non-transparent perimeter walls should incorporate standards to provide for wall inserts and/or decorative columns or pilasters every 20 feet to provide relief or other method of aesthetic application of interest. Walls and fences should be designed with materials and finishes that complement community architecture and should be planted with vines, shrubs, and trees. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 4-1 fEncES And wAllS dESiGn ExAMPlES Exh 4-1: fEncES And wAllS dESiGn ExAMPlESFENCESGATESSOUND BARRIERS Design Section 4 Guidelines 4-5 Outdoor Furniture The following are guides to providing One Metro West outside furniture. • Color and appearance of community furniture should be selected to complement other community design elements. All seating shall be anchored securely to the ground. • Location and layout of different elements of community furniture should ensure each article is designed and situated to be in harmony with surrounding furnishings and the community as a whole. • A variety of sitting area designs, from formal arrangements (benches) to informal arrangements (low walls or steps) should be provided in sunny and shaded areas. • Bench seating should be located along the sidewalk adjacent to Sunflower Avenue and at various locations, including in areas of high pedestrian activity and near public art displays; benches within the One Metro West community should be made of a durable material such as concrete, painted iron or hardwood. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 4-2 oUtdoor fUrnitUrE dESiGn ExAMPlES Exh 4-2: oUtdoor fUrnitUrE dESiGn ExAMPlESBENCHESTABLES Design Section 4 Guidelines 4-7 Parking Structures Parking garage lighting should be concentrated on pedestrian and vehicle aisles and ramps, with spillover lighting often adequate to illuminate parking stalls. Casting of glare and spillover lighting outside the parking structure should be prevented by shielding and light designs that provide indirect lighting. A minimum of 5 foot-candles of illumination should be provided inside the parking structures and a minimum of 3 foot-candles for exterior parking areas. Interiors should be painted a light color to transmit light throughout the space. To promote safety, stairs and glass-cab elevators should be located on the perimeter of parking structures to allow for visibility. The shaft and elevator cab should have glass facing the public view. Glass tinting should be minimal to ensure daytime and nighttime visibility. To provide maximum visibility, stairwells should be open to the interior and at least partially open at the exterior of the parking structure. All mechanical equipment and piping within parking structures should be painted to match interior of the structures. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 4-3 PArkinG StrUctUrE ExtErior liGhtinG dESiGn ExAMPlES Exh 4-3: PArkinG StrUctUrE ExtErior liGhtinG dESiGn ExAMPlES A-01 ONE METRO WEST ROSE EQUITIES Costa Mesa, California togawa smith martin, inc. | www.tsminc.com project # 1804431.00 | january 29, 2020 GARAGE - EXTERIOR LIGHTING EXAMPLES March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 4-4 PArkinG StrUctUrE intErior liGhtinG dESiGn ExAMPlES Exh 4-4: PArkinG StrUctUrE intErior liGhtinG dESiGn ExAMPlES A-02 ONE METRO WEST ROSE EQUITIES Costa Mesa, California togawa smith martin, inc. | www.tsminc.com project # 1804431.00 | january 29, 2020 GARAGE - INTERIOR LIGHTING EXAMPLES Design Section 4 Guidelines 4-10 Loading/Unloading Areas • Loading and unloading areas should provide adequate space for maneuvering into and out of a loading position to prevent disruption to traffic flow. • Loading and unloading areas should be located and designed to minimize direct exposure to public view and shall be surrounded by landscaping to reduce visual impact whenever possible. • Service and loading areas should be located away from Sunflower Avenue and should be designed to avoid conflicts with pedestrian and other vehicles. Lighting One Metro West exterior lighting should be designed and placed to add an aesthetic value to the One Metro West community as well as to contribute significantly to safety within the community. Lighting in areas designed to accommodate pedestrian activity should be compatible with other One Metro West street furniture. If pole lamps are to be used in some areas of the community, proper spacing of the lamps should provide an adequate level of nighttime lighting and increased safety. A combination of building-mounted pole lighting and bollards should be used throughout the community for pedestrian pathway and common open space areas. The architectural style of lighting standards in the surface parking areas should relate to the overall architectural design of the community. Accent lighting on architectural and landscape features should be complementary in architectural style and incorporated to add interest and focal points. Pedestrian-scaled lighting in the public open space should be of adequate height and character that complements the remainder of the One Metro West community. Project lighting should avoid direct glare onto adjoining properties Low energy lights, such as LED lights or solar-powered lights, should be used whenever possible. Custom street lighting may be installed within the Sunflower Avenue right-of-way and may be shown on Street Improvement Plans submitted to the City of Costa Mesa for approval. There may be up-lighting accents at all specimen trees located at One Metro West entries. Design Section 4 Guidelines 4-11 Lighting height in the publicly-accessible open space component should be at a pedestrian scale. The public open space should be illuminated from dusk to dawn. Overall lighting in the public open space should average three-foot candles and incorporate other pedestrian-oriented lights, such as lighted bollards. Up-lighting of trees and other architectural features should be strongly considered. Lighting details will be finalized in more detail in the Lighting Plan and Photometric Study to be prepared prior to issuance of the first building permit and will be reviewed and approved by the City’s Development Services Department. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 4-5 concEPtUAl ExtErior liGhtinG PlAn Exh 4-5: concEPtUAl ExtErior liGhtinG PlAn |53LIGHTING PLAN POTENTIAL POLE LIGHT LOCATIONS (SUBJECT TO EXTERIOR LIGHTING PLAN) SOCO EXISTING RETAILEXISTING INDUSTRIALPATH & AREA LIGHT DESIGN EXAMPLES Design Section 4 Guidelines 4-13 Bicycle Support Facilities Bicycle rack design should be complementary to street furniture within the One Metro West community as well as the aesthetic and architectural character of the One Metro West community. One Metro West should provide a physical barricade (e.g., curb, bollard, landscaping, etc.) or other type of safety measure between bicycle and vehicle parking areas. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 4-6 bicyclE rAckS And StorAGE dESiGn ExAMPlES Exh 4-6: bicyclE rAckS And StorAGE dESiGn ExAMPlESBICYCLE RACKSBICYCLE LOCKERS Design Section 4 Guidelines 4-15 Signage The following sign types should be permitted within the One Metro West community. • Canopy or Awning – Canopy signs are affixed to any permanent architectural projection extending over a door, entrance, window or outdoor service area. Only permanent signs that are an integral part of the awning or canopy are allowed. • Projecting – signs that are permanently attached to a building, perpendicular to the surface of a wall or projection. A projecting sign should not be located lower than eight (8) feet above ground level or extend closer than two (2) feet to the nearest curb. Projecting sign supports and other hardware should complement the design and scale of the projecting sign. • Wall – Tenant walls signs should only be allowed on the first floor for the retail component and the creative office with the exception of the Freeway facing signs that shall be reviewed separately and meet Caltrans requirements. The office will be considered separately to either meet code requirements or through a Planned Sign Program. • Ground Mounted Signs – freestanding signs that are mounted on the ground and are flush to, or have a clearance from the ground of not more than two (2) feet, are supported by a solid base, one or more uprights, braces, column poles, or similar structural components. Such signs should not have more than two (2) faces and should be placed within landscaped areas, perpendicular to approaching traffic, and positioned to provide clear lines of sight at driveway approaches. Monument signs shall have a solid background. Monument signs should be located where they are not obstructed by landscaping and can be easily viewed by pedestrians and motorists. Exposed materials used in Monument or Ground signs should be wood, metal, stone, brick, concrete, and/or paint. The monument signs should be complementary to building and site design features. • Directional – signs that are ground mounted or placed on short poles or supports within the community and within the parking structure that identify paths for pedestrian and/or vehicular travel for residents and visitors should be incorporated into the overall project sign design. • Project Entry – signs placed at/near the primary project entry should be designed to provide an opportunity for architectural features, monuments, public art, and lighting features. A comprehensive plan for height, size, location, spacing, and approved materials is subject to approval of a Planned Sign Plan by Zoning Administrator. Design Section 4 Guidelines 4-16 Location and size of signs on commercial or office buildings should be proportioned to the scale of the building and shall relate to the architecture of the particular structure. Sign materials should be compatible with the building façade upon which they are placed. Sign colors should relate to and complement materials or paint scheme of buildings, including accenting highlights and trim colors. The number of colors on any sign should be limited to three (3). Illuminated commercial and office signs should be individually illuminated letters, either internally illuminated or back-lighted solid letters. Signage that does not meet Zoning Code requirements may be considered through a Planned Signing Program subject to the procedures outlined in the Costa Mesa Municipal Code. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 4-7 SiGnAGE dESiGn ExAMPlES Exh 4-7: SiGnAGE dESiGn ExAMPlES CANOPY OR AWNING PROJECTING DIRECTIONAL PROJECT ENTRY Design Section 4 Guidelines 4-18 Residential Buildings Building façade modulation should be attained by use of breaks in building plane, changes in building massing, materials and colors, projecting bays or recesses, changes in material, differentiation of color, setbacks leading to ground level open space and/or use of architectural detail, elements and/or ornament. Building finishes and colors should be non-reflective so as not to produce excessive reflected glare from sunlight. Special features, such as entrance paving, landscape treatment, planters, special wall treatment, gates, specialty lighting and any other entry features should be used to generate visual interest at project entries. Main entries should incorporate rough-textured concrete, textured paving, or interlocking pavers. Common and private open space areas within the residential components of the site should be designed and oriented to take advantage of available sunlight and should be secured, conveniently located to the residential units within each residential building, and visible from the residential units to ensure safe use. Common open space/recreation areas should include amenities such as swimming pools, spas, play areas, etc. Accessible rooftop open space could be used as common usable open space by residents. Landscaping and seating shall be permanently integrated into all required common open spaces. Doors to community facilities should contain some transparency and be key-controlled by residents. Courtyards in the multi-family residential component of One Metro West should be fronted by architectural features such as doors, windows and balconies. The site layout for the residential component shall: • Provide an attractive and functional site arrangement; • Provide amenities as part of each residential building that are appropriate to the different age groups of residents; • Apply principles of Crime Prevention Through Environmental Design (CPTED) to enhance safety and security within the multi-family residential buildings; • Minimize the massing of the buildings and accentuate each building with architectural elements, articulation, decorative lighting, and/or landscaping; and, • Allow for orienting units in a way to promote privacy for individual residential units. Design Section 4 Guidelines 4-19 Architecture and Site Planning Guidelines • Four-sided architecture shall be required; side and rear views of each building shall not be minimized because of their orientation • Compatible design features shall be continued or repeated upon all elevations of each residential building • Architectural elements such as bay windows, recessed or projecting balconies and other elements that add visual interest, scale and character shall be required as part of residential building design and may be used to break up large wall masses. • All buildings shall be complementary in terms of architectural and landscape design and incorporate similar design features and materials. • Location of all mechanical equipment shall be integrated with the building design and screened from view; all screening devices shall be compatible with building architecture and color. • One Metro West’s residential buildings and parking garages shall be unified by a consistent use of compatible architecture, building materials, textures and colors. • Special accents that define the main entry to the parking garages, create territorial reinforcement and provide visual interest shall be incorporated into the One Metro West design. • Multi-family residential buildings shall be oriented to create courtyards and internal open space areas and thereby increase aesthetic appeal of the areas. • Use of high-quality and durable materials that are easy to maintain and clean shall be required for all structures. • Architectural projections are allowed into the setback area only along the property line parallel to the I-405 Freeway for special parking garage architectural fenestration so long as a 10-foot clearance is maintained. Architectural projections (such as gazebos, pergolas, solar panels, elevators, perimeter parapet walls, air conditioning/heating mechanical equipment, trellises, outdoor recreational bars/kitchens, and other recreational/entertainment amenities and structures) are not counted as additional floors or toward building height. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 4-8 bUildinG ArchitEctUrE chArActEr Exh 4-8: bUildinG ArchitEctUrE chArActEr A-06 ONE METRO WEST ROSE EQUITIES Costa Mesa, California togawa smith martin, inc. | www.tsminc.com project # 1804431.00 | april 16, 2018 NEW TIMELESS / CONTEMPORARY 3. New Timeless / Contemporary Large simplified forms, use of glass, fiber cement, porclean and stucco SUMMARY Key components of this contextual California- based design will be its clean lines, natural materials and complementary color palettes. The interplay between indoor and outdoor living will be witnessed in its variety of social gathering places and rooftop terraces. The architecture, location and programming of the spaces will invite both the employee or resident to explore the surrounding area, while still creating an intimate place to work or call home. NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. Design Section 4 Guidelines 4-21 Commercial Component The ground level commercial spaces should include pedestrian level details and emphasize architectural elements of building entries in relationship to sidewalks and create connections and transitions at the first floor of residential. The building facades should include architectural elements such as moldings, and materials such as brick, stone, and cast concrete, awnings and canopies over entries, and other architectural elements that create a sense of transition and passage from the public realm to the private realm. Parking spaces assigned to commercial businesses on the One Metro West property should be sited to provide the shortest route of travel from parking to the commercial building entrance. Vehicular and bicycle parking should be allowed and provided along the south side of Sunflower Avenue. • The commercial component of the Plan shall ensure storefronts and eating establishments along Sunflower Avenue will be well-designed and include glazing and wall composition, colors, and materials, that create a unique and clearly identifiable sense of entry and pedestrian scale. • The commercial facades shall be articulated with architectural elements and details. • The commercial component shall be buffered from the multi-family residential component on the upper floors. • Storefronts along Sunflower Avenue shall be a minimum fourteen (14) feet in height from finish grade at the sidewalk to the top of the interior ceiling height. Size and location of commercial business doors and windows shall relate to the scale and proportions of the overall structure in which the businesses are located. In lieu of storefronts, bay windows, display windows, show windows, shadow boxes, and/or similar individually expressed opening elements that provide visual interest at the grade plane and sidewalk may be permitted by the Development Services Director. • Each tenant space shall be provided with a specific storefront compatible with the use. Office Component The creative office building should be designed for visual integration, pedestrian access and aesthetic integration with the adjacent public open space area. The creative office building should be designed to incorporate a courtyard or other place(s) that can serve as gathering places for employees and visitors. The creative office building entrance and ground floor windows should provide visual Design Section 4 Guidelines 4-22 interest from the other components of One Metro West. The windows should allow visibility into businesses by maximizing ground-level window exposure. Window glass should be transparent and avoid use of dark-tinted, reflective and opaque glass. The creative office building should be considered for rooftop solar panels to provide electricity for the interior of the building. The office building materials and finishes should be complementary to the residential buildings and provide high quality in design and durability suitable w for an office building. The creative office building should include exterior lighting for security and safety of building entrances, parking, loading, pedestrian walkways and courtyards. The light fixtures and their structural support should be architecturally compatible with the building and should avoid directing glare skyward. Low energy lights, such as LED lights or solar powered lights, should be used whenever possible. Service and loading areas for the creative office building should be located away from the adjacent open space areas and minimize impact to the residents. The refuse and recyclable collection areas for the creative office component should be covered and enclosed on three sides by a decorative, capped, masonry wall composed of materials that are complementary to the creative office building architectural materials. • The office component of the community shall ensure the building creates visual interest while maintaining harmony within the One Metro West mixed-use community. This shall be accomplished by promoting design creativity to create a desirable office space while ensuring consistency in building scale, proportion and overall aesthetic character. • The creative office building shall be sited and designed to provide pedestrian paths or walkways to/from other components of the community. • The materials, colors and textures of the building shall serve to unify the building’s appearance, be consistently applied, and work harmoniously with such materials of other community buildings. • The design of the creative office building shall be four-sided and avoid large monotonous facades, blank walls, long straight-line building fronts, plane box shape and barren exterior treatment on all the building elevations. • All rooftop mechanical equipment shall be screened from view of property within the Specific Plan community, from adjacent properties, and from view of Sunflower Avenue and Cadillac Avenue. Design Section 4 Guidelines 4-23 Site Landscaping Landscaping within One Metro West such as the tree palette, shrubs, berms and other landscape and water features should be designed to accomplish the following: • Define areas such as building entrances, key activity hubs, focal points, and the street edge; • Screen service areas, trash enclosures and mechanical equipment; • Soften structural appearances of the three residential buildings; • Define and accent specific areas such as building and parking lot entrances and the main walkways to community facilities; • Distinguish private space from public space by creating a strong edge through a distinct change of plant material form, height and/or color; • Provide a backdrop and visual setting for One Metro West architectural elements; • Create focal points and highlight important architectural elements; • Define outdoor spaces; • Delineate on-site vehicular circulation; • Provide a unified appearance within the project and along Sunflower Avenue; • Protect users from excessive solar exposure, glare, wind, noise, dust, odors, and undesirable views; and, • Provide shade and screening. Canopy trees should be used in outdoor parking areas to reduce the impact of large expanses of paving, to provide shade, and to reduce glare and heat build-up. As part of right-of-way maintenance, the area between a building adjacent to Sunflower Avenue and the sidewalk should be improved with a combination of softscape and hardscape including, but not limited to, planting beds and boxes, pavers, low shrubs, planter pots, street trees and other landscape amenities. All landscaping shall comply with the City’s Water Efficient Landscape Guidelines. Plant materials are an important aspect of the site design since they can create unique identity, visually connect different buildings, soften the architecture and provide shade and screening. In addition, landscaping is important to site design and safety/security issues in that it helps to define outdoor spaces. The Landscape Plan shall ensure design continuity that reinforces a “sense of place” for the One Metro West community and be comprised of a mixture of formal and informal landscaping. Native and architecturally thematic plant material shall be used to accent entry monuments, signage, walls and hardscape elements. The planting shall be in scale with adjacent buildings and be of appropriate size at maturity. Design Section 4 Guidelines 4-24 The landscape palette shall emphasize water-efficient plants that are native to the region and are low-water use and incorporate the following: • All trees and planting for the community shall be well-suited for growing in zone 22 of the Generalized Plant Climate Map of California, and to the microclimate in the specific location of One Metro West; and, the planting materials shall follow industry standards in spacing to allow adequate growth over the years. • Landscaping shall be permanently maintained in substantial conformance with the City-approved Landscape Plan. • The developer shall submit a Landscape Maintenance Plan to the City of Costa Mesa for approval. Landscaping shall be maintained on a regular basis to ensure it does not interfere with on-site lighting, restrict emergency services access to the Project, or interfere with maintenance of utilities. • The developer shall enter into a Maintenance Agreement with the City of Costa Mesa that addresses all off-site improvements. The following information shall be included in the detailed Landscape Plan: • Detailed Plant and Tree Palette in terms of number, size and species; • Information about design, placement and operation of automatic irrigation systems with moisture sensors; • Assurance that irrigation systems will be designed to prevent overspray onto walkways, parking areas, buildings, and fences; • Installation of tree grates for all trees to be planted along Sunflower Avenue; and, • Style and color of tree grates and guards, as well as other elements such as irrigation boxes and cages that are compatible with the color and style of other street furnishings within the One Metro West community. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 4-9 coMMErciAl coMPonEnt dESiGn ExAMPlES Exh 4-9: coMMErciAl coMPonEnt dESiGn ExAMPlES A-03 ONE METRO WEST ROSE EQUITIES Costa Mesa, California togawa smith martin, inc. | www.tsminc.com project # 1804431.00 | january 29, 2020 COMMERCIAL COMPONENT EXAMPLES Design Section 4 Guidelines 4-26 Sunflower Avenue Street Scene The Specific Plan calls for improvements to Sunflower Avenue including undergrounding above ground utility lines, on-street parallel parking along the street interface, Class-II bikeways on north and south side, and three lanes including a median lane. The parkways should include extensive landscape and hardscape improvements to accommodate pedestrians, bicyclists and an aesthetically pleasing roadway for vehicular travel. The Sunflower Avenue street environment along the community site should be amenable to residents, employees and visitors, with a sidewalk that provides for pedestrian activity, adjacent bicycle travel, and outdoor dining. Street trees should be of species that provide shade while allowing views of adjacent ground-floor businesses. Planting should be focused in large tree wells or in individual or groups of containers/pots. Multiple bike racks should be provided along Sunflower Avenue near the commercial tenant spaces and in proximity to the Sunflower Avenue/Cadillac Avenue intersection in highly visible locations to ensure personal safety and to protect against theft. The number and placement of bicycle racks within the Project site will be agreed upon by the City and owner/developer. Water conservation as well as best Water Quality Management systems should be incorporated in the Sunflower Avenue street design. Street design plans may include bioswales to minimize run off. To emphasize the new community, the Sunflower Avenue/Cadillac Avenue intersection should be enhanced with special paving patterns as well as a crosswalk to be approved by the City of Costa Mesa in terms of design and location. Use of stamped concrete, exposed aggregate, or colored concrete should be used to serve as a traffic calming function to promote pedestrian and bicyclist safety. Outdoor dining opportunities should be permitted within private property adjacent to Sunflower Avenue or the public sidewalk, subject to accessibility requirements and clear pedestrian paths of travel adjacent to the commercial buildings. The area used for patio dining shall be separated from the sidewalk delineating the extent of the outdoor area; this area should be included in the overall square footage of eating or drinking establishment’s area for the purposes of parking calculations. Use of the public right-of-way for commercial activities will be subject to an encroachment permit by Public Services Department per the Costa Mesa Municipal Code. Shade structures/devices may extend over the full depth of the outdoor area within the private property, but may not extend within the public sidewalk easement; no columns or supporting poles will be permitted within the public right-of-way. Design of materials and colors for chairs, tables, display standards, lighting and other fixtures (including umbrellas and awnings) should be consistent with the architectural style and colors of the building Design Section 4 Guidelines 4-27 with commercial/dining establishments and the quality of fixtures used in the public streetscape improvements. Where feasible, the outdoor dining area should be separated from the remainder of the sidewalk by a physical barrier such as bollards, planter boxes or pots, umbrellas, or movable fencing/railing and materials should be compatible in style, color and finish with the adjacent commercial building. Such dining shall meet minimum Americans with Disabilities Act requirements set forth in Title 24, Part 6 of the California Code of Regulations and the State of California Department of Alcohol Beverage Control, if applicable. Open Space Component The open space component of the site should be visible from and prominent to the Sunflower Avenue/Cadillac Avenue intersection to accommodate public events. The urban open space component of the development plan should include the following: • A well landscaped space and an articulated edge to provide visual interest; • Pedestrian amenities that may include seating, lighting, planters, drinking fountains, distinctive paving, art work, bicycle racks, and focal points; • Softscape and hardscape elements incorporated into the overall design of the open space with color, form and texture as integral parts; • Decorative pavement treatment including unit pavers with special texture, color, pattern and/or decorative features that complements the paving pattern throughout the other components of the One Metro West community; • Seating, outdoor furniture, decorative benches and tables, and fixtures that complement those included in the other components of the development plan; • Shade structures; • Separation of any active use areas from passive use areas by placement of planters, street furniture, landscaping, different paving textures and subtle changes in ground plane; • Decorative bollards in areas between the open space component and Sunflower Avenue; • Decorative materials to delineate pedestrian travel and not in conflict with ADA access requirements; • Entry monuments; • Marked multi-purpose (pedestrian/bicycle) trail; • Public art comprised of various media including a focal element such as a central public art installation or a water feature using recycled water. The open space component should link with adjoining outdoor spaces with comfortable paths and walks to create a network of spaces. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 4-10 oPEn SPAcE chArActEr Exh 4-10: oPEn SPAcE chArActEr SUMMARY One Metro West will contain a 1.5-acre open space area that will be located in the extreme westerly portion of the Project site. The open space component of the Project will be privately owned and maintained. The open space will be available to the public through dedication of a public access easement and will be available to pedestrians and bicyclists. This area is intended as a passive open space area with seating and resting areas, exercise area, creative landscaping, art pieces, and shade structures. The public open space will be heavily landscaped. NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 4-11 trEE PAlEttE Exh 4-11: trEE PAlEttE SUMMARY The tree species at One Metro West will reinforce the character of the community. All trees must conform to the below criteria: • Plant only species well-suited for growing in Zone 22 of the Generalized Plant Climate Map of California, and to the micro-climate in the specific location proposed. • Plant trees in locations where they will be allowed to comfortably grow to their full mature size. Tree Palette: The tree palette may include any tree that fits the character of the site and complies with the above criteria.The tree palette may include but is not limited to: • Chilopsis linearis • Lyonothamnus floribundus ssp. Asplenifolius • Platanus racemosa • Populus fremontii • Prunus ilicifolia • Quercus agrifolia • Quercus engelmanii • Salix gooddingii • Sambucus mexicana • Umbellularia californica • Jacaranda Design Section 4 Guidelines 4-30 Public Art The site will incorporate public art in the private and public areas to enhance the community image. Public art contributes significantly to the identity of a place or community. In addition, public art can stimulate creativity and imagination, and add a unique human quality to the outdoor environment. Prior to submittals for building construction permits, the applicant shall submit a Public Art Plan for review and approval of the City’s Cultural Arts Committee. The Public Art Plan shall include reference to long-term and short-term installations and address the following: • Description of the art work, including artist concept and drawings if available; • Location of the art work (long term and short term); • Schedule for selection, • Installation of the art work(s); • Plans for maintenance of the art work(s); • Security plan and replacement plans should any art be stolen or vandalized; and, • Public access to the art work(s) during daylight hours. The parking structure wall adjacent to the I-405 Freeway shall contain art work or other architectural treatment, as approved by the City of Costa Mesa Cultural Arts Committee and shall comply with any applicable CEQA mitigation measures and CalTrans requirements as noted in their regulations. The owner/developer is required to comply with the following: • Prior to issuance of the first building permit for the proposed project, the owner/developer would be required to submit a Public Art Plan for the site including the parking elevation (facade) along the I-405 Freeway for review by the Planning Division and approval by the City’s Cultural Arts Committee. All architectural treatments including public art installations must comply with the regulations in the One Metro West Specific Plan. As such, architectural treatments would exclude the use of moving, flashing, or otherwise visually distracting elements or materials that are highly reflective or generate noise. Any art work or artistic treatments adjacent to Sunflower Avenue may be illuminated to be clearly visible from Sunflower Avenue during evening hours subject to an approved lighting plan and as determined reasonable by the City of Costa Mesa. The property owner, developer, or its agent shall be responsible for the installation, future preservation, maintenance, and replacement of the art works for the life of One Metro West. In the event repair of an art work is required, the responsible artist(s) shall be notified and given the opportunity to do the repair for a reasonable fee. In lieu of the Design Section 4 Guidelines 4-31 original artist being unavailable, another professional artist shall repair the art work. The public art shall be commissioned to, and produced by, local artists; that is, artists living and working in Orange County or commissioned to, and produced by, local artists in conjunction with an artist(s) known nationally or internationally. Sustainability One Metro West shall include innovative technology and building design strategies to increase renewable energy production, water conservation, reduce energy use, and reduce waste. The project shall provide other options for transportation to also reduce automobile use. The internal connectivity made possible by clustering residential, commercial, office and recreational uses will contribute to lowering vehicle miles traveled. The design shall incorporate sustainable design practices such as: • Encourage energy conservation by installing solar panel connections on rooftops of the residential and office buildings; • Promote use of recycled and reclaimed materials by using such materials for surface parking areas, sidewalks, unit paving, curbs and water retention tanks; • Promote waste reduction by providing recycling receptacles; • Promote retention of stormwater through capture and harvesting for re-use in landscaped areas in a low-flow irrigation system; • Incorporate sustainable features such as permeable, low-glare paving, drought tolerant landscaping, rain gardens, and fountains using reclaimed water in the public open space area; • Incorporate permeable paving, low-glare and low-heat intensive surfaces, and should incorporate solar panels for renewable energy production and as shade canopies in surface parking areas; • Whenever possible, complying with the California Energy Commission’s voluntary Tier II Energy Efficiency Standards in effect at the time community building construction begins; • Designing shading devices, window orientation, window opening sizes and glazing selections to promote daylighting of interior spaces, minimize the need for artificial lighting, and control glare; • Install sensor-operated faucets in public restrooms in the creative office building; • Use dual flush or other toilets using less than 1.6 gallons per flush or latest requirements in the creative office building; • Consider use of waterless urinals in non-residential buildings; • Insulate domestic hot water pipes where feasible; • Using dual pane and tinted windows; Design Section 4 Guidelines 4-32 • Design and install heating, ventilation, and air conditioning (HVAC) systems according to standards provided by the Air Conditioning Contractors of America handbooks or other comparable high-performance HVAC standards; • Install sealed-combustion/sealed-duct furnaces and water heaters for increased efficiency and indoor air quality; • Install only Energy Star-qualified ceiling fans to circulate air and reduce demand on heating and cooling systems; and, • Promote smart climate controls for residential, commercial and office buildings to efficiently regulate temperature controls. The design shall incorporate the latest required California Energy Code and Green Building Code provisions, such as: • Energy efficiency of at least 20%; • One-inch insulation for R-410a refrigerant heat pump systems; • Two-inch MERV 13 filters in the multi-family residential buildings; • Demand control thermostats for corridors, leasing offices, conference rooms and multi-purpose rooms in multi-family residential buildings and require acceptance testing; • The buildings shall comply with the latest ventilation requirements for multi-family residential buildings, under ASHRAE 62.2-2016, such as: o No natural ventilation; o Balanced systems or continuous ventilation plus blower door testing; o Ventilation fans not exceeding 10% of ASHRAE 62.2 minimum requirements; and, o Range hoods HERS tested and must provide a minimum of 100 CFM and maximum of 3.0 sones. • Compliance with the latest CO2sensors in multi-family residential buildings/high density spaces. • compliance with the latest lighting allowances in multi-family residential buildings – Dimmers, photocells and occupancy sensors are required; and, March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 4-12 PotEntiAl locAtionS for PUblic Art Exh 4-12: PotEntiAl locAtionS for PUblic Art SUMMARY The purpose of this graphic is show the potential locations for public art installations within the One Metro West Project. Prior to issuance of the first Building Permit for One Metro West, the owner/developer shall submit the following for the approval of the Economic and Development Services Director or designee: • A Street Furniture Plan • An Exterior Lighting Plan • A Wayfinding and Signage Plan The owner/developer shall also submit a Design Plan for the Building “A” parking structure elevation along the I-405 Freeway for approval of the City’s Cultural Arts Committee. SUNFLOWER AVENUE I-405 FREEWAY ONE METRO WEST ACCESS POINTS OPEN SPACE PARKING STRUCTURE SCREENING ONE METRO WEST FRONTAGE ONE METRO WEST EASTERN BOUNDARY WALL NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. Architectural projections and art installations are allowed into the setback area only along the property line parallel to the I-405 Freeway for special parking garage architectural fenestration. LEGEND: POTENTIAL LOCATIONS FOR PUBLIC ART SPECIFIC PLAN BOUNDARY March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 4-13 wAyfindinG And PlAcEMAkinG Exh 4-13: wAyfindinG And PlAcEMAkinG LEGEND: PRIMARY ENTRY Primary access point for One Metro West I-405 FREEWAY SUMMARY The purpose of this graphic is show the potential locations for wayfinding and placemaking in One Metro West. Primary and Secondary Entry signage lets residents and visitors know the entry and exit points for One Metro West. Directional signage guides people to the key destinations of One Metro West. Directional signage are also located at the entry points of the bike and pedestrian trail entering the project site from the Santa Ana River Trail and Sunflower Avenue. Identification signage identifies the key destinations of One Metro West. These include identifying the Public Open Space, the Creative Office building, the commercial retail, and each of the residential buildings. Open Space signage provides information about the One Metro West Open Space. Monument signage are located along the bike path and show information on notable destinations in the area. Prior to issuance of the first Building Permit for One Metro West, the owner/developer shall submit the following for the approval of the Economic and Development Services Director or designee: • A Street Furniture Plan • An Exterior Lighting Plan • A Wayfinding and Signage Plan • A Design Plan for the Building “A” parking structure elevation along the I-405 Freeway SECONDARY ENTRY Secondary access points for One Metro West DIRECTIONAL Directional signage at key circulation points IDENTIFICATION Signage establishing the key destinations of One Metro West OPEN SPACE SIGNAGE Open Space information NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. SUNFLOWER AVE. MONUMENT SIGNAGE Signage along bike path with information on notable destinations in the area SPECIFIC PLAN BOUNDARY Design Section 4 Guidelines 4-35 Adjacency to the I-405 Freeway The parking garage located along the I-405 Freeway is highly visible and a critical view of the site. Wall art shall be incorporated along this building elevation. The wall art may include illumination that is static, up-right, or back-lit. The lighting may be programed to change at different time variables. Any wall art at this location including any illumination will be subject to review and approval by the City of Costa Mesa Cultural Arts Committee. Any illumination should not adversely impact off-site residential communities south of the I-405 Freeway and shall include dimming provisions to minimal levels after 10:00 PM. Examples of artistic treatments that may be proposed for the length of the structure adjacent to, and facing, the I-405 Freeway include the following: • A fin system across the building façade that allows landscaping on the structure wall to emerge; an integrated LED lighting system; and no light along the lower parts of the building façade to give the building the appearance of “floating” along the I-405 Freeway. • An open weave pattern made from recycled rubber that covers the building façade; a sub-structure composed of expressed concrete; photovoltaics integrated to generate energy for the lighting scheme; exposure of the lower building façade to give the building the appearance of “floating” along I-405 Freeway, and a project carbon emissions map integrated across the open weave pattern. • A photovoltaic, energy-efficient façade composed of multi-colored PV panels that would create a tapestry of color and translucency to the interior; illuminated photovoltaic panels integrated with lighting strips that celebrate the structure façade; integrated photovoltaics to generate energy for the lighting scheme; and exposed, elongated concrete structures at varying angles along the building façade and an exposed lower level, to allow the building façade to seem to “float” along I-405 Freeway. Sustainability One Metro West will include the following into Project design to contribute to Project sustainability. The following will supplement required California Green Building Standards Code (CALGreen, CCR Title 24, Part 11) requirements: • Potential accommodation for installation of solar panels on appropriate roofs • Interior courtyards and open space corridors to help direct air flow • Use locally produced and recycled building construction materials whenever possible • Bicycle racks and lockers, bicycle storage, bicycle repair facilities, and space for community-wide bike-sharing programs and events Design Section 4 Guidelines 4-36 • Installation of electric vehicle charging stations at non-residential buildings; installation of electric vehicle chargers in residential buildings; and, provision of preferential parking for low-emitting, fuel-efficient and carpool/van vehicles • Provision of energy efficient major appliances that are a minimum Energy Star certified • Implementation of a water conservation strategy that demonstrates a minimum 20 percent reduction in indoor water usage when compared to baseline water allowance • Implementation of a landscaping palette that emphasizes drought-tolerant species, consistent with provisions of the California State Model Water Efficient Landscape Ordinance and City of Costa Mesa requirements • Use of water-efficient irrigation techniques consistent with City of Costa Mesa requirements and with Water Efficient guidelines • Installation of United States Environmental Protection Agency Certified WaterSense or equivalent faucets, toilets and other plumbing fixtures • A potential provision for zip cars or bike-sharing opportunities Similar to all other building and site-mounted mechanical equipment, mechanical equipment in support of sustainability such as photovoltaic or solar electric panels should be architecturally integrated into the roof and/or screened from public view to the degree possible. COMMUNITY POLICING THROUGH ENVIRONMENTAL DESIGN One Metro West implements “Crime Prevention Through Environmental Design” (CPTED) techniques in its Project design, as reflected in the accompanying Master Plan design. CPTED encompasses an approach to crime reduction through site, structural and environmental designs and management. One Metro West is designed so physical features (buildings; corner treatments; landscaping; etc.) maximize natural visibility. Natural access control in One Metro West involves using design features to restrict access to residential, commercial, office or open space targets and to guide residents and visitors through the community. In addition, the site design as a mixed-use community maintains distinction between private space and public space. Project lighting is used for safety and as a deterrent to crime in addition to positively enhancing the project environment for residents, employees and visitors. The CPTED measures/practices for the project will be selected from the following. For residential buildings: • Project landscaping and site lighting that avoids creating blind spots or hiding places Design Section 4 Guidelines 4-37 • Full view of the open spaces from much of the residential and the entirety of the creative office components • Paving treatments are used to guide visitors to desired entrances and pedestrian pathways through the project • Unobstructed walkways clear from outdoor furniture, ground-level lighting and landscaping • Location of the multi-family buildings, with units positioned around large courtyards encouraging public views throughout the • Extensive means of property maintenance and surveillance For commercial area: • Direct access to commercial business visible to Sunflower Avenue • Parking areas and pedestrian walkways will be illuminated adequately and will be illuminated during nighttime hours • Private recreation areas will be visible from many residential units • Shrubbery height will be maintained at three feet • Private balcony/patio enclosures may not use opaque materials • Use signs to direct patrons of commercial retail/dining businesses to entrances and parking • Provide rear public access to tenant spaces where possible • Install rear windows in tenant spaces to increase visibility • Prohibit window signs from covering more than 15 percent of any window area • Maintain clear visibility from tenant spaces to Sunflower Avenue and its adjacent sidewalk • Place all entrances to commercial businesses/dining establishments under visual surveillance For creative office building: • Position office building restroom doors to be observable from nearby interior offices • Use effective lighting at all exterior doors, common areas and hallways • Place trash dumpsters in secured corrals • Design windows and exterior doors so they are visible from neighboring buildings and areas • Design interior windows and doors to provide visibility into building hallways • Clearly define public entrances with architectural elements, lighting, landscaping, paving or signs • All public access points shall be watched by security guards or receptionists • Differentiate exterior private areas from nearby public areas by paving treatment and signage Design Section 4 Guidelines 4-38 For parking garages: • Use stretched cable railings for maximum interior visibility rather than opaque barrier walls to the maximum extent possible • Fully illuminate all parking areas and driving lanes, using lamp types approved by the City • Position all pedestrian entrances next to vehicle entrances • Construct stairwells to be visible, without solid walls • Place elevators close to main entrances, with the entire parking garage level interior in view when elevator doors are open • Do not install permanent stop buttons in elevators • Limit access to no more than two designated and monitored entrances • All surfaces shall be light-colored • Differentiate and label creative office, and private residential parking spaces • Provide emergency telephones on each level of parking garages with lights that flash upon activation For the public open space: • Locate facilities used at night near streets to be easily observable by law enforcement patrols • Position bicycle and pedestrian trail along Sunflower Avenue to make users more observable by others • Provide appropriate lighting • Clearly mark any area to be used only during the day with entrance signs or gates to control accessibility • Post public open space rules at the entry to the public open space • Post signs marking the trail connection • Use durable, vandal-resistant trash receptacles • All benches must have seat dividers • Provide emergency telephone call boxes in locations approved by the City For lighting and landscaping: • Design lighting systems for security of residences and businesses along walkways • Provide lighting systems that enhance the ability to observe surroundings • Provide lighting systems that minimize glare, shadow, light pollution and light trespass • Landscape planting is such that sight lines remain open and clear and places of concealment are not fostered • Use of vines or planted wall coverings to deter graffiti • Use lighting in landscaping for aesthetics and security Infrastructure Section 5 Plan 5-1 SECTION 5: INFRASTRUCTURE PLAN 5.1 INTRODUCTION Development of the site pursuant to this Specific Plan involves transforming an industrial site to a mixed-use community with residential, commercial and office densities that may require significant improvements to the existing utility systems on the property. The planned improvements will ensure adequate capacity is provided for future residents, employees, visitors, and business owners and tenants of the site. The site is currently developed with an industrial building and is served by water, sewer, storm drain, electricity and natural gas service. This section of the Specific Plan identifies infrastructure and utility improvements to the existing systems that would be necessary to serve the One Metro West site based on maximum development potential envisioned under this Specific Plan. The Infrastructure Plan described in this section presents infrastructure systems that are conceptual in nature and may be refined as more detailed construction plans are developed. . No public utility improvements beyond the One Metro West property would be necessary to accommodate buildout, other than lateral connections between existing onsite systems to existing regional utility systems located in Sunflower Avenue. Planned improvements within the Sunflower Avenue right of way are described in this section. 5.2 PUBLIC/PRIVATE TRANSPORTATION FACILITIES Existing Facilities Sunflower Avenue adjacent to the site and east to Hyland Avenue is not designated as an arterial highway on the Costa Mesa Master Plan of Streets and Highways. Sunflower Avenue has an existing 80-foot right-of-way from Cadillac Avenue to Hyland Avenue. Sunflower Avenue has a four-lane with center turn lane configuration. The Costa Mesa General Plan Circulation Element and Active Transportation Plan currently depicts a planned Class II Bike Facility extending along Sunflower Avenue adjacent to the site and an existing Class I Bike Facility extending north of the site from the Sunflower Avenue/Cadillac Avenue intersection to a connection with the Santa Ana River Trail. The connection trail is currently on the property adjacent to the One Metro West site (Cambridge Park) which is a multi-unit condominium office complex within an easement held by the City of Costa Mesa. Infrastructure Section 5 Plan 5-2 Sunflower Avenue east of Hyland Avenue and Hyland Avenue north of Sunflower Avenue are within the county’s “Intercounty Express” Bus Routes; Hyland Avenue south of Sunflower Avenue is also an “Intracounty Express” Bus Route. These Routes are approximately .30 mile east of the One Metro West community. Refer to Exhibit 5-2 “Transit Routes”. Planned Facilities Buildout of the One Metro West Specific Plan includes upgrades to Sunflower Avenue adjacent to the site frontage, including undergrounding the existing twin circuit Southern California Edison 66kV electric pole lines along the frontage of the site (although undergorunding may extend as far as Hyland Avenue, subject to coordination with the adjacent property owner).. The undergrounding of the 66kV line will be coordinated closely with Southern California Edison’s Right of Way and Environmental Departments to ensure compliance with California Public Utilities Commission procedures for such relocations and/or underground conversions. In addition, the Specific Plan includes planned improvements to Sunflower Avenue from Cadillac Avenue to Hyland Avenue: • Narrow Sunflower Avenue from a four-lane roadway with a center turn lane to a two-lane roadway with a center striped left turn lane; • Add a six-foot sidewalk, eight-foot parkway/bioswale, seven-foot bike lane which is an upgrade from the standards of a Class II bicycle trail as designated in the City General Plan, seven-foot landscaped median, and seven-foot parallel parking lane on the southern side of Sunflower Avenue adjacent to the site; • Add a six-foot bike lane and two-foot striped buffer median on the northern side of Sunflower Avenue; and • Underground existing SCE poles and utility lines (only along the project frontage; although it may extend as far as Hyland Avenue, subject to coordination with the adjacent property owner). The planned Sunflower Avenue Section is included in Exhibit 5-1 “Proposed Sunflower Avenue Section”; the final details may be refined at the time of construction plan development subject to approval of the Public Services Director. The proposed improvements would also connect the new complete street section along the southern side of Sunflower Avenue with a new landscaped bicycle trail proposed along the westerly side of the open space area. This off-site improvement would include trail construction and landscaping and would occur along the westerly portion of the project site southward to the utility easement before the Santa Ana River channel. The proposed trail, landscape, and open space improvements shall be maintained by One Metro West. Improvements to Sunflower Avenue shall extend from the project site frontage to the Sunflower Avenue/Hyland Avenue intersection. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 5-1 ProPoSEd SUnflowEr AVEnUE SEction Exh 5-1: ProPoSEd SUnflowEr AVEnUE SEction 7’ PARALLEL PARKING AREA ADJACENT TO THE EASTBOUND LANE TWO 12’ THROUGH- LANES, ONE EASTBOUND AND ONE WESTBOUND 7’ WIDE BIKE LANE ADJACENT TO THE LANDSCAPE MEDIAN 7’ WIDE LANDSCAPE MEDIAN ADJACENT TO THE PARALLEL PARKING AREA GREEN-STRIPED BIKE CROSSINGS CONNECTION TO OPEN SPACE SUMMARY One Metro West proposes improving Sunflower Avenue to include separated bike lanes on both sides of the street, parallel parking on the south side of Sunflower Avenue (further separating the bike lane from road traffic), additional landscaping on Project site frontage, and green-striped bike crossings. NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. SECTION VIEWCONTINUES TO HYLAND AVENUE March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CA Circulation Element Costa Mesa General Plan | C ‐29    Figure C‐8: Transit Corridors Map prepared by Stantec, Inc. Exh 5-2 tranSit routES Exh 5-2: tranSit routESHyland Ave.Sunflower Ave. Community Design Element Costa Mesa General Plan | CD‐5 City ofHuntingtonBeach City ofNewportBeach City ofNewportBeach JohnWayneAirport City ofSantaAna HarborBlvd.19th St.IrvineAve.Baker St.FairviewRd.Adams Ave. 17th St.Placentia Ave.MainSt.BearSt.Fair Dr. Victoria St. Sunflower Ave.NewportBlvd.RedHillAve.Ellis Ave. Segerstrom Ave. Talbert Ave. Wilson St. Gisler Ave. 22nd St. South Coast Dr.FlowerSt.SuperiorAve.Anton Blvd.CampusDr.Garfield Ave. 16th St. Arlington Dr. Del Mar Ave. 15th St. MacArthur Blvd.BristolSt.BrookhurstSt.IrvineAve.TustinAve.OrangeAve.SantaAnaAve.TalbertRegionalPark FairviewPark Orange CoastCollege OC Fair &Event Center SouthCoastPlaza UpperNewportBay Pacific Ocean Anton Boulevard Corridor JohnWayneAirportIndustrialCorridorSouth Coast Corridor CivicCenterCorridorBristolStreetCorridorSouthNewportBoulevardCorridorHarborBoulevardCorridorAdams Street Corridor SantaAnaResidentialCorridorNorthNewportBoulevardCorridorPlacentiaCorridorWest 19th Street CorridorFairviewParkCorridor East17th StreetCorridor 0 2,000 4,000 6,000 8,0001,000 Feet Source: City of Costa Mesa, 2016.Corridors Bristol Street Corridor South Coast Corridor Anton Boulevard Corridor North Newport Boulevard Corridor South Newport Boulevard Corridor Harbor Boulevard Corridor East 17th Street Corridor Santa Ana Residential Corridor John Wayne Airport Industrial Corridor Placentia Industrial Corridor Civic Center Corridor Fairview Park Corridor West 19th Street Corridor    Figure CD‐2: Corridors Infrastructure Section 5 Plan 5-5 5.3 WATER INFRASTRUCTURE Domestic Water Senate Bill 221 prohibits approval of subdivisions consisting of more than 500 dwelling units unless there is verification of sufficient water supplies for a project from applicable water suppliers. This law defines criteria for determining “sufficient water supply” such as using normal, single-dry, and multiple-dry year hydrology and identifying the amount of water the supplier can reasonably rely on to meet existing and future planned uses. In addition, the City of Costa Mesa adopted a water efficient landscape ordinance and guidelines in January 2010, to provide procedural and design guidance for project applicants proposing landscape installation. These requirements are included in Title 13, Chapter VII, Landscaping Standards of the Costa Mesa Municipal Code. The One Metro West site is served by an existing Mesa Consolidated Water District domestic water line in Sunflower Avenue. There is an existing 24-inch Cement Mortar Lined and Coated (CML&C) Domestic Water line in Sunflower Avenue located six (6) feet south of its northerly curb. In addition, there is an existing 18-inch ACP Domestic Water line in Cadillac Avenue located 6 feet west of its easterly curbline. These two lines provide domestic water service and fire protection service to the site and will continue to serve the community. Per the Project Water Supply Assessment (WSA). No new transmission mains are needed to serve the site. Domestic water service and fire protection service will be provided from connections to the existing 24-inch water line in Sunflower Avenue as well as via an anticipated on-site water loop system within the community site. This provision will ensure proper water service and fire flow protection for the site under at its maximum development potential under this Specific Plan. . Public water systems within the site would be located within an easement dedicated to the Mesa Water District and would be subject to the District’s guidelines and restrictions. Private water systems will be owned and maintained by the property owner and/or a future maintenance association. The point of connection between public and private systems will be delineated and separated by way of double detector check valves and/or back flow preventers that would be part of the public water system. Final water hydraulics and fire flows will be confirmed during the preparation of water improvement plans and building plumbing plans for construction. Various options are being considered with the Mesa Water District that pertains to points of connection to the existing 24-inch line and placement of public water meters for the Project. In addition, there is a possibility of a looped point of connection with the existing South Coast Collection water line near the northeast corner of the community site. The following Exhibit 5-3 “Infrastructure Improvements – Domestic Water” illustrates the existing and planned domestic water systems for One Metro West. Infrastructure Section 5 Plan 5-6 Connections to the City of Costa Mesa’s water and sewer system are generally regulated by Section 13-71 (Utility Requirements) of the Costa Mesa Municipal Code. Section 19-326 (Fees and Taxes) establishes the right of the City of Costa Mesa to require users of revenue-producing services to pay a utility users’ tax (“utility tax”) to the City. Section 13-180 (Application Requirements) establishes limits and prohibitions on discharges to the City sewer system and establishes a permitting process for connection to the sewer system. Section 15-67 (Required Construction) establishes in-lieu fees to support the operation, maintenance, expansion, and upgrade of the City’s wastewater collection and treatment system. Section 8-35 (Permits) regulates permitted and illicit connections to the City’s storm drain system as part of the implementation of the City’s National Pollution Discharge Elimination System. Reclaimed Water The Mesa Water District has an existing backbone reclaimed water network with the City of Costa Mesa. Orange County Water has an existing reclaimed water line at the intersection of Sunflower Avenue and Harbor Boulevard that includes a 24-inch line in Harbor Boulevard. However, there is no plan to extend this system on Sunflower to the site. Although not immediately adjacent to the One Metro West site, this line offers an opportunity to access reclaimed water in the future. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 5-3 infrAStrUctUrE iMProVEMEntS - doMEStic wAtEr Exh 5-3: infrAStrUctUrE iMProVEMEntS - doMEStic wAtEr SUMMARY This exhibit illustrates the existing and proposed domestic water systems for One Metro West. NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. Infrastructure Section 5 Plan 5-8 5.4 WASTE DISPOSAL SYSTEM Sanitary Sewer The One Metro West site is served by an existing Costa Mesa Sanitary District sewer system in Sunflower Avenue, where there are existing 8-inch and 12-inch VCP Sanitary Sewer lines located 18 feet south of its northerly curb. The existing industrial development on the site is served by two 6-inch sewer laterals from the existing sewer system in Sunflower Avenue. The existing 8-inch and 12-inch lines in Sunflower Avenue collect and convey sewer flows to the existing 84-inch Orange County Sanitation District mainline sewer that runs from east to west in Sunflower and that is located 27 feet north of its southerly curb. These connections to the Orange County Sanitation District line are made in two locations via connections to an existing diversion structure and a standard manhole. This Orange County Sanitation District line extends west through the northwest corner of the community site within an easement. The existing manhole connection on the Orange County Sanitation District mainline also provides a 12-inch stub to the south that may be used by the One Metro West site for service connection if needed. Otherwise, connections will continue to be made to the Mesa Water District water provision lines. In addition, there is an existing 48-inch Orange County Sanitation District sanitary sewer line that flows diagonally through the community from the Sunflower Avenue/Cadillac Avenue intersection to approximately the midpoint of the community site’s westerly property line. This line and an originally 39-inch Orange County Sanitation District sewer line are within an existing easement that crosses the One Metro West site. These existing easements will remain as constraints to development within the Specific Plan area. Planned improvements to the on-site sanitary sewer system are comprised of public and private sewer components. Any proposed public sewer systems within the property would be located within an easement dedicated to the Mesa Water District. Any proposed private sewer systems within the site would be owned and maintained by the property owner and/or future maintenance association. Preliminary direction from the Costa Mesa Sanitary District Engineer recommends the site’s sewer system connect to the existing 12-inch sewer stub on the south side of the Orange County Sanitation District manhole in Sunflower Avenue. This would be a public connection that extends the sewer to the approximate middle of the One Metro West property. The remainder of the new sewer system would be private from this point of connection outside the public right-of-way. The elevation of this existing point of connection is at a depth that would allow for gravity flow connection from the entire One Metro West site. Separate connections to the existing Costa Mesa Sanitary District 8-inch and 12-inch lines are possible but are extremely difficult based on other utility crossings and constraints. In addition, the existing invert elevations for the 8-inch and 12-inch lines would not be able to serve the entire One Metro West site by gravity flow. Rather, the community owner-builder may elect to continue to utilize the two existing 6-inch laterals that serve the One Metro West site as elevation allows. Final sewer connection locations, hydraulics Infrastructure Section 5 Plan 5-9 and capacities will be confirmed during the preparation of construction plans including preparation of sewer improvement plans. Wastewater collected by the Mesa Consolidated Water District is processed at the County Sanitation District of Orange County treatment plants in the cities of Fountain Valley and Huntington Beach. The following Exhibit 5-4 “Infrastructure Improvements – Sanitary Sewer” illustrates the existing and planned sanitary systems for the One Metro West Specific Plan. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 5-4 infrAStrUctUrE iMProVEMEntS - SAnitAry SEwEr Exh 5-4: infrAStrUctUrE iMProVEMEntS - SAnitAry SEwEr SUMMARY This exhibit illustrates the existing and proposed sanitary systems for One Metro West. NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. Infrastructure Section 5 Plan 5-11 Storm Drain Storm water currently flows along the asphalt pavement surfaces of Sunflower Avenue and Cadillac Avenue to the existing curbs and gutters that convey storm flows to a low point in the street at the Sunflower Avenue/Cadillac Avenue intersection. Street flows are collected within existing 10-foot catch basins located on both sides of the public streets. These catch basins in turn are connected to the existing public storm drain system within the public streets rights-of-way and within a 12-foot wide easement that extends nearly directly north/south through the project site. There is an existing 3'x5.5' box culvert within the Sunflower Avenue/Cadillac Avenue intersection that joins a 66-inch CIPP storm drain line extending north/south through the site within the easement. The 66-inch storm drain continues flowing south and crosses beneath the I-405 Freeway with ultimate outlet to the Santa Ana River. The existing 66-inch line within the site provides four existing connections that serve the site. There are existing 10-inch ACP, 12-inch ACP, 15-inch ACP and 18-inch ACP storm drain lateral connections that provide direct existing connections to the existing 66-inch line. The existing industrial development on the site also is served by an existing 18-inch to 24-inch RCP storm drain line along the easterly boundary of the site that collects surface water in existing catch basins and then conveys the storm water via the pipes to an existing storm drain system within the Caltrans right-of-way south of the site. In addition, the southerly boundary of the site sheet flows to a Caltrans storm drain system that consists of graded swales, concrete swales and drainage inlets along the southerly property line. There is an existing 24-inch open RCP line that collects storm water within the graded swale in the approximate center of the site. Furthermore, there is a 36-inch RCP line that collects flows from a concrete swale on the westerly side of the southerly property boundary. Caltrans will be widening the I-405 Freeway adjacent to the Specific Plan area. All existing surface flow drainage from the site to the Caltrans system must be maintained with the new improvements. Therefore, it is reasonable to assume that the existing storm drain connections along the southern boundary of the One Metro West site to the Caltrans right-of-way will be maintained. The One Metro West community will continue to respect the existing site hydrology and infrastructure hydraulics and will continue to connect to the existing 66-inch line within the One Metro West site and to the 18-inch to 24-inch line along the eastern boundary of the One Metro West site. In that the existing 24-inch to 36-inch lines along the community’s southern boundary ultimately connect to the 66-inch line, it is anticipated that proposed on-site storm drain lines would only connect to the 66-inch line. The 66-inch line is owned and maintained by the City of Costa Mesa within the existing easement dedicated to the City. Planned improvements include an on-site private storm drain system that will collect and convey stormwater from the One Metro West site to the existing public system via a private storm drain, area drains, detention and water quality treatment systems. Reference the following Exhibit 5-5 “Infrastructure Improvements – Storm Drain”. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 5-5 infrAStrUctUrE iMProVEMEntS - StorM drAin Exh 5-5: infrAStrUctUrE iMProVEMEntS - StorM drAin SUMMARY This exhibit illustrates the existing and proposed storm drain for One Metro West. NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. Infrastructure Section 5 Plan 5-13 Existing and Proposed Storm Drain Hydrology Project implementation is not anticipated to alter existing site hydrology and infrastructure hydraulics. Similar to existing conditions, on-site proposed storm drains would connect to an existing 66-inch storm drain line flowing north/south through the project site and an existing 18- to 24-inch line along the eastern project boundary. The existing 66-inch storm drain, owned and maintained by the City of Costa Mesa, runs from Sunflower Avenue to the I-405 Freeway through the western portion of the site and would convey stormwater from the western portion of the site after treatment in proposed biotreatment units. The existing 18- to 24-inch storm drain would be used to convey stormwater flows from the eastern portion of the site after treatment in the biotreatment units. The project would require approval from Caltrans to maintain the existing storm drain connection along the eastern project boundary. The One Metro West site is not located in a special flood hazard zone. The One Metro West site is located in Flood Zone X per FEMA FIRM Map No. 06059C0258J (dated December 3, 2009). The previous graphic (Infrastructure Improvements – Storm Drain) illustrates the existing storm drain system and the proposed 12" area storm drain system for One Metro West. Existing and Proposed Storm Drain Water Quality The site does not have any available stormwater quality features that would meet current water quality requirements of the County of Orange. Therefore, on-site private storm water quality control measures that meet requirements of the latest County of Orange Model Water Quality Management plan and Technical Guidance Document would be necessary concurrently with any planned development. Stormwater quality for site development will be addressed by incorporation of source control measures such as efficient landscaping, and by incorporation of structural control measures such as infiltration, harvest and reuse, and/or biotreatment. In addition, based on the North Orange County Hydromodification Susceptibility Map Figure XVI-3c found in the Orange County Technical Guidance Document, the site is not located in a potential area of erosion, habitat, and physical structure susceptibility and therefore hydromodification control measures would likely not apply. Infrastructure Section 5 Plan 5-14 5.5 DRY UTILITIES Southern California Edison provides electrical service to the site via above ground 66 kV utility poles extending along the south side of Sunflower Avenue adjacent to the site. Planned improvements include placing these utility lines underground along Sunflower Avenue. SoCalGas provides natural gas service to the site. In addition, there are existing telephone and cable television utility connections to the site. The locations of the electric, gas, telephone and cable television systems are depicted on the following Exhibit 5-5 “Infrastructure Improvements Dry Utilities”. March 2021 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CASpecific Plan | Costa Mesa, CANTS Exh 5-6 infrAStrUctUrE iMProVEMEntS - dry UtilitiES Exh 5-6: infrAStrUctUrE iMProVEMEntS - dry UtilitiES SUMMARY This exhibit illustrates the existing and proposed dry utilities for One Metro West. NOTE: Project design is flexible and schematic at this point in the planning process. The final details are dependent upon final design of the project and will be defined in greater detail in the One Metro West Master Plan. There is also proposed off-site improvements on Sunflower Avenue and trail improvements on the Santa Ana River trail connection. Infrastructure Section 5 Plan 5-16 5.6 OTHER ESSENTIAL FACILITIES Solid Waste The City of Costa Mesa Source Reduction and Recycling Element (SRRE) provides programs with which development projects are required to comply. Source reduction is any action that avoids creation of waste by reducing waste at its source, including reducing packaging, reducing use of non-recyclable materials, replacing disposable materials and products with reusable materials and products, reducing amount of yard wastes generated and increasing efficiency of use of paper, cardboard, glass, metal, plastic and other materials. This requires manufacturers and consumers to assume an active role in reducing the amount of waste produced through changes in production methods and consumption practices. Recycling is any action that avoids creation of waste through reuse or reprocessing of material and requires active participation by the community in various forms. The three areas recycling focuses on within Costa Mesa are: single-family residential; multi-family residential, commercial, industrial and institutional uses; and, buy-back and drop-off recycling programs. Fire Protection and Emergency Services The Costa Mesa Fire Department is responsible for the following essential services: fire prevention; enforcement of fire protection laws and ordinances; fire suppression; emergency medical services; hazardous materials response; and, weed abatement. In addition, the Fire Department practices fire prevention and emergency preparation through use of built-in fire protection such as early warning and detection systems, automatic fire sprinklers, fire resistive design of structures and materials, fire prevention inspections, and public education. As of 2015 the Costa Mesa Fire Department was staffed by 71 uniformed personnel assigned to six Costa Mesa Fire Department Stations. The Fire Department Stations closest to the One Metro West community site are at 3350 Sakioka Drive and 800 Baker Street. Police Services Costa Mesa Police Department would provide police services to the project. The Police Department operates from the Police main facility (99 Fair Drive) and two substations (South Coast Plaza Substation at 3333 Bristol Street and the West Side Substation at 567 W. 18th Street. The project site will be served by the Police Department’s main facility, which is located approximately 3.6 miles southeast of the site. The Department’s full-time staffing is comprised of 136 sworn police officer and 76 professional staff positions. Additionally, the Department is a part of the Orange County Mutual Aid Agreement for mutual aid assistance when needed and contracts air support services with the City of Huntington Beach. Infrastructure Section 5 Plan 5-17 Schools The One Metro West site is located within the Newport Mesa Unified School District 58.83-mile service area. The School District includes 22 elementary schools, two intermediate schools, two middle schools, two high schools, three alternative schools, an adult education program, and 13 preschools. Student enrollment in Costa Mesa schools in 2015 was 11,313 students. Libraries There are three public libraries within the City of Costa Mesa that housed more than 68,000 items in circulation as of 2015. The County of Orange operates the libraries. Administration Section 6 & Implementation 6-1 SECTION 6: ADMINISTRATION AND IMPLEMENTATION The One Metro West Specific Plan has been prepared in accordance with the California Government Code Section 65450, et seq., the California Environmental Quality Act, the City of Costa Mesa General Plan, and the City of Costa Mesa Municipal Code. This Section describes the steps and actions to implement and administer the One Metro West Specific Plan. 6.1 DEVELOPMENT PROGRAM GOALS AND OBJECTIVES The One Metro West Specific Plan Development Program is intended to accomplish the following. • Create a “Community” (People Place) – The One Metro West Specific Plan accommodates 1,057 multi-family residential units, commercial retail/dining space, and a creative office building. In addition, One Metro West includes a 1.5-acre publicly-accessible urban open space component that will provide a variety of hardscape and softscape visually passive experiences for One Metro West residents and visitors as well as bicycle and pedestrian path improvements. One Metro West private recreational/community amenities may include bowling alleys, a community room, and a dog spa. The intent is to focus on resident needs and desires and thereby build a “pride of place” among residents, office employees and commercial business employees. The “urban open space” area will provide a range of passive recreational opportunities for residents and visitors who could access the site from nearby properties. Community architecture (structural, landscape, and street furniture) design will contribute to defining the One Metro West community. • Optimize the Mix of Uses – The Specific Plan includes residential, office, retail, and recreational spaces within the 15.23-acre site. Commercial retail uses are intended to be focused primarily to serve the One Metro West community. The 25,000 square foot creative office building will provide employment opportunities for community residents and the multi-family residential units on the site will provide living opportunities for employees of both the onsite office and commercial components. Mixed use design incorporates residential opportunities, creative office space, resident-serving retail, and recreational facilities. • Create a New Vision for the Planning Area – The One Metro West Specific Plan envisions repurposing an underutilized industrial property north of the I-405 Freeway into a vibrant mixed-use community that will assist in providing more balance to the jobs-housing ratio in Costa Mesa. One Metro West will offer Administration Section 6 & Implementation 6-2 various sizes (studio, one-bedroom, two-bedroom and three-bedroom) residential units and will be in proximity to on-site employment in the creative office building. In addition, the commercial retail/dining uses will be focused primarily to One Metro West residents who also will have easy access to the adjacent shopping and dining establishments in the South Coast Collection. Development pursuant to this Specific Plan is intended to act as a catalyst to re-visioning and re-invigorating the northwest Costa Mesa area in addition to providing housing for businesses already in the vicinity. • Maintain a Balance between Jobs and Housing – One Metro West Specific Plan provides for new housing opportunities and therefore improves the City jobs-housing balance. There currently is an imbalance in the jobs-to-housing ratio in Costa Mesa; there are 1.6 jobs per dwelling unit in the City. Given that there are an estimated 5,000 people currently working in the City of Costa Mesa north of the I-405 Freeway in the vicinity of One Metro West and an anticipated 11,500 new employment opportunities associated with future projects (The Press; Home Ranch; VANS Expansion), there will be a need for as many as 8,000 additional residential units north of the I-405 Freeway within the vicinity of the site where fewer than 1,000 exist. Businesses opening and operating on and in the vicinity of the project site want assurance of adequate housing for employees. The One Metro West Specific Plan provides the opportunity for construction of 1,057 residential units. • Incorporate Opportunities for Alternate Forms of Transportation – The One Metro West Specific Plan incorporates an improved bicycle path connection to the existing local bicycle trail link to the regional Santa Ana River Trail. The improvements to the local trail will be implemented on property under the ownership of One Metro West and extend from the 1.5-acre urban open space component of the project. The urban open space will include a bicycle parking area and path linked to the widened local trail. Pedestrians also will be able to access the local trail. • Enhance Sustainability – By providing housing on-site and close to employment centers in the community vicinity, development pursuant to the One Metro West Specific Plan will greatly reduce commuting distances and times as well as fuel consumption. Bicycle-friendly living, including bike lockers, bike storage, repair facilities, and community-wide bike programs and events will be hosted. In addition, building construction and operation to be implemented as part of community development will incorporate sustainable practices. One Metro West will include progressive energy technology and design, potentially including solar panels that will be constructed according to LEED-compatible standards. Administration Section 6 & Implementation 6-3 • Provide for a Healthy Lifestyle for Project Residents – Healthy lifestyle opportunities will be central to One Metro West. Recreation facilities will be provided within each residential building courtyard and potentially on selected rooftops. One Metro West will improve the existing bike trail with a meandering bicycle and pedestrian path that will connect to the Santa Ana River Trail system and will include a new public open space area. The 1.5-acre public open space area is designed and sized to host passive recreation uses. • Develop a Contemporary and Synergistic Community – The One Metro West development plan incorporates contemporary design techniques and styles for its building architecture, landscape, pavement treatment, street furniture and lighting. In addition, the building wall facing the I-405 Freeway will have an artistic treatment. Public art will be part of the open space area and be on display at various locations within the One Metro West community. 6.2 ADMINISTRATION Methods and Applicability The One Metro West Specific Plan must be adopted by an ordinance of the City Council. All development within the One Metro West Specific Plan area will be subject to the implementation procedures established herein, unless otherwise noted. Any regulations or requirements not specifically covered herein shall be subject to regulations and requirements of the City of Costa Mesa Municipal Code. All construction within One Metro West shall be in compliance with the California Building Code, California Fire Code, and all other applicable federal, State and local ordinances adopted by the City pertaining to construction and safety features. Unless otherwise specifically approved as part of the One Metro West Specific Plan, all off-site improvements under control of the City shall be subject to City regulations and requirements in effect at the time improvement plans are submitted. Any other improvement not under control of the City shall be subject to regulations and requirements of the responsible agency. Severability If any term, provision, condition, requirement, or portion thereof of this Specific Plan is for any reason held invalid, unenforceable or unconstitutional, the remainder of the Specific Plan or the application of such term, provision, condition, requirement, or portion thereof of circumstances other than those in which it is held to be invalid, unenforceable, or unconstitutional shall not be affected thereby. Each other term, provision, condition, requirement, or portion thereof shall be held valid and enforceable to the fullest extent permitted by law. Administration Section 6 & Implementation 6-4 Interpretation If any issue, condition or situation arises or occurs that is not sufficiently covered or provided for in the One Metro West Specific Plan regulations so as to be clearly understandable, the Economic and Development Services Director shall resolve issues, conditions or situations in a manner consistent with the Specific Plan and applicable provisions of the City’s Zoning Code. The intent is to resolve ambiguity in the regulations and ensure their consistent application. 6.3 SUBSEQUENT DECISIONS It shall be unlawful and a violation of this One Metro West Specific Plan and the City of Costa Mesa Municipal Code for any person to establish, construct, reconstruct, enlarge, alter, use, or replace any use of land or structure, including signs, except in compliance with the requirements of this Specific Plan. No building permit shall be issued by the City of Costa Mesa unless the proposed activity complies with all applicable provisions of this One Metro West Specific Plan. Applications for land development or land use shall comply with the policies, Development Standards, and Design Guidelines contained in the One Metro West Specific Plan and applicable procedural requirements of the City of Costa Mesa Municipal Code, unless otherwise specified below. Master Plan Required Pursuant to Costa Mesa Municipal Code Title 13 (Planning, Zoning and Development), a Master Plan as described in Section 13-28(g), Master plan, shall be required for development on private property within the One Metro West Specific Plan area. Modifications to an approved Master Plan shall be processed as described in Costa Mesa Municipal Code Section 13-28(g) and 13-29(g)(5). Uses Not Listed Permitted uses and the procedure for evaluating uses not listed shall be as described in Section 3.2, Permitted Uses, of this Specific Plan. Specific Plan Amendments Modifications to the Specific Plan shall occur in accordance with the amendment process described in Costa Municipal Code Section 13-28(p), Amendments to planning applications. This Specific Plan may be amended by following the same procedure as required for the initial approval and subject to application fees pursuant to the City’s adopted fee schedule. Administration Section 6 & Implementation 6-5 Appeals Appeals of any determination of the Economic and Development Services Director or his/her designee shall be referred to the Costa Mesa Planning Commission. The appellant or any other entity shall have the right to appeal the Costa Mesa Planning Commission decision to the Costa Mesa City Council. Appeals shall be processed consistent with provisions of the City of Costa Mesa Municipal Code. CEQA The certified Final Environmental Impact Report prepared for the One Metro West Specific Plan identifies impacts and, where necessary, Mitigation Measures that will reduce the levels of identified impacts. It is intended that the certified Environmental Impact Report serves as a document against which all future development within the One Metro West Specific Plan area will be assessed and that the certified document will serve as adequate environmental information for future development conducted within the parameters of the approved Specific Plan. If subsequent discretionary decisions are required that involve a change to planned development pursuant to the One Metro West Specific Plan, City of Costa Mesa staff will evaluate the discretionary request in light of CEQA Guidelines Section 15162 through 15164 to determine the appropriate level of environmental documentation. 6.4 IMPLEMENTATION Development Timeframe It is anticipated that development of the One Metro West community pursuant to this Specific Plan could occur in one phase beginning in December, 2021 and completed by December, 2026. The anticipated development timeframe could change subject to market conditions. Development Agreement A Development Agreement is a tool for establishing a vested right to proceed with development in conformance with the City of Costa Mesa policies and regulations in effect at the time of City approval of the One Metro West Specific Plan, as indicated in California Government Code Section 65864. Development agreements provide a project developer with assurance for a specified length of time that the project may proceed as originally approved, and not be affected by future changes in City land use regulations. In exchange for this assurance, a developer agrees to provide certain public benefits as negotiated with the City of Costa Mesa as a condition of the Development Agreement. The One Metro West Project is subject to approval of a Development agreement and the terms and conditions of the Development Agreement, in addition to Administration Section 6 & Implementation 6-6 the Master Plan. 6.5 DEVELOPMENT FINANCING Development pursuant to the One Metro West Specific Plan is not dependent upon public financing. It will be privately financed by the owner-builder of the community. Therefore, public financing options are not discussed further. Private financing strategies that will be used to cover on-going maintenance and administration of all the infrastructure systems, other than public utilities and general City services, have yet to be determined. The City and the One Metro West owner-builder will discuss specific funding mechanisms required to cover these costs at a later time. An Assessment District could be enacted to maintain the public facilities within the Specific Plan area, and are discussed briefly below. Financing Measures Necessary for Funding City Public Services Special Assessment Districts Revenue Sources Each parcel of property within an Assessment District (AD) is assessed a portion of the costs of public improvements and services (e.g. street lighting maintenance, roadway maintenance) to be financed by the AD, based on the proportion of direct and special benefit received by that parcel. Advantages of Assessment District Financing • An AD can only levy special assessments on property owners within the AD itself. The election that occurs prior to formation only applies to property owners within the AD because they are the only ones who will be paying these assessments. Disadvantages of Assessment District Financing • Allocations of assessments must be strictly based on benefit, which may not be practical from a political or marketing perspective. The burden of proof is on the public agency to defend its benefit apportionment methodology should there be a legal challenge. • An assessment lien placed on a particular parcel cannot be easily changed, even if the land use on that parcel has been modified, which may overburden land uses on the subject property. • Privately-owned and publicly-owned properties must be assessed and charged annually based on level of benefit. Definitions & Section 7 Acronyms 7-1 SECTION 7: DEFINITIONS AND ACRONYMS Unless otherwise defined in the Zoning Code, the following definitions shall apply: Accessory Use – A use incidental and subordinate to, and devoted exclusively to the main use of the land or building thereon Active Transportation Hub – An area designated in the privately owned open space to provide bike facilities and encourage use of alternative transportation ALUC – The Airport Land Use Commission (ALUC) is governed by the Public Utilities Code Section 21670 and has a basic responsibility to assist local agencies in ensuring compatible land uses in the vicinity of all airports in the County Applicant – Rose Equities; the entity filing and processing a General Plan Amendment; Zone Change and Master Plan discretionary application with the City of Costa Mesa for the One Metro West Specific Project Articulation – The use of architectural elements to create breaks in the horizontal and vertical surfaces or masses of buildings Balcony – An outdoor space extending from a private upper floor of a building that is accessed directly from a secondary unit entrance Bicycle Path – A dedicated off-street area that is paved and non-traversable by motorized vehicles and is often shared with pedestrians Building Composition – A building’s spatial arrangement of masses and architectural elements in relation to each other and the building as a whole Building Disposition – The placement and orientation of a building or buildings on a parcel Building Envelope – The maximum ground level space a building or buildings may occupy on a parcel Building Height – The distance from the grade adjacent to the building to the highest point of the roof, including roof-top mechanical equipment and screening, unless otherwise noted Definitions & Section 7 Acronyms 7-2 Building Orientation – The direction that the primary building façade of a building faces Building Placement – The location of a building on a parcel Building Volume – Part or all of a building’s three-dimensional bulk City – City of Costa Mesa City Council – City of Costa Mesa City Council; the final decision-making body for the One Metro West Specific Plan Common Open Space – An area of land reserved primarily for the leisure and recreational use of residents of development maintained by the property owner for rental properties and owned in common, generally through a homeowner’s association for condominium developments County – County of Orange government Courtyard – A private or privately shared internal open space enclosed by buildings on at least two sides and by buildings or walls on at least three sides Density – The number of dwelling units per acre based on gross acreage Design Guidelines – A document providing guidance on various aspects of development in term of building and site design and other associated features such as but not limited to: landscaping, signage, lighting, pedestrian and vehicular design within the design policies of a local authority Design Standards – Specific, usually quantifiable measures or requirements for new development Development Regulations – All Standards and Guidelines contained within this Specific Plan Economic Services and Development Director – The Director of the City of Costa Mesa Department that is comprised of planning, building safety, code enforcement, and housing and community development divisions; the Planning Division is responsible for implementing the regulations of the Zoning Code and the goals/policies/objectives of the General Plan EIR – Environmental Impact Report; that document which identifies impacts to the environment that may result from development and operation of the One Metro West Project, that which posits measures that would reduce or eliminate said impacts, that which identifies impacts that may remain “significant and unavoidable” as a result of Definitions & Section 7 Acronyms 7-3 Project development and operation; composed in compliance with requirements of the California Environmental Quality Act Elevation – The façade of a building or the drawing of a building’s façade Enclosure – The use of buildings or walls to create a sense of defined space Façade – The exterior wall of a building that is set along a frontage line (front; side; or rear) Feasibility – The viability of development in relation to economic, market, or other conditions Floor Area Ratio (FAR) – The gross floor area of a building or project divided by the project lot area upon which is located GPA – General Plan Amendment Guideline – Principles that provide direction pertaining to the preferred method of addressing specified design considerations; conformance with guidelines is recommended but not required Human Scale – Buildings or structures that relate well in terms of building elements and mass articulation to an individual human being. A humanly scaled building makes people feel comfortable rather than overwhelmed LEED – Leadership in Energy and Environmental Design Lot Coverage – The percentage of the lot covered by structures and buildings, including vehicular access ways Multi-Family – The use of a single building for two or more dwellings Municipal Code – The City of Costa Mesa code and regulation Podium Structures – Buildings with typically wood construction built atop concrete parking garages or mixed-uses Private Open Space – An area of land located adjacent to an individual dwelling unit, owned or leased and maintained by its residents and reserved exclusively for their use. Public Open Space (Public) – Land that may be used for passive or active recreation; types plazas, yards and other configurations as defined in the Costa Mesa Municipal Code through an easement agreement executed with the City of Costa Mesa Definitions & Section 7 Acronyms 7-4 Parking Structure – A structure used for parking of vehicles where parking spaces, turning radius, and drive aisles are incorporated with the structure Plan Area – The land whose boundary includes all the properties that must adhere to the regulations within this Specific Plan Plaza – An open space available for community recreation, civic purposes and commercial activities; a plaza is open to the street on at least one side Project – The One Metro West development Project associated with the One Metro West Specific Plan Property – An owner’s land, including land improvement and any permanent fixtures on the land including buildings, trees and other fixtures Property Line – A line of record bounding a lot which divides one lot from another lot of from a public or private street or any other public space. Public Right-of-Way – A strip of land acquired by reservation, dedication, prescription or condemnation and intended to be occupied by a road, trail, water line, sanitary sewer and /or other public uses. Regulation – Regulations include the rules and performance measures that define Regulations and establish how Standards apply to properties; general requirements; performance measures Roof – The top surface that covers a building Rooftop Deck or Garden – A private or privately shared deck or yard on the roof of a building Services – Activities, and in some instances, their structural components that relate to the maintenance and basic functioning components of each land use; activities may include, but not be limited to, trash and recycling areas and aboveground components of wet and dry utilities Shopfront – A specific private frontage type; shopfronts are the primary treatment for ground-level commercial uses, designed for active ground floor activities including retail, dining and personal services Sidewalk Dining Space – An area adjacent to a street level eating or drinking establishment, located adjacent to the public right-of-way and used exclusively for dining, drinking, and circulation within. A physical barrier, such as bollards, planter boxes or pots, umbrellas, etc., shall separate the dining area from the sidewalk and be in place during Definitions & Section 7 Acronyms 7-5 hours of operation. Any use within the sidewalks area for commercial use is subject to approval of an encroachment permit byt Public Services Department. Sign – Any medium for visual communications that is used or intended to be used to attract attention SP – Specific Plan; One Metro West Specific Plan Standards – All required development specifications (e.g. permitted land use types, building height dimensions and setback dimensions) Story – That portion of a building included between the surface of any floor and the surface of the floor above it. if there is no floor above, the space between such floor and the ceiling above. An attic, basement or cellar shall not be considered a story. Street Furniture – Structures in and adjacent to the street that contribute to the street scene, such as bus shelters, littering, seating, lighting, railings and signs Streetscape – The composition and design of all elements within the public right-of-way; the vehicular realm/thoroughfare (travel lands for vehicles and bicycles, parking lanes for cars, and sidewalks or paths for pedestrians) and the amenities of the pedestrian realm/public frontage (sidewalks, street trees and plantings, benches, streetlights, etc.) Sustainability – Physical or design elements that improve environmental performance, efficiency and livability to “. . . meet the needs of the present without compromising the ability of future generations to meet their own needs” (Our Common Future, World Commission on Environment and Development, United Nations 1987) Wall Cladding – The exposed materials of a façade that primary walls, base, wall accent, trim, and other articulation elements are made of or covered with Windows – Openings in a building façade that allow light and/or air into the building WQMP – Water Quality Management Plan Wrapped Building – A building composed of one or more buildings, typically residential and/or mixed-use, that wraps around or encircles a multi-story parking garage. Zoning Code – The Zoning Ordinance of the City of Costa Mesa Appendix A-1 Appendix The One Metro West Specific Plan is consistent with, and implements, the following City of Costa Mesa General Plan Goals and Policies that are relevant to the community and/or community site. Land Use Element Goal LU-1 – A Balanced Community with a Mix of Land Uses to Meet Resident and Business Needs Policy LU-1.1: Provide for the development of a mix and balance of housing opportunities, commercial goods and services, and employment opportunities in consideration of the needs of the business and residential segments of the community. Policy LU-1.4: Promote housing and employment opportunities within planned development areas to the extent feasible. Goal LU-3: Development that Maintains Neighborhood Integrity and Character Policy LU-3.5: Provide opportunities for the development of well-planned and designed projects which, through vertical or horizontal integration, provide for the development of compatible residential, commercial, industrial, institutional, or public uses within a single project or neighborhood. Goal LU-5: Adequate Community Services, Transportation System, and Infrastructure to Meet Growth Policy LU-5.7: Encourage new development that is organized around compact, walkable, mixed-use neighborhoods and districts to conserve open space resources, minimize infrastructure costs, and reduce reliance on the automobile. Policy LU-5.10: Building densities/intensities for proposed new development projects shall not exceed the trip budget for applicable land use classifications, as identified in the Land Use Element. (Note: The proposal will establish its trip budget for the site through its General Plan Amendment (traffic impacts to be evaluated in a Traffic Study and the Project Environmental Impact Report)). Goal LU-6: Economically Viable and Productive Land Uses that Increase the City’s Tax Base Policy LU-6.1: Encourage a mix of land uses that maintain and improve the City’s long-term fiscal health. Policy LU-6.2: Continue to promote and support the vitality of commercial uses to meet the needs of local residents and that support regional-serving commercial centers. Policy LU-6.7: Encourage new and retain existing businesses that provide local shopping and services. Policy LU-6.9: Support the retention and growth of Class A office tenants, including corporate headquarters for the action sports industry, biotech, and high technology Appendix A-2 companies within the City. Policy LU-6.11: Provide opportunities for mixed-use office, manufacturing, and retail development that respond to market and community needs in terms of size, location, and cost. Policy LU-6.19: Provide flexibility and support for development of residential, office, small retail centers, and similar uses that would serve local residents and would also benefit from the high visibility along major corridors outside of significant commercial or industrial nodes. Goal LU-7: A Sound Local Sustainable Economy that Attracts Investment, Creates Educational Opportunities, and Generates Employment Opportunities Policy LU-7.4: Cultivate an entrepreneurial and academic environment that fosters innovation through non-traditional housing developments, flexible office spaces, experiential development, and ensuring the diversity of retail/service throughout the urban districts. Circulation Element Policy C-5.1: Ensure that new development projects are consistent with the vehicular trip budgets, where adopted. Policy C-5.11: Maintain balance between land use and circulation systems by phasing new development to levels that can be accommodated by roadways existing or planned to exist at the time of completion of each phase of the project. Policy C-5.15: Consider the needs of the transportation and infrastructure system early for large developments and coordinate with developers to design projects that minimize traffic impacts and infrastructure demands, and implement complete streets wherever feasible. Alternatively, address transportation and infrastructure system impacts through the implementation of development agreements. Policy C-6.12: Require that every new development project pay its share of costs associated with the mitigation of project generated impacts. Open Space and Recreation Element Goal OSR-1: Balanced and Accessible System of Parks and Open Spaces – Provide a high-quality environment through the development of recreation resources and preservation of open space that meets community needs in Costa Mesa Policy OSR-1.1: Maintain a system of Neighborhood and Community Parks that provide a variety of active and passive recreational opportunities throughout the City. Policy OSR-1.2: Provide parks and recreation facilities appropriate for the individual neighborhoods in which they are located and reflective of the needs and interests of the population they serve. Policy OSR-1.5: Maximize public space by requiring plazas and public gathering Appendix A-3 spaces in private developments that can serve multiple uses, including recreation and social needs. Policy OSR-1.14: Consult with law enforcement agencies, surrounding cities, community policing groups, and OC Parks to create a safe and healthy environment at Talbert Regional Park, Fairview Park, and along the Santa Ana River. Policy OSR-1.18: Provide a minimum of 4.26 acres of parkland per 1,000 residents. Policy OSR-1.20: Enhance pedestrian, bicycle, and transit linkages to meet the needs of residents and to provide better access to parks, recreation, and public spaces. Policy OSR-2.1: Provide high-quality community services programs that are flexible and responsive to the community’s changing needs. Goal OSR-4: Extensive Arts and Culture Programs and Services – Provide comprehensive and multifaceted arts and culture programs and services that provide education and entertainment to the community and a broader audience Policy OSR-4.3: Encourage additional indoor and outdoor facility spaces citywide to display public art and host arts and culture special events. Policy OSR-4.11: Provide opportunities for local artists to create and display their work. Policy OSR-4.16: Pursue the placement of public art in prominent locations, particularly along major travel corridors to enliven and beautify the public realm. Policy OSR-4.17: Develop incentives or programs that encourage art in new developments. Community Design Element Goal CD-1: Vehicular and Pedestrian Corridors – Strengthen the image of the City as experienced from sidewalks and roadways Policy CD-1.2: Coordinate street furniture elements (benches, bus shelters, newspaper racks, trash receptacles, kiosks, etc.) whenever possible. Develop design standards and guidelines for the street furniture within and adjacent to public rights-of-way to complement the specific recommendations provided for streets in the City of Costa Mesa streetscape and Median Development Guidelines. Policy CD-3.2: Reinforce a sense of arrival into the City by promoting architecturally significant development and significant landscape plantings at key notes. Undertake a visioning process to develop specific design guidelines that articulate the desired character for each node within Costa Mesa. Goal CD-6: Image – Enhance opportunities for new development and redevelopment to contribute to a positive visual image for the City of Costa Mesa that is consistent with the district image Policy CD-6.1: Encourage the inclusion of public art and attractive, functional architecture into new development that will have the effect of promoting Costa Mesa as the “City of the Arts.” Appendix A-4 Policy CD-6.2: Encourage the use of creative and well-designed signs that establish a distinctive image for the City. Goal CD-7: Quality Residential – Promote and protect the unique identity of Costa Mesa’s residential neighborhoods (Excellence in Architectural Design) Goal CD-8: Quality Commercial Development – Achieve a high level of design quality for commercial development Policy CD-8.2: Use distinctive commercial architectural styles to reinforce a positive sense of place. Commercial architectural design elements and materials must be of high quality and style as well as suitable for long-term maintenance. Consistent architectural design should be considered in choosing materials, finishes, decorative details, color, accent features . . . . Policy CD-8.5: Ensure that site access, parking, and circulation for commercial uses are designed in a logical, safe manner. Parking should not dominate the site in areas adjacent to street, and should be well landscaped with a clear hierarchy of circulation. Wherever possible, parking lots should be divided into a series of connected smaller lots utilizing walkways and raised landscape strips. Parking lots should also include landscaping that accents the importance of driveways from the street, frames the major circulation aisles, and highlights pedestrian pathways. Goal CD-9: Mixed Use – Promote development of mixed-use projects that seamlessly integrate multiple uses both functionally and aesthetically Policy CD-9.1: Require that mixed-use development projects be designed to mitigate potential conflicts between uses. Consider noise, lighting, and security. Policy CD-9.2: Provide adequate parking, open space and recreational facilities to serve residents in mixed-use development projects. Design parking and other areas to acknowledge different users (residents versus shoppers) and to be compatible with the architectural character of the building(s). Policy CD-9.2: Provide adequate parking, open space and recreational facilities to serve residents in mixed-use development projects. Design parking and other areas to acknowledge different users (residents versus shoppers) and to be compatible with the architectural character of the building(s). Policy CD-9.5: Promote new types of urban housing that could be target marketed to people seeking alternative housing choices in proximity to a major commercial area. Goal CD-12: Public Safety through Design – Use design approaches to enhance public safety Policy CD-12.2: Continue to implement and refine development standards and/or guidelines based on Crime Prevention Through Environmental Design (CPTED) for new development and redevelopment with emphasis on site and building design to minimize vulnerability to criminal activity. Appendix A-5 Goal GM-2: Integration of Land Use and Transportation Planning Policy GM-2.4: Support uses and development which create synergistic relationships with neighboring uses and development, especially those whose addition does not create mutually exclusive additional vehicular trips but adds to the value of the destination by any potential visitor. Noise Element Goal N-2: Noise and Land Use Compatibility – Integrate the known impacts of excessive noise on aspects of land use planning and siting of residential and non-residential projects Policy N-2.1: Require the use of sound walls, berms, interior noise insulation, double-paned windows, and other noise mitigation measures, as appropriate, in the design of new residential or other new noise sensitive land uses that are adjacent to arterials, freeways, or adjacent to industrial or commercial uses. Policy N-2.7: Encourage effective site planning in mixed-use areas that provides the optimal distance between source of excessive sound and residents. Policy N-2.8: Require new mixed-use developments to site loading areas, parking lots, driveways, trash enclosures, mechanical equipment, and other noise sources away from the residential portion of the development and adjacent established residential development. Safety Element Policy S-2.9: Emphasize prevention and awareness of fire safety guidelines to minimize risk and potential damage to life, property, and the environment. In areas designated by the Costa Mesa Fire Department as having a high fire hazard, ensure adequate fire equipment, personnel, firebreaks, facilities, water, and access for a quick and efficient response in any area. Conservation Element Goal CON-2: Conserved Natural Resources through Environmental Sustainability – Reduce the City’s carbon footprints and manage resources wisely to meet the needs of a growing population and economy. Base community planning decisions on sustainable practices that reduce environmental pollutants, conserve resources, and minimize waste. Encourage the design of energy efficient buildings, use renewable energy, and promote alternative methods of transportation. Policy CON-2.A.1: Promote efficient use of energy and conservation of available resources in the design, construction, maintenance, and operation of public and private facilities, infrastructure, and equipment. Policy CON-2.A.5: Promote environmentally sustainable development principles for buildings, master planned communities, neighborhoods, and infrastructure. Appendix A-6 Policy CON-2.A.6: Encourage construction and building development practices that reduce resource expenditures throughout the lifecycle of a structure. Goal CON-4: Improved Air Quality – Take steps to improve and maintain air quality for the benefit of the health and vitality of residents and the local economy . . . . Policy CON-4.A.5: Encourage compact development, infill development, and a mix of uses that are in proximity to transit, pedestrian, and bicycling infrastructures. Policy CON-4.A.6: Enhance bicycling and walking infrastructure, and support public bus service, pursuant to the Circulation Element’s goals, objectives, and policies. Housing Element Policy HOU-1.8: Encourage the development of housing that fulfills specialized needs. Goals HOU-2; HOU-4.3-4.5: How will the development address the housing needs of the different social and economic segments (i.e. seniors, families)? Policy HOU-3.3: There will be new job opportunities created within the vicinity of the proposed development (i.e. Measure X, The Press, The Hive) – indicate how will the project address affordable housing opportunities for the potential new employees of different economic strata. Option 1ROSE EQUITIES Owner-Builders since 1949 1 Original ROSE EQUITIES OWNER-BUILDERS SINCE 1949 2 ROSE EQUITIES OWNER-BUILDERS SINCE 1949 ORDINANCE NO. 2021-XX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, APPROVING DEVELOPMENT AGREEMENT DA-20-02 BETWEEN THE CITY OF COSTA MESA AND INTERNATIONAL ASSET MANAGEMENT HOLDING GROUP, LLC THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY FIND AND DECLARE AS FOLLOWS: WHEREAS, public hearings were held on April 13, 2020 and May 11, 2020 before the Planning Commission pursuant to the Procedures and Requirements for Consideration of Development Agreements set forth in City Council Resolution No. 88-53, regarding the proposed Development Agreement DA-20-02, attached hereto as Exhibit “A” (hereinafter, the “Agreement”), at which time the Planning Commission considered testimony presented by the public and applicant and property owner International Asset Management Holding Group, LLC (hereinafter, “Developer”) and thereafter made recommendations to the City Council; WHEREAS, public hearings were subsequently held before the City Council on May 4, 2021 and XX pursuant to the requirements of Resolution No. 88-53, at which time the City Council considered testimony presented by the public and the Developer and the recommendations of the Planning Commission regarding the proposed Agreement; and WHEREAS, the Agreement is: (a) Consistent with the objectives, policies, general land uses and programs specified in the General Plan and with the General Plan as a whole and the North Costa Mesa Specific Plan; (b) Compatible with the uses authorized in, and the existing land use regulations prescribed for, the zoning district in which the real property is and will be located; and (c) Is in conformity with and will promote public convenience, general welfare, and good land use practice. WHEREAS, the Agreement will not: (a) Be detrimental to the health, safety and general welfare; or (b) Adversely affect the orderly development of property or the preservation of property values. Attachment 5 WHEREAS, The Agreement will promote and encourage the development of the proposed project and will ensure the public benefits promised therein, by providing stability and certainty to Developer; and WHEREAS, the proposed project includes General Plan Amendment GP-20-01, Rezone R-20-01, Specific Plan SP-20-01, Master Plan PA-19-19 and Tentative Tract Map No. 19015 (T-19-01) (the “Project”); and WHEREAS, the Project is subject to the requirements of Measure Y, codified in Chapter 22, Article IX of Title 13 of the Costa Mesa Municipal Code; and WHEREAS, this Ordinance including the Agreement shall have no force and effect unless and until the Project has been approved by a vote of the electorate pursuant to Measure Y; and WHEREAS, pursuant to the provisions of the California Environmental Quality Act (“CEQA”) (California Public Resources Code Sections 21000 et seq.) and State CEQA guidelines (Sections 15000 et seq.) the Final Environmental Impact Report (EIR), State Clearing House No. 2019050014, including a mitigation monitoring program and statement of overriding consideration, was certified for the Project on [date] and the City has determined that this Ordinance itself is not a separate "project" and further, that it is exempt from the provisions of CEQA pursuant to CEQA Guidelines Section 15061(b)(3) (because it can be seen with certainty that the adoption of this Ordinance itself will not have an effect on the environment) such that no further environmental review under CEQA is required; and WHEREAS, all legal prerequisites prior to the adoption of this Ordinance have occurred. NOW, THEREFORE, THE COSTA MESA CITY COUNCIL DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: FINDINGS AND DECLARATIONS. The above stated findings and declarations are true and correct. SECTION 2: APPROVAL. The City Council hereby approves, adopts and enters into the Agreement in the form attached hereto and incorporates the Agreement herein by this reference. SECTION 3: RECORDATION. Upon execution of the Agreement by all parties and following approval of the project by the electorate, the City Clerk is directed to record the Amendment pursuant to Resolution No. 88-53. SECTION 4: ENVIRONMENTAL COMPLIANCE. Pursuant to the provisions of CEQA and State CEQA guidelines, a Final EIR, State Clearing House No. 2019050014, including a mitigation monitoring program and statement of overriding consideration, was certified for the Project on [date] and the City has determined that this Ordinance itself is not a separate "project" and further, that it is exempt from the provisions of CEQA pursuant to CEQA Guidelines Section 15061(b)(3) (because it can be seen with certainty that the adoption of this Ordinance itself will not have an effect on the environment) such that no further environmental review under CEQA is required; and SECTION 5: SEVERABILITY. If any chapter, article, section, subsection, subdivision, sentence, clause, phrase, word, or portion of this Ordinance, or the application thereof to any person, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portion of this Ordinance or its application to other persons. The City Council hereby declares that it would have adopted this Ordinance and each chapter, article, section, subsection, subdivision, sentence, clause, phrase, word, or portion thereof, irrespective of the fact that any one or more subsections, subdivisions, sentences, clauses, phrases, or portions of the application thereof to any person, be declared invalid or unconstitutional. No portion of this Ordinance shall supersede any local, State, or Federal law, regulation, or codes dealing with life safety factors. SECTION 6: INCONSISTENCIES. Any provision of the Costa Mesa Municipal Code or appendices thereto inconsistent with the provisions of this ordinance, to the extent of such inconsistencies and or further, is hereby repealed or modified to the extent necessary to affect the provisions of this ordinance. SECTION 7: EFFECTIVE DATE. This Ordinance shall become effective following approval of the Project by the electorate at the regular municipal election or at a special election funded by the applicant. SECTION 8: CERTIFICATION & PUBLICATION. The City Clerk shall certify the passage and adoption of this Ordinance and shall cause the same to be posted or published in the manner as required by law. PASSED AND ADOPTED this ______ day of _______________ 2021. __________________________ John Stephens Mayor of the City of Costa Mesa ATTEST: ___________________________________ Brenda Green, City Clerk APPROVED AS TO FORM: ________________________ Kimberly Hall Barlow City Attorney STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF COSTA MESA ) I, Brenda Green, City Clerk of the City Council of the City of Costa Mesa, hereby certify that the above and foregoing Ordinance No. _________ was introduced and considered section by section at a regular meeting of said City Council held on the _____ day of _____________, 2021, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the _____ day of ______________, 2020, by the following roll call vote: AYES: NOES: ABSENT: IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this ______ day of _____________, 2021. ___________________________ Brenda Green, City Clerk -1- DEVELOPMENT AGREEMENT NO. [_____] A DEVELOPMENT AGREEMENT BETWEEN CITY OF COSTA MESA and INTERNATIONAL ASSET MANAGEMENT HOLDING GROUP, LLC a [______] Attachment 5A -1- DEVELOPMENT AGREEMENT NO. [_____] This Development Agreement (hereinafter “Agreement”) is entered into as of this ___ day of ___________, 2020 by and between the City of Costa Mesa, California (hereinafter “CITY”), and International Asset Management Holding Group, LLC (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 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 the CITY 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 development of a mixed-use project with residential, commercial, creative office and open space uses and provide the CITY with additional funds that could be used for CITY facilities and will therefore implement numerous general plan and other public policies of the CITY; and WHEREAS, the provision by OWNER of these aforementioned public benefits allows the CITY to realize significant economic, and social benefits; and WHEREAS, the physical effects, if any, of the Project and this Agreement have been analyzed pursuant to the California Environmental Quality Act (“CEQA”) (Pub. Res. Code section 21000 et seq.); and WHEREAS, this Agreement and the Project are consistent with the Costa Mesa General Plan, as amended, and any specific plan, as amended, 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 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 -2- 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 Costa Mesa, a California municipal corporation. 1.1.3 “City Council” means the duly elected city council of the City of Costa Mesa. 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 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) general plan, general plan amendments, specific plans and specific plan amendments; (b) tentative and final subdivision and parcel maps; (c) conditional use permits and master plans; (d) zoning, zoning map amendments, and zoning text amendments; and, -3- (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, but does not include 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 the vested entitlements listed in Exhibit “C”. (a) “Director” means the Director of the City’s Development Services Department, including his or her designee. 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. “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; (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; (e) the exercise of the power of eminent domain. -4- 1.1.12 “OWNER” means the persons and entities listed as OWNER on page 1 of this Agreement and their successors 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 2. GENERAL PROVISIONS. 2.1 Binding Effect of Agreement. The Property is hereby made subject to this Agreement. Development of the Property is hereby fully vested and authorized and shall be carried out in substantial 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. 2.3 City Council Findings. The City Council finds that: 2.3.1 This Agreement is consistent with the CITY’s General Plan, as amended. 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. -5- 2.3.3 This Agreement provides public benefits to the City. 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 twenty five (25) years thereafter, 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. 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, 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 -6- 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. 2.5.4 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 or condominium 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/condominium and such lot/condominium 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/condominium 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 (b) A certificate of occupancy has been issued for a building on the lot/condominium, and the fees for such lot set forth in this Agreement have been paid. 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. 2.7 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. -7- (b) Entry of a final judgment setting aside, voiding or annulling the adoption of the ordinance approving this Agreement. (c) 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 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 telegraph company after transmission by telegraph to the recipient named below. All notices shall be addressed as follows: If to CITY: City of Costa Mesa 77 Fair Drive Costa Mesa, CA 92627 (714) 754-5245 Attn: City Manager Copy to: Jones & Mayer 3777 N Harbor Blvd. Fullerton, CA (714) 446-1400 Attn: Kimberly Hall Barlow -8- If to OWNER: Rose Equities, as agent for International Asset Management Holding Group, LLC 8383 Wilshire Boulevard, Suite 632 Beverly Hills, CA 90211 Attn: Brent Stoll Telephone: (323) 782-4300 Copy to: Rutan & Tucker, LLP 611 Anton Blvd., Suite 1400 Costa Mesa, CA 92694 Attn: John A. Ramirez Telephone: (714) 662-4610 (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 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 in effect on the Effective Date that are required to complete the Project as contemplated by the Development Plan. Except as otherwise provided in this Agreement, 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 in effect on the Effective Date or, if consented to by OWNER, those subsequently adopted or amended. OWNER shall comply with all mitigation measures required to be undertaken pursuant to any document prepared in compliance with the California Environmental Quality Act with respect to the Project. 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. In connection with any subsequently adopted Development Approvals and except as specifically provided otherwise herein, CITY may exercise its discretion in accordance with the Land Use Regulations then in effect, as provided by this Agreement, including, but not limited to, the Reservation of Rights. CITY shall accept for processing, review and action all -9- applications for subsequent development approvals, and such applications shall be processed expeditiously. 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. (b) Procedural regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals and any other matter of procedure. (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. (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 material 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 material 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 materially conflict with the Development Plan and shall therefore not be applicable to the development of the Property. (g) Regulations that are in material conflict with the Development Plan; provided OWNER has given written consent to the application of such regulations to -10- 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 materially conflict with this Agreement and do not impose increased costs on OWNER. 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 this Agreement shall be modified or suspended as may be necessary to comply with such State 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. 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 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. 3.6 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 -11- CC&Rs which the City Attorney believes not to be in compliance with this Agreement (a “Statement of Non-Compliance”). 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 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) an agreement is otherwise reached between the Parties allowing for the recording of the CC&Rs. The CC&Rs may 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. 4. PROJECT BENEFITS & COMMITMENTS 4.1 Public Benefits. The Project will serve to redevelop an industrial site, will provide on-site infrastructure upgrades; and will provide additional housing opportunities to residents of the City. In addition, the Project will improve the City’s open space and recreational facilities by providing the following: 4.1.1 Public Open Space: The Project will include the construction, ongoing maintenance and management of a 1.5-acre passive open space area that will be made available to the general public through dedication of a public access easement to the CITY; 4.1.2 Community Center: The Project will also include construction, ongoing maintenance and management of a 1,500-square-foot community room located in Building B that will be made available for use to the CITY and to the general public (subject to commercially reasonable rules regarding access, insurance requirements, security, etc.,); 4.1.3 Sunflower Avenue Improvements: The Project will include off-site improvements to Sunflower Avenue that would include, but not be limited to, wider pedestrian sidewalks, street furniture, lighting, wayfinding and public art, pedestrian signal, pedestrian and bike crossings, improved bicycle lanes (beyond the Class II facilities required along the Project frontage) with identification and separation from vehicles, new landscaped street median pockets, and striped on-street parking along the south side of Sunflower Avenue; 4.1.4 Maintenance of Off-Site Improvements: The CITY will maintain pavement, curb and gutter; the OWNER is to maintain offsite landscaping, irrigation and other features; 4.1.5 Advancement of Development Impact Fees: OWNER shall pay all development impact fees identified in Section 4.3 to the CITY prior to the issuance of the first building permit; -12- 4.1.6 Funding for Public Safety: prior to issuance of first building permit OWNER shall pay to CITY the sum of two million dollars ($2,000,000.00) to be used, in the City’s sole and absolute discretion, to enhance the operations of the CITY’s Police and Fire departments, including, but not limited to updates to the firing range, replacement Fire apparatus, and other public safety related projects and/or expenses; 4.1.7 Funding for Community Infrastructure Improvements: prior to issuance of first building permit OWNER shall pay to CITY the sum of one million dollars ($1,000,000.00) to be used, in the City’s sole and absolute discretion, to be used toward City-wide roadway and trail improvements (e.g. Adams Avenue improvements and Citywide bike trail improvements); 4.1.8 Economic Recovery Fund: prior to issuance of first building permit OWNER shall pay to CITY the sum of three million dollars ($3,000,000.00) to be used by the City, in its sole and absolute discretion, to assist community initiatives related to economic recovery and/or to support essential governmental functions during states of emergency and/recovery therefrom. 4.1.9 Gisler Avenue/Garfield Avenue Bridge: OWNER agrees to support CITY’s objections to and actions to remove the planned Gisler/Garfield Avenue Santa Ana River crossing from the OCTA’s Master Plan of Arterial Highways (“OCMPAH”). 4.2 Affordable Housing. It is the intent of CITY to consider and adopt a citywide affordable housing program to require the inclusion of affordable housing, or fees in- lieu thereof, in conjunction with all new residential development. The Project shall provide one hundred six (106) of its units at rates that are affordable to lower-income families; of the total units, sixty-seven (67) units shall be reserved for very low-income and thirty-nine (39) units for low-income tenants. The Project shall not satisfy this requirement by payment of fees in-lieu thereof. Affordable units shall be maintained in for a period of not less than forty (40) years from the date of the last certificate of occupancy of the Project at the affordability levels described in this section. Such units shall be evenly distributed throughout the Project and shall be identical to all other similarly sized units at the Project in terms of design, construction, access and OWNER provided amenities. Construction of affordable units will be proportional throughout the development of the Project, such that a proportional share of affordable units will be included in each phase of development, i.e., if the first phase of the Project is 25% of the total residential units, then approximately 25% of the total affordable units must be completed in that first phase, etc. In addition, the sizes of the affordable units shall be proportionate to the sizes of all other units within the Project, i.e., if the Project is comprised of 40% one-bedroom, 50% two-bedroom and 10% three-bedroom, then the bedroom count for the affordable units shall be similarly allocated. 4.3 Development Impact Fees. -13- 4.3.1 Parkland Impact Fee. The Project will be subject to the park impact fee for apartment units at $5,000.00 per unit and shall be paid to the CITY prior to the issuance of the first building permit. The project includes a subdivision for condominium purposes that OWNER indicates may or may not be exercised. Should the OWNER determine to record a Final Tract Map and convert the apartment units to condominium units, OWNER shall pay the difference in fees between the initial $5,000.00 per unit park impact fee and the fee in place at the time of Map recordation for condominium units. The Tentative Tract Map shall remain valid for the term of this agreement and expire coterminous with this agreement if not exercised. 4.3.2 Traffic Impact Fee. The Project will be subject to the traffic impact fee for all additional vehicle trips generated by the Project at the rate in place at the time of approval of the Project (currently two hundred thirty-five dollars ($235.00) per additional vehicle trip) and shall be paid to the CITY prior to the issuance of the first building permit. The Project will generate a total of six thousand eight hundred (6,800) vehicle trips. 4.3.3 Open Space and Public Park Impact Fee (Measure Z). The Project is subject to the Open Space and Public Park Impact Fee (also known as Measure Z) at the fee established by Resolution of the City Council at the time of issuance of the first building permit up to $1.50 per square foot. The fee shall be paid to the CITY prior to the issuance of the first building permit. 4.3.4 Fire Protection System Development Impact Fee. The intent of the parties is that the Project shall be subject to the most current Fire Protection System Development Impact Fee. Accordingly, the Project is subject to a Fire Protection System Development Impact fee in an amount calculated to be the equivalent of the North Costa Mesa Fire Fee study; provided, however, that if a new citywide Fire Protection System Development Impact Fee study is adopted after issuance of first building permit, the Project shall then be subject to this new fee. 4.3.5 Time of Payment. Except as described in Subsection 4.3, the fees required shall be paid to CITY in accordance with the terms of the implementing ordinance(s). 4.4 Dedication of On-Site Easements and Rights of Way. OWNER shall dedicate to CITY all on-site rights of way and easements deemed necessary for public improvements, in CITY's sole discretion, within 15 days of receipt of written demand from CITY. 5. FINANCING OF IMPROVEMENTS. If deemed appropriate by CITY, CITY and OWNER 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 or private improvements required as part of the Development Plan and/or payment of any Development Impact Fees. Without limiting the generality of the foregoing, for the purposes of this paragraph, included within the definition of public improvements are street improvements, sewer improvements, drainage improvements, water improvements, other utility improvements, park improvements, trail improvements, pedestrian or bicycle improvements and open space. 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 or dedicates land for the establishment of public improvements. Notwithstanding the foregoing, it is acknowledged and agreed by the parties that nothing contained in this -14- 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 may 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 Director, within thirty (30) days after written notice from the CITY. The Annual Monitoring Report shall be accompanied by an annual review and administration fee 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 Director, 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 Director, or his or her designee, may 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. 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; -15- (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 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 Director 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 Director 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 either 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 damages. 7.2 Release. Except for non-monetary remedies, OWNER, for itself, its successors and assignees, hereby releases CITY, 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, 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 hereby acknowledges that it has -16- 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 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 as determined by the Director 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 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 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, or the approval of any permit granted pursuant to this 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 -17- 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. 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 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) 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: -18- “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: (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 -19- 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 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 Project Benefits & Commitments 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 any such provision is 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. -20- 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 and other labor difficulties beyond the party's control, (including the party's employment force), government regulations, court actions and pending litigation (such as lawsuits seeking to overturn the project approvals, restraining orders or injunctions), or other causes beyond the party's control. 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 under any circumstances for more than five (5) years. 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. -21- 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. 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 Eminent Domain. No provision of this Agreement shall be construed to limit or restrict the exercise by CITY of its power of eminent domain. 10.19 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 Director and the City Clerk, 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. 10.20 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 -22- and represents that he or she/they has/have the authority to bind OWNER to the performance of its obligations hereunder. IN WITNESS WHEREOF, the parties hereto have executed this Development Agreement on the last day and year set forth below. OWNER International Asset Management Holding Group, LLC ____________________________________ Brent Stoll, [Title] Dated: _______________ CITY CITY OF COSTA MESA, a California municipal corporation _________________________________ Katrina Foley, Mayor Dated: _______________ ATTEST _________________________________ Brenda Green, City Clerk APPROVED AS TO LEGAL FORM ____________________________________ Kimberly Hall Barlow, City Attorney -23- EXHIBIT “A” (Legal Description of the Property) -24- EXHIBIT “B” (Map of the Property) -25- EXHIBIT “C” (Development Plan) [Insert as applicable] General Plan Amendment No. [___________] Specific Plan No. [___________] Zone Change No. [___________] Tract Map No(s). [___________] Master Plan No. [____________] -26- EXHIBIT “D” (Development Impact Fees) © City of Costa Mesa 0.6 WGS_1984_Web_Mercator_Auxiliary_Sphere Miles0.6 Notes Legend The City of Costa Mesa makes no guarantee as to the accuracy of any of the information provided and assumes no liability for any errors, omissions, or inaccuracies. 0.280 1:17,629 1683 Sunflower Avenue - Vicinity Map Costa Mesa Attachment 6 © City of Costa Mesa 0.6 WGS_1984_Web_Mercator_Auxiliary_Sphere Miles0.6 Notes Legend The City of Costa Mesa makes no guarantee as to the accuracy of any of the information provided and assumes no liability for any errors, omissions, or inaccuracies. 0.280 1:17,629 1683 Sunflower Avenue - Zoning Map Costa Mesa Zoning AP - Administrative Professional IR-MLT - Institutional Recreational Multi-Use R1 - Single-Family Residential R2-MD - Multiple-Family Residential, Medium Density R2-HD - Multiple-Family Residential, High Density R3 - Multiple Family Residential MG - General Industrial MP - Industrial Park PDI - Planned Development Industrial C1 - Local Business C2 - General Business C1-S - Shopping Center TC - Town Center PDR-NCM - Planned Development Residential - North Costa Mesa I&R - Institutional Recreactional I&R-S - Institutional Recreational - School P - Parking CL - Commercial Limited PDC - Planned Development Commercial PDR-LD - Planned Development Residential - Low Density PDR-MD - Planned Development Residential - Medium Density PDR-HD - Planned Development Residential - High Density EXISTING SITE PHOTOS – 1683 SUNFLOWER AVENUE Attachment 7 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CACosta Mesa, CA Master Plan March 2021 Draft No. 6 Attachment 8 Submitted March 31, 2021 Master Plan Draft No. 6 Summary Booklet General Plan Screening December 2018LIVEWORK PLAYCosta Mesa, CACosta Mesa, CA Prepared For: CITY OF COSTA MESA 77 Fair Drive Costa Mesa, CA 92626 (714) 754-5000 City Council Katrina Foley, Mayor Andrea Marr, Mayor Pro Tem Don Harper Loren Gameros Manuel Chavez Arlis Reynolds Jeff Harlan City Manager Lori Ann Farrell Harrison Planning Commission Byron de Arakal, Chair Kedarious Colbert, Vice Chair Jon Zich Jenna Tourje Dianne Russell Russell Toler John Stephens Development Services Division Jennifer Le, Director of Economic and Development Services Minoo Ashabi, Principal Planner Nancy Huynh, Associate Planner Applicant: ROSE EQUITIES 8383 Wilshire Boulevard, Suite 632 Beverly Hills, CA 90211 (323) 782-4300 Brent Stoll COPYRIGHT ACKNOWLEDGMENT City of Costa Mesa acknowledges that the designs, drawings, specifications, and other documentation (including that on electronic media in whatever form) prepared by, or on behalf of Planner, Architect, and all consultants for ONE METRO WEST are instruments of professional service (collectively “instruments of Service”), and as such, are and shall remain Planner, Architect, and all consultants’ property whether or not such Instruments of Service are placed online, submitted to public entities and/or the project is constructed, and Planner, Architect, and all consultants shall retain all common law, statutory and other reserved rights concerning such Instruments of Service and any related design, Master Plan text including any copyright thereto. |i LIST OF CONSULTANTS List of Consultants: ARCHITECTURE Togawa Smith Martin, Inc. (TSM) 444 S. Flower St, #1220 Los Angeles, CA 90071 (213) 614-6050 Tom Greer Alex Taylor Tom.Greer@tsminc.com Alex.Taylor@tsminc.com Rockwell Group Studio K 5 Union Square West New York, NY 10003 (212) 463-0334 Anthony Cestra Richard Chandler ACestra@Rockwellgroup.com RChandler@Rockwellgroup.com ATTORNEY (EIR) Hecht Solberg Robinson Goldberg & Bagley, LLP 600 West Broadway, Ste 800 San Diego, CA 92101 (619) 239-3444 Richard A Schulman RSchulman@hechtsolberg.com ATTORNEY (LAND USE) Rutan & Tucker, LLP 18575 Jamboree Road, 9th Floor Irvine, CA 92612 (714) 641-5100 John Ramirez jramirez@rutan.com CIVIL ENGINEERING (WET UTILITIES & WATER QUALITY) Urban Resource 2923 Saturn Street, Unit H Brea, CA 92821 (949) 727-9095 Jay Ruby Jay@urbresource.com CIVIL ENGINEERING (DRY UTILITIES) NV5 15092 Avenue of Science, Suite 200 San Diego, CA 92128 (858) 385-0500 Gregg Butsko Allison McEachen Gregg.Butsko@nv5.com Allison.McEachen@nv5.com ECONOMIC IMPACT Competitive Analytics LLC 620 Newport Center Drive, Suite 1100 Newport Beach, CA 92660 (714) 545-2555 David Savlowitz Michael Ponton DSS@CompetitiveAnalytics.com MP@CompetitiveAnalytics.com FISCAL ANALYSIS DTA (David Taussig & Assoc.) 5000 Birch St, Ste 3000 Newport Beach, CA 92660 (949) 955-1500 David Taussig david@financedta.com GEOTECHNICAL Geocon, Inc. 6960 Flanders Drive San Diego, CA 92121 (858) 558-6900 John Hoobs hoobs@geoconinc.com GRAPHICS & PRODUCTION p11creative 20331 Irvine Ave, Ste 5 Newport Beach, CA 92660 (714) 641-2090 Lance Huante lance@p11.com Kedric Francis (949) 701-3941 kedfrancis@gmail.com Michael Abbott & Assoc. 208 36th Street Newport Beach, CA 92663 (949) 675-7530 Michael Abbott m.abbott@mac.com GREEN BUILDING CONSULTANT VCA Green 1845 W. Orangewood Ave, Ste 220 Orange, CA 92868 (714) 363-4700 Moe Fakih mfakih@vca-green.com LANDSCAPE ARCHITECTURE Urban Arena 3195 Red Hill Ave, Loft F Costa Mesa, CA 92626 (714) 754-4500 Michael Schrock Jackie Case Michael Knight Michael@urbanarena.com Jackie@urbanarena.com Knight@urbanarena.com LIGHT AND GLARE Lighting Design Alliance 2830 Temple Ave, Long Beach, CA 90806 (562) 989-3843 Chip Israel cisrael@lightingdesignalliance.com PLANNING / SPECIFIC PLAN / MASTER PLAN Templeton Planning Group 2505 West Coast Highway, Ste 202 Newport Beach, CA 92663 (949) 724-0640 Peter Templeton Albert Armijo C.J. Martinez ptempleton@templetonplanning.com aarmijo@templetonplanning.com cjmartinez@templetonplanning.com TITLE INSURANCE Chicago Title 725 S. Figueroa St, Ste 200 Los Angeles, CA 90017 (213) 488-4346 Frank Jansen jansenf@ctt.com TRAFFIC / AIR QUALITY / NOISE LSA 20 Executive Park, Ste 200 Irvine, CA 92614 (949) 553-0666 Tony Petros Tony.Petros@LSA.net | iiTABLE OF CONTENTS 1. Location and Vicinity Map ……………………………………………………………………......…….. 1 2. Conceptual Plan: “The Big Idea” .……………………………………………………………...........… 2 3. Purpose of the One Metro West Master Plan .....………………………………………………..…… 3 4. Relationship to the One Metro West Specific Plan ………………………………………….…...….. 4 5. Project Summary ………………………………………………………………………………………... 6 6. Site Plan: Ground Level and 2nd Level Plan …………………………………………………..…….. 7-8 7. 3rd and 4th Level Plan ....………………………………………………………………………..……… 9-10 8. 5th and 6th Level Plan .....………………………………………………………………………..…….. 11-12 9. 7th Level and Roof Plan ....…………………………………………………………………….……….. 13-14 10. Parking Plans ....…………………………………………………………..……………………...……… 15-18 11. Floor Plans ………………………………………………………………………………………..……… 19-22 12. Building and Street Scene Elevations .………………………………………………………...……… 23-34 13. I-405 Freeway Sections ....……………………………………………………………………………… 35-36 14. Building A, B, C, and Creative Office Building Sections ……………………………………….……. 37-40 15. Proposed Sunflower Avenue Improvements …………………………………………………….…… 41-42 16. Shadow Analysis ....…………………………………………………………………………………...… 43-46 17. Open Space Art and Private Open Space Art Plan …………………………………………..……… 47 18. Conceptual Landscape Plan ....……………………………………………………………….......…… 48 19. Conceptual Open Space Plan ....……………………………………………………………….……… 49 20. Conceptual Private Open Space Plan ………………………………………………………………… 50 21. Indoor and Outdoor Amenities ………………………………………………………………….……… 51-52 22. Lighting Plan …………………………………………………………………………………...………… 53 23. Colors and Materials ………………………………………………………………………….………… 54-56 24. Construction Management Plan ……………………………………………………………..………… 58 25. Sunflower Avenue Setback Variations ………………………………………………………………… 59-60 26. Oblique Views .…………………………………………………………………………………………... 61-70 Additional Large Scale Submissions: Large Scale Site Plan ....………………………………………………………………………………........… A Preliminary Grading Plan ..…………………………………………………………………………….....…… B-F Fire Master Plan ......…………………………………………………………………………………....……… G Preliminary Water Quality Site Plan ....……………………………………………………………….……… H ONE METRO WEST MAYOR’S LETTER | i Mayor’s Letter i The Vision 1-6 Background 7-12 Community Character 13-30 Going Forward 31-36 Honorable Mayor Katrina Foley: Rose Equities is pleased to present our General Plan Screening Application for ONE METRO WEST. The materials included with this letter will introduce you, the honorable members of the City Council and the city staff to our vision for a dynamic new community that is planned to contribute to the economically vibrant and culturally diverse future of Costa Mesa. ONE METRO WEST is a mixed-use community that will bring multi-family rental residences, creative office space, retail, a park and an event plaza to Costa Mesa. Located on 15.23+/- acres in the northwest corner of the city, adjacent to and north of the 405 Freeway, near the Santa Ana River, and on the border with the city of Fountain Valley, ONE METRO WEST will become the new gateway to Costa Mesa. Our vision for ONE METRO WEST is to design, build and own a creative, high-quality mixed-use community that offers its residents and visitors distinctive and diverse living, shopping and working opportunities. Rose Equities is an owner-builder that began more than 70 years ago as a family-owned business and remains so today. We are committed to being a generational member of the Costa Mesa community. ONE METRO WEST responds to current and projected housing demands for this and future generations who wish to live, work and play without total reliance on driving. The community will offer its residents various designs – from studio apartments to three-bedroom units – for young singles, established professionals, knowledge workers and others seeking a more urban, sustainable living experience. ONE METRO WEST will replace aging manufacturing buildings that are at the end of their functional life with a new community that is the highest and best use for land with its proximity to acclaimed shopping, dining, the people-centric Santa Ana River Trail and creative/professional office space. The neighborhood around ONE METRO WEST is already organically evolving into one of the most eclectic and engaging areas of Costa Mesa, indeed in all of Orange County. Critically acclaimed restaurants, trend-setting shops and cutting-edge design destinations are right next-door at South Coast Collection (SOCO). Across from SOCO is the world headquarters for Vans, a global icon of creative expression for youth culture that has 500 employees. Within a mile of Vans is HIVE, a creative office campus that includes the headquarters for the Los Angeles Chargers. Next door to HIVE is The Press, a mixed-use development that will offer creative works spaces for some 3,300 employees who will need thousands of residences. ONE METRO WEST can provide those new homes. As you know, just two miles from HIVE and The Press are Costa Mesa’s world-class destinations: South Coast Plaza, Segerstrom Center for the Arts and OCMA’s new interim location in the city. ONE METRO WEST will offer a high quality of life to its residents while also bringing improvements to the entire community. North of the 405, ONE METRO WEST has proposed enhancing bikeways and walkways on Sunflower and Hyland Avenues, as well as significantly improving the existing bike path that connects Sunflower Avenue to the Santa Ana Regional Trail. ONE METRO WEST will also contribute to improved wayfinding in the neighborhood, including the proposed addition of super graphic signage for SOCO at the corner of Hyland and Sunflower Avenues and for ONE METRO WEST at the entry to our community on Sunflower. Costa Mesa remains a city of neighborhoods, where generations of families have chosen to live, raise and educate children in excellent schools, and retire. ONE METRO WEST will contribute to the protection of that lifestyle by adding much-needed residential options for new employees and others coming to Costa Mesa, but clustering it north of the 405. ONE METRO WEST, with its varied residential opportunities, recreational amenities, creative office space, and specialty retail establishments, builds from its unique location to provide opportunities for a lifestyle that many desire, but is rare today in Orange County. This style of infill community, near jobs and other amenities, is a critical pillar to a variety of regional plans that Costa Mesa is a party to, including SCAG’s Regional Transportation and Sustainable Community Plan and OCTA’s long-term transportation plan. Furthermore, these communities offer numerous benefits, while facilitating economic growth and reducing dependence on the automobile. This is why a wide range of advocates, such as Orange County Business Council and Orange County Chapter of the Sierra Club, broadly support this type of growth. Rose Equities is built upon a strong relationship between owner and community that successfully creates and sustains special places to live, shop and work. As a long-term owner-builder, we believe the community deserves, and thus ONE METRO WEST will provide, the finest amenities available in today’s market. We have enclosed a site plan and accompanying graphics that portray the vision for ONE METRO WEST. Our eco-friendly community, with a focus on wellness, will included the following highlights: Three buildings with distinctive architecture • Over 2-acres of residential amenities including 54,500 square feet of indoor and 32,800 square feet of outdoor space. • An “Equinox”-style 24/7 fitness center with on-demand fitness programs, a yoga and aerobic studio and wellness room with oxygen stations and cryotherapy • Multiple rooftop amenity terraces and open spaces for recreating and lounging • Three resort-style, saltwater swimming pool, including a rooftop junior Olympic-sized pool, all with spas and cabana areas • A clubhouse with a bowling alley, coffee bar, high-tech gaming center, and chef’s demonstration kitchen • Community spaces for discovery, ideal for a victory garden, hammock park, fireplace pavilion, bark park and citrus grove • Electric vehicle charging stations • A commitment to sustainability and Zero Net Energy, including solar panels on south facing roofs • A 1.7 +/- acre park and event plaza designed to hold intimate musical performances, theatrical productions, community-sponsored meetings, celebrations and exercise classes • 25,000 square foot jewel box creative office with a roof garden and event space within the park • 6,000-square-feet of specialty retail • Bicycle-friendly living, including upgraded biking paths and facilities around the community, bike lockers, bike storage, repair facilities, bike parking/active transportation hub and community-wide bike programs and events • Public art • Inclusionary affordable housing ONE METRO WEST will be a positive contributor to Costa Mesa’s general fund. Key elements of this increase include a dramatically higher assessed property tax value after the construction of the property and the additional sales tax generated by the community’s residents. The City of Costa Mesa is known for its world-class shopping and arts venues, as well as alternative and eclectic retail opportunities. The city’s vast network of parks, valued suburban neighborhoods and renowned arts district are directly and indirectly supported by the fiscal strength of the South Coast Metro District. All these attributes help make Costa Mesa one of the best cities in Orange County to live, work, learn and play. ONE METRO WEST will contribute an innovative new residential and lifestyle destination element that will amplify the allure of Costa Mesa and add to its world-class reputation. Sincerely, Brent Stoll Rose EquitiesTABLE OF CONTENTS |1 LOCATION AND VICINITY MAP ONE METRO WEST NOP Figure 1 Regional Location 05/19 JN 172326 NOT TO SCALE P A C I F I C O C E A N ORANGE COUNTY SAN DIEGO COUNTY RIVERSIDE COUNTY SAN BERNARDINO COUNTYLOS ANGELES COUNTY 261 241 241 142 1 1 22 39 5 5 133 55 405 405 605 15 5 57 91 72 91 71 90 74 73 IMPERIAL HWY. EDINGER AVE. WARNER AVE. IRVINE BLVD. CROWN VALLEY PKWYEASTERN TRANS. CORR. WHITTIER BLVD. BEACH BLVD. EL TORO RD. SANTIAGO CANY O N RD. CHAPMAN AVE. I RVINE CENTER DR. MOULTON PRKY. STREET OF THE GOLDEN JAMBOREE RD. MAC ARTHUR BLVD. OLD NEWPORT B LVD. Y O R BA LINDA BLVD. SAN J OAQUIN HILLS T R ANS. CORRIDOR PROP. F O O T HILL TRANS. CORRIDOR HARBOR BLVD. KATELLA AVE. NewportBeach SanClemente SantaAna Anaheim Fullerton LaHabra Cypress BuenaPark YorbaLinda VillaPark AnaheimHills MissionViejo LakeForest LagunaBeach DanaPoint San JuanCapistrano LagunaNiguel Orange HuntingtonBeach CostaMesa SealBeach GardenGrove Tustin Irvine LosAlamitos PROJECTSITE ONE METRO WEST NOP Figure 2 Local Vicinity Source: Google Earth Pro, May 2019 SUNFLOWER AVESANTA ANA RIVERHYLAND AVECADILLAC AVE05/19 JN 172326 NOT TO SCALE AREAS OF DISTURBANCE: PROJECT SITE POTENTIAL OFF-SITE IMPROVEMENT AREA | 2CONCEPTUAL PLAN: “THE BIG IDEA” OPEN SPACE The 1.5 acre Open Space will be privately owned and maintained but open to the general public. SANTA ANA RIVER BIKE TRAIL CONNECTION The existing Class-I off-street bike trail will be redesigned from the Sunflower Avenue elbow to the Santa Ana River Trail. CREATIVE OFFICE BUILDING The three-story Creative Office Building will face the 1.5 acre Open Space and the 405-Freeway. INTERIOR AND EXTERIOR RECREATIONAL AMENITIES The One Metro WEST community will have access to an extensive list of indoor and outdoor amenities. COMMERCIAL RETAIL 6,000 sq. ft. ground floor specialty retail facing Sunflower Avenue. ROOFTOP TERRACES Terraces are incorporated into each building and intended to serve the residents of the One Metro WEST Community. INTERIOR COURTYARDS Building “A” and “B” are designed with interior courtyards that take advantage of the mild coastal climate of Costa Mesa. PARKING STRUCTURE BUFFER The 7-level parking structure at Building “A” provides parking and also buffers residents from the negative aspects of the 405-Freeway. ART INSTALLATION The face of the parking structure will include specific articulation or an art installation subject to the City of Costa Mesa’s approval. THREE RESIDENTIAL BUILDINGS The design of three buildings allows for sequencing during construction. It also allows for fire lanes, pedestrian connections, outdoor amenities, landscaped courtyards, and activated community spaces. SELF-CONTAINED PARKING The partial-wrap parking structure at Building “A” will provide parking for residents and office users. Building “B” has podium-style parking: one on-grade and two below-grade parking levels. Building “C” has an internal wrap parking structure. SUNFLOWER AVENUE Improvements include bicycle lanes on both sides of the street, parallel parking on the south side and additional landscaping on site frontage. BUILDING ABUILDING A BUILDING BBUILDING B BUILDING CBUILDING C I-405 I-405 FREEWAYFREEWAY SUNFLOWER AVE.SUNFLOWER AVE. |3 PURPOSE OF THE ONE METRO WEST MASTER PLAN Purpose of the ONE METRO WEST Master Plan The ONE METRO WEST Master Plan serves as a precise plan of development for the 15.23 (net) acre Project site. The Master Plan defines and displays Project components (residential; commercial; office; public and private open space; pedestrian and vehicular access and pathways; trails; public art; improvements to Sunflower Avenue) through schematic design by the Project. The Master Plan further defines the specific details of the project but must be consistent with the Specific Plan Development Standards and Design Guidelines. The Master Plan provides the following project site information: • Topography/grading plan • Existing trees • Location of, and identification of, structures on adjoining lots (including 2nd story windows) • Structural setbacks and distances between buildings • Required right-of-way dedications and easements • Property lines and dimensions • Pedestrian access and circulation • Landscape and open space areas • Walls/fences Plan (heights/materials) • Trash enclosures (locations) • Loading areas (locations/dimensions/screening) • Off-street parking (types; numbers; parking stall dimensions; maneuvering areas; driveways; paving materials; curbing and wheel stops) • Names/widths (to centerline) of adjacent streets/alleys • Floor plans, use of rooms • Exterior colored elevations of all sides of buildings (including height, use of rooms, materials) • Roof plan • Conceptual Landscape Plan / Hardscape Plan • Renderings/Streetscape View of Project • Conceptual Construction Management Plan The following project data information is also provided as part of the Master Plan: • Lot area, after dedications • Number of dwelling units, classified by number of bedrooms per unit (x=bachelor; y=1-bedroom; z=2-bedroom), dens, libraries, studios, etc. are considered bedrooms • Number of parking spaces (open; carport; garage) • Area (square feet) and percentage of site dedicated to open space (area other than buildings, driveways, parking) • Area (square feet) of each building and total building area (including parking) • Area (square feet) and percentage of lot devoted to driveway and open parking | 4RELATIONSHIP TO THE ONE METRO WEST SPECIFIC PLAN Relationship to the ONE METRO WEST Specific Plan The ONE METRO WEST Master Plan illustrates and explains the development plans that implement ONE METRO WEST Specific Plan Development Standards and Design Guidelines. The ONE METRO WEST Specific Plan provides Development Standards and Design Guidelines that promote design of a contemporary, mixed-use pedestrian-oriented community. Development Standards are indicators of firm requirements and pertain to building areas, building heights, building setbacks, residential density, parking, etc. As such, Development Standards are rules or measures pertaining to land uses and zoning. The Design Guidelines are intended to ensure Specific Plan Objectives and Development Standards are implemented throughout the ONE METRO WEST community. The Design Guidelines are not regulatory; rather the Design Guidelines serve as guides for development of the ONE METRO WEST Master Plan. The Design Guidelines represent best practices in building design, streetscape improvements, sustainability practices and place-making. The Master Plan graphics depict the following aspects of the ONE METRO WEST community: • Use of hardscape throughout the community • Pedestrian connectivity between land uses in the community • Community-wide parking • Fire protection measures • Loading/Un-loading areas and mechanical equipment locations and screening • Wall design and standards • Outside furniture design and locations • Community-wide lighting • Bicycle trails and support facilities • Signage design • Building(s) architecture and design treatments • Landscape treatment • Sunflower Avenue street scene • Public open space • Public art design and potential locations • Sustainability design • Community-wide safety design |5 | 6PROJECT SUMMARY Mixed-Use: Multi-Family Residential, Retail, Office, Public Open Space Notes: 1. The final mix can be within 15% of the Residential Unit Breakdown above, but the total number of units will not exceed 1,057. 2. The Open Space will be privately owned and maintained by Rose Equities. It will be available to the public through dedication of a public access easement. Project Floor Area Ratio (FAR): 2.22 Open Space Calculations: Open Space Area : 65,340 sf | 1.5 ac Private Open Space (Balconies/Patios): 52,850 sf Min. Common Open Space (without Open Space): 211,400 sf Min. TOTAL (Min.): 264,250 sf Common open space areas are defined as an area of land primarily for the leisure and recreational use of residents of a development. The open space, rooftop amenities, elevated courtyards, and terraces are a part of common open space areas for the Project. Private balconies and patios are categorized as private open space areas. 2 1.75/unit 1.75/unit 1.75/unit 786 664 400 1,913 |7 SITE PLAN: GROUND LEVEL 48 31 279'836'36'Trash Trash Elect. UP UP 1-St o r y P o r t a l 1-St o r y P o r t a l 8%10% Lobby 18 HC79 Standard97 Total TYPE IA TYPE IA MECH MECH Move-In Lobby Leasing Amenity Fire TunnelFire TunnelFire TunnelMove-InFire TunnelPool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Drop-off 16 Office Spaces 118 x 6 typ levels = 708ground level spaces = 97TOTAL SPACES = 805 required spaces = 786extra spaces = +19 25'18'18'Elect. Elect. Bike ParkingLobby Lobby Lobby Trash 53 SpacesGate Gate Dn Trash Mail 8.5%17%8.5%Drop OffDrop Off Util. USPS Utility55 Spaces Community Room Amenity Amenity16'296'20'473'212'Gate Dn 5%25'-0"18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%Dn Up 18'-0" Lobby R TRASH R T T Trash R T R T 17%BikeRoom T RElect. 42 Spaces MailRoom R T Mech Storage8.5%8.5%USPS Drop Off Retail11'70' 46'438'43'17'201'370'T R T R T R T R RR T C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C25'10'Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e 48 31 279'836'36'Trash Trash Elect. UP UP 1-St o r y P o r t a l 1-St o r y P o r t a l 8%10% Lobby 18 HC79 Standard97 Total TYPE IA TYPE IA MECH MECH Move-In Lobby Leasing Amenity Fire TunnelFire TunnelFire TunnelMove-InFire TunnelPool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Drop-off 16 Office Spaces 118 x 6 typ levels = 708ground level spaces = 97TOTAL SPACES = 805 required spaces = 786extra spaces = +19 25'18'18'Elect. Elect. Bike ParkingLobby Lobby Lobby Trash 53 SpacesGate Gate Dn Trash Mail 8.5%17%8.5%Drop OffDrop Off Util. USPS Utility55 Spaces Community Room Amenity Amenity16'296'20'473'212'Gate Dn5%25'-0"18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%Dn Up 18'-0" Lobby R TRASH RT T Trash RT R T 17%BikeRoom T RElect. 42 Spaces MailRoom RT MechStorage 8.5%8.5%USPS Drop Off Retail11'70' 46'438'43'17'201'370'T R T R T R T R RR T C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C25'10'Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading LoadingLoadingLoading Fire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e MAIN ENTRY TRASH AREA TYPICAL COMMUNITY ROOM (PUBLIC ACCESSIBLE) SECONDARY ENTRY (CENTRAL) SECONDARY ENTRY (EAST) DESIGNATED OFFICE BUILDING PARKING (16 + 4 AD A) SHARED OFFICE BUILDING & RESIDENTIAL PARKING (61) BLDG. “A” PARKING BREAKDOWN: 18 HANDICAP 79 STANDARD 97 TOTAL GROUND LEVEL 118 SPACES X 6 TYP. LEVELS = 708 GROUND LEVEL SPACES = 97 TOTAL BLDG. “A” RESIDENTIAL PARKING SPACES = 805 RETAIL: 2-STORY VOLUME BIKE LOCKER ROOM MAIL ROOM GROUND LEVEL INTERNAL COURTYARDS BIKE PATH LEGEND: Residential Units Amenities Resident-Serving Retail Creative Office Building Elevated Courtyards Trash Area GROUND LEVEL INTERNAL CORRIDOR | 82ND LEVEL PLAN 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'AmenityOpen To Below Amenity Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Open to Below Open to Below Open to Below Open to Below 16'296'20'473'212'1 Story Portal 1 Story Portal Amenity 72'x102' Courtyard (Level 2) 72'x106' Courtyard (Level 2) 70'x70' Courtyard(Level 2) Utility Dn 5%25'-0"18'-0"25'-0"18'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%5%Dn Up Up 18'-0" 69 Stalls per Level Open to Below Mech 11'70' 46'438'43'17'201'370'C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'AmenityOpen To Below Amenity Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Open to Below Open to Below Open to Below Open to Below 16'296'20'473'212'1 Story Portal 1 Story Portal Amenity 72'x102' Courtyard (Level 2) 72'x106' Courtyard (Level 2) 70'x70' Courtyard(Level 2) Utility Dn 5%25'-0"18'-0"25'-0"18'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%5%Dn Up Up 18'-0" 69 Stalls per Level Open to Below Mech 11'70' 46'438'43'17'201'370'C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e THREE (3) SECOND LEVEL COURTYARDS LEGEND: Residential Units Amenities Resident-Serving Retail Creative Office Building Elevated Courtyards SECOND LEVEL AMENITIES |9 3RD LEVEL PLAN 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Fitness Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Pool Amenity Terrace (Level 3) Lounge Amenity 16'296'20'473'212'72'x102' Courtyard (Level 2) 72'x106' Courtyard (Level 2) 70'x70' Courtyard(Level 2) Amenity Terrace(Level 3) 18'-0" Dn 5%25'-0"18'-0"25'-0"18'-0"8'-6"TYP25'-0"18'-0"5%5%5%Dn Up Up 18'-0" 69 Stalls per Level Mech 11'70' 46'438'43'17'201'370'C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Fitness Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Pool Amenity Terrace (Level 3) Lounge Amenity16'296'20'473'212'72'x102' Courtyard (Level 2) 72'x106' Courtyard (Level 2) 70'x70' Courtyard(Level 2) Amenity Terrace(Level 3) 18'-0" Dn5%25'-0"18'-0"25'-0"18'-0"8'-6"TYP25'-0"18'-0"5%5%5%Dn Up Up 18'-0" 69 Stalls per Level Mech11'70' 46'438'43'17'201'370'C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading LoadingLoadingLoading Fire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e AMENITY TERRACES (LEVEL 3) LEGEND: Residential Units Amenities Creative Office Building Amenity Terraces THIRD LEVEL FITNESS CENTER | 104TH LEVEL PLAN 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Pool Amenity Terrace (Level 3) Open To Below Fitness 16'296'20'473'212'72'x102' Courtyard (Level 2) 72'x106' Courtyard (Level 2) 70'x70' Courtyard(Level 2) Amenity Terrace(Level 3) Up Dn 5%25'-0"18'-0"25'-0"18'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%5%Dn Up 18'-0" 69 Stalls per Level Mech 11'70' 46'438'43'17'201'370'C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Pool Amenity Terrace (Level 3) Open To Below Fitness 16'296'20'473'212'72'x102' Courtyard (Level 2) 72'x106' Courtyard (Level 2) 70'x70' Courtyard(Level 2) Amenity Terrace(Level 3) Up Dn 5%25'-0"18'-0"25'-0"18'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%5%Dn Up 18'-0" 69 Stalls per Level Mech 11'70' 46'438'43'17'201'370'C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e LEGEND: Residential Units Amenities FOURTH LEVEL FITNESS CENTER |11 5TH LEVEL PLAN 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Ame n i t y T e r r a c e (Lev e l 5 ) Amenity Terrace (Level 5) Ame n i t y T e r r a c e (Lev e l 5 ) Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Pool Amenity Terrace (Level 3)16'296'20'473'212'72'x102' Courtyard (Level 2) 72'x106' Courtyard (Level 2) 70'x70' Courtyard(Level 2) Amenity Terrace(Level 3) Up Dn 5%25'-0"18'-0"25'-0"18'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%5%Dn Up 18'-0" 69 Stalls per Level Mech 11'70' 46'438'43'17'201'370'C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Ame n i t y T e r r a c e (Lev e l 5 ) Amenity Terrace (Level 5) Ame n i t y T e r r a c e (Lev e l 5 ) Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Pool Amenity Terrace (Level 3)16'296'20'473'212'72'x102' Courtyard (Level 2) 72'x106' Courtyard (Level 2) 70'x70' Courtyard(Level 2) Amenity Terrace(Level 3) Up Dn5%25'-0"18'-0"25'-0"18'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%5%Dn Up 18'-0" 69 Stalls per Level Mech11'70' 46'438'43'17'201'370'C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading LoadingLoadingLoading Fire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e AMENITY TERRACES (LEVEL 5) LEGEND: Residential Units Amenity Terraces UNITS DESIGNED TO FACE OPEN SPACE AND AWAY FROM FREEWAY | 126TH LEVEL PLAN 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Amenity Terrace (Level 5) Ame n i t y T e r r a c e (Lev e l 5 ) Ame n i t y T e r r a c e (Lev e l 5 ) Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Pool Amenity Terrace (Level 3)16'296'20'473'212'72'x102' Courtyard (Level 2) 72'x106' Courtyard (Level 2) 70'x70' Courtyard(Level 2) Amenity Terrace(Level 3) Up Dn 5%25'-0"18'-0"25'-0"18'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%5%Dn Up 18'-0" 69 Stalls per Level Mech 11'70' 46'438'43'17'201'370'C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire L a n e 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Amenity Terrace (Level 5) Ame n i t y T e r r a c e (Lev e l 5 ) Ame n i t y T e r r a c e (Lev e l 5 ) Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Pool Amenity Terrace (Level 3)16'296'20'473'212'72'x102' Courtyard (Level 2) 72'x106' Courtyard (Level 2) 70'x70' Courtyard(Level 2) Amenity Terrace(Level 3) Up Dn 5%25'-0"18'-0"25'-0"18'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%5%Dn Up 18'-0" 69 Stalls per Level Mech 11'70' 46'438'43'17'201'370'C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e LEGEND: Residential Units |13 7TH LEVEL PLAN 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Amenity Terrace (Level 5) Ame n i t y T e r r a c e (Lev e l 5 ) Ame n i t y T e r r a c e (Lev e l 5 ) Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Pool Amenity Terrace (Level 3)16'296'20'473'212'Amenity Terrace(Level 7) Amenity Terrace(Level 7) Amenity Terrace(Level 7) Amenity Terrace(Level 7) Amenity Terrace(Level 3) 72'x102' Courtyard (Level 2) 72'x106' Courtyard (Level 2) 70'x70' Courtyard(Level 2) Dn 5% 18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%Dn 18'-0" 51 Stalls 7th Level Mech Amenity Terrace Above Garage11'70' 46'438'43'17'201'370'Amenity Terrace (Level 7) AmenityTerrace (Level 7) AmenityTerrace (Level 7) C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire L a n e 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Amenity Terrace (Level 5) Ame n i t y T e r r a c e (Lev e l 5 ) Ame n i t y T e r r a c e (Lev e l 5 ) Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) Pool Amenity Terrace (Level 3)16'296'20'473'212'Amenity Terrace(Level 7) Amenity Terrace(Level 7) Amenity Terrace(Level 7) Amenity Terrace(Level 7) Amenity Terrace(Level 3) 72'x102' Courtyard (Level 2) 72'x106' Courtyard (Level 2) 70'x70' Courtyard(Level 2) Dn5% 18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%Dn 18'-0" 51 Stalls 7th Level Mech Amenity Terrace Above Garage11'70' 46'438'43'17'201'370'Amenity Terrace (Level 7) AmenityTerrace (Level 7) AmenityTerrace (Level 7) C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading LoadingLoadingLoading Fire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e AMENITY TERRACES (LEVEL 7) LEGEND: Residential Units Amenity Terraces | 14ROOF PLAN 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Potential Solar PVArea16'296'20'473'212'Potential Solar PV Area 11'70' 46'438'43'17'201'370'Amenity Terrace (Level 8) Amenity Terrace (Level 7) Potential Solar PVArea C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e 279'836'36'MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Potential Solar PVArea16'296'20'473'212'Potential Solar PV Area 11'70' 46'438'43'17'201'370'Amenity Terrace (Level 8) Amenity Terrace (Level 7) Potential Solar PVArea C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C2 Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38' 17'15'20'15'Creative Office Bldg (3 Levels) Fountain Office Parking (4)Drop OffFire L a n e A POTENTIAL SOLAR PHOTOVOLTAIC ROOF AREA (35,870 S F) LEGEND: Amenity Roof Terrace Rooftop Recreational Buildings Potential Solar PV Roof Area AMENITY ROOF TERRACE WITH RECREATIONAL BUILDINGS |15 279'836' MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Amenity Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) 70'A (6-Story)A1A1C2 SAN D I E G O F R E E W A Y ( I - 4 0 5 )Fire LaneLoading17'15'20'15'Fire L a n e 8'-6"8'-6"8'-6"1'-0"1'-0"25'-0"18'-0"TYPICAL STD STALLSCALE: 1"=20'-0" SAN D I E G O F R E E W A Y ( 1 - 4 0 5 ) PARKING PLAN - BUILDING A TYPICAL PARKING LEVEL 279'836' MECH MECH UP UP DN DN 63 55 118 Total 10%25'18'18'Amenity Pool 64'x136' Courtyard (Ground Level) 98'x106' Courtyard(Ground Level) 90'x106' Courtyard (Ground Level) 60'x170' Courtyard(Ground Level) 70'A(6-Story)A1A1C2 SAN D I E G O F R E E W A Y ( I - 4 0 5 )Fire LaneLoading17'15'20'15'Fire L a n e 8'-6"8'-6"8'-6"1'-0"1'-0"25'-0"18'-0"TYPICAL STD STALLSCALE: 1"=20'-0" SAN D I E G O F R E E W A Y ( 1 - 4 0 5 ) Note: The Electric Vehicle Parking Requirements will be complied to as per the CalGreen Code and will be confirmed of compliance by the City of Costa Mesa Building Division at a later time. | 16 Dn 5%25'-0"18'-0"25'-0"18'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%5%Dn Up Up 18'-0" 69 Stalls per Level Open to Below Mech 11'46'438'17'201'370'C (7-Story) C1 C1 C2 SUNFLOWER AVENUE Loading8'-6"8'-6"8'-6"1'-0"1'-0"25'-0"18'-0"TYPICAL STD STALLSCALE: 1"=20'-0" Dn 5%25'-0"18'-0"25'-0"18'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%5%Dn Up Up 18'-0" 69 Stalls per Level Open to Below Mech 11'46'438'17'201'370'C (7-Story) C1 C1 C2 SUNFLOWER AVENUE Loading8'-6"8'-6"8'-6"1'-0"1'-0"25'-0"18'-0"TYPICAL STD STALLSCALE: 1"=20'-0" PARKING PLAN - BUILDING C TYPICAL PARKING LEVEL Note: The Electric Vehicle Parking Requirements will be complied to as per the CalGreen Code and will be confirmed of compliance by the City of Costa Mesa Building Division at a later time. |17 PARKING PLAN - BUILDING B PARKING LEVEL B1 PLAN First Level Below-Grade 262 Spaces + 18 Tandems Dn Up 17% 8.5%10%Util. Util. Amenity 294'20'487'217'25'25'25'37'37'25'37'18'25'18' 25'18'49'8'-6"8'-6"8'-6"1'-0"1'-0"25'-0"18'-0"1'-0"25'-0"18'-0"1'-0"9'-0"7'-6"9'-0" TYPICAL STD STALL TYPICAL HC STALL SCALE: 1"=20'-0"SCALE: 1"=20'-0" 262 Spaces + 18 Tandems Dn Up 17% 8.5%10%Util. Util. Amenity 294'20'487'217'25'25'25'37'37'25'37'18'25'18' 25'18'49'8'-6"8'-6"8'-6"1'-0"1'-0"25'-0"18'-0"1'-0"25'-0"18'-0"1'-0"9'-0"7'-6"9'-0" TYPICAL STD STALLTYPICAL HC STALL SCALE: 1"=20'-0"SCALE: 1"=20'-0" Note: The Electric Vehicle Parking Requirements will be complied to as per the CalGreen Code and will be confirmed of compliance by the City of Costa Mesa Building Division at a later time. BASEMENT AMENITY: • 6-LANE BOWLING FACILITY • RESTROOMS • ELEVATORS AND STAIRS • AMENITY FLEX AREA | 18PARKING PLAN - BUILDING B PARKING LEVEL B2 PLAN Second Level Below-Grade 284 Spaces + 21 Tandems Up 10%Util. Util.294'20'487'217'25'25'25'37'37'25'37'18'25'18' 25'18'49'8'-6"8'-6"8'-6"1'-0"1'-0"25'-0"18'-0"1'-0"25'-0"18'-0"1'-0"9'-0"7'-6"9'-0" TYPICAL STD STALL TYPICAL HC STALL SCALE: 1"=20'-0"SCALE: 1"=20'-0" 284 Spaces + 21 Tandems Up 10%Util. Util.294'20'487'217'25'25'25'37'37'25'37'18'25'18' 25'18'49'8'-6"8'-6"8'-6"1'-0"1'-0"25'-0"18'-0"1'-0"25'-0"18'-0"1'-0"9'-0"7'-6"9'-0" TYPICAL STD STALL TYPICAL HC STALL SCALE: 1"=20'-0"SCALE: 1"=20'-0" Note: The Electric Vehicle Parking Requirements will be complied to as per the CalGreen Code and will be confirmed of compliance by the City of Costa Mesa Building Division at a later time. |19 FLOOR PLANS BEDROOM LIVING ROOM BATHROOM KITCHEN LIVING ROOM LIVING ROOM BALCONY BALCONY BEDROOM BEDROOM BEDROOM BATHROOM BATHROOM BATHROOM KITCHEN KITCHEN WIC WIC WIC W/D W/D W/D CC CC CC BEDROOM LIVING ROOM BATHROOM KITCHEN LIVING ROOM LIVING ROOM BALCONY BALCONY BEDROOM BEDROOM BEDROOM BATHROOM BATHROOM BATHROOM KITCHEN KITCHEN WIC WIC WIC W/D W/D W/D CC CC CC | 20FLOOR PLANS LIVING ROOM LIVING ROOM BALCONY BALCONY BEDROOM BEDROOM BEDROOM BATHROOM BATHROOM BATHROOMKITCHENKITCHEN WIC WIC WIC W/DW/D CC CCL L LIVING ROOM LIVING ROOM BALCONY BALCONY BEDROOM BEDROOM BEDROOM BATHROOM BATHROOM BATHROOMKITCHENKITCHEN WIC WIC WIC W/DW/D CC CCL L |21 FLOOR PLANS LIVING ROOM LIVING ROOM BALCONY BALCONY BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BATHROOM BATHROOM BATHROOM BATHROOM KITCHEN KITCHEN WIC WIC WIC WIC W/D W/D CC CC DINING DINING L WIC BEDROOM LIVING ROOM BATHROOM KITCHEN LIVING ROOM LIVING ROOM BALCONY BALCONY BEDROOM BEDROOM BEDROOM BATHROOM BATHROOM BATHROOM KITCHEN KITCHEN WIC WIC WIC W/D W/D W/D CC CC CC | 22FLOOR PLANS BALCONY BEDROOM BEDROOM BEDROOM LIVING ROOM KITCHEN WIC WIC BATHROOM BATHROOM CC W/D LIVING ROOM LIVING ROOM BALCONY BALCONY BEDROOM BEDROOM BEDROOM BATHROOM BATHROOM BATHROOMKITCHENKITCHEN WIC WIC WIC W/DW/D CC CCL L |23 BUILDING A ELEVATIONS 65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType I65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPL OCTA10'-9"25'-8"FIRE LANE65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPLOCTA10'-9"25'-8"FIRE LANE *Note: Prior to issuance of the first Building Permit for One Metro WEST, the owner/developer shall submit a Design Plan for the Building “A” Parking elevation along the I-405 Freeway for the approval by the City’s Cultural Arts Committee. The current design shown in this exhibit is preliminary. View from I-405 Freeway 65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType I65'-4"78'2nd 1st 6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPLOCTA10'-9"25'-8"FIRE LANE65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPLOCTA10'-9"25'-8"FIRE LANE View from Internal Open Space Corridor65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType I65'-4"78'2nd 1st 6thRoof 3rd 4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPLOCTA10'-9"25'-8"FIRE LANE65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPLOCTA10'-9"25'-8"FIRE LANE -- MATCH LINE ---- MATCH LINE -- | 24BUILDING A ELEVATIONS 65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType I65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPL OCTA10'-9"25'-8"FIRE LANE65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPLOCTA10'-9"25'-8"FIRE LANE 65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType I65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPL OCTA10'-9"25'-8"FIRE LANE65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPLOCTA10'-9"25'-8"FIRE LANE View from I-405 Freeway 65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType I65'-4"78'2nd 1st 6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPL OCTA10'-9"25'-8"FIRE LANE65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPLOCTA10'-9"25'-8"FIRE LANE View from Internal Open Space Corridor65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType I65'-4"78'2nd 1st 6thRoof 3rd 4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPL OCTA10'-9"25'-8"FIRE LANE65'-4"78'2nd1st6thRoof3rd4th5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPLOCTA10'-9"25'-8"FIRE LANE -- MATCH LINE ---- MATCH LINE --*Note: Prior to issuance of the first Building Permit for One Metro WEST, the owner/developer shall submit a Design Plan for the Building “A” Parking elevation along the I-405 Freeway for the approval by the City’s Cultural Arts Committee. The current design shown in this exhibit is preliminary. |25 BUILDING A ELEVATIONS 65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType I65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPL OCTA 10'-9" 25'-8" FIRE LANE65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPLOCTA 10'-9" 25'-8" FIRE LANE View from Open Space and Creative Office Building 65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType I65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPL OCTA 10'-9" 25'-8" FIRE LANE65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPLOCTA 10'-9" 25'-8" FIRE LANE | 26BUILDING A ELEVATIONS View from South Coast Collection 65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType I65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPL OCTA 10'-9" 25'-8" FIRE LANE65'-4"78'2nd 1st 6th Roof 3rd 4th 5th12'10'-4"10'-4"10'-4"10'-4"12'12'Type IIIType IPLOCTA 10'-9" 25'-8" FIRE LANE |27 BUILDING B ELEVATIONS 4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE 4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE View from Sunflower Avenue View from Open Space4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd1st6th7thRoof3rd4th5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd1st6th7thRoof3rd4th5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWERAVENUE 4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd1st6th7thRoof3rd4th5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd1st6th7thRoof3rd4th5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWERAVENUE 4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE 4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE 4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE | 28 4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE 4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE BUILDING B ELEVATIONS 4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE 4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE View from Secondary Entry (Central)4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE 4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE View from Internal Open Space Corridor 4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType I4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE 4'75'-8"88'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Type IIIType ISUNFLOWER AVENUE |29 BUILDING C ELEVATIONS View from Secondary Entry (Central)4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE 4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType I4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType I4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE 4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType I4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType I4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE4'74'-4"98'2nd1st6th7thRoof3rd4th5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWERAVENUE 4'74'-4"98'2nd1st6th7thRoof3rd4th5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType I4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType IView from Sunflower Avenue with Ground Floor Retail4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE4'74'-4"98'2nd1st6th7thRoof3rd4th5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWERAVENUE4'74'-4"98'2nd1st6th7thRoof3rd4th5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType I4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType I | 30BUILDING C ELEVATIONS 4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE 4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType I4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType I4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE 4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType I4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType IView from Secondary Entry (East)4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE 4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType I4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType IView from Internal Open Space Corridor 4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType ISUNFLOWER AVENUE 4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType I4'74'-4"98'2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Type IIIType I |31 STREET SCENE ELEVATIONS Along South Coast Collection View of Building B from Open Space Sunflower Ave. Building A Open Space Corridor with Building C Beyond I-405 Freeway Building A Building B Beyond Building C MAIN ENTRY ROAD LOOKING EAST SECONDARY ENTRY (EAST) ROAD LOOKING WEST -- MATCH LINE ---- MATCH LINE --*Note: Prior to issuance of the first Building Permit for One Metro WEST, the owner/developer shall submit a Design Plan for the Building “A” Parking elevation along the I-405 Freeway for the approval by the City’s Cultural Arts Committee. The current design shown in this exhibit is preliminary. | 32STREET SCENE ELEVATIONS I-405 Freeway* Building C Secondary Entry (East) Entrance off Sunflower Avenue-- MATCH LINE ---- MATCH LINE --*Note: Prior to issuance of the first Building Permit for One Metro WEST, the owner/developer shall submit a Design Plan for the Building “A” Parking elevation along the I-405 Freeway for the approval by the City’s Cultural Arts Committee. The current design shown in this exhibit is preliminary. |33 STREET SCENE ELEVATIONS Building C with Retail on bottom floor and Recreational Roof Terrace Secondary Entry (Central) with Building A BeyondSUNFLOWER AVENUE LOOKING SOUTH -- MATCH LINE -- | 34STREET SCENE ELEVATIONS Building B-- MATCH LINE -- |35 I-405 FREEWAY SECTION - SINGLE STORY 69'-4"2nd 1st 6th Roof 3rd 4th 5th Parking Elevators / Stairs Parking Parking Parking Parking Parking Parking PL 10'-2" SINGLE FAMILY RESIDENTIAL 12'-0"BACK YARDS VARY SAN DIEGO FREEWAY / 405 (FUTURE 8 LANES NORTHBOUND) SAN DIEGO FREEWAY / 405 (FUTURE 8 LANES SOUTHBOUND) 48 31 279'836'36'25'18'18'5'10'Entry Fire La n e Open Space Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire La n e69'-4"2nd 1st 6th Roof 3rd 4th 5th Parking Elevators / Stairs Parking Parking Parking Parking Parking Parking PL 10'-2" SINGLE FAMILY RESIDENTIAL 12'-0"BACK YARDS VARY SAN DIEGO FREEWAY / 405 (FUTURE 8 LANES NORTHBOUND) SAN DIEGO FREEWAY / 405 (FUTURE 8 LANES SOUTHBOUND) 48 31 279'836'36'25'18'18'5'10'Entry Fire L a n e Open Space Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire L a n e69'-4"2nd 1st 6th Roof 3rd 4th 5th Parking Elevators / Stairs Parking Parking Parking Parking Parking Parking PL 10'-2" SINGLE FAMILY RESIDENTIAL 12'-0"BACK YARDS VARY SAN DIEGO FREEWAY / 405 (FUTURE 8 LANES NORTHBOUND) SAN DIEGO FREEWAY / 405 (FUTURE 8 LANES SOUTHBOUND) 48 31 279'836'36'25'18'18'5'10'Entry Fire L a n e Open Space Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire La n e | 36I-405 FREEWAY SECTION - TWO STORY 69'-4"2nd 1st 6th Roof 3rd 4th 5th Parking Elevators / Stairs Parking Parking Parking Parking Parking Parking PL 10'-2"16'-0"SINGLE FAMILY RESIDENTIAL SAN DIEGO FREEWAY / 405 (FUTURE 8 LANES NORTHBOUND) SAN DIEGO FREEWAY / 405 (FUTURE 8 LANES SOUTHBOUND) BACK YARDS VARY 48 31 279'836'36'25'18'18'5'10'Fire La n e Open Space Loading Loading LoadingLoadingFire LaneLoading38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire L a n e Two-Story Homes (3)69'-4"2nd 1st 6th Roof 3rd 4th 5th Parking Elevators / Stairs Parking Parking Parking Parking Parking Parking PL 10'-2"16'-0"SINGLE FAMILY RESIDENTIAL SAN DIEGO FREEWAY / 405 (FUTURE 8 LANES NORTHBOUND) SAN DIEGO FREEWAY / 405 (FUTURE 8 LANES SOUTHBOUND) BACK YARDS VARY 48 31 279'836'36'25'18'18'5'10'Fire La n e Open Space Loading Loading LoadingLoadingFire LaneLoading38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire L a n e Two-Story Homes (3)69'-4"2nd 1st 6th Roof 3rd 4th 5th Parking Elevators / Stairs Parking Parking Parking Parking Parking Parking PL 10'-2"16'-0"SINGLE FAMILY RESIDENTIAL SAN DIEGO FREEWAY / 405 (FUTURE 8 LANES NORTHBOUND) SAN DIEGO FREEWAY / 405 (FUTURE 8 LANES SOUTHBOUND) BACK YARDS VARY 48 31 279'836'36'25'18'18'5'10'Fire La n e Open Space Loading Loading LoadingLoadingFire LaneLoading38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire L a n e Two-Story Homes (3) |37 BUILDING A SECTION 4'-0"65'-4"78'-0"2nd 1st 6th Roof 3rd 4th 5th12'-0"10'-4"10'-4"10'-4"10'-4"12'-0"12'-0"SITE SECTION - LOOKING NORTH Parking Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Elevators / Stairs SAN DIEGO FREEWAY / 405 (NORTHBOUND)Type IIIType IResidential Parking Parking Parking Parking Parking ResidentialResidential Courtyard 1-Story Portal FIRE LANE Parking PL 10'-2" 48 31 279'836'36'Trash Trash Elect. UP UP 1-Sto r y P o r t a l 1-Sto r y P o r t a l 8%10% Lobby 18 HC79 Standard97 Total TYPE IA TYPE IA MECH MECH Move-In Lobby Leasing Amenity Fire TunnelFire TunnelFire TunnelMove-InFire TunnelPool 64'x136' Courtyard(Ground Level) 98'x106'Courtyard(Ground Level) 90'x106' Courtyard(Ground Level) 60'x170'Courtyard(Ground Level) Drop-off 16 Office Spaces 118 x 6 typ levels = 708ground level spaces = 97TOTAL SPACES = 805 required spaces = 786extra spaces = +19 25'18'18'Elect. Elect. BikeParkingLobby Lobby Lobby Trash 53 SpacesGate Gate Dn Trash Mail 8.5%17%8.5%Drop OffDrop Off Util. USPS Utility55 Spaces CommunityRoom Amenity Amenity16'296'20'473'212'Gate Dn 5%25'-0"18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%Dn Up 18'-0" Lobby R TRASH R T T Trash R T R T 17%BikeRoom T RElect. 42 Spaces MailRoom R T Mech Storage8.5%8.5%USPSDrop Off Retail11'70' 46'438'43'17'201'370'T R T R T R T R RR T C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C25'10'Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire L a n e Key Map: A14'-0"65'-4"78'-0"2nd 1st 6th Roof 3rd 4th 5th12'-0"10'-4"10'-4"10'-4"10'-4"12'-0"12'-0"SITE SECTION - LOOKING NORTH ParkingResidential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Elevators / Stairs SAN DIEGO FREEWAY / 405 (NORTHBOUND)Type IIIType IResidential Parking Parking Parking Parking Parking ResidentialResidential Courtyard 1-Story Portal FIRE LANE Parking PL 10'-2" CONVENTIONAL ACCESS FROM ONE COURT YARD TO ANOTHER AT GROUND LEVEL. Section A1Building A | 38BUILDING B SECTIONS Residential Residential Residential Residential Residential Residential Residential4'-0"75'-8"88'-0"2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Amenity Type IIIType ISection B2 Residential Residential Residential Residential Residential Residential Parking Parking Parking Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Amenity Terrace Courtyard Courtyard Elevators / Stairs FIRE LANE ENTRY 4'-0"75'-8"88'-0"2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Section B1 Parking Parking Parking Courtyard Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Elevators / Stairs SUNFLOWER AVENUE Type IIIType ILobby FIRE LANE Residential Residential Residential Residential Residential Residential Residential4'-0"75'-8"88'-0"2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Amenity Type IIIType ISection B2 Residential Residential Residential Residential Residential Residential Parking Parking Parking Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Amenity Terrace Courtyard Courtyard Elevators / Stairs FIRE LANE ENTRY 4'-0"75'-8"88'-0"2nd1st6th7thRoof3rd4th5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Section B1 ParkingParking Parking CourtyardResidentialResidentialResidentialResidentialResidentialResidentialResidentialResidentialResidentialResidentialResidentialResidential ResidentialResidentialResidentialResidentialResidentialResidentialResidentialResidentialResidentialResidentialResidentialElevators / StairsSUNFLOWERAVENUE Type IIIType ILobby FIRE LANE Ground Level Parking B1 Parking B2 Parking Ground Level Parking B1 Parking B2 Parking Building B Building B 48 31 279'836'36'Trash Trash Elect. UP UP 1-Sto r y P o r t a l 1-Sto r y P o r t a l 8%10% Lobby 18 HC79 Standard97 Total TYPE IA TYPE IA MECH MECH Move-In Lobby Leasing Amenity Fire TunnelFire TunnelFire TunnelMove-InFire TunnelPool 64'x136' Courtyard(Ground Level) 98'x106'Courtyard(Ground Level) 90'x106' Courtyard(Ground Level) 60'x170'Courtyard(Ground Level) Drop-off 16 Office Spaces 118 x 6 typ levels = 708ground level spaces = 97TOTAL SPACES = 805 required spaces = 786extra spaces = +19 25'18'18'Elect. Elect. BikeParkingLobby Lobby Lobby Trash 53 SpacesGate Gate Dn Trash Mail 8.5%17%8.5%Drop OffDrop Off Util. USPS Utility55 Spaces CommunityRoom Amenity Amenity16'296'20'473'212'Gate Dn 5%25'-0"18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%Dn Up 18'-0" Lobby R TRASH R T T Trash R T R T 17%BikeRoom T RElect. 42 Spaces MailRoom R T Mech Storage8.5%8.5%USPSDrop Off Retail11'70' 46'438'43'17'201'370'T R T R T R T R RR T C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C25'10'Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire L a n e Key Map: B2 B1 Second Level Courtyard Second Level Courtyard Second Level Courtyard Residential Residential Residential Residential Residential Residential Residential4'-0"75'-8"88'-0"2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Amenity Type IIIType ISection B2 Residential Residential Residential Residential Residential Residential Parking Parking Parking Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Amenity Terrace Courtyard Courtyard Elevators / Stairs FIRE LANE ENTRY 4'-0"75'-8"88'-0"2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"11'-6"11'-6"Section B1 Parking Parking Parking Courtyard Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Elevators / Stairs SUNFLOWER AVENUE Type IIIType ILobby FIRE LANE |39 BUILDING C SECTIONS Parking Parking Parking Parking Parking Parking Parking Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential4'-0"74'-4"98'-0"2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Amenity Terrace Amenity Terrace Retail Elevators / Stairs Type IIIType ISUNFLOWER AVENUE Section C2 ParkingParkingParkingParkingParkingParkingParkingParkingParkingParkingParkingParkingParkingParkingResidential ResidentialResidentialResidentialResidentialResidentialResidentialResidentialResidentialResidentialResidentialResidentialMail Room Residential4'-0"74'-4"98'-0"2nd1st6th7thRoof3rd4th5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Amenity TerraceElevators / Stairs Type IIIType ISection C1ENTRYENTRY Parking Parking Parking Parking Parking Parking Parking Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential4'-0"74'-4"98'-0"2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Amenity Terrace Amenity Terrace Retail Elevators / Stairs Type IIIType ISUNFLOWER AVENUE Section C2 Parking Parking Parking Parking Parking Parking Parking Parking Parking Parking Parking Parking Parking Parking Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Mail Room Residential4'-0"74'-4"98'-0"2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Amenity Terrace Elevators / Stairs Type IIIType ISection C1 ENTRY ENTRY Building C Building C Recreational Facilities Recreational Facilities SECONDARY ENTRY (CENTRAL) 48 31 279'836'36'Trash Trash Elect. UP UP 1-Sto r y P o r t a l 1-Sto r y P o r t a l 8%10% Lobby 18 HC79 Standard97 Total TYPE IA TYPE IA MECH MECH Move-In Lobby Leasing Amenity Fire TunnelFire TunnelFire TunnelMove-InFire TunnelPool 64'x136' Courtyard(Ground Level) 98'x106'Courtyard(Ground Level) 90'x106' Courtyard(Ground Level) 60'x170'Courtyard(Ground Level) Drop-off 16 Office Spaces 118 x 6 typ levels = 708ground level spaces = 97TOTAL SPACES = 805 required spaces = 786extra spaces = +19 25'18'18'Elect. Elect. BikeParkingLobby Lobby Lobby Trash 53 SpacesGate Gate Dn Trash Mail 8.5%17%8.5%Drop OffDrop Off Util. USPS Utility55 Spaces CommunityRoom Amenity Amenity16'296'20'473'212'Gate Dn 5%25'-0"18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%Dn Up 18'-0" Lobby R TRASH R T T Trash R T R T 17%BikeRoom T RElect. 42 Spaces MailRoom R T Mech Storage8.5%8.5%USPSDrop Off Retail11'70' 46'438'43'17'201'370'T R T R T R T R RR T C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C25'10'Entry Fire L a n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire L a n e Key Map: C2 C1 SECONDARY ENTRY (EAST) Parking Parking Parking Parking Parking Parking Parking Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential4'-0"74'-4"98'-0"2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Amenity Terrace Amenity Terrace Retail Elevators / Stairs Type IIIType ISUNFLOWER AVENUE Section C2 Parking Parking Parking Parking Parking Parking Parking Parking Parking Parking Parking Parking Parking Parking Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Residential Mail Room Residential4'-0"74'-4"98'-0"2nd 1st 6th 7th Roof 3rd 4th 5th11'-4"10'-4"10'-4"10'-4"10'-4"10'-4"11'-4"Amenity TerraceElevators / Stairs Type IIIType ISection C1 ENTRY ENTRY | 40CREATIVE OFFICE BUILDING Office Office Type IOffice36'52'2nd 1st 3rd Roof 12'12'12'12'Elevators / Stairs |41 PROPOSED SUNFLOWER AVENUE IMPROVEMENTS 2nd 1st 3rd 4th 5th Residential Residential Residential Residential8'-0"6'-0"8'-0"LANDSCAPE SIDEWALK LANDSCAPE AREA EXISTING / PROPOSED CURB SUNFLOWER AVENUE 8'-0" LANDSCAPE AREA6'-0" SIDEWALK2'-0" LANDSCAPE+1'-0" STOOP0'-0"11'-6"11'-6"10'-4"10'-4"10'-4"BUILDING B2'-0"PATIO 8'-0" PATIO2nd 1st 3rd 4th 5th Residential Residential Residential Residential7'-0"6'-0"8'-0"LANDSCAPE SIDEWALK LANDSCAPE AREA EXISTING / PROPOSED CURB SUNFLOWER AVENUE 8'-0" LANDSCAPE AREA6'-0" SIDEWALK3'-0" LANDSCAPE+1'-0" STOOP0'-0"11'-6"11'-6"10'-4"10'-4"10'-4"BUILDING B3'-0"PATIO 7'-0" PATIOSTREET CENTER LINE NEW CURB, GUTTER AND PLANTER RAISED MEDIAN WITH TREES EXISTING RIGHT- OF-WAY / FRONT OF SIDEWALK 7’ PATIO FACE OF BUILDING CITY WALK EASEMENT 3’ LANDSCAPING TO PATIO WALL / FENCE EXISTING CURB AND GUTTER ARCHITECTURAL PROJECTIONS (TYPICAL)3’7’3’7’ | 42PROPOSED SUNFLOWER AVENUE IMPROVEMENTS |43 SHADOW ANALYSIS - SUMMER SOLSTICE SOCO RETAIL/SHOPPING (NOT CONSIDERED SENSITIVE USE) | 44SHADOW ANALYSIS - AUTUMNAL EQUINOX SOCO RETAIL/SHOPPING (NOT CONSIDERED SENSITIVE USE) |45 SHADOW ANALYSIS - WINTER SOLSTICE SOCO RETAIL/SHOPPING (NOT CONSIDERED SENSITIVE USE) | 46SHADOW ANALYSIS - VERNAL EQUINOX SOCO RETAIL/SHOPPING (NOT CONSIDERED SENSITIVE USE) |47 OPEN SPACE ART AND PRIVATE OPEN SPACE ART PLAN ONE METRO WEST will provide a minimum of four (4) Art Installations that may be located at any one of these six (6) designated locations. Prior to issuance of the first Building Permit for ONE METRO WEST, the owner/developer shall submit a Wayfinding and Signage Plan, Street Furniture Plan, and Exterior Lighting Plan for the approval by the Economic and Development Services Director or designee. OPEN SPACE ART LOCATIONS PRIVATE OPEN SPACE ART LOCATIONS | 48CONCEPTUAL LANDSCAPE PLAN 6’ BLOCK WALL WITH VINES ALONG EAST PROPERTY LINE (10’ SETBACK FROM PROPERTY LINE TO FACE OF BUILDINGS) |49 CONCEPTUAL OPEN SPACE PLAN B A | 50CONCEPTUAL PRIVATE OPEN SPACE PLAN |51 INDOOR AMENITIES REVISED AMENITIES DIAGRAM 08-19-2019 Pa g e 1one metro west AMENITIES Locations N O R T H INDOOR AME NITIE S B A C R E TAIL INDOOR AME NIT I E S O U TDOOR AME NITIE S B A C O U TDOOR AMENI T I E S POTENTIAL INDOOR AMENITIES MENU Work and Meet: LEASING CENTER LIBRARY CAFE CO-WORKING MEETING ROOM OMW COMMUNAL HUB COSTA MESA COMMUNITY ROOM Play and Exercise: FITNESS ROOM YOGA STUDIO BOULDER SQUASH BOWLING GAME ROOM FAMILY ROOM BIKE LOCKERS Socialize and Celebrate: LOUNGE PRIVATE DINING ROOM PARTY ROOM CHEF’S KITCHEN MOVIE THEATRE STAIRCASES Retreat and Indulge: SAUNA STEAM ROOM MEDITATION ROOM All Indoor Amenities are exclusive to residents and their guests except the Community Room. | 52OUTDOOR AMENITIES REVISED AMENITIES DIAGRAM 08-19-2019 Pa g e 1one metro west AMENITIES Locations N O R T H INDOOR AME NITIE S B A C R E TAIL INDOOR AME NIT I E S O U TDOOR AME NITIE S B A C O U TDOOR AMENI T I E S POTENTIAL OUTDOOR AMENITIES MENU Work and Meet: CAFE TERRACES LOUNGE POCKET PARKS HERB FARM VEGGIE GARDEN COMMUNITY FARM FARMER’S MARKET* Play and Exercise: OUTDOOR FITNESS LAP POOL TABLE TENNIS BOCCE MINI GOLF FAMILY POOL PUBLIC DOG RUN ROOFTOP SHED Socialize and Celebrate: SOCIAL POOL CABANAS SUNSET LOUNGE DINING AND BBQ MOVIE SCREENING POCKET PARKS ROOFTOP SHED Retreat and Indulge: LOUNGE POOL CHILL TERRACE POND SPA HOT TUB SUN DECK GREAT LAWN FOOD TRUCKS* POCKET PARKS All Outdoor Amenities are exclusive to residents and their guests except the amenities in the Open Space. * Subject to further review and approval by the City of Costa Mesa Planning Division. OPEN SPACE |53 LIGHTING PLAN POTENTIAL POLE LIGHT LOCATIONS (SUBJECT TO EXTERIOR LIGHTING PLAN) SOCO EXISTING RETAILEXISTING INDUSTRIALSA N D I E G O F R E E W A Y ( I - 4 0 5 ) SUNFLOWER AVENUE | 54COLORS AND MATERIALS - BUILDING A A1 D1 B2 D3 A1 White Stucco D2 Grey Storefront System B2 Tan Stone Veneer D3 Silver Glass Guardrail Frame A2 Grey Stucco C1 Dark grey Metal E1 Ivory TileD1 Bronze Exterior Vinyl Window D2 C1E1 D3C1 B2D3A1 C1 B2 D3 B2 |55 COLORS AND MATERIALS - BUILDING B A1 White Stucco D2 B1 Biege Stone Veneer Grey Storefront System B2 Tan Stone Veneer D3 Silver Glass Guardrail Frame A2 Grey Stucco C1 Dark grey Metal A1B2 D1 B2 B1C1 E1 Ivory TileC2 Grey Perforated Metal D1 Bronze Exterior Vinyl Window D2E1 C1 D3D3B2C2 B1D3 D3D2B1 A1 A1B1 B2 C3 E1 C3 Grey Metal Trellis C3 C3 | 56COLORS AND MATERIALS - BUILDING C A1 C3 D3A2D1 A1 White Stucco D2 Grey Storefront System D3 Silver Glass Guardrail Frame A2 Grey Stucco C1 Dark grey Metal F1 Brown Wood TrellisD1 Bronze Exterior Vinyl Window D2 F1 B3 Biege Sandstone B4 Grey Sandstone B3B4 D3 D3 A1 A2 A1 D2 B3D3 C3 Grey Metal Trellis C1 F1 |57 | 58CONSTRUCTION MANAGEMENT PLAN |59 Building B THE CENTER OF BUILDING B HAS VERTICAL DESIGN FEATURES WITH ELEVATORS, STAIRWAY, AND GLASS THE FIRST TWO FLOORS GIVE A TOWN-HOME APPEARANCE WITH ONLY A TOTAL OF TEN (10) PATIOS FACING SUNFLOWER AVE. BOTH CORNERS OF BUILDING B HAVE CORNER UNIT BALCONIES THAT DO NOT ENCROACH INTO THE SETBACK, GIVING VARIETY TO THE STREET SCENE BALCONIES START AT THE THIRD FLOOR 16’ OF LANDSCAPING ALONG SUNFLOWER AVE. WITH THE 7’-WIDE BIKE LANE FURTHER SCREENS THE BUILDING FROM THE STREET THE PROPERTY LINE IS LOCATED IN THE FRONT OF THE 6’ WIDE SIDEWALK. THE SIDEWALK HAS A CITY WALK EASEMENT BOTH ENDS OF BUILDING B HAVE COMMON AREAS SUCH AS LOBBIES OR AMENITY SPACES THAT FACE SUNFLOWER AVE. AND ARE RECESSED FROM THE BUILDING FACADE SUNFLOWER AVENUE BUILDING B SETBACK VARIATIONS | 60 Building C THE RETAIL SPACE ON THE GROUND FLOOR MAY HAVE OUTDOOR EATING AREAS WITH SHADE STRUCTURES AND PLANTERS BOTH CORNERS OF BUILDING C HAVE RECESSED TERRACES THAT REDUCE BUILDING MASS BALCONIES ON CORNER UNITS START AT THE THIRD FLOOR AND ARE SET BACK FROM SUNFLOWER AVE. THERE ARE NO BALCONIES FACING SUNFLOWER AVE. FROM THE CENTER OF THE BUILDING THE PROPERTY LINE IS LOCATED IN THE FRONT OF THE 6’ WIDE SIDEWALK. THE SIDEWALK HAS A CITY WALK EASEMENT 16’ OF LANDSCAPING ALONG SUNFLOWER AVE. WITH THE 7’-WIDE BIKE LANE FURTHER SCREENS THE BUILDING FROM THE STREET THE TWO VEHICULAR ENTRYWAYS ON EITHER SIDE OF BUILDING C PROVIDE OPEN AREAS BETWEEN BUILDINGS RENDERING OF BUILDING “C” RETAIL ALONG SUNFLOWER AVE. SUNFLOWER AVENUE BUILDING C SETBACK VARIATIONS |61 OBLIQUE VIEWS - OVERALL SITE | 62OBLIQUE VIEWS - OVERALL SITE *Note: Prior to issuance of the first Building Permit for One Metro WEST, the owner/developer shall submit a Design Plan for the Building “A” Parking elevation along the I-405 Freeway for the approval by the City’s Cultural Arts Committee. The current design shown in this exhibit is preliminary. |63 OBLIQUE VIEWS - BUILDING C SUNFLOWER AVENUE FACADE 48 31 279'836'36'Trash Trash Elect.UP UP 1-Stor y P o r t a l 1-Sto r y P o r t a l 8%10% Lobby 18 HC79 Standard97 Total TYPE IA TYPE IA MECH MECH Move-In Lobby Leasing Amenity Fire TunnelFire TunnelFire TunnelMove-InFire TunnelPool 64'x136' Courtyard(Ground Level) 98'x106'Courtyard(Ground Level) 90'x106' Courtyard(Ground Level) 60'x170'Courtyard(Ground Level) Drop-off 16 Office Spaces 118 x 6 typ levels = 708ground level spaces = 97TOTAL SPACES = 805 required spaces = 786extra spaces = +19 25'18'18'Elect. Elect. BikeParkingLobby Lobby Lobby Trash 53 SpacesGate Gate Dn Trash Mail 8.5%17%8.5%Drop OffDrop Off Util. USPS Utility55 Spaces CommunityRoom Amenity Amenity16'296'20'473'212'Gate Dn 5%25'-0"18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%Dn Up 18'-0" Lobby R TRASH R T T Trash R T R T 17%BikeRoom T RElect. 42 Spaces MailRoom R T Mech Storage8.5%8.5%USPSDrop Off Retail11'70' 46'438' 43'17'201'370'T R T R T R T R RR T C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C25'10'Entry Fire La n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire La n e Key Map: | 64OBLIQUE VIEWS - BUILDING C FACADE FROM SOCO 48 31 279'836'36'Trash Trash Elect.UP UP 1-Stor y P o r t a l 1-Sto r y P o r t a l 8%10% Lobby 18 HC79 Standard97 Total TYPE IA TYPE IA MECH MECH Move-In Lobby Leasing Amenity Fire TunnelFire TunnelFire TunnelMove-InFire TunnelPool 64'x136' Courtyard(Ground Level) 98'x106'Courtyard(Ground Level) 90'x106' Courtyard(Ground Level) 60'x170'Courtyard(Ground Level) Drop-off 16 Office Spaces 118 x 6 typ levels = 708ground level spaces = 97TOTAL SPACES = 805 required spaces = 786extra spaces = +19 25'18'18'Elect. Elect. BikeParkingLobby Lobby Lobby Trash 53 SpacesGate Gate Dn Trash Mail 8.5%17%8.5%Drop OffDrop Off Util. USPS Utility55 Spaces CommunityRoom Amenity Amenity16'296'20'473'212'Gate Dn 5%25'-0"18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%Dn Up 18'-0" Lobby R TRASH R T T Trash R T R T 17%BikeRoom T RElect. 42 Spaces MailRoom R T Mech Storage8.5%8.5%USPSDrop Off Retail11'70' 46'438' 43'17'201'370'T R T R T R T R RR T C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C25'10'Entry Fire La n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire La n e Key Map: |65 OBLIQUE VIEWS - BUILDING A PARK FACADE 48 31 279'836'36'Trash Trash Elect.UP UP 1-Stor y P o r t a l 1-Sto r y P o r t a l 8%10% Lobby 18 HC79 Standard97 Total TYPE IA TYPE IA MECH MECH Move-In Lobby Leasing Amenity Fire TunnelFire TunnelFire TunnelMove-InFire TunnelPool 64'x136' Courtyard(Ground Level) 98'x106'Courtyard(Ground Level) 90'x106' Courtyard(Ground Level) 60'x170'Courtyard(Ground Level) Drop-off 16 Office Spaces 118 x 6 typ levels = 708ground level spaces = 97TOTAL SPACES = 805 required spaces = 786extra spaces = +19 25'18'18'Elect. Elect. BikeParkingLobby Lobby Lobby Trash 53 SpacesGate Gate Dn Trash Mail 8.5%17%8.5%Drop OffDrop Off Util. USPS Utility55 Spaces CommunityRoom Amenity Amenity16'296'20'473'212'Gate Dn 5%25'-0"18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%Dn Up 18'-0" Lobby R TRASH R T T Trash R T R T 17%BikeRoom T RElect. 42 Spaces MailRoom R T Mech Storage8.5%8.5%USPSDrop Off Retail11'70' 46'438' 43'17'201'370'T R T R T R T R RR T C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C25'10'Entry Fire La n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire La n e Key Map: | 66OBLIQUE VIEWS - BUILDING A PARK FACADE 48 31 279'836'36'Trash Trash Elect.UP UP 1-Stor y P o r t a l 1-Sto r y P o r t a l 8%10% Lobby 18 HC79 Standard97 Total TYPE IA TYPE IA MECH MECH Move-In Lobby Leasing Amenity Fire TunnelFire TunnelFire TunnelMove-InFire TunnelPool 64'x136' Courtyard(Ground Level) 98'x106'Courtyard(Ground Level) 90'x106' Courtyard(Ground Level) 60'x170'Courtyard(Ground Level) Drop-off 16 Office Spaces 118 x 6 typ levels = 708ground level spaces = 97TOTAL SPACES = 805 required spaces = 786extra spaces = +19 25'18'18'Elect. Elect. BikeParkingLobby Lobby Lobby Trash 53 SpacesGate Gate Dn Trash Mail 8.5%17%8.5%Drop OffDrop Off Util. USPS Utility55 Spaces CommunityRoom Amenity Amenity16'296'20'473'212'Gate Dn 5%25'-0"18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%Dn Up 18'-0" Lobby R TRASH R T T Trash R T R T 17%BikeRoom T RElect. 42 Spaces MailRoom R T Mech Storage8.5%8.5%USPSDrop Off Retail11'70' 46'438' 43'17'201'370'T R T R T R T R RR T C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C25'10'Entry Fire La n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire La n e Key Map: |67 OBLIQUE VIEWS - PARK ELEVATION OF BUILDING A AND B 48 31 279'836'36'Trash Trash Elect.UP UP 1-Stor y P o r t a l 1-Sto r y P o r t a l 8%10% Lobby 18 HC79 Standard97 Total TYPE IA TYPE IA MECH MECH Move-In Lobby Leasing Amenity Fire TunnelFire TunnelFire TunnelMove-InFire TunnelPool 64'x136' Courtyard(Ground Level) 98'x106'Courtyard(Ground Level) 90'x106' Courtyard(Ground Level) 60'x170'Courtyard(Ground Level) Drop-off 16 Office Spaces 118 x 6 typ levels = 708ground level spaces = 97TOTAL SPACES = 805 required spaces = 786extra spaces = +19 25'18'18'Elect. Elect. BikeParkingLobby Lobby Lobby Trash 53 SpacesGate Gate Dn Trash Mail 8.5%17%8.5%Drop OffDrop Off Util. USPS Utility55 Spaces CommunityRoom Amenity Amenity16'296'20'473'212'Gate Dn 5%25'-0"18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%Dn Up 18'-0" Lobby R TRASH R T T Trash R T R T 17%BikeRoom T RElect. 42 Spaces MailRoom R T Mech Storage8.5%8.5%USPSDrop Off Retail11'70' 46'438' 43'17'201'370'T R T R T R T R RR T C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C25'10'Entry Fire La n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire La n e Key Map: | 68OBLIQUE VIEWS - CORNER ELEVATION OF BUILDING A AND B 48 31 279'836'36'Trash Trash Elect.UP UP 1-Stor y P o r t a l 1-Sto r y P o r t a l 8%10% Lobby 18 HC79 Standard97 Total TYPE IA TYPE IA MECH MECH Move-In Lobby Leasing Amenity Fire TunnelFire TunnelFire TunnelMove-InFire TunnelPool 64'x136' Courtyard(Ground Level) 98'x106'Courtyard(Ground Level) 90'x106' Courtyard(Ground Level) 60'x170'Courtyard(Ground Level) Drop-off 16 Office Spaces 118 x 6 typ levels = 708ground level spaces = 97TOTAL SPACES = 805 required spaces = 786extra spaces = +19 25'18'18'Elect. Elect. BikeParkingLobby Lobby Lobby Trash 53 SpacesGate Gate Dn Trash Mail 8.5%17%8.5%Drop OffDrop Off Util. USPS Utility55 Spaces CommunityRoom Amenity Amenity16'296'20'473'212'Gate Dn 5%25'-0"18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%Dn Up 18'-0" Lobby R TRASH R T T Trash R T R T 17%BikeRoom T RElect. 42 Spaces MailRoom R T Mech Storage8.5%8.5%USPSDrop Off Retail11'70' 46'438' 43'17'201'370'T R T R T R T R RR T C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C25'10'Entry Fire La n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire La n e Key Map: |69 48 31 279'836'36'Trash Trash Elect.UP UP 1-Stor y P o r t a l 1-Sto r y P o r t a l 8%10% Lobby 18 HC79 Standard97 Total TYPE IA TYPE IA MECH MECH Move-In Lobby Leasing Amenity Fire TunnelFire TunnelFire TunnelMove-InFire TunnelPool 64'x136' Courtyard(Ground Level) 98'x106'Courtyard(Ground Level) 90'x106' Courtyard(Ground Level) 60'x170'Courtyard(Ground Level) Drop-off 16 Office Spaces 118 x 6 typ levels = 708ground level spaces = 97TOTAL SPACES = 805 required spaces = 786extra spaces = +19 25'18'18'Elect. Elect. BikeParkingLobby Lobby Lobby Trash 53 SpacesGate Gate Dn Trash Mail 8.5%17%8.5%Drop OffDrop Off Util. USPS Utility55 Spaces CommunityRoom Amenity Amenity16'296'20'473'212'Gate Dn 5%25'-0"18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%Dn Up 18'-0" Lobby R TRASH R T T Trash R T R T 17%BikeRoom T RElect. 42 Spaces MailRoom R T Mech Storage8.5%8.5%USPSDrop Off Retail11'70' 46'438' 43'17'201'370'T R T R T R T R RR T C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C25'10'Entry Fire La n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire La n e Key Map: OBLIQUE VIEWS - BUILDING B SUNFLOWER AVENUE FACADE | 70OBLIQUE VIEWS - BUILDING A PARKING STRUCTURE 48 31 279'836'36'Trash Trash Elect.UP UP 1-Stor y P o r t a l 1-Sto r y P o r t a l 8%10% Lobby 18 HC79 Standard97 Total TYPE IA TYPE IA MECH MECH Move-In Lobby Leasing Amenity Fire TunnelFire TunnelFire TunnelMove-InFire TunnelPool 64'x136' Courtyard(Ground Level) 98'x106'Courtyard(Ground Level) 90'x106' Courtyard(Ground Level) 60'x170'Courtyard(Ground Level) Drop-off 16 Office Spaces 118 x 6 typ levels = 708ground level spaces = 97TOTAL SPACES = 805 required spaces = 786extra spaces = +19 25'18'18'Elect. Elect. BikeParkingLobby Lobby Lobby Trash 53 SpacesGate Gate Dn Trash Mail 8.5%17%8.5%Drop OffDrop Off Util. USPS Utility55 Spaces CommunityRoom Amenity Amenity16'296'20'473'212'Gate Dn 5%25'-0"18'-0"25'-0"8'-6"TYP18'-0"25'-0"18'-0"5%5%Dn Up 18'-0" Lobby R TRASH R T T Trash R T R T 17%BikeRoom T RElect. 42 Spaces MailRoom R T Mech Storage8.5%8.5%USPSDrop Off Retail11'70' 46'438' 43'17'201'370'T R T R T R T R RR T C (7-Story) B (7-Story) A (6-Story)A1B2B2 B1 B1 A1C1 C1 C2 C25'10'Entry Fire La n e SUNFLOWER AVENUE SAN D I E G O F R E E W A Y ( I - 4 0 5 ) Open Space SOCO Loading Loading LoadingLoadingFire LaneLoadingBike Path38'17'15'20'15'Creative Office Bldg(3 Levels) Fountain Office Parking (4)Drop OffFire La n e Key Map:*Note: Prior to issuance of the first Building Permit for One Metro WEST, the owner/developer shall submit a Design Plan for the Building “A” Parking elevation along the I-405 Freeway for the approval by the City’s Cultural Arts Committee. The current design shown in this exhibit is preliminary. Option 1ROSE EQUITIES Owner-Builders since 1949 1 Original ROSE EQUITIES OWNER-BUILDERS SINCE 1949 2 ROSE EQUITIES OWNER-BUILDERS SINCE 1949 Bed r o o m 12'- 7 " x 1 2 ' - 6 " Bed r o o m 12'- 4 " x 1 1 ' - 0 " Ma s t e r B e d r o o m 14'- 3 " x 1 2 ' - 0 " Livi n g 15'- 9 " x 1 2 ' - 0 " Dini n g 12'- 0 " x 9 ' - 7 " Bat h r o o m 12'- 7 " x 6 ' - 6 " W.I. C W.I. C 5'-0 " x 5 ' - 6 " 5'-0 " x 5 ' - 5 " FA U W/ D Bal c o n y Kitc h e n 13'- 0 " x 1 0 ' - 0 " Bat h # 2 13'- 1 1 " x 7 ' - 0 " W.I. C10'- 0 " x 5 ' - 8 " CC.GateDn5%5%5%DnUpLobby2A2A2A1C1C2A1A1AS11A2B1A2A1A2CS1S11ARRTTRTRT17%BikeRoomTRElect.42 SpacesMailRoomRTStorage 2BS11A1A2C3B8.5%8.5%USPSDrop OffRetailTRTRTRTRRRTS11A1C1CElect.2T2T2T2T2T2T2T2T2TElect.1D1D1D1D1DS2BikeParking1D1D1DLobbyLobbyLobbyLobbyTrash53 SpacesS2GateGateDnTrashMail8.5%17%8.5% Drop OffDrop OffUtil.USPSUtility55 SpacesCommunity Room AmenityAmenity2TNOPARKINGNOPARKINGUrban ParkBike Path Phone: 949-727-9095 Fax: 949-727-9098 23 Mauchly, Suite 110 Irvine, CA 92618 CONSULTING CIVIL ENGINEERS Phone: 1-323-782-4300 8383 WHILSHIRE BOULEVARD, SUITE 632 BEVERLY HILLS, CA 90211 ONE METRO WEST CITY OF COSTA MESA, CA FISCAL IMPACT ANALYSIS Prepared for: CITY OF COSTA MESA Prepared by: THE NATELSON DALE GROUP, INC. Yorba Linda, CA Telephone: (714) 692-9596 Fax: (714) 692-9597 Web: www.natelsondale.com May 4, 2020 Attachment 10 LIST OF TABLES SECTION PAGE 1.0 INTRODUCTION............................................................................................ 1 1.1. Organization of the Report ...................................................................... 1 1.2. Scope of the Study ................................................................................. 1 1.3. Project Description ................................................................................. 1 2.0 EXECUTIVE SUMMARY .................................................................................. 3 3.0 FISCAL IMPACTS – STUDY METHODOLOGY ................................................... 4 3.1. Scope of the Analysis .............................................................................. 4 3.2. Overview of Forecasting Methodology ....................................................... 4 3.3. Fiscal Revenues ..................................................................................... 5 3.4. Fiscal Costs ........................................................................................... 7 Appendix A: Fiscal Impact Model – Data Input Fiscal Summary Tables Appendix B: Fiscal Impact Model – General Plan Revenue/Cost Factor Fiscal Summary Tables Appendix C: Fiscal Impact Model – Specific Project Fiscal Summary Tables 1.0 INTRODUCTION THE NATELSON DALE GROUP, INC. Page 1 Fiscal Impact Analysis City of Costa Mesa 1.0 INTRODUCTION This report evaluates the fiscal impacts that would result from development of the proposed One Metro West project (“project”) in the City of Costa Mesa (“City”). The project would consist of a mixed-use development with the following land use components: • 1,057 luxury apartment units • 25,000 square feet of office building space • 6,000 square feet of neighborhood retail space (assumed to be occupied by a small-scale grocery store) 1.1. Organization of the Report This introduction summarizes the project description and describes the scope of the study. Chapter 2 provides an Executive Summary of the study findings. Chapter 3 describes the methodology used for the analysis. Appendix A provides the detailed fiscal impact calculations for the project. 1.2. Scope of the Study The fiscal impact analysis focuses on annually-recurring impacts to the City’s General Fund. The analysis excludes one-time costs such as processing costs related to new development. It is assumed that these costs would be offset by related revenue sources such as development impact fees, plan check fees, developer reimbursements, etc. 1.3. Project Description Table 1-1, on the next page, provides a summary of the project features. Table 1-2 shows project’s projected resident and on-site employee populations, along with a calculation of the projected “effective” population for purposes of forecasting impacts to City services1. As discussed in greater detail in Section 3.0, the estimated resident and employee populations are used as inputs in the fiscal impact model. 1 See Section 3.2 for further description on the concept of the effective onsite population. 1.0 INTRODUCTION THE NATELSON DALE GROUP, INC. Page 2 Fiscal Impact Analysis City of Costa Mesa Table 1-1 Proposed Land Use and Fiscal Impact Input Assumptions One Metro West City of Costa Mesa Land Use Amount Residential Apartment Units 1,057 Assessed Value/Unit $505,000 Commercial Retail Square Feet (SF) 6,000 Retail – Assessed Value / SF $550 Office SF 25,000 Office – Assessed Value / SF $500 Sources: Applicant; TNDG. Table 1-2 Project Effective Population Assumptions One Metro West City of Costa Mesa Variable Amount Resident Population Assumptions Average Household Size Assumption A 2.0 Residents @ 100% occupancy B = A*1,057 2,114 Assumed Residential Vacancy Rate C 5.14% Total Residents in Occupied Units D = (1 – C)*B 2,005 Project Employee Assumptions Employees1 E 89 Employees @ 0.27 adjustment F = E*0.27 24 Project Effective Population G = F + D 2,029 Sources: Applicant; TNDG. 1. Office employment assumes 329 square feet per employee; retail employment assumes 451 square feet per employee. Total employment (89) includes retail (13) plus office (76) land uses. 2.0 EXECUTIVE SUMMARY THE NATELSON DALE GROUP, INC. Page 3 Fiscal Impact Analysis City of Costa Mesa 2.0 EXECUTIVE SUMMARY As shown in Table 2-1, below, project is projected to generate approximately $1,585,000 in annual General Fund revenue to the City. Expenditures are projected at approximately $1,590,000 per year. Thus, the project is projected to generate a net fiscal deficit of about $5,000 per year to the City’s General Fund. Table 2-1 Summary of Annual Impacts to City’s General Fund One Metro West City of Costa Mesa General Fund Proposed Project Revenues Property Tax (Secured) $823,050 Property Tax (Unsecured) 24,449 Property Tax in lieu of MVL 311,485 Property Transfer Tax 0 Sales and Use Tax 214,824 Sales and Use Tax - Prop 172 (1) 3,652 Franchise Fees 74,867 Business License Fees 861 Licenses and Permits 11,088 Fines and Forfeitures 25,931 Use of Money & Property 0 Fees and Charges 93,754 Other Government Agencies 922 Measure X Excise Tax 0 Investment Income 0 Total Revenues $1,584,882 Expenditures Police Protection $647,758 Fire Protection 476,075 Public Services Department 197,987 Parks & Community Services 28,070 Development Services 18,241 Overhead and Administration (2) 221,759 Total Expenditures $1,589,889 Net Fiscal Impact ($5,007) Source: TNDG, Appendix A. 1. Prop 172 revenue was not part of General Fund revenues in the most recent adopted City budget but will be going forward. Thus, it is included in this analysis. 2. Includes City Manager, Finance, City Attorney, and Information Technology. 3.0 FISCAL IMPACTS – STUDY METHODOLOGY THE NATELSON DALE GROUP, INC. Page 4 Fiscal Impact Analysis City of Costa Mesa 3.0 FISCAL IMPACTS – STUDY METHODOLOGY This section of the report describes the methodology used to forecast fiscal revenues and costs related to the proposed project. The methodology is based on the City’s Fiscal Impact Model (FIM), developed in 2016 as part of the City’s General Plan Update process. The model is updated each fiscal year to reflect current data from the City’s annual budget process. For the most recent update, City staff directed TNDG to utilize actual revenues and expenditures for Fiscal Year 2018-2019 (rather than budgeted amounts for Fiscal Year 2019-2020). To accurately account for the specific characteristics of the project under consideration, the City’s FIM has required some degree of customization and adjustment (summarized in 3.2 below). 3.1. Scope of the Analysis The analysis focuses on annually-recurring impacts to the City of Costa Mesa’s General Fund. New General Fund revenues would be generated from the following sources: • Property Tax (Secured and Unsecured) • Property Tax in Lieu of Vehicle License Fees (VLF) • Sales and Use Tax • Prop 172 Sales Tax2 • Franchise Fees • Business License Fees • Licenses and Permits • Fines and Forfeitures • Fees and Charges • Other Government Agencies The analysis forecasts the following General Fund costs related to the proposed project: • Police Protection • Fire Protection • Public Services • Parks & Community Services • Development Services • Overhead and Administration 3.2. Overview of Forecasting Methodology The Costa Mesa FIM is a combination of two models, the General Plan Buildout Fiscal Impact Model, and the Specific Project Fiscal Impact Model. The General Plan Buildout Model calculates detailed cost and revenue factors, which are used to forecast citywide revenues and expenditures by General Fund line item, based on the anticipated citywide land use mix at buildout. The Project Specific Model is designed to analyze the fiscal impacts of a specific project, in this case the One Metro West mixed-use project. 2 Proposition 172 Sales Tax revenue was not part of the General Fund in Fiscal Year 2018 -2019 (the benchmark year for the most recent FIM update), but it has been included in the analysis since it will be a General Fund revenue going forward. 3.0 FISCAL IMPACTS – STUDY METHODOLOGY THE NATELSON DALE GROUP, INC. Page 5 Fiscal Impact Analysis City of Costa Mesa Except as otherwise noted, the Project Specific Model uses default assumptions (e.g., per capita cost/revenue factors) from the General Plan Buildout Model. The FIM forecasts most revenues and costs based on per capita factors derived from the City’s budget; some items are projected based on a “case study” approach reflecting specific characteristics of the proposed project. The basic methodology for developing the per capita factors involves the following steps: • Identify the budget line items that would be impacted on an annually-recurring basis due to the development of the proposed project. • Given that the General Fund expenditures (and revenues) evaluated in this analysis are affected by both residential and non-residential development, the combined resident and “daytime” employee/visitor populations in the City are the relevant population. • The allocation of the City’s budget between residential and non-residential development (measured in terms of residents, employees, and visitors, respectively) is calculated as follows. For budget categories affected by residential development and non-residential development, the analysis assumes that one job is equivalent to 0.27 residents and 0.75 visitors (See Appendix B). • Calculate relevant population factors for each affected cost and revenue item based on the total amount in the City's current budget3 divided by the relevant population (as determined in the previous step for each line item). See Appendix B. • Apply the derived per capita factors to the project’s projected relevant population to forecast the project’s cost/revenue impacts in the relevant City budget categories (see Appendix C). 3.3. Fiscal Revenues The specific assumptions for each revenue item are described below. The actual calculations are shown in Appendices A to C. For calculations that vary from the per capita methodology described above, the text provides descriptions of the case-specific revenue projections used in the analysis. Property Taxes. Appendix C, Table SP-6, provides a forecast of the annual property tax revenue to be generated by the proposed project. The property tax forecasts are based on the estimated assessed value of the proposed land uses. The projected residential and commercial development values are based estimates supplied by applicant, which have been independently validated by TNDG. The basic secured property tax is 1.0% of the total assessed value. Of this total, the percentage accruing to the City’s General Fund is approximately 14.95% (provided in Appendix C, Table SP-6). The project 3 As noted previously, the most recent FIM update is based on actual (not budgeted) revenues and expenditur es for Fiscal Year 2018-2019. 3.0 FISCAL IMPACTS – STUDY METHODOLOGY THE NATELSON DALE GROUP, INC. Page 6 Fiscal Impact Analysis City of Costa Mesa would generate approximately $823,050 in incremental secured property tax revenue per year. Unsecured property tax revenues are projected 2.75% (residential) and 10% (non-residential) of secured property taxes. The project would generate approximately $24,449 in incremental unsecured property tax revenue per year. Property Tax in Lieu of VLF Fees. In addition to the standard property tax revenues, the City also receives separate property tax payments from the State in lieu of VLF revenues. This separate property tax line item accrues to the City’s General Fund. The amount the City receives from the State increases annually based on the percentage increase in the City’s total assessed valuation. Appendix C, Table SP-8 provides a forecast of the Property Tax in Lieu of VLF revenue that the proposed project would generate to the City’s General Fund. As shown in the table, the project would generate approximately $311,485 in new Property Tax In Lieu of VLF revenue per year. Onsite-Generated Sales Tax. The City’s share of the sales tax is 1% of taxable sales occurring in the City of Costa Mesa. Sales tax projections are based on a taxable sales per square foot assumption for the proposed commercial-retail space, as provided by the applicant and independently validated by TNDG. As shown in Appendix C, Table SP-10, the project would generate approximately $27,059 per year in sales tax revenue. Off-Site Sales Tax. As shown in Appendix C, Table SP-11, the projected off-site sales tax generation by project employees and residents is based on their projected taxable spending in the City. For employees, the off-site sales tax estimate is based on projected average daily spending. For residents, the off-site sales tax estimate is based on projected average household incomes and City retail sales capture rates. The table shows that this combined spending would generate approximately $187,765 per year in sales tax revenue. Prop-172 Sales Tax. Prop 172 – Public Safety Sales Tax revenue has been added to the General Fund revenue projections. For FY 2018-19 (the benchmark year for the most recent FIM update), this revenue source was not part of General Fund revenues. Going forward, this revenue will be recorded in the General Fund. The Prop 172 half-cent (0.50%) sales tax rate is collected by the State Board of Equalization and apportioned to each county based on its proportionate share of statewide taxable sales. Then the county auditor allocates these funds to the county and cities within the county. According to FY 2018-19 budget numbers, Prop 172 revenue is equal to about 1.7% of the City’s standard sales and use tax. Thus, Prop 172 revenue is projected at 1.7% of the new sales and use tax revenue that would be directly and indirectly generated by the project. As shown on Appendix C, Tables A-10 and A-11, the project would generate approximately $3,652 per year in Prop 172 sales tax. Per Capita-generated Revenues. The following General Fund revenue categories are projected on a per capita basis: Franchise Fees, Business Licenses, Licenses and Permits, Fines and Forfeitures, Fees and Charges and Other Revenues. The relevant population – resident or resident plus daytime employee/visitor populations – allocations are summarized in Appendix B, Table GP-9. Following in 3.0 FISCAL IMPACTS – STUDY METHODOLOGY THE NATELSON DALE GROUP, INC. Page 7 Fiscal Impact Analysis City of Costa Mesa Appendix C, Table SP-12 provides the revenue projections for each category based on the relevant project population. 3.4. Fiscal Costs The specific assumptions for each affected General Fund cost category are described below. For calculations that vary from the per capita methodology described above, the text provides descriptions of the case-specific expenditure projections used in the analysis. Police Protection. The analysis uses a “per capita” factor, derived from the City’s budget, to estimate Police Protection costs. Given that Police Protection’s service calls are affected by residential, commercial, and overnight lodging development, this analysis calculates the City’s “effective” population to determine the per capita cost factor. Net Citywide General Fund Police Protection expenditures for FY 2018-19 were $46,271,527. Based on a total relevant population of 144,938 persons (115,830 residents plus 27% of the 96,548 employees plus 75% of the 4,054 overnight visitors), the total expenditures amount to approximately $319.25 per capita, as shown in Appendix B, Table GP-11. By applying this per capita cost factor ($319.25) to the projected effective population of the project, TNDG forecasts that the proposed project would generate approximately $647,758 per year in new Police Protection costs. Fire Protection. The model utilizes Fire Department incident counts by major land use to estimate the effective department cost land-use based per incident, as well as the estimated number of incidents per occupancy type. For purposes of the Fiscal Impact Model, Fire Department costs are allocated to the following land use categories: • Single-family residential (per unit) • Multi-family residential (per unit) • Retail commercial (per 1,000 square feet) • Office commercial (per 1,000 square feet) • Industrial (per 1,000 square feet) • Overnight lodging (per hotel/motel room) The estimated numbers of incidents by land use are divided by the City’s existing level of development (units, rooms, or thousands of square feet) to estimate the number of incidents per unit. The Fire Department’s FY 2018-19 General Fund budget was then divided by the annual number of land-use based incidents to derive the effective per incident cost. It should be noted that the incidents attributable to the six land use categories listed above account only for a portion of total Fire Department incidents. Significant numbers of incidents occur at other (mostly public/civic) locations such as parks, streets, etc. For purposes of the fiscal analysis, the costs of these “other” incidents are allocated to the six land-use categories in proportion to their shares of the land-use based incidents. The rationale for this allocation is that Fire incidents in public/civic locations are indirectly attributable to the 3.0 FISCAL IMPACTS – STUDY METHODOLOGY THE NATELSON DALE GROUP, INC. Page 8 Fiscal Impact Analysis City of Costa Mesa resident population, visitors and business activities generated by specific land uses (e.g., residents create demand for parks which in turn generates park-based Fire incidents). Net Citywide Fire Protection expenditures for FY 2018-19 were $28,809,135. Based on an estimated land-use based incident count of 6,976, the total expenditures amount to approximately $4,130 per land-use based incident, as shown in Appendix B, Table GP-14. Based on the projected number of Fire Protection calls to the project, Fire Protection costs are estimated at $476,075 (Appendix C, Table SP- 14). Parks and Community Services. As shown in Appendix B, Table GP-12, the analysis uses a “per capita” factor, derived from the City’s budget, to estimate Parks and Community Services costs for the project. Given that the Parks and Community Services Department mainly provide services to residents, the parks and community services budget was divided by the total number of residents to derive the per capita cost. Net Citywide Parks and Community Services General Fund expenditures for FY 2018-19 were $2,533,232 ($6,611,826 in total expenditures, with an assumed $4,078,594 in offsetting revenues through user fees and facility income in net development services costs). Based on a total population of 115,830, the total expenditures amount to approximately $21.87 per capita, as show in Table GP-12. The provision of recreational facilities within the proposed project will likely reduce its impact on other park and recreational facilities in the City. Based on this consideration, a 36% reduction factor has been applied to the default per capita cost factor. This discount factor is derived as follows: Calculation of credit for on-site parks and facilities Standard park acreage requirement for residential development Park requirement standard 4.26 acres per 1,000 residents Population/1,000 2.01 Total acres required, OMW project 8.54 Cost per acre (City estimate) $6,000,000 Total cost $51,258,060 Costs being paid by OMW project Development Impact Fees $7,453,000 Land (1.5 acres) $9,000,000 Improvements $2,000,000 Total $18,453,000 Developer Provision as % of Total Cost 36% (Reduction factor to apply to per capita cost) 3.0 FISCAL IMPACTS – STUDY METHODOLOGY THE NATELSON DALE GROUP, INC. Page 9 Fiscal Impact Analysis City of Costa Mesa The discount factor gives the applicant credit for providing on site park facilities that equate (in dollar terms) to approximately 36% of the demand for new park facilities that the project would otherwise generate. Thus, the adjusted per capita cost is $14.00 ($21.87*0.64 = $14.00). By applying this per capita cost factor to the General Plan’s incremental development residential population (2,005 residents), TNDG forecasts that the City’s General Plan Parks and Community Services General Fund net costs to be $28,070 per year at buildout. Development Services. The analysis uses a “per capita” factor, derived from the City’s budget, to estimate the Development Services Department costs. Given that development services are affected by residential, commercial, and overnight lodging development, this analysis calculates the City’s “effective” population to determine the per capita cost factor. The effective population is a composite number that includes the full resident population and a factor of the daytime employee population. This analysis weights employees based on a factor of 0.27, and weights visitors on a factor of 0.75. In other words, the analysis assumes that a daytime “resident” has 27% of the impact, and a visitor has 75% of the impact of development services as a fulltime resident. As shown in Appendix B, Table GP-13, the Net Development Services cost is then divided by the effective population to determine the per capita cost. Net Citywide Development Services General Fund expenditures for FY 2018-19 were $1,302,472. Based on a total relevant population of 144,938 persons (115,830 residents plus 27% of the 96,548 employees plus 75% of the 4,054 overnight visitors), the total expenditures amount to approximately $8.99 per capita, as shown on Table GP-13. By applying this per capita cost factor to the General Plan’s incremental development projected effective population of 2,029 persons (2,005 residents plus 27% of the 89 employees), TNDG forecasts Development Services net annual costs at $18,241 per year. Public Services. The Public Services Department consists of four General Fund divisions: 1) Administration, 2) Engineering, 3) Transportation, and 4) Maintenance Services. The Administration division is projected to increase relative to the rest of the department. It is estimated that for FY 2018-19, Administration is approximately 15.68% of the Public Services budget. The analysis uses a “per capita” factor, derived from the City’s budget, to estimate Engineering costs. The Engineering division’s net General Fund expenditures for FY 2018-19 were $2,525,079. Based on a total relevant population of 144,938 persons (115,830 residents plus 27% of the 96,548 employees plus 75% of the 2,904 overnight visitors), the total City General Fund expenditures amount to approximately $17.42 per capita, as shown in Appendix B, Table GP-13. By applying this per capita cost factor to the General Plan’s incremental development projected effective population of 2,029 persons (2,005 residents plus 27% of the 89 employees), TNDG forecasts that the Engineering division’s cost impacts to be $35,345 per year at buildout (Appendix C, Table SP-14). It is assumed that the Transportation division of the Public Services department expenditures will increase in proportion to additional traffic trips. The model utilizes traffic trip counts by occupancy type for the existing level of development, as well as projected traffic trip levels for the General Plan. Traffic 3.0 FISCAL IMPACTS – STUDY METHODOLOGY THE NATELSON DALE GROUP, INC. Page 10 Fiscal Impact Analysis City of Costa Mesa trip counts were divided by the land use value to derive a traffic trip per unit for each occupancy category. This assumption is then multiplied by the land use vales of the General Plan to project the Transportation costs for each category. General Fund expenditures for Transportation in FY 2018-19 were $2,746,831. Based on an estimate of 1,023,969 traffic trips, these expenditures amount to approximately $2.68 per traffic trip (see Appendix B, Tables GP-15 and GP-16). By applying this per-trip cost factor to the project’s incremental development projected traffic trips (507), TNDG forecasts that the Transportation costs to be approximately $1,414 per year. The Maintenance Service division has been divided into seven programs which will be affected by the project: Administration, Streets, Graffiti Abatement, Storm Drain Maintenance, Signs and Markings, Facility Maintenance, and Fleet Services. The Administration program’s costs are projected to increase in proportion to cost increases for the six other programs. The budget for Maintenance Service’s Streets program is forecasted to increase based on the additional traffic trips attributed to the project. General Fund Streets expenditures in FY 2018-19 were $1,530,285. Based on an estimate of 1,023,969 traffic trips, these expenditures amount to approximately $1.55 per traffic trip. By applying this per-trip cost factor to the project’s projected traffic trips (507), TNDG forecasts that the cost impacts to the Streets program at $786 per year. The remaining Maintenance Services categories are summarized below. The cost factors are calculated by dividing FY 2018-19 expenditures by the City’s relevant population. Next, the cost factors are multiplied by the project “equivalent population” (2,029) to estimate total expenditures for each category. Maintenance Services Category Cost Factor Project Costs Graffiti Abatement $2.73 $5,539 Storm Drain Maintenance 1.21 2,455 Signs and Markings 4.88 9,902 Facility Maintenance 36.57 74,201 Fleet Services 18.66 37,861 Source: TNDG, Tables GP-11 and SP-13. Administration and Overhead Costs. Administration and Overhead costs are expected to grow relative to other General Fund expenditures. The fiscal impact analysis treats the following City functions as Administration/Overhead categories: City Council, City Manager’s Office, Finance, City Attorney’s Office, Information Technology, and Non-Departmental. Based on direction from City staff, City Council and Non-Departmental costs have been excluded from the analysis as they are unlikely to increase due to new development in the City. As shown in Appendix B, Table GP-17, total General Fund expenditures in FY 2018-19, excluding administrative and overhead functions, were $106,504,448, and total General Fund expenditures for administrative and overhead categories (excluding City Council and Non- Departmental) were $17,263,195. Thus, the included administrative and overhead costs represent 16.21% of total expenditures in non-administrative categories. Based on this ratio, TNDG forecasts administration and overhead expenditures for the proposed project at $221,759 per year at buildout. 3.0 FISCAL IMPACTS – STUDY METHODOLOGY THE NATELSON DALE GROUP, INC. Page 11 Fiscal Impact Analysis City of Costa Mesa Alternative Analysis Based on Higher Employee Weighting Factor. As noted previously, for purposes of calculating per capita revenues and costs attributable to non-residential development, the analysis measures the intensity of commercial/industrial activity in terms of the numbers of jobs associated with these land uses. The analysis further assumes that one job is equivalent to 0.27 residents in terms of impacts on the demand for City services. This assumed “employee weighting factor” is at the low end of the generally accepted range of approximately 0.25 to 0.50 for fiscal impact analyses. As such, it results in analytically conservative conclusions (i.e., it shows higher City cost projections for the proposed project than would be the case if a higher weighting factor were used). For purposes of comparison, TNDG prepared an alternative version of the analysis based on an adjusted factor of 0.38 (the approximate midpoint of the generally accepted range). Whereas the baseline analysis concludes that the project would generate an annual fiscal deficit of approximately $5,000, under the alternative analysis the project would generate an annual surplus of $54,000. APPENDIX A: Fiscal Impact Model Data Input Fiscal Summary Tables Input Table DI-2 FY 2019 General Fund Revenues Enter Changes in the Shaded Cells City of Costa Mesa Fiscal Impact Model Cost Recovery Net Actual Total Revenue G.F. Revenue Property Tax 30,195,061 30,195,061 Property Tax in lieu of MVL 11,951,449 11,951,449 Property Transfer Tax 727,391 727,391 Transient Occupancy Tax 8,595,417 8,595,417 Sales and Use Tax 66,028,017 66,028,017 Marijuana Gross Receipts Tax 163,803 163,803 Electric Franchise Fee 1,222,349 1,222,349 Cable Television Franchise Fee 1,290,431 1,290,431 Gas Franchise Fee 198,422 198,422 Solid Waste Hauler Franchise Fee 2,331,349 2,331,349 Business License Fees 929,351 929,351 Licenses and Permits 3,686,947 3,046,542 640,405 Fines and Forfeitures 1,851,890 1,851,890 Use of Money and Property 4,381,809 2,738,912 1,642,897 Fees and Charges 8,657,190 3,241,544 5,415,646 Other Government Agencies 53,446 53,446 Other Revenues 2,614,984 2,614,984 Total 144,879,306 9,026,998 135,852,308 Source: City of Costa Mesa Comprehensive Annual Financial Report 2018/19; TNDG. Input Table DI-4a FY 2019 General Fund Expenditures Enter Changes in the Shaded Cells City of Costa Mesa Fiscal Impact Model Portion Offset General Fund Adjusted By User Fees &Net Actual Total Portion G.F. Amount Facility Income G.F. Amount Police Protection $47,833,002 96.7%$46,271,527 $46,271,527 Fire Protection $28,902,870 99.7%$28,809,135 $28,809,135 Public Services $18,561,084 100.0%$18,561,084 $18,561,084 Administration $2,173,723 100.0%$2,173,723 $2,173,723 Engineering $2,525,079 100.0%$2,525,079 $2,525,079 Transportation $2,746,831 100.0%$2,746,831 $2,746,831 Maintenance Services $11,115,451 100.0%$11,115,451 $11,115,451 Administration $301,371 100.0%$301,371 $301,371 Street Cleaning & Maintenance $1,530,285 100.0%$1,530,285 $1,530,285 Graffiti Abatement $396,308 100.0%$396,308 $396,308 Storm Drain Maintenance $175,404 100.0%$175,404 $175,404 Signs and Markings $707,140 100.0%$707,140 $707,140 Park Maintenance $5,301,055 100.0%$5,301,055 $5,301,055 Bldg/Equip Maintenance $2,703,888 100.0%$2,703,888 $2,703,888 Warehouse $0 100.0%$0 $0 Parks and Community Services $6,611,826 100.0%$6,611,826 $4,078,594 $2,533,232 Development Services $9,079,729 68.8%$6,250,876 $4,948,404 $1,302,472 Administration $875,127 68.8%$602,475 $602,475 Planning $2,074,007 68.8%$1,427,836 $1,427,836 Building Safety $2,502,337 68.8%$1,722,716 $1,722,716 Other Development Services $3,628,258 68.8%$2,497,849 $2,497,849 Administration and Overhead $53,515,372 32.3%$17,263,195 $17,263,195 City Council $667,505 100.0%$0 $0 CEO's Office $20,629,514 47.2%$9,739,012 $9,739,012 Finance $3,310,640 100.0%$3,310,640 $3,310,640 City Attorney's Office $1,170,015 100.0%$1,170,015 $1,170,015 Information Technology $3,322,235 91.6%$3,043,528 $3,043,528 Non-Departmental $24,415,463 59.7%$0 $0 GRAND TOTAL $164,503,883 $123,767,643 $9,026,998 $114,740,645 Source: City of Costa Mesa City of Costa Mesa Comprehensive Annual Financial Report 2018/19; TNDG. APPENDIX B: Fiscal Impact Model General Plan Revenue/Cost Factor Fiscal Summary Tables Table GP-9 Derivation of Other Revenue Projection Factors City of Costa Mesa Fiscal Impact Model City of Costa Mesa Population 115,830 City of Costa Mesa, Daytime Employee Population 96,548 City of Costa Mesa, Overnight Lodging Visitor Population 4,054 Employee Weighting Factor 0.27 Visitor Weighting Factor 0.75 Effective Daytime Employee Population 26,068 Effective Overnight Lodging Visitor Population 3,040 Citywide GF Actual Allocation Relevant Per Capita Budget Category FY 2018/19 Basis1 Population Revenue Marijuana Gross Receipts Tax $163,803 R 115,830 $1.41 Electric Franchise Fee $1,222,349 R+E+V 144,938 $8.43 Cable Television Franchise Fee $1,290,431 R 115,830 $11.14 Gas Franchise Fee $198,422 R+E+V 144,938 $1.37 Solid Waste Hauler Franchise Fee $2,331,349 R+E+V 144,938 $16.09 Business License $929,351 E 96,548 $9.63 Licenses and Permits $640,405 R 115,830 $5.53 Fines and Forfeitures $1,851,890 R+E+V 144,938 $12.78 Use of Money and Property $1,642,897 NO CHANGE PROJECTED Fees and Charges $5,415,646 R 115,830 $46.76 Other Government Agencies $53,446 R 115,830 $.46 Other Revenues $2,614,984 NO CHANGE PROJECTED Table GP-11 Derivation of Projection Factors for Police Protection Costs City of Costa Mesa Fiscal Impact Model City of Costa Mesa Population 115,830 City of Costa Mesa, Daytime Employee Population 96,548 City of Costa Mesa, Overnight Lodging Visitor Population 4,054 Employee Weighting Factor 0.27 Visitor Weighting Factor 0.75 Effective Daytime Employee Population 26,068 Effective Overnight Lodging Visitor Population 3,040 Citywide GF Actual Allocation Relevant Per Capita Budget Category FY 2018/19 Basis Population Cost Police Protection $46,271,527 R+E+V 144,938 $319.25 Table GP-12 Derivation of Projection Factor for Parks & Community Services Costs City of Costa Mesa Fiscal Impact Model City of Costa Mesa Population 115,830 Citywide GF Actual Allocation Relevant Per Capita Budget Category FY 2018/19 Basis Population Cost Total Parks & Community Services Budget $6,611,826 Less: recreation fees and facility rentals (4,078,594) Net City cost $2,533,232 R 115,830 $14.00 * Table GP-13 Derivation of Projection Factors for Development Services Costs City of Costa Mesa Fiscal Impact Model City of Costa Mesa Population 115,830 City of Costa Mesa, Daytime Employee Population 96,548 City of Costa Mesa, Overnight Lodging Visitor Population 4,054 Employee Weighting Factor 0.27 Visitor Weighting Factor 0.75 Effective Daytime Employee Population 26,068 Effective Overnight Lodging Visitor Population 3,040 Citywide GF Actual Allocation Relevant Per Capita Budget Category FY 2018/19 Basis Population Cost TOTAL GENERAL FUND EXPENDITURES Administration $602,475 Planning 1,427,836 Building Safety 1,722,716 Other Development Services 2,497,849 OFFSETTING REVENUES Fire Permits (257,277) Building Permits (1,877,165) Electrical Permits (225,900) Plumbing/Mechanical Permits (309,620) Street Permits (376,580) Zoning/Variance/CUP Fees (189,693) Subdivision/Map Fees (7,225) Environmental Impact Fees (287,869) Plan Checking Fee (1,417,075) NET DEVELOPMENT SERVICES COST $1,302,472 R+E+V 144,938 $8.99 Table GP-14 Derivation of Projection Factors for Fire Protection Costs City of Costa Mesa Fiscal Impact Model Occupancy Type Existing Number of Units, SF, or Rooms Number of Land-Use Based Incidents per Year Incidents per Unit Single Family Unit 17,766 2,272 0.1279 Multi-Family Unit 25,304 2,704 0.1069 Retail (in 000's)9,456 956 0.1011 Office (in 000's)7,429 497 0.0669 Industrial (in 000's)12,352 55 0.0045 Overnight Lodging 4,123 492 0.1193 Total 6,976 Fire Department 2018-19 Actual $28,809,135 Total Land-Use Based Incidents per Year 6,976 Cost per Land-Use Based Incident $4,130 Table GP-15 Estimate of Existing (2018) Traffic Trips by Land Use City of Costa Mesa Fiscal Impact Model Total for Development 2018 General Plan Land Use Category Units (2018)ADT/Unit (2015)ADT Land Uses Low Density Residential 15,400 9.52 146,618 140,822 Medium Density Residential 4,736 8.09 38,309 40,380 High Density Residential 25,569 6.65 170,033 210,549 Age Qualified Housing 488 3.44 1,678 1,548 Retail (000's square feet)11,089 40.35 447,380 436,797 Office (000's square feet)7,829 11.42 89,396 98,008 Industrial (000's square feet)14,183 6.97 98,855 91,154 Hotel Rooms 2,034 8.17 16,619 16,969 Motel Rooms 2,462 5.63 13,864 5,327 Institutional N/A N/A N/A N/A Parks (acres)642 1.90 1,216 1,194 Other N/A N/A N/A N/A Total Trips 1,023,969 1,042,749 Table GP-16 Public Services Expenditures City of Costa Mesa Fiscal Impact Model Citywide Percentage/ GF Actual Projection Number of Per Unit Budget Category FY 2018/19 Basis Units Costs Administration $2,173,723 % Factor N/A 15.68% Engineering 2,525,079 Per Capita (R+E+V)144,938 $17.42 Transportation 2,746,831 Per Traffic Trip 1,023,969 $2.68 Maintenance Services 11,115,451 Administration 301,371 % Factor N/A 2.79% Park Maintenance 5,301,055 Per Acre 604 $8,777 Streets 1,530,285 Per Traffic Trip 1,023,969 $1.49 Graffiti Abatement 396,308 Per Capita (R+E+V)144,938 $2.73 Storm Drain Maintenance 175,404 Percentage Input N/A 1.0%See Table DI-7 Signs and Markings 707,140 Percentage Input N/A 1.0%See Table DI-7 Facility Maintenance 2,703,888 Percentage Input N/A 1.0%See Table DI-7 Fleet Services - Percentage Input N/A 1.0%See Table DI-7 Total Public Services Expenditures $18,561,084 Table GP-17 Administrative and Overhead Expenditures City of Costa Mesa Fiscal Impact Model Citywide GF Actual Budget Category FY 2018/19 City Council $0 CEO's Office 9,739,012 Finance 3,310,640 City Attorney's Office 1,170,015 Information Technology 3,043,528 Non-Departmental - Total Administrative/Overhead Functions $17,263,195 Other General Fund Expenditures $106,504,448 Percentage of Administrative/Overhead Costs of Total General Fund 16.21% APPENDIX C: Fiscal Impact Model Specific Project Fiscal Summary Tables SPECIFIC PROJECT TABLE OF CONTENTS SP-1a Summary of Annual Impacts to City's General Fund SP-1b Projected Land Uses by Category SP-2 Data Factors SP-3 Summary of Impacts to City's General Fund SP-4 Population Assumptions SP-5 Assessed Value Projections SP-6 Total Property Tax Increment SP-7 Property Transfer Tax Projections SP-8 Property Tax In Lieu of MVL Fees SP-9 Transient Occupancy Tax Projections SP-10 Projected On-Site Sales Tax Generation SP-11 Projected Off-Site Sales Tax Generation SP-12 General Fund Revenue SP-13 General Fund Expenditure Factors SP-14 General Fund Expenditures Table SP-1a Summary of Annual Impacts to City's General Fund City of Costa Mesa Fiscal Impact Model General Fund Buildout Specific Project Revenues Property Tax (Secured)$823,050 Property Tax (Unsecured)24,449 Property Tax in lieu of MVL 311,485 Property Transfer Tax - Transient Occupancy Tax - Sales and Use Tax 214,824 Sales and Use Tax - Prop 172 3,652 Electric Franchise Fee 17,104 Cable Television Franchise Fee 22,336 Gas Franchise Fee 2,780 Solid Waste Hauler Franchise Fee 32,647 Business License Fees 861 Licenses and Permits 11,088 Fines and Forfeitures 25,931 Use of Money & Property - Fees and Charges 93,754 Other Government Agencies 922 Other Revenues - Total Revenues $1,584,882 Expenditures Police Protection $647,758 Fire Protection 476,075 Public Services Department 197,987 Parks & Community Services 28,070 Development Services 18,241 Overhead and Administration 221,759 Total Expenditures $1,589,889 Net Fiscal Impact ($5,007) Table SP-1b Projected Land Uses by Category Enter Changes in the Shaded Cells City of Costa Mesa Fiscal Impact Model Estimate of Population at Buildout:0 Average Persons per LDR 3.26 Average Persons per MDR For Sale 2.35 Average Persons per MDR Rental 2.35 Average Persons per HDR For Sale 2.35 Average Persons per HDR For Sale 2.00 Average Persons per AQH For Sale 2.35 Average Persons per AQH Rental 2.35 Year Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Yr-7 Yr-8 Yr-9 Residential: (Units) Low Density For Sale - - - - - - - - - Medium Density For Sale - - - - - - - - - Medium Density Rental - - - - - - - - - High Density For Sale - - - - - - - - - High Density Rental 1,057 - - - - - - - - Age Qualified For Sale - - - - - - - - - Age Qualified Rental - - - - - - - - - Commercial: (Gross Sq. Ft.) Retail 6,000 - - - - - - - - Office 25,000 - - - - - - - - Industrial - - - - - - - - - Overnight Lodging: (Rooms) Hotel - - - - - - - - - Motel - - - - - - - - - Parks (Acres)- - - - - - - - - Landscaped Medians (Acres)- - - - - - - - - Table SP-1b Projected Land Uses by Category City of Costa Mesa Fiscal Impact Model Year Residential: (Units) Low Density For Sale Medium Density For Sale Medium Density Rental High Density For Sale High Density Rental Age Qualified For Sale Age Qualified Rental Commercial: (Gross Sq. Ft.) Retail Office Industrial Overnight Lodging: (Rooms) Hotel Motel Parks (Acres) Landscaped Medians (Acres) Yr-10 Yr-11 Yr-12 Yr-13 Yr-14 Yr-15 Yr-16 Yr-17 Yr-18 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Table SP-1b Projected Land Uses by Category City of Costa Mesa Fiscal Impact Model Year Residential: (Units) Low Density For Sale Medium Density For Sale Medium Density Rental High Density For Sale High Density Rental Age Qualified For Sale Age Qualified Rental Commercial: (Gross Sq. Ft.) Retail Office Industrial Overnight Lodging: (Rooms) Hotel Motel Parks (Acres) Landscaped Medians (Acres) Twenty Year Yr-19 Yr-20 Total - - 0 - - 0 - - 0 - - 0 - - 1,057 - - 0 - - 0 - - 6,000 - - 25,000 - - 0 - - 0 - - 0 - - 0 - - 13 Table SP-2 Data Factors City of Costa Mesa Fiscal Impact Model Enter Changes in the Shaded Cells Population Factors Low Density Residential 3.26 Medium Density Residential 2.35 2.35 High Density Residential 2.35 2.00 Age Qualified Housing 2.35 2.35 Vacancy Rate 5.14% Property Tax Revenue Factors Property Tax Rate (City's Share)0.1495 Unsecured Taxes as a % of Secured - Residential 2.75% Unsecured Taxes as a % of Secured - Non-Residential 10.00% Low Density For Sale Unit $1,200,000 Medium Density For Sale Unit $950,000 Medium Density Rental Unit Rate $2,500 High Density For Sale Residential Unit $700,000 High Density Rental Unit Rate $3,400 Age Qualified Housing For Sale Unit $500,000 Age Qualified Housing Rental Unit $2,500 Retail Space (Sq. Ft.)$500 Office Space (Sq. Ft.)$550 Industrial Space (Sq. Ft.)$100 Hotel (Rooms)$100,000 Motel (Rooms)$50,000 Rental Unit Assessed Value Medium Density Rental $510,000 High Density Rental $505,000 Age Qualified Housing $450,000 Sales Tax Revenue Factors Retail Sales / Sq. Ft.$450.98 Office Sales / Sq. Ft.$0.00 Industrial Sales / Sq. Ft.$15.00 Off-Site Sales Tax Included YES Property Transfer Tax Revenue Factors Property Transfer Tax Rate 0.055% Property Turnover Rate-Non-Residential 0.000% Property Turnover Rate-Residential 0.000% Transient Occupancy Tax Revenue Factors Visitors per Room 1.75 Motel Occupancy Rate 40.0% Hotel Occupancy Rate 75.0% Motel Room Rate $50.00 Hotel Room Rate $150.00 Table SP-3 Summary of Impacts to City's General Fund City of Costa Mesa Fiscal Impact Model General Fund 20-Year Total Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Yr-7 Specific Project Revenues Property Tax $16,949,984 $847,499 $847,499 $847,499 $847,499 $847,499 $847,499 $847,499 Property Tax in lieu of MVL 6,229,702 311,485 311,485 311,485 311,485 311,485 311,485 311,485 Property Transfer Tax - - - - - - - - Transient Occupancy Tax - - - - - - - - Sales and Use Tax 4,296,484 214,824 214,824 214,824 214,824 214,824 214,824 214,824 Sales and Use Tax - Prop 172 73,040 3,652 3,652 3,652 3,652 3,652 3,652 3,652 Electric Franchise Fee 342,089 17,104 17,104 17,104 17,104 17,104 17,104 17,104 Cable Television Franchise Fee 446,714 22,336 22,336 22,336 22,336 22,336 22,336 22,336 Gas Franchise Fee 55,595 2,780 2,780 2,780 2,780 2,780 2,780 2,780 Solid Waste Hauler Franchise Fee 652,932 32,647 32,647 32,647 32,647 32,647 32,647 32,647 Business License Fees 17,214 861 861 861 861 861 861 861 Licenses and Permits 221,753 11,088 11,088 11,088 11,088 11,088 11,088 11,088 Fines and Forfeitures 518,612 25,931 25,931 25,931 25,931 25,931 25,931 25,931 Use of Money & Property - - - - - - - - Fees and Charges 1,875,076 93,754 93,754 93,754 93,754 93,754 93,754 93,754 Other Government Agencies 18,446 922 922 922 922 922 922 922 Other Revenues - - - - - - - - Total Revenues $31,697,643 $1,584,882 $1,584,882 $1,584,882 $1,584,882 $1,584,882 $1,584,882 $1,584,882 Expenditures Police Protection $12,955,165 $647,758 $647,758 $647,758 $647,758 $647,758 $647,758 $647,758 Fire Protection 9,521,500 476,075 476,075 476,075 476,075 476,075 476,075 476,075 Public Services Department 3,956,812 197,987 197,987 195,067 197,987 197,987 197,987 197,987 Parks & Community Services 561,400 28,070 28,070 28,070 28,070 28,070 28,070 28,070 Development Services 364,814 18,241 18,241 18,241 18,241 18,241 18,241 18,241 Overhead and Administration 4,434,704 221,759 221,759 221,286 221,759 221,759 221,759 221,759 Total Expenditures $31,794,396 $1,589,889 $1,589,889 $1,586,497 $1,589,889 $1,589,889 $1,589,889 $1,589,889 Net Fiscal Impact ($96,753)($5,007)($5,007)($1,615)($5,007)($5,007)($5,007)($5,007) Table SP-3 Summary of Impacts to City's General Fund City of Costa Mesa Fiscal Impact Model General Fund Specific Project Revenues Property Tax Property Tax in lieu of MVL Property Transfer Tax Transient Occupancy Tax Sales and Use Tax Sales and Use Tax - Prop 172 Electric Franchise Fee Cable Television Franchise Fee Gas Franchise Fee Solid Waste Hauler Franchise Fee Business License Fees Licenses and Permits Fines and Forfeitures Use of Money & Property Fees and Charges Other Government Agencies Other Revenues Total Revenues Expenditures Police Protection Fire Protection Public Services Department Parks & Community Services Development Services Overhead and Administration Total Expenditures Net Fiscal Impact Yr-8 Yr-9 Yr-10 Yr-11 Yr-12 Yr-13 Yr-14 Yr-15 $847,499 $847,499 $847,499 $847,499 $847,499 $847,499 $847,499 $847,499 311,485 311,485 311,485 311,485 311,485 311,485 311,485 311,485 - - - - - - - - - - - - - - - - 214,824 214,824 214,824 214,824 214,824 214,824 214,824 214,824 3,652 3,652 3,652 3,652 3,652 3,652 3,652 3,652 17,104 17,104 17,104 17,104 17,104 17,104 17,104 17,104 22,336 22,336 22,336 22,336 22,336 22,336 22,336 22,336 2,780 2,780 2,780 2,780 2,780 2,780 2,780 2,780 32,647 32,647 32,647 32,647 32,647 32,647 32,647 32,647 861 861 861 861 861 861 861 861 11,088 11,088 11,088 11,088 11,088 11,088 11,088 11,088 25,931 25,931 25,931 25,931 25,931 25,931 25,931 25,931 - - - - - - - - 93,754 93,754 93,754 93,754 93,754 93,754 93,754 93,754 922 922 922 922 922 922 922 922 - - - - - - - - $1,584,882 $1,584,882 $1,584,882 $1,584,882 $1,584,882 $1,584,882 $1,584,882 $1,584,882 $647,758 $647,758 $647,758 $647,758 $647,758 $647,758 $647,758 $647,758 476,075 476,075 476,075 476,075 476,075 476,075 476,075 476,075 197,987 197,987 197,987 197,987 197,987 197,987 197,987 197,987 28,070 28,070 28,070 28,070 28,070 28,070 28,070 28,070 18,241 18,241 18,241 18,241 18,241 18,241 18,241 18,241 221,759 221,759 221,759 221,759 221,759 221,759 221,759 221,759 $1,589,889 $1,589,889 $1,589,889 $1,589,889 $1,589,889 $1,589,889 $1,589,889 $1,589,889 ($5,007)($5,007)($5,007)($5,007)($5,007)($5,007)($5,007)($5,007) Table SP-3 Summary of Impacts to City's General Fund City of Costa Mesa Fiscal Impact Model General Fund Specific Project Revenues Property Tax Property Tax in lieu of MVL Property Transfer Tax Transient Occupancy Tax Sales and Use Tax Sales and Use Tax - Prop 172 Electric Franchise Fee Cable Television Franchise Fee Gas Franchise Fee Solid Waste Hauler Franchise Fee Business License Fees Licenses and Permits Fines and Forfeitures Use of Money & Property Fees and Charges Other Government Agencies Other Revenues Total Revenues Expenditures Police Protection Fire Protection Public Services Department Parks & Community Services Development Services Overhead and Administration Total Expenditures Net Fiscal Impact Yr-16 Yr-17 Yr-18 Yr-19 Yr-20 $847,499 $847,499 $847,499 $847,499 $847,499 311,485 311,485 311,485 311,485 311,485 - - - - - - - - - - 214,824 214,824 214,824 214,824 214,824 3,652 3,652 3,652 3,652 3,652 17,104 17,104 17,104 17,104 17,104 22,336 22,336 22,336 22,336 22,336 2,780 2,780 2,780 2,780 2,780 32,647 32,647 32,647 32,647 32,647 861 861 861 861 861 11,088 11,088 11,088 11,088 11,088 25,931 25,931 25,931 25,931 25,931 - - - - - 93,754 93,754 93,754 93,754 93,754 922 922 922 922 922 - - - - - $1,584,882 $1,584,882 $1,584,882 $1,584,882 $1,584,882 $647,758 $647,758 $647,758 $647,758 $647,758 476,075 476,075 476,075 476,075 476,075 197,987 197,987 197,987 197,987 197,987 28,070 28,070 28,070 28,070 28,070 18,241 18,241 18,241 18,241 18,241 221,759 221,759 221,759 221,759 221,759 $1,589,889 $1,589,889 $1,589,889 $1,589,889 $1,589,889 ($5,007)($5,007)($5,007)($5,007)($5,007) Table SP-4 Population Assumptions City of Costa Mesa Fiscal Impact Model Year Factor Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Yr-7 Yr-8 Yr-9 Specific Project Residents Low Density For Sale 3.26 - - - - - - - - - Medium Density For Sale 2.35 - - - - - - - - - Medium Density Rental 2.35 - - - - - - - - - High Density For Sale 2.35 - - - - - - - - - High Density Rental 2.00 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 Age Qualified For Sale 2.35 - - - - - - - - - Age Qualified Rental 2.35 - - - - - - - - - Total Residents 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 Employees Retail 451 13 13 13 13 13 13 13 13 13 Office 329 76 76 76 76 76 76 76 76 76 Industrial 522 - - - - - - - - - Hotel 0.36 - - - - - - - - - Motel 0.26 - - - - - - - - - Total Employees 89 89 89 89 89 89 89 89 89 Employee/Resident Equivalent 0.27 24 24 24 24 24 24 24 24 24 Visitors Hotel Visitors - - - - - - - - - Motel Visitors - - - - - - - - - Visitor/Resident Equivalent 0.75 - - - - - - - - - Total Population Equivalent 2,029 2,029 2,029 2,029 2,029 2,029 2,029 2,029 2,029 Table SP-4 Population Assumptions City of Costa Mesa Fiscal Impact Model Year Factor Specific Project Residents Low Density For Sale 3.26 Medium Density For Sale 2.35 Medium Density Rental 2.35 High Density For Sale 2.35 High Density Rental 2.00 Age Qualified For Sale 2.35 Age Qualified Rental 2.35 Total Residents Employees Retail 451 Office 329 Industrial 522 Hotel 0.36 Motel 0.26 Total Employees Employee/Resident Equivalent 0.27 Visitors Hotel Visitors Motel Visitors Visitor/Resident Equivalent 0.75 Total Population Equivalent Yr-10 Yr-11 Yr-12 Yr-13 Yr-14 Yr-15 Yr-16 Yr-17 Yr-18 Yr-19 Yr-20 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 - - - - - - - - - - - - - - - - - - - - - - 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 13 13 13 13 13 13 13 13 13 13 13 76 76 76 76 76 76 76 76 76 76 76 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 89 89 89 89 89 89 89 89 89 89 89 24 24 24 24 24 24 24 24 24 24 24 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 2,029 2,029 2,029 2,029 2,029 2,029 2,029 2,029 2,029 2,029 2,029 Table SP-5 Assessed Value Projections (in $000's) City of Costa Mesa Fiscal Impact Model Project Component Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Yr-7 Yr-8 Yr-9 Specific Project Low Density Residential $0 $0 $0 $0 $0 $0 $0 $0 $0 Medium Density For Sale - - - - - - - - - Medium Density Rental - - - - - - - - - High Density For Sale - - - - - - - - - High Density Rental 533,785 533,785 533,785 533,785 533,785 533,785 533,785 533,785 533,785 Age Qualified For Sale - - - - - - - - - Age Qualified Rental - - - - - - - - - Retail 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 Office 13,750 13,750 13,750 13,750 13,750 13,750 13,750 13,750 13,750 Industrial - - - - - - - - - Hotel - - - - - - - - - Motel - - - - - - - - - Total Assessed Value (in $000's)$550,535 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 Table SP-5 Assessed Value Projections (in $000's) City of Costa Mesa Fiscal Impact Model Project Component Specific Project Low Density Residential Medium Density For Sale Medium Density Rental High Density For Sale High Density Rental Age Qualified For Sale Age Qualified Rental Retail Office Industrial Hotel Motel Total Assessed Value (in $000's) Yr-10 Yr-11 Yr-12 Yr-13 Yr-14 Yr-15 Yr-16 Yr-17 Yr-18 $0 $0 $0 $0 $0 $0 $0 $0 $0 - - - - - - - - - - - - - - - - - - - - - - - - - - - 533,785 533,785 533,785 533,785 533,785 533,785 533,785 533,785 533,785 - - - - - - - - - - - - - - - - - - 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 13,750 13,750 13,750 13,750 13,750 13,750 13,750 13,750 13,750 - - - - - - - - - - - - - - - - - - - - - - - - - - - $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 Table SP-5 Assessed Value Projections (in $000's) City of Costa Mesa Fiscal Impact Model Project Component Specific Project Low Density Residential Medium Density For Sale Medium Density Rental High Density For Sale High Density Rental Age Qualified For Sale Age Qualified Rental Retail Office Industrial Hotel Motel Total Assessed Value (in $000's) Yr-19 Yr-20 $0 $0 - - - - - - 533,785 533,785 - - - - 3,000 3,000 13,750 13,750 - - - - - - $550,535 $550,535 Table SP-6 Total Property Tax Increment City of Costa Mesa Fiscal Impact Model General Fund Tax Increment Share 14.95% Unsecured Taxes as a % of Secured - Residential 2.75% Unsecured Taxes as a % of Secured - Non-Residential 10.00% Project Component Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Yr-7 Yr-8 Specific Project Property Tax Increment-Residential $5,337,850 $5,337,850 $5,337,850 $5,337,850 $5,337,850 $5,337,850 $5,337,850 $5,337,850 Property Tax Increment-Non-Residential 167,500 167,500 167,500 167,500 167,500 167,500 167,500 167,500 Property Tax Increment 5,505,350 5,505,350 5,505,350 5,505,350 5,505,350 5,505,350 5,505,350 5,505,350 Total Tax Increment (Secured)$823,050 $823,050 $823,050 $823,050 $823,050 $823,050 $823,050 $823,050 Tax Increment (Unsecured) - Residential $21,945 $21,945 $21,945 $21,945 $21,945 $21,945 $21,945 $21,945 Tax Increment (Unsecured) - Non-Resid.2,504 2,504 2,504 2,504 2,504 2,504 2,504 2,504 Total Tax Increment (Unsecured)$24,449 $24,449 $24,449 $24,449 $24,449 $24,449 $24,449 $24,449 Table SP-6 Total Property Tax Increment City of Costa Mesa Fiscal Impact Model Project Component Specific Project Property Tax Increment-Residential Property Tax Increment-Non-Residential Property Tax Increment Total Tax Increment (Secured) Tax Increment (Unsecured) - Residential Tax Increment (Unsecured) - Non-Resid. Total Tax Increment (Unsecured) Yr-9 Yr-10 Yr-11 Yr-12 Yr-13 Yr-14 Yr-15 Yr-16 $5,337,850 $5,337,850 $5,337,850 $5,337,850 $5,337,850 $5,337,850 $5,337,850 $5,337,850 167,500 167,500 167,500 167,500 167,500 167,500 167,500 167,500 5,505,350 5,505,350 5,505,350 5,505,350 5,505,350 5,505,350 5,505,350 5,505,350 $823,050 $823,050 $823,050 $823,050 $823,050 $823,050 $823,050 $823,050 $21,945 $21,945 $21,945 $21,945 $21,945 $21,945 $21,945 $21,945 2,504 2,504 2,504 2,504 2,504 2,504 2,504 2,504 $24,449 $24,449 $24,449 $24,449 $24,449 $24,449 $24,449 $24,449 Table SP-6 Total Property Tax Increment City of Costa Mesa Fiscal Impact Model Project Component Specific Project Property Tax Increment-Residential Property Tax Increment-Non-Residential Property Tax Increment Total Tax Increment (Secured) Tax Increment (Unsecured) - Residential Tax Increment (Unsecured) - Non-Resid. Total Tax Increment (Unsecured) Yr-17 Yr-18 Yr-19 Yr-20 $5,337,850 $5,337,850 $5,337,850 $5,337,850 167,500 167,500 167,500 167,500 5,505,350 5,505,350 5,505,350 5,505,350 $823,050 $823,050 $823,050 $823,050 $21,945 $21,945 $21,945 $21,945 2,504 2,504 2,504 2,504 $24,449 $24,449 $24,449 $24,449 Table SP-7 Property Transfer Tax Projections City of Costa Mesa Fiscal Impact Model Property Turnover Rate-Residential 0.0% Property Turnover Rate-Non-Residential 0.0% Transfer Tax Rate 0.055% Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Yr-7 Yr-8 Yr-9 Assessed Value of Residential Units For Sale $533,785 $533,785 $533,785 $533,785 $533,785 $533,785 $533,785 $533,785 $533,785 Assessed Value of Non-Residential 16,750 16,750 16,750 16,750 16,750 16,750 16,750 16,750 16,750 New Project Assessed Value $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 Recurring Property Transfer Tax-Residential $0 $0 $0 $0 $0 $0 $0 $0 $0 Recurring Property Transfer Tax-Non-Residential 0 0 0 0 0 0 0 0 0 Total Property Transfer Taxes $0 $0 $0 $0 $0 $0 $0 $0 $0 Table SP-7 Property Transfer Tax Projections City of Costa Mesa Fiscal Impact Model Property Turnover Rate-Residential 0.0% Property Turnover Rate-Non-Residential 0.0% Transfer Tax Rate 0.055% Assessed Value of Residential Units For Sale Assessed Value of Non-Residential New Project Assessed Value Recurring Property Transfer Tax-Residential Recurring Property Transfer Tax-Non-Residential Total Property Transfer Taxes Yr-10 Yr-11 Yr-12 Yr-13 Yr-14 Yr-15 Yr-16 Yr-17 Yr-18 $533,785 $533,785 $533,785 $533,785 $533,785 $533,785 $533,785 $533,785 $533,785 16,750 16,750 16,750 16,750 16,750 16,750 16,750 16,750 16,750 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 $0 $0 $0 $0 $0 $0 $0 $0 $0 0 0 0 0 0 0 0 0 0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Table SP-7 Property Transfer Tax Projections City of Costa Mesa Fiscal Impact Model Property Turnover Rate-Residential 0.0% Property Turnover Rate-Non-Residential 0.0% Transfer Tax Rate 0.055% Assessed Value of Residential Units For Sale Assessed Value of Non-Residential New Project Assessed Value Recurring Property Transfer Tax-Residential Recurring Property Transfer Tax-Non-Residential Total Property Transfer Taxes Yr-19 Yr-20 $533,785 $533,785 16,750 16,750 $550,535 $550,535 $0 $0 0 0 $0 $0 Table SP-8 Property Tax In Lieu of MVL Fees City of Costa Mesa Fiscal Impact Model Property Tax In Lieu of MVL, FY 2019 $11,951,449 Costa Mesa Assessed Valuation (AV), FY 2019 (in $000's) $21,123,613 Year Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Specific Project Incremental Assessed Value from Project (in $000's)$550,535 $550,535 $550,535 $550,535 $550,535 $550,535 Percentage Increase over FY 2014-15 Base 2.6%2.6%2.6%2.6%2.6%2.6% New Property Tax In Lieu of MVL $311,485 $311,485 $311,485 $311,485 $311,485 $311,485 Table SP-8 Property Tax In Lieu of MVL Fees City of Costa Mesa Fiscal Impact Model Property Tax In Lieu of MVL, FY 2019 $11,951,449 Costa Mesa Assessed Valuation (AV), FY 2019 (in $000's) $21,123,613 Year Specific Project Incremental Assessed Value from Project (in $000's) Percentage Increase over FY 2014-15 Base New Property Tax In Lieu of MVL Yr-7 Yr-8 Yr-9 Yr-10 Yr-11 Yr-12 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 2.6%2.6%2.6%2.6%2.6%2.6% $311,485 $311,485 $311,485 $311,485 $311,485 $311,485 Table SP-8 Property Tax In Lieu of MVL Fees City of Costa Mesa Fiscal Impact Model Property Tax In Lieu of MVL, FY 2019 $11,951,449 Costa Mesa Assessed Valuation (AV), FY 2019 (in $000's) $21,123,613 Year Specific Project Incremental Assessed Value from Project (in $000's) Percentage Increase over FY 2014-15 Base New Property Tax In Lieu of MVL Yr-13 Yr-14 Yr-15 Yr-16 Yr-17 Yr-18 $550,535 $550,535 $550,535 $550,535 $550,535 $550,535 2.6%2.6%2.6%2.6%2.6%2.6% $311,485 $311,485 $311,485 $311,485 $311,485 $311,485 Table SP-8 Property Tax In Lieu of MVL Fees City of Costa Mesa Fiscal Impact Model Property Tax In Lieu of MVL, FY 2019 $11,951,449 Costa Mesa Assessed Valuation (AV), FY 2019 (in $000's) $21,123,613 Year Specific Project Incremental Assessed Value from Project (in $000's) Percentage Increase over FY 2014-15 Base New Property Tax In Lieu of MVL Yr-19 Yr-20 $550,535 $550,535 2.6%2.6% $311,485 $311,485 Table SP-9 Transient Occupancy Tax Projections City of Costa Mesa Fiscal Impact Model Transient Occupancy Tax Rate:8.00% Hotel Occupancy Rate:75.00% Motel Occupancy Rate:40.00% Hotel Room Rate:$150.00 Motel Room Rate:$50.00 Year Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Yr-7 Specific Project Hotel Rooms - - - - - - - Motel Rooms - - - - - - - Annual Room Hotel Nights - - - - - - - Annual Room Motel Nights - - - - - - - Annual Room Revenue $0 $0 $0 $0 $0 $0 $0 Transient Occupancy Tax (TOT)$0 $0 $0 $0 $0 $0 $0 Table SP-9 Transient Occupancy Tax Projections City of Costa Mesa Fiscal Impact Model Transient Occupancy Tax Rate:8.00% Hotel Occupancy Rate:75.00% Motel Occupancy Rate:40.00% Hotel Room Rate:$150.00 Motel Room Rate:$50.00 Year Specific Project Hotel Rooms Motel Rooms Annual Room Hotel Nights Annual Room Motel Nights Annual Room Revenue Transient Occupancy Tax (TOT) Yr-8 Yr-9 Yr-10 Yr-11 Yr-12 Yr-13 Yr-14 - - - - - - - - - - - - - - - - - - - - - - - - - - - - $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Table SP-9 Transient Occupancy Tax Projections City of Costa Mesa Fiscal Impact Model Transient Occupancy Tax Rate:8.00% Hotel Occupancy Rate:75.00% Motel Occupancy Rate:40.00% Hotel Room Rate:$150.00 Motel Room Rate:$50.00 Year Specific Project Hotel Rooms Motel Rooms Annual Room Hotel Nights Annual Room Motel Nights Annual Room Revenue Transient Occupancy Tax (TOT) Yr-15 Yr-16 Yr-17 Yr-18 Yr-19 Yr-20 - - - - - - - - - - - - - - - - - - - - - - - - $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Table SP-10 Projected On-Site Sales Tax Generation City of Costa Mesa Fiscal Impact Model Project Component Factor Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Yr-7 Specific Project Retail $451 $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 Office $0 - - - - - - - Industrial $15 - - - - - - - Subtotal Taxable Sales $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 Sales and Use Taxes @1% of Taxable Sales 27,059 27,059 27,059 27,059 27,059 27,059 27,059 On-Site Tax Allocated to City $27,059 $27,059 $27,059 $27,059 $27,059 $27,059 $27,059 Prop 172 - Public Safety Sales Tax @ 1.7%$460 $460 $460 $460 $460 $460 $460 Table SP-10 Projected On-Site Sales Tax Generation City of Costa Mesa Fiscal Impact Model Project Component Factor Specific Project Retail $451 Office $0 Industrial $15 Subtotal Taxable Sales Sales and Use Taxes @1% of Taxable Sales On-Site Tax Allocated to City Prop 172 - Public Safety Sales Tax @ 1.7% Yr-8 Yr-9 Yr-10 Yr-11 Yr-12 Yr-13 Yr-14 $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 - - - - - - - - - - - - - - $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 27,059 27,059 27,059 27,059 27,059 27,059 27,059 $27,059 $27,059 $27,059 $27,059 $27,059 $27,059 $27,059 $460 $460 $460 $460 $460 $460 $460 Table SP-10 Projected On-Site Sales Tax Generation City of Costa Mesa Fiscal Impact Model Project Component Factor Specific Project Retail $451 Office $0 Industrial $15 Subtotal Taxable Sales Sales and Use Taxes @1% of Taxable Sales On-Site Tax Allocated to City Prop 172 - Public Safety Sales Tax @ 1.7% Yr-15 Yr-16 Yr-17 Yr-18 Yr-19 Yr-20 $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 - - - - - - - - - - - - $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 $2,705,880 27,059 27,059 27,059 27,059 27,059 27,059 $27,059 $27,059 $27,059 $27,059 $27,059 $27,059 $460 $460 $460 $460 $460 $460 Table SP-11 Projected Off-Site Sales Tax Generation City of Costa Mesa Fiscal Impact Model Year Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Yr-7 Yr-8 Low Density For Sale Units Total Low Density Units - - - - - - - - Average Home Price $1,200,000 $1,200,000 $1,200,000 $1,200,000 $1,200,000 $1,200,000 $1,200,000 $1,200,000 Household Income as Ratio of Home Price 25%25%25%25%25%25%25%25% Average Household Income $300,000 $300,000 $300,000 $300,000 $300,000 $300,000 $300,000 $300,000 Aggregate Household Income $0 $0 $0 $0 $0 $0 $0 $0 % Spent on Taxable Retail Sales 26%26%26%26%26%26%26%26% Total Taxable Retail Sales $0 $0 $0 $0 $0 $0 $0 $0 % Captured in City 35%35%35%35%35%35%35%35% New Taxable Sales in City $0 $0 $0 $0 $0 $0 $0 $0 Medium Density For Sale Units Total Medium Density Units - - - - - - - - Average Home Price $950,000 $950,000 $950,000 $950,000 $950,000 $950,000 $950,000 $950,000 Household Income as Ratio of Home Price 25%25%25%25%25%25%25%25% Average Household Income $237,500 $237,500 $237,500 $237,500 $237,500 $237,500 $237,500 $237,500 Aggregate Household Income $0 $0 $0 $0 $0 $0 $0 $0 % Spent on Taxable Retail Sales 26%26%26%26%26%26%26%26% Total Taxable Retail Sales $0 $0 $0 $0 $0 $0 $0 $0 % Captured in City 35%35%35%35%35%35%35%35% New Taxable Sales in City $0 $0 $0 $0 $0 $0 $0 $0 Medium Density Rental Units Total Medium Density Units - - - - - - - - Average Monthly Rent $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 Average Annual Rent $58,333 $58,333 $58,333 $58,333 $58,333 $58,333 $58,333 $58,333 Annual Rent as Ratio of Household Income 30%30%30%30%30%30%30%30% Average Household Income $194,444 $194,444 $194,444 $194,444 $194,444 $194,444 $194,444 $194,444 Aggregate Household Income $0 $0 $0 $0 $0 $0 $0 $0 % Spent on Taxable Retail Sales 26%26%26%26%26%26%26%26% Total Taxable Retail Sales $0 $0 $0 $0 $0 $0 $0 $0 % Captured in City 35%35%35%35%35%35%35%35% New Taxable Sales in City $0 $0 $0 $0 $0 $0 $0 $0 High Density For Sale Units Total High Density Units - - - - - - - - Average Home Price $700,000 $700,000 $700,000 $700,000 $700,000 $700,000 $700,000 $700,000 Household Income as Ratio of Home Price 25%25%25%25%25%25%25%25% Average Household Income $175,000 $175,000 $175,000 $175,000 $175,000 $175,000 $175,000 $175,000 Aggregate Household Income $0 $0 $0 $0 $0 $0 $0 $0 % Spent on Taxable Retail Sales 26%26%26%26%26%26%26%26% Total Taxable Retail Sales $0 $0 $0 $0 $0 $0 $0 $0 % Captured in City 35%35%35%35%35%35%35%35% New Taxable Sales in City $0 $0 $0 $0 $0 $0 $0 $0 High Density Rental Units Total High Density Units 1,057 1,057 1,057 1,057 1,057 1,057 1,057 1,057 Average Monthly Rent $3,400 $3,400 $3,400 $3,400 $3,400 $3,400 $3,400 $3,400 Average Annual Rent $58,333 $58,333 $58,333 $58,333 $58,333 $58,333 $58,333 $58,333 Annual Rent as Ratio of Household Income 30%30%30%30%30%30%30%30% Average Household Income $194,444 $194,444 $194,444 $194,444 $194,444 $194,444 $194,444 $194,444 Table SP-11 Projected Off-Site Sales Tax Generation City of Costa Mesa Fiscal Impact Model Year Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Yr-7 Yr-8 Aggregate Household Income $205,527,778 $205,527,778 $205,527,778 $205,527,778 $205,527,778 $205,527,778 $205,527,778 $205,527,778 % Spent on Taxable Retail Sales 26%26%26%26%26%26%26%26% Total Taxable Retail Sales $53,437,222 $53,437,222 $53,437,222 $53,437,222 $53,437,222 $53,437,222 $53,437,222 $53,437,222 % Captured in City 35%35%35%35%35%35%35%35% New Taxable Sales in City $18,703,028 $18,703,028 $18,703,028 $18,703,028 $18,703,028 $18,703,028 $18,703,028 $18,703,028 Age Qualified For Sale Units Age Qualified Housing Units - - - - - - - - Average Home Price $500,000 $500,000 $500,000 $500,000 $500,000 $500,000 $500,000 $500,000 Household Income as Ratio of Home Price 25%25%25%25%25%25%25%25% Average Household Income $125,000 $125,000 $125,000 $125,000 $125,000 $125,000 $125,000 $125,000 Aggregate Household Income $0 $0 $0 $0 $0 $0 $0 $0 % Spent on Taxable Retail Sales 26%26%26%26%26%26%26%26% Total Taxable Retail Sales $0 $0 $0 $0 $0 $0 $0 $0 % Captured in City 35%35%35%35%35%35%35%35% New Taxable Sales in City $0 $0 $0 $0 $0 $0 $0 $0 Age Qualified Rental Units Age Qualified Housing Units - - - - - - - - Average Monthly Rent $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 Average Annual Rent $41,667 $41,667 $41,667 $41,667 $41,667 $41,667 $41,667 $41,667 Annual Rent as Ratio of Household Income 30%30%30%30%30%30%30%30% Average Household Income $138,889 $138,889 $138,889 $138,889 $138,889 $138,889 $138,889 $138,889 Aggregate Household Income $0 $0 $0 $0 $0 $0 $0 $0 % Spent on Taxable Retail Sales 26%26%26%26%26%26%26%26% Total Taxable Retail Sales $0 $0 $0 $0 $0 $0 $0 $0 % Captured in City 35%35%35%35%35%35%35%35% New Taxable Sales in City $0 $0 $0 $0 $0 $0 $0 $0 Hotel Guests Total Rooms - - - - - - - - Max Annual Room Nights - - - - - - - - Average Annual Occupancy Rate 75%75%75%75%75%75%75%75% Occupied Room Nights per Year - - - - - - - - Average Visitors per Room 1.75 1.75 1.75 1.75 1.75 1.75 1.75 1.75 Total Number of Guests - - - - - - - - Average Taxable Retail Expenditures per Day $150 $150 $150 $150 $150 $150 $150 $150 Portion captured in the City 35%35%35%35%35%35%35%35% Aggregate Visitor Taxable Sales in the City $0 $0 $0 $0 $0 $0 $0 $0 Less On-Site Capture (50%)$0 $0 $0 $0 $0 $0 $0 $0 Net Taxable Sales (Off-Site)$0 $0 $0 $0 $0 $0 $0 $0 Motel Guests Total Rooms - - - - - - - - Max Annual Room Nights - - - - - - - - Average Annual Occupancy Rate 40%40%40%40%40%40%40%40% Occupied Room Nights per Year - - - - - - - - Average Visitors per Room 1.75 1.75 1.75 1.75 1.75 1.75 1.75 1.75 Total Number of Guests - - - - - - - - Average Taxable Retail Expenditures per Day $150 $150 $150 $150 $150 $150 $150 $150 Portion captured in the City 35%35%35%35%35%35%35%35% Table SP-11 Projected Off-Site Sales Tax Generation City of Costa Mesa Fiscal Impact Model Year Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Yr-7 Yr-8 Aggregate Visitor Taxable Sales in the City $0 $0 $0 $0 $0 $0 $0 $0 Less On-Site Capture (50%)$0 $0 $0 $0 $0 $0 $0 $0 Net Taxable Sales (Off-Site)$0 $0 $0 $0 $0 $0 $0 $0 Employees Total Employees 89 89 89 89 89 89 89 89 Average Daily Spending $7 $7 $7 $7 $7 $7 $7 $7 Aggregate Employee Taxable Sales in the City $147,028 $147,028 $147,028 $147,028 $147,028 $147,028 $147,028 $147,028 Less On-Site Capture (50%)$73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 Net Employee Taxable Sales (Off-Site)$73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 Total Projected Off-Site Taxable Sales:$18,776,542 $18,776,542 $18,776,542 $18,776,542 $18,776,542 $18,776,542 $18,776,542 $18,776,542 Total Projected Off-Site Sales Tax Revenue:$187,765 $187,765 $187,765 $187,765 $187,765 $187,765 $187,765 $187,765 Total Prop 172 - Public Safety Sales Tax @ 1.7%$3,192 $3,192 $3,192 $3,192 $3,192 $3,192 $3,192 $3,192 Table SP-11 Projected Off-Site Sales Tax Generation City of Costa Mesa Fiscal Impact Model Year Low Density For Sale Units Total Low Density Units Average Home Price Household Income as Ratio of Home Price Average Household Income Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City Medium Density For Sale Units Total Medium Density Units Average Home Price Household Income as Ratio of Home Price Average Household Income Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City Medium Density Rental Units Total Medium Density Units Average Monthly Rent Average Annual Rent Annual Rent as Ratio of Household Income Average Household Income Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City High Density For Sale Units Total High Density Units Average Home Price Household Income as Ratio of Home Price Average Household Income Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City High Density Rental Units Total High Density Units Average Monthly Rent Average Annual Rent Annual Rent as Ratio of Household Income Average Household Income Yr-9 Yr-10 Yr-11 Yr-12 Yr-13 Yr-14 Yr-15 Yr-16 - - - - - - - - $1,200,000 $1,200,000 $1,200,000 $1,200,000 $1,200,000 $1,200,000 $1,200,000 $1,200,000 25%25%25%25%25%25%25%25% $300,000 $300,000 $300,000 $300,000 $300,000 $300,000 $300,000 $300,000 $0 $0 $0 $0 $0 $0 $0 $0 26%26%26%26%26%26%26%26% $0 $0 $0 $0 $0 $0 $0 $0 35%35%35%35%35%35%35%35% $0 $0 $0 $0 $0 $0 $0 $0 - - - - - - - - $950,000 $950,000 $950,000 $950,000 $950,000 $950,000 $950,000 $950,000 25%25%25%25%25%25%25%25% $237,500 $237,500 $237,500 $237,500 $237,500 $237,500 $237,500 $237,500 $0 $0 $0 $0 $0 $0 $0 $0 26%26%26%26%26%26%26%26% $0 $0 $0 $0 $0 $0 $0 $0 35%35%35%35%35%35%35%35% $0 $0 $0 $0 $0 $0 $0 $0 - - - - - - - - $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $58,333 $58,333 $58,333 $58,333 $58,333 $58,333 $58,333 $58,333 30%30%30%30%30%30%30%30% $194,444 $194,444 $194,444 $194,444 $194,444 $194,444 $194,444 $194,444 $0 $0 $0 $0 $0 $0 $0 $0 26%26%26%26%26%26%26%26% $0 $0 $0 $0 $0 $0 $0 $0 35%35%35%35%35%35%35%35% $0 $0 $0 $0 $0 $0 $0 $0 - - - - - - - - $700,000 $700,000 $700,000 $700,000 $700,000 $700,000 $700,000 $700,000 25%25%25%25%25%25%25%25% $175,000 $175,000 $175,000 $175,000 $175,000 $175,000 $175,000 $175,000 $0 $0 $0 $0 $0 $0 $0 $0 26%26%26%26%26%26%26%26% $0 $0 $0 $0 $0 $0 $0 $0 35%35%35%35%35%35%35%35% $0 $0 $0 $0 $0 $0 $0 $0 1,057 1,057 1,057 1,057 1,057 1,057 1,057 1,057 $3,400 $3,400 $3,400 $3,400 $3,400 $3,400 $3,400 $3,400 $58,333 $58,333 $58,333 $58,333 $58,333 $58,333 $58,333 $58,333 30%30%30%30%30%30%30%30% $194,444 $194,444 $194,444 $194,444 $194,444 $194,444 $194,444 $194,444 Table SP-11 Projected Off-Site Sales Tax Generation City of Costa Mesa Fiscal Impact Model Year Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City Age Qualified For Sale Units Age Qualified Housing Units Average Home Price Household Income as Ratio of Home Price Average Household Income Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City Age Qualified Rental Units Age Qualified Housing Units Average Monthly Rent Average Annual Rent Annual Rent as Ratio of Household Income Average Household Income Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City Hotel Guests Total Rooms Max Annual Room Nights Average Annual Occupancy Rate Occupied Room Nights per Year Average Visitors per Room Total Number of Guests Average Taxable Retail Expenditures per Day Portion captured in the City Aggregate Visitor Taxable Sales in the City Less On-Site Capture (50%) Net Taxable Sales (Off-Site) Motel Guests Total Rooms Max Annual Room Nights Average Annual Occupancy Rate Occupied Room Nights per Year Average Visitors per Room Total Number of Guests Average Taxable Retail Expenditures per Day Portion captured in the City Yr-9 Yr-10 Yr-11 Yr-12 Yr-13 Yr-14 Yr-15 Yr-16 $205,527,778 $205,527,778 $205,527,778 $205,527,778 $205,527,778 $205,527,778 $205,527,778 $205,527,778 26%26%26%26%26%26%26%26% $53,437,222 $53,437,222 $53,437,222 $53,437,222 $53,437,222 $53,437,222 $53,437,222 $53,437,222 35%35%35%35%35%35%35%35% $18,703,028 $18,703,028 $18,703,028 $18,703,028 $18,703,028 $18,703,028 $18,703,028 $18,703,028 - - - - - - - - $500,000 $500,000 $500,000 $500,000 $500,000 $500,000 $500,000 $500,000 25%25%25%25%25%25%25%25% $125,000 $125,000 $125,000 $125,000 $125,000 $125,000 $125,000 $125,000 $0 $0 $0 $0 $0 $0 $0 $0 26%26%26%26%26%26%26%26% $0 $0 $0 $0 $0 $0 $0 $0 35%35%35%35%35%35%35%35% $0 $0 $0 $0 $0 $0 $0 $0 - - - - - - - - $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $2,500 $41,667 $41,667 $41,667 $41,667 $41,667 $41,667 $41,667 $41,667 30%30%30%30%30%30%30%30% $138,889 $138,889 $138,889 $138,889 $138,889 $138,889 $138,889 $138,889 $0 $0 $0 $0 $0 $0 $0 $0 26%26%26%26%26%26%26%26% $0 $0 $0 $0 $0 $0 $0 $0 35%35%35%35%35%35%35%35% $0 $0 $0 $0 $0 $0 $0 $0 - - - - - - - - - - - - - - - - 75%75%75%75%75%75%75%75% - - - - - - - - 1.75 1.75 1.75 1.75 1.75 1.75 1.75 1.75 - - - - - - - - $150 $150 $150 $150 $150 $150 $150 $150 35%35%35%35%35%35%35%35% $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 - - - - - - - - - - - - - - - - 40%40%40%40%40%40%40%40% - - - - - - - - 1.75 1.75 1.75 1.75 1.75 1.75 1.75 1.75 - - - - - - - - $150 $150 $150 $150 $150 $150 $150 $150 35%35%35%35%35%35%35%35% Table SP-11 Projected Off-Site Sales Tax Generation City of Costa Mesa Fiscal Impact Model Year Aggregate Visitor Taxable Sales in the City Less On-Site Capture (50%) Net Taxable Sales (Off-Site) Employees Total Employees Average Daily Spending Aggregate Employee Taxable Sales in the City Less On-Site Capture (50%) Net Employee Taxable Sales (Off-Site) Total Projected Off-Site Taxable Sales: Total Projected Off-Site Sales Tax Revenue: Total Prop 172 - Public Safety Sales Tax @ 1.7% Yr-9 Yr-10 Yr-11 Yr-12 Yr-13 Yr-14 Yr-15 Yr-16 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 89 89 89 89 89 89 89 89 $7 $7 $7 $7 $7 $7 $7 $7 $147,028 $147,028 $147,028 $147,028 $147,028 $147,028 $147,028 $147,028 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $18,776,542 $18,776,542 $18,776,542 $18,776,542 $18,776,542 $18,776,542 $18,776,542 $18,776,542 $187,765 $187,765 $187,765 $187,765 $187,765 $187,765 $187,765 $187,765 $3,192 $3,192 $3,192 $3,192 $3,192 $3,192 $3,192 $3,192 Table SP-11 Projected Off-Site Sales Tax Generation City of Costa Mesa Fiscal Impact Model Year Low Density For Sale Units Total Low Density Units Average Home Price Household Income as Ratio of Home Price Average Household Income Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City Medium Density For Sale Units Total Medium Density Units Average Home Price Household Income as Ratio of Home Price Average Household Income Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City Medium Density Rental Units Total Medium Density Units Average Monthly Rent Average Annual Rent Annual Rent as Ratio of Household Income Average Household Income Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City High Density For Sale Units Total High Density Units Average Home Price Household Income as Ratio of Home Price Average Household Income Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City High Density Rental Units Total High Density Units Average Monthly Rent Average Annual Rent Annual Rent as Ratio of Household Income Average Household Income Yr-17 Yr-18 Yr-19 Yr-20 - - - - $1,200,000 $1,200,000 $1,200,000 $1,200,000 25%25%25%25% $300,000 $300,000 $300,000 $300,000 $0 $0 $0 $0 26%26%26%26% $0 $0 $0 $0 35%35%35%35% $0 $0 $0 $0 - - - - $950,000 $950,000 $950,000 $950,000 25%25%25%25% $237,500 $237,500 $237,500 $237,500 $0 $0 $0 $0 26%26%26%26% $0 $0 $0 $0 35%35%35%35% $0 $0 $0 $0 - - - - $2,500 $2,500 $2,500 $2,500 $58,333 $58,333 $58,333 $58,333 30%30%30%30% $194,444 $194,444 $194,444 $194,444 $0 $0 $0 $0 26%26%26%26% $0 $0 $0 $0 35%35%35%35% $0 $0 $0 $0 - - - - $700,000 $700,000 $700,000 $700,000 25%25%25%25% $175,000 $175,000 $175,000 $175,000 $0 $0 $0 $0 26%26%26%26% $0 $0 $0 $0 35%35%35%35% $0 $0 $0 $0 1,057 1,057 1,057 1,057 $3,400 $3,400 $3,400 $3,400 $58,333 $58,333 $58,333 $58,333 30%30%30%30% $194,444 $194,444 $194,444 $194,444 Table SP-11 Projected Off-Site Sales Tax Generation City of Costa Mesa Fiscal Impact Model Year Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City Age Qualified For Sale Units Age Qualified Housing Units Average Home Price Household Income as Ratio of Home Price Average Household Income Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City Age Qualified Rental Units Age Qualified Housing Units Average Monthly Rent Average Annual Rent Annual Rent as Ratio of Household Income Average Household Income Aggregate Household Income % Spent on Taxable Retail Sales Total Taxable Retail Sales % Captured in City New Taxable Sales in City Hotel Guests Total Rooms Max Annual Room Nights Average Annual Occupancy Rate Occupied Room Nights per Year Average Visitors per Room Total Number of Guests Average Taxable Retail Expenditures per Day Portion captured in the City Aggregate Visitor Taxable Sales in the City Less On-Site Capture (50%) Net Taxable Sales (Off-Site) Motel Guests Total Rooms Max Annual Room Nights Average Annual Occupancy Rate Occupied Room Nights per Year Average Visitors per Room Total Number of Guests Average Taxable Retail Expenditures per Day Portion captured in the City Yr-17 Yr-18 Yr-19 Yr-20 $205,527,778 $205,527,778 $205,527,778 $205,527,778 26%26%26%26% $53,437,222 $53,437,222 $53,437,222 $53,437,222 35%35%35%35% $18,703,028 $18,703,028 $18,703,028 $18,703,028 - - - - $500,000 $500,000 $500,000 $500,000 25%25%25%25% $125,000 $125,000 $125,000 $125,000 $0 $0 $0 $0 26%26%26%26% $0 $0 $0 $0 35%35%35%35% $0 $0 $0 $0 - - - - $2,500 $2,500 $2,500 $2,500 $41,667 $41,667 $41,667 $41,667 30%30%30%30% $138,889 $138,889 $138,889 $138,889 $0 $0 $0 $0 26%26%26%26% $0 $0 $0 $0 35%35%35%35% $0 $0 $0 $0 - - - - - - - - 75%75%75%75% - - - - 1.75 1.75 1.75 1.75 - - - - $150 $150 $150 $150 35%35%35%35% $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 - - - - - - - - 40%40%40%40% - - - - 1.75 1.75 1.75 1.75 - - - - $150 $150 $150 $150 35%35%35%35% Table SP-11 Projected Off-Site Sales Tax Generation City of Costa Mesa Fiscal Impact Model Year Aggregate Visitor Taxable Sales in the City Less On-Site Capture (50%) Net Taxable Sales (Off-Site) Employees Total Employees Average Daily Spending Aggregate Employee Taxable Sales in the City Less On-Site Capture (50%) Net Employee Taxable Sales (Off-Site) Total Projected Off-Site Taxable Sales: Total Projected Off-Site Sales Tax Revenue: Total Prop 172 - Public Safety Sales Tax @ 1.7% Yr-17 Yr-18 Yr-19 Yr-20 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 89 89 89 89 $7 $7 $7 $7 $147,028 $147,028 $147,028 $147,028 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $73,514 $18,776,542 $18,776,542 $18,776,542 $18,776,542 $187,765 $187,765 $187,765 $187,765 $3,192 $3,192 $3,192 $3,192 Table SP-12 General Fund Revenue City of Costa Mesa Fiscal Impact Model Year Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Yr-7 Yr-8 Specific Project Residents 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 Employees 89 89 89 89 89 89 89 89 Visitors - - - - - - - - Population Equivalent 2,029 2,029 2,029 2,029 2,029 2,029 2,029 2,029 General Fund Revenue Electric Franchise Fee $17,104 $17,104 $17,104 $17,104 $17,104 $17,104 $17,104 $17,104 Cable Television Franchise Fee 22,336 22,336 22,336 22,336 22,336 22,336 22,336 22,336 Gas Franchise Fee 2,780 2,780 2,780 2,780 2,780 2,780 2,780 2,780 Solid Waste Hauler Franchise Fee 32,647 32,647 32,647 32,647 32,647 32,647 32,647 32,647 Business License 861 861 861 861 861 861 861 861 Licenses and Permits 11,088 11,088 11,088 11,088 11,088 11,088 11,088 11,088 Fines and Forfeitures 25,931 25,931 25,931 25,931 25,931 25,931 25,931 25,931 Use of Money & Property - - - - - - - - Fees and Charges 93,754 93,754 93,754 93,754 93,754 93,754 93,754 93,754 Other Government Agencies 922 922 922 922 922 922 922 922 Other Revenues - - - - - - - - General Fund Revenue $207,422 $207,422 $207,422 $207,422 $207,422 $207,422 $207,422 $207,422 Table SP-12 General Fund Revenue City of Costa Mesa Fiscal Impact Model Year Specific Project Residents Employees Visitors Population Equivalent General Fund Revenue Electric Franchise Fee Cable Television Franchise Fee Gas Franchise Fee Solid Waste Hauler Franchise Fee Business License Licenses and Permits Fines and Forfeitures Use of Money & Property Fees and Charges Other Government Agencies Other Revenues General Fund Revenue Yr-9 Yr-10 Yr-11 Yr-12 Yr-13 Yr-14 Yr-15 Yr-16 2,005 2,005 2,005 2,005 2,005 2,005 2,005 2,005 89 89 89 89 89 89 89 89 - - - - - - - - 2,029 2,029 2,029 2,029 2,029 2,029 2,029 2,029 $17,104 $17,104 $17,104 $17,104 $17,104 $17,104 $17,104 $17,104 22,336 22,336 22,336 22,336 22,336 22,336 22,336 22,336 2,780 2,780 2,780 2,780 2,780 2,780 2,780 2,780 32,647 32,647 32,647 32,647 32,647 32,647 32,647 32,647 861 861 861 861 861 861 861 861 11,088 11,088 11,088 11,088 11,088 11,088 11,088 11,088 25,931 25,931 25,931 25,931 25,931 25,931 25,931 25,931 - - - - - - - - 93,754 93,754 93,754 93,754 93,754 93,754 93,754 93,754 922 922 922 922 922 922 922 922 - - - - - - - - $207,422 $207,422 $207,422 $207,422 $207,422 $207,422 $207,422 $207,422 Table SP-12 General Fund Revenue City of Costa Mesa Fiscal Impact Model Year Specific Project Residents Employees Visitors Population Equivalent General Fund Revenue Electric Franchise Fee Cable Television Franchise Fee Gas Franchise Fee Solid Waste Hauler Franchise Fee Business License Licenses and Permits Fines and Forfeitures Use of Money & Property Fees and Charges Other Government Agencies Other Revenues General Fund Revenue Yr-17 Yr-18 Yr-19 Yr-20 2,005 2,005 2,005 2,005 89 89 89 89 - - - - 2,029 2,029 2,029 2,029 $17,104 $17,104 $17,104 $17,104 22,336 22,336 22,336 22,336 2,780 2,780 2,780 2,780 32,647 32,647 32,647 32,647 861 861 861 861 11,088 11,088 11,088 11,088 25,931 25,931 25,931 25,931 - - - - 93,754 93,754 93,754 93,754 922 922 922 922 - - - - $207,422 $207,422 $207,422 $207,422 Table SP-13 Derivation of Expenditure Factors City of Costa Mesa Fiscal Impact Model City of Costa Mesa Population 115,830 City of Costa Mesa, Daytime Employee Population 96,548 City of Costa Mesa, Overnight Lodging Visitor Population 4,054 Employee Weighting Factor 0.27 Visitor Weighting Factor 0.75 Effective Daytime Employee Population 26,068 Effective Overnight Lodging Visitor Population 3,040 Citywide Percentage/ Budget Projection Number of Per Unit Budget Category FY 2019 Basis Units Costs Storm Drain Maintenance $175,404 Per Capita (R+E+V)144,938 $1.21 Signs and Markings $707,140 Per Capita (R+E+V)144,938 $4.88 Facility Maintenance $5,301,055 Per Capita (R+E+V)144,938 $36.57 Fleet Services $2,703,888 Per Capita (R+E+V)144,938 $18.66 Table SP-14 General Fund Expenditures City of Costa Mesa Fiscal Impact Model Year Yr-1 Yr-2 Yr-3 Yr-4 Yr-5 Yr-6 Yr-7 Specific Project Residents 2,005 2,005 2,005 2,005 2,005 2,005 2,005 Employees 89 89 89 89 89 89 89 Visitors - - - - - - - Population Equivalent 2,029 2,029 2,029 2,029 2,029 2,029 2,029 General Fund Expenditures Police Protection $647,758 $647,758 $647,758 $647,758 $647,758 $647,758 $647,758 Fire Protection 476,075 476,075 476,075 476,075 476,075 476,075 476,075 Parks and Community Services 28,070 28,070 28,070 28,070 28,070 28,070 28,070 Development Services 18,241 18,241 18,241 18,241 18,241 18,241 18,241 Public Services 197,987 197,987 195,067 197,987 197,987 197,987 197,987 Administration 26,836 26,836 26,441 26,836 26,836 26,836 26,836 Engineering 35,345 35,345 35,345 35,345 35,345 35,345 35,345 Transportation 1,414 1,414 1,414 1,414 1,414 1,414 1,414 Maintenance Services 134,391 134,391 131,868 134,391 134,391 134,391 134,391 Administration 3,648 3,648 3,579 3,648 3,648 3,648 3,648 Park Maintenance - - - - - - - Streets 786 786 786 786 786 786 786 Graffiti Abatement 5,539 5,539 5,539 5,539 5,539 5,539 5,539 Storm Drain Maintenance 2,455 2,455 2,455 2,455 2,455 2,455 Signs and Markings 9,902 9,902 9,902 9,902 9,902 9,902 9,902 Facility Maintenance 74,201 74,201 74,201 74,201 74,201 74,201 74,201 Fleet Services 37,861 37,861 37,861 37,861 37,861 37,861 37,861 Administrative/Overhead Costs 221,759 221,759 221,286 221,759 221,759 221,759 221,759 Total General Fund Expenditures $1,589,889 $1,589,889 $1,586,497 $1,589,889 $1,589,889 $1,589,889 $1,589,889 Table SP-14 General Fund Expenditures City of Costa Mesa Fiscal Impact Model Year Specific Project Residents Employees Visitors Population Equivalent General Fund Expenditures Police Protection Fire Protection Parks and Community Services Development Services Public Services Administration Engineering Transportation Maintenance Services Administration Park Maintenance Streets Graffiti Abatement Storm Drain Maintenance Signs and Markings Facility Maintenance Fleet Services Administrative/Overhead Costs Total General Fund Expenditures Yr-8 Yr-9 Yr-10 Yr-11 Yr-12 Yr-13 Yr-14 2,005 2,005 2,005 2,005 2,005 2,005 2,005 89 89 89 89 89 89 89 - - - - - - - 2,029 2,029 2,029 2,029 2,029 2,029 2,029 $647,758 $647,758 $647,758 $647,758 $647,758 $647,758 $647,758 476,075 476,075 476,075 476,075 476,075 476,075 476,075 28,070 28,070 28,070 28,070 28,070 28,070 28,070 18,241 18,241 18,241 18,241 18,241 18,241 18,241 197,987 197,987 197,987 197,987 197,987 197,987 197,987 26,836 26,836 26,836 26,836 26,836 26,836 26,836 35,345 35,345 35,345 35,345 35,345 35,345 35,345 1,414 1,414 1,414 1,414 1,414 1,414 1,414 134,391 134,391 134,391 134,391 134,391 134,391 134,391 3,648 3,648 3,648 3,648 3,648 3,648 3,648 - - - - - - - 786 786 786 786 786 786 786 5,539 5,539 5,539 5,539 5,539 5,539 5,539 2,455 2,455 2,455 2,455 2,455 2,455 2,455 9,902 9,902 9,902 9,902 9,902 9,902 9,902 74,201 74,201 74,201 74,201 74,201 74,201 74,201 37,861 37,861 37,861 37,861 37,861 37,861 37,861 221,759 221,759 221,759 221,759 221,759 221,759 221,759 $1,589,889 $1,589,889 $1,589,889 $1,589,889 $1,589,889 $1,589,889 $1,589,889 Table SP-14 General Fund Expenditures City of Costa Mesa Fiscal Impact Model Year Specific Project Residents Employees Visitors Population Equivalent General Fund Expenditures Police Protection Fire Protection Parks and Community Services Development Services Public Services Administration Engineering Transportation Maintenance Services Administration Park Maintenance Streets Graffiti Abatement Storm Drain Maintenance Signs and Markings Facility Maintenance Fleet Services Administrative/Overhead Costs Total General Fund Expenditures Yr-15 Yr-16 Yr-17 Yr-18 Yr-19 Yr-20 2,005 2,005 2,005 2,005 2,005 2,005 89 89 89 89 89 89 - - - - - - 2,029 2,029 2,029 2,029 2,029 2,029 $647,758 $647,758 $647,758 $647,758 $647,758 $647,758 476,075 476,075 476,075 476,075 476,075 476,075 28,070 28,070 28,070 28,070 28,070 28,070 18,241 18,241 18,241 18,241 18,241 18,241 197,987 197,987 197,987 197,987 197,987 197,987 26,836 26,836 26,836 26,836 26,836 26,836 35,345 35,345 35,345 35,345 35,345 35,345 1,414 1,414 1,414 1,414 1,414 1,414 134,391 134,391 134,391 134,391 134,391 134,391 3,648 3,648 3,648 3,648 3,648 3,648 - - - - - - 786 786 786 786 786 786 5,539 5,539 5,539 5,539 5,539 5,539 2,455 2,455 2,455 2,455 2,455 2,455 9,902 9,902 9,902 9,902 9,902 9,902 74,201 74,201 74,201 74,201 74,201 74,201 37,861 37,861 37,861 37,861 37,861 37,861 221,759 221,759 221,759 221,759 221,759 221,759 $1,589,889 $1,589,889 $1,589,889 $1,589,889 $1,589,889 $1,589,889 April 7, 2020 285.653.00 Mr. Barry Curtis Economic and Development Services Director City Costa Mesa 77 Fair Drive Costa Mesa, CA 92626 Subject: One Metro WEST General Plan Amendment and Zone Change Application 1683 Sunflower Avenue Costa Mesa, CA Dear Mr. Curtis, This Project Description is in support of Rose Equities’ application for a General Plan Amendment and Zone Change for the One Metro West Project. The General Plan Amendment and Zone Change requests are accompanied under separate application by a request for approval of a related Master Plan that indicates a site-specific plan of development. The 15.23 (net) acre Project site address is 1683 Sunflower Avenue and is bounded by Sunflower Avenue to the north, by Interstate 405 to the south, by the South Coast Collection retail/dining establishments to the east, and by industrial and logistics uses to the west. The Project site currently is occupied by Robinson Pharma, Inc. (232,393 square feet), Dekra-Lite Industries, Inc. (35,000 square feet), and South Coast Barking (78,500 square feet). Please note the following Project Description for the General Plan and Zone Change components of the discretionary request. General Plan Amendment The anticipated One Metro West Project (Project) proposes a General Plan Amendment to change the existing Industrial Park (I-P) land use designation to High Density Residential (HDR) and a Zone Change to replace the existing Industrial Park (MP) zoning for the Project site to Planned Development Residential-High Density and One Metro West Specific Plan. A Master Plan is also required and the subject of a separate and concurrent discretionary application. The proposed High Density Residential land use designation, in combination with the proposed zoning, would allow a site-specific base density of maximum 80 dwelling units per acre and a site-specific base building height of 7 stories of residential above/in combination with parking garage. This would allow a maximum 1,057 multi-family residential units on the Project site, an anticipated 25,000 square feet of creative office space, and 6,000 square feet of specialty retail uses, and 1.5 acres of open space. 1 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 Attachment 11 In addition, the proposed general Plan Amendment would include amending portions of the 2015-2035 General Plan text and revising some graphics. The following changes to the General Plan Land Use Element are requested as part of the proposed General Plan Amendment (corresponding pages with edited text and graphics are attached to this Applicant Letter). The 2040 numbers below have been changed to reflect One Metro West buildout of 1,057 dwelling units and concomitant increases in population and employment. Land Use Element • Page LU-12, Table LU-3: Land Use Designations (2015) (2019) o High Density Residential § Acres Undeveloped – 2.9 18.13 § Net Acres – 845.8 861.03 § % of Acres – 10.6% 10.7% • Page LU-13, Table LU-4: Housing, Population and Employment – Changes to Table noted Year 2000 2010 2015 2020 2040 Housing 40,406 42,120 42,496 43,484 44,359 45,416 Population 108,724 109,929 111,276 112,001 113,332 116,033 Employment 88,294 88,416 87,097 89,590 93,222 Est. 93,472 • Page LU-16, Mixed-Use Districts – Second sentence changed to read as follows (added text in bold font) – “In other areas of Costa Mesa, including High Density Residential, areas and the Harbor Mixed-Use Overlay District, the City encourages mixed-use urban environments that include purposeful combinations of entertainment, retail, office, hospitality, and residential uses.” • Page LU-23, Table LU-5: Nonresidential Maximum Floor-Area Ratios – Footnote 5 changed to read as follows (added text in bold font) – “Maximum FAR standards in the Regional Commercial and Urban Center Commercial, and High Density Residential designations shall be further limited by the maximum A.M. peak hour and P.M. peak hour trip budget as established in the General Plan, One Metro West Specific Plan, and North Costa Mesa Specific Plan, as applicable.” • Page LU-23, Table LU-5: Nonresidential Maximum Floor-Area Ratios – Footnote 6 to read with added text (noted in bold font) – “Site specific FAR standards are separately established for the Home Ranch site, the Press (LA Times) site, and the One Metro West Specific Plan site sites. • Page LU-25, General Plan Land Uses graphic – One Metro West “Industrial Park” land use designation color changed to “High Density Residential” land use designation color. 2 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 • Page LU-27, Table LU-6: Land Use Density and Intensity Summary – Added Footnote #8 in reference to “High Density Residential,” stating “Refer to the One Metro West Specific Plan for detailed density/intensity and trip budgets for that specific site.” • Page LU-29 ff. – Add following paragraph: “In 2019, a General Plan Amendment, Zone Change (Specific Plan), Development Agreement, Tentative Map, Demolition Permit and Environmental Impact Report were approved for a 15.23 (net) acre property known as One Metro West. The land use plan for One Metro West depicts the following: three multi-family residential structures that house 1,057 multi- family residential units and associated amenities including parking structures within a base building height of seven stories; one 25,000 square foot creative office building; 6,000 square feet of supporting special retail uses; a 1.5 acre open space; two off-site improvements that relate to the trail connection to the Santa Ana River Trail and improvements to the south side of Sunflower Avenue north of the South Coast Collection adjacent to the Project site which is located at 1683 Sunflower Avenue. • Page LU-31, Paragraph 5, Sentence 3 changed to read as follows (added text in bold font) – “Mixed-use developments shall be implemented through an adopted urban plan (such as the 19 West Urban Plan), or an adopted Specific Plan, and shall be identified on the Zoning Map by designating either the R2-HD and R-3 base zoning districts with the mixed-use overlay district, or by designating a site with “(SP) zoning.” • Page LU-32, Paragraph 2, changed to read as follows (added text in bold font) – “Major high-density neighborhoods are clustered around Orange Coast College, along Mesa Verde Drive East, between Adams and Harbor, around Vanguard University, in the northeast portion of the South Coast Metro area, in the Downtown Redevelopment area, and in the southeast portion of the City, and in the northwest portion of the City within the Harbor Gateway District.” • Page LU-35, Paragraph 4, Sentence 3 changed to read as follows (added text in bold font) – “Mixed-use developments shall be implemented through an adopted urban plan (such as the 19 West Urban Plan and Harbor Boulevard Mixed-Use Overlay) or through an adopted Specific Plan, and shall be identified on the Zoning Map by designating either the CL, C1, and/or C2 base zoning districts with the mixed-use overlay district, or by designating a site as “(SP).” • Page LU-58, Figure LU-9: Overlays and Urban Plans – Change to Figure title to read as follows (added text in bold font) “Figure LU-9: Overlays, and Urban Plans, and Specific Plans. In addition, legend to be supplemented with “Specific Plan” designation and color, and location of One Metro West Specific Plan noted on the Figure. • Page LU-59, Paragraph 1, Sentence 1 – to read as follows (added text in bold font) – “Housing types shall be identified in the applicable urban plan or specific plan and may include . . . .” 3 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 • Page LU-72, Table LU-20: General Plan Land Use 2035” – Changed Multi-Family Net Acres as follows (added figures in bold font): 1,705 1,718 • Page LU-72, Table LU-20: General Plan Land Use 2035” – Changed Multi-Family Residential Dwelling Units, 2035 Future as follows (added figures in bold font): 37,103 38,160 • Page LU-72, Table LU-20: General Plan Land Use 2035” – Changed Industrial Park row to read as follows (added figures in bold font): Net Acres – 647.8 632.57; 2035 Future Non-Residential Square Feet: 10,240,000 10,271,000 • Page LU-72, Table LU-20: General Plan Land Use 2035” – Changed Totals row to read as follows (added figures in bold font): 2035 Future Non-Residential Square Feet: 42,553,000 42,584,000 • Page LU-81, Policy LU-5.10(d) – Added text to read as follows (addition in bold font): “Additional criteria for approving deviations from the FAR standards may be established by policy of the City Council, by a City-approved Specific Plan, or by a City- approved Development Agreement. Zone Change The proposed Zone Change component of the Project application would replace the current “MP-Industrial” zoning designation of the Project site with a zoning designation of Planned Development Residential – High Density (PDR-HD) and One Metro West Specific Plan. The requested zoning is intended to allow a mix of uses and site-specific development standards and is accompanied by the attached document entitled “One Metro West Specific Plan.” The proposed Land Use Plan within the Specific Plan component of the Project application depicts the following: three multi-family residential structures; one creative office building; commercial space; Open Space; landscaping; streetscape improvements; and improvements to the existing trail system and trail connection to the regional Santa Ana River Trail. The following Table indicates Permitted and Conditionally-Permitted uses in the One Metro West Specific Plan. 4 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 Permitted and Conditionally Permitted Uses Use Permitted General Mixed-Use Developments Home Occupations that do not involve more than one costumer/client at a time Public Events, including City-sponsored events, in conjunction with open space area Temporary Real Estate and Construction Offices Community Clubs (for residents only) Civic Clubs (for residents and public use) Off-Street Parking Areas and Structures Bowling Alley (for residents only) Physical Fitness Facility (for residents only) Conditionally Permitted Food Trucks MC Residential Multi-Family Residences X General Offices/Professional Offices Administrative Advertising Agency Attorney Business Management/Consultant Detective Agency Economist Employment Agency Engineer and Surveyor Insurance Broker Landscape Architect Psychologist Public Accountant Public Relations Consultant Real Estate Broker Services Offices (e.g., bookkeeping and data processing) Commercial Antique Store Art Shop/Gallery Artist Studio Bakery (Retail) Barbershop Beauty Shop Bicycle Shop Specialty Grocery Store and/or Neighborhood Bar MC Bookstore Clothing/Apparel Store Coffeehouse MC 5 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X Commercial Art/Graphic Design Convenience Store Dry Cleaner MC Florist Shop/Flower Stand Ice Cream/Frozen Yogurt Shop (with more than 300 square feet of public area) Jewelry Store MC Outdoor Dining (within Commercial area of project site only) MC Pet Shop MC Photographer Studio Tailor Shop Recreational Playground Small Performance Area (in conjunction with open space area) Source: Rose Equities 2019. MC = Minor Conditional Use Permit; uses listed under Conditionally Permitted subject to MCUP review process. Note: All uses related to cannabis identified within Measure X are prohibited within the One Metro West Project. 6 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 X X X X X X X X The following Tables present One Metro West Specific Plan Development Standards Vehicular Parking Schedule: AREA TOTAL UNITS/ DETAIL PARKING RATIO PARKING REQUIRED RESIDENTIAL COMPONENT SUBTOTAL 1,057 units 1.3 Per unit 1,375 RETAIL COMPONENT 6,000 square feet 4 spaces/1,000 square feet 24 CREATIVE OFFICE COMPONENT 10,000 square feet 4 spaces/1,000 square feet 100 spaces on site ¹ TOTAL 1,057 1,499 Note: The 100 parking spaces for the Office component will encompass a combination of dedicated office parking as well as “shared” parking with residential. 7 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 Building Setbacks and Heights: BUILDING SETBACKS Perimeter Sunflower Ave. Property Line to Face of Building 10 ft. Sunflower Ave. Balconies or Patios 7 ft. Max. Encroachment (up to 75% average building façade) Sunflower Ave. Shade Structures (Commercial Area Only) 8 ft. Max. I-405 Freeway (Residential Building or Parking Structure) 10 ft. I-405 Freeway (Creative Office Building)5 ft. East Property Line / SoCo 10 ft. West Property Line 10 ft. Internal Center Line of Fire Lanes (Residential)10 ft. Creative Office / Public Open Space 0 ft. BUILDING HEIGHTS Residential Buildings 7 stories (98 feet) Creative Office Building 3 stories (52 feet) Note: The maximum height can deviate 5% above what is listed above. The final design will be finalized in the Master Plan. Architectural projections and mechanical equipment are not restricted to these maximum building heights and are not counted as additional floors. The maximum height for accessory structures, architectural projections, or mechanical equipment is 103’. These may include, but are not limited to, gazebos, antennas, pergolas, solar panels, elevators, perimeter parapet walls, air conditioning/heating mechanical equipment, trellises, outdoor recreational bars/kitchens, and other outdoor recreational/entertainment amenities and structures. 8 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 Future Applications Tentative Tract Map A Tentative Tract Map will be proposed to divide the Project site into five (5) parcels. The Tentative Tract Map will be processed as a “Condominium” Map. Development Agreement The One Metro West Project will include a Development Agreement between the Project Applicant and the City of Costa Mesa, pursuant to California Government Code Sections 65864 et seq. Demolition Permit A Demolition Permit will be required to allow removal of the on-site existing 345,000 square foot two-story industrial building, associated parking areas, drive aisles, hardscape improvements, and landscaping. Environmental Impact Report A Draft Environmental Impact Report (DEIR) will be prepared for the One Metro West Project to examine the environmental impacts of the Project. The DEIR also will address various actions by the City of Costa Mesa and others to adopt and implement the One Metro West Project. Should you have any questions, please contact Peter Templeton, Principal, Templeton Planning Group at 949.724.0640 or Albert Armijo, Environmental Director, Templeton Planning Director at 949.466.0038. Sincerely, Rose Equities Brent Stoll Attachments: Completed General Plan Amendment/Re-Zone Planning Application Form Radius Map Mailing Labels (2 sets; one photocopy) Certification Letter Plans (12 copies, 11” x 17”; one copy, 8 ½” x 11”) Legal Description 9 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 Cc: Leonard Glickman, Rose Equities John Ramirez, esq., Rutan & Tucker Nicole Morse, esq., T&B Planning Peter Templeton, Templeton Planning Group Albert Armijo, Templeton Planning Group Vanessa Yee, Templeton Planning Group C.J. Martinez, Templeton Planning Group 10 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 1 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 April 7, 2020 285.653.00 Mr. Barry Curtis Economic and Development Services Director City Costa Mesa 77 Fair Drive Costa Mesa, CA 92626 Subject: One Metro WEST Master Plan Application 1683 Sunflower Avenue Costa Mesa, CA Dear Mr. Curtis, This Project Description is in support of Rose Equities’ application for a Master Plan for the One Metro West Project. The Master Plan indicates a site-specific plan of development in compliance with the related General Plan Amendment and Zone Change application that are under a separate Planning Application. The Project site address is 1683 Sunflower Avenue and is bounded by Sunflower Avenue to the north, by Interstate 405 to the south, by the South Coast Collection retail/dining establishments to the east, and by industrial and logistics uses to the west. The Project site currently is occupied by Robinson Pharma, Inc. (232,393 square feet), Dekra-Lite Industries, Inc. (35,000 square feet), and South Coast Barking (78,500 square feet). Please note the following Project Description for the Master Plan. Project Description Residential Component The 15.75 (net) acre Metro West Project would include 1,057 apartments (ranging in size from studio to three-bedroom) within three buildings (one podium style with 379 units within seven stories; two “wrap” styles with 229 units within seven stories and 449 units within six stories) extending to a maximum seven stories in height. It is possible that the noted numbers of units within the specific corresponding buildings may be adjusted in the future, depending on final building plans. That is, units from one building may be transferred to another building(s). However, the total maximum of 1,057 multi-family units will not be exceeded. The Project Applicant will confer with City of Costa Mesa Housing staff to determine definitive ratios of affordable housing and populations to be served, and will satisfy City requirements to be memorialized as part of a future Development Agreement. 2 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 The following Table provides more specific data about the residential component. Table: Anticipated Residential Units Breakdown UNIT TYPE ESTIMATED UNIT AREA TOTAL UNITS % OF TOTAL UNITS Studio Units 618 square feet 131 12.4% One Bedroom Units 745 – 820 square feet 489 46.3% Two Bedroom Units 1,150 – 1,184 square feet 399 37.7% Three Bedroom Units 1,370 – 1,526 square feet 38 3.6% Total Multi-Family Units 1,057 100% The podium building will be located in the northwesterly portion of the Project site; the wrap buildings in the southeasterly portion of the Project site and nearest the San Diego Freeway (Interstate 405). The residential component of the Project will contain the following: 54,500 square feet of indoor amenities that includes the following: an 18,000 square foot business center with meeting rooms; co-working space; an 18,000 square foot fitness center with on- demand fitness programs and therapy amenities; a club house/community room with a bowling alley, coffee bar, high-tech gaming center and chef’s demonstration kitchen; and, a private Kids Zone facility (that may operate between 6:00 a.m. and 6:00 p.m.). Outdoor amenities will occupy 32,800 square feet and include the following: three swimming pools; spas; cabanas; landscaping; parking; and, rooftop lounging area with seating, landscaping; and, shade structures. Commercial Component The commercial component of the Project will be comprised of 6,000 square feet of specialty retail and dining businesses. The specialty retail will be focused to providing primarily for the needs of Project residents and may contain a small boutique grocery business/bodega, dry cleaners, and other service businesses. In addition, the dining businesses could include a coffee shop, sandwich/deli business and small specialty eating establishments. The commercial uses will be located on the ground floor of the podium building, facing Sunflower Avenue. Office Component The office component of the Project will occupy 25,000 square feet within a free-standing three- story office building in the westerly portion of the Project site. The office building is designed to have creative office space intended for single-tenant occupancy that will allow for a collaborative business model. It is intended that the creative office component will encourage and enable some One Metro West residents to live and work in close proximity and serve as a customer base for the new commercial businesses on the Project site. Parking for the creative office building will be assigned and/or shared with parking for the seven-story residential 3 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 structure; four of the required 100 spaces will be assigned as Handicap spaces and placed between the creative office building and the residential portion of the Project. Public Open Space One Metro West will contain a 1.5-acre public open space area that will be located in the extreme westerly portion of the Project site. The public open space component of the Project will be privately owned and maintained. The public open space will be available to the public through dedication of a public access easement and will be available to pedestrians and bicyclists. This area is intended as a passive open space area with seating and resting areas, exercise area, creative landscaping, art pieces, and shade structures. The public open space will be heavily landscaped. An active transportation hub will be located immediately adjacent to the public open space and could include bicycle lockers, bicycle storage, bicycle repair facilities and space for a community-wide bike-share program and events. No parking spaces will be assigned specifically to the public open space other than City-required handicap spaces, but parking will be available nearby at the creative office component and along Sunflower Avenue. Access Vehicular access to the Project site will be via three driveways along Sunflower Avenue. An acceptable fire access plan will be finalized. Sunflower Avenue and Harbor Boulevard (east of the Project site) are the major roadways that provide local access to the Project site; Hyland Avenue and Cadillac Avenue extend perpendicularly from Sunflower Avenue in the near vicinity of the Project site. Landscape, Lighting, Signage Landscape, lighting and signage will be provided according to City Municipal Code standards and will be the subject of a subsequent application with the City. There also will be a sound wall between the One Metro West site and Interstate 405. Sunflower Avenue Upgrades One Metro West development will include major upgrades to Sunflower Avenue, including placing the existing 66-Kv utility lines underground, upgrading the sidewalk and public landscape areas with a new sidewalk and bicycle trail to improve pedestrian and bicycle access to the regional Santa Ana River Trail system. In addition, the improvements to Sunflower Avenue may extend to Hyland Avenue and encompass the Sunflower Avenue/Hyland Avenue intersection. Project Phasing Development of the One Metro West Project will occur in one phase. Project construction would begin in December, 2021 and be completed in December, 2026. The schedule could change subject to market conditions. 4 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 Parking Project parking will total 1,914 spaces. Parking for the residential component of the Project site will be provided at a ratio slightly exceeding 1.75 spaces/unit (1,851 spaces) and be located within two subterranean levels and one grade level garage beneath the podium building and within seven above grade levels for the wrap buildings. Parking space dimensions will be identical to City requirements. Each parking area on the Project site will contain electric vehicle charging stations in numbers required by the City. Parking for the commercial businesses will be provided at a 4 spaces/1,000 square foot ratio (24 total spaces) dimensioned accorded to City Municipal Code requirements, and will be accommodated within the podium building parking structure. Assigned parking spaces for “car- share” vehicles will be provided. One Metro West will provide 100 parking spaces (at a ratio of 4 spaces/1,000 square feet) for the office portion of the Project. Thirty-five of the 100 spaces will be designated exclusively for office-related vehicles and be located within the seven-story residential structure parking garage; 61 of the 100 spaces also will be located within the seven-story residential structure parking garage but will be designated as “shared” parking with residential parking. Four Handicap spaces will be located at ground level between the creative office and residential components of the Project. Parking for the public open space will be combined with the creative office parking. That is, those who use the public open space will be able to use the parking provided for the office component of One Metro West. Since the office building generally will not be used during weekday evenings and weekends, all the 100 parking spaces may be available to public open space users. Parking for the public open space component of the Project also will be available along Sunflower Avenue adjacent to, and near, the Project site. A Draft Environmental Impact Report (DEIR) will be prepared for the One Metro West Project to examine environmental impacts of the Project. The DEIR also will address various actions by the City of Costa Mesa and others to adopt and implement the One Metro West Project. Should you have any questions, please contact Peter Templeton, Principal, Templeton Planning Group at 949.724.0640 or Albert Armijo, Environmental Director, Templeton Planning Group at 949.466.0038. Sincerely, Rose Equities Brent Stoll 5 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 Attachments: Completed General Plan Amendment/Re-Zone Planning Application Form Radius Map Mailing Labels (2 sets; one photocopy) Certification Letter Plans (12 copies, 11” x 17”; one copy, 8 ½” x 11”) Legal Description Cc: Leonard Glickman, Rose Equities John Ramirez, esq., Rutan & Tucker Nicole Morse, esq., T&B Planning Peter Templeton, Templeton Planning Group Albert Armijo, Templeton Planning Group C.J. Martinez, Templeton Planning Group Ten Reasons to Love One Metro West Places to Live The area north of the 405 Freeway has jobs, world‐class art and culture, the cutting‐edge culinary scene and shops at SOCO, and easy access to the Santa Ana River Trail. These are among the amenities that draw creative employees and entrepreneurs who appreciate a vibrant, walkable and bikeable community. What’s missing? Places to live. Walk to Work Imagine hundreds of employees from the employers and creative centers leaving their homes at One Metro West 20 minutes before the workday begins. They walk, skateboard or cycle to SOCO for a coffee at Portola, a bite of breakfast at Greenleaf or Moulin, and a chance to check their social media. They arrive without driving and waiting in traffic, helping reduce our community’s carbon footprint, improving air quality and congestion. Having 1,057 contemporary new apartments within 1 mile of over 5,000 new and proposed jobs will contribute to Costa Mesa’s commitment to protecting the planet and its resources for future generations. Green Scene One Metro West will transform a decades old 16‐acre industrial property near the northwest corner of Costa Mesa into a vibrant mixed‐use community, a central feature of which will be a contemporary open space. That’s 1.5 acres of green within an easy walk or bike of shopping, jobs, and a complete community. The new open space will also be a landmark gateway to the Santa Ana River Trail. One Metro West has proposed significantly improving the bike path that currently connects to the bike trail, thereby providing an attractive access to SOCO and the surrounding neighborhood north of the 405 Freeway for the 35,000 cyclists who travel the Santa Ana River Trail each month. Enhanced bikeways and walkways on Sunflower and Hyland Avenues will offer easier access to and from Vans and other employment centers as well. Help Wanted! Our neighborhood north of the 405 Freeway is a magnet for jobs that draw young creative types to places like Vans. Additional modern office space is coming, including the anticipated expansion of Vans Headquarters and The Press, a $200 million creative office campus that will offer work spaces for some 3,000 employees. We’d like to see (and anticipate) a sizable number of them living at One Metro West rather than driving to and from work, wouldn’t you? In addition, One Metro West will include 25,000 square feet of creative office space potentially allowing many residents to live and work at the same location! Congestion Junction If no new housing is built, the existing and anticipated creative workers at Vans, Hive and The Press will continue to drive to and from the 75 communities across Southern California where Costa Mesa workers currently live. That’s bad for traffic, the city’s traditional neighborhoods, and the environment. Just 300 “live local” workers leasing at One Metro West will take 3 million annual commuter miles off Southern California roads. We can do better by building housing where the jobs are. Inspiring Creativity and Costa Mesa’s Future Costa Mesa is world renowned as a hub of youth culture and creative expression. By adding 1,057 apartments within walking distance of employers and next door to SOCO, One Metro West will help encourage the evolution of a more walkable, bikeable, and sustainable neighborhood north of the 405 Freeway. With One Metro West, existing employers, and the coming jobs, this long industrial corner of Costa Mesa will become a great center for creative culture (not to mention high paying jobs) within Orange County. Helping Hands One Metro West is actively partnering with Costa Mesa nonprofits as major sponsors of more than 25 groups and events, including Project Independence, Love Costa Mesa, which drew 1,000 volunteers who gathered three tons of food donations for the homeless and disadvantaged, among many other community projects. Recently, we sponsored and helped manage the Holiday Hunger and Hope food drive, which gathered more than three tons of food both door‐to‐door and at neighborhood churches and schools to provide over 1,000 holiday meal kits to Costa Mesa residents in need. Resources to Improve Our Costa Mesa One Metro West represents a capital investment totaling nearly $500 million by owner‐ builder Rose Equities and our long‐term partner, with a positive economic impact on Costa Mesa residents, companies, and employees estimated to exceed $135 million over five years. The residents of One Metro West will be aspirational and affluent, with an estimated $32 million of annual disposable income. Enhancing and Protecting Our Neighborhoods Members of today’s creative culture want to live differently than how their parents and grandparents have lived. One Metro West will offer that option as a place that celebrates individuality and creativity through architecture, amenities and design. By encouraging a live local lifestyle, One Metro West has already earned the support of dozens of area employers, creative employees, and residents. Meet Your Neighbors Rose Equities is a family‐owned group with a 70‐year legacy of generational ownership. Our partnership is committed to helping insure a bright future for our neighborhood north of the 405 Freeway, greater Costa Mesa and all Orange County. We will be part of the neighborhood for decades to come. For more information about One Metro West: www.OneMetroWestCM.com Contact: Brent Stoll Brent@OneMetroWestCM.com One Metro West FAQ’s 1. Why do you have to build 6‐ and 7‐story buildings instead of 4‐ and 5‐story buildings? One Metro West is the appropriate size for the area from a land planning, economic and environmental perspective. A) Land Planning – The 3,000 new jobs coming to The Press will demand upwards of 2,500 units of housing. Good land planning suggests housing should be located in close proximity rather than far. Even with over 1,000 units, more housing is needed. B) Economic – According to Christopher Thornberg of Beacon Economics, a healthy housing market is the number one reason Orange County is not attracting upwardly mobile employers and jobs. C) Environmental – Every major environmental group touts infill housing near jobs as a key component for environmental sustainability. Additionally, the state has specific requirements on the city for production of housing. Those are independent of this community proposal and the city worked very hard to lower those requirements but as they now have the force of law, lowering the number of housing in this community proposal pushes the remaining new housing requirements south of the 405 Freeway and closer to traditional neighborhoods. 2. Will people in the creative office and parking structure of Building A be able to peer into my house in Mesa Verde, and will One Metro West’s buildings loom over the community from afar? The entire project has been designed to maintain the privacy of neighbors on all four sides of the community. On the second issue, the artistic installation is designed to produce an effect that lowers the profile within the Mesa Verde community while helping to provide a high quality community entrance along the 405 Freeway into Costa Mesa. 3. Will lights on Building A’s parking structure be obtrusive to the single‐family homes south of the 405 Freeway? All proposed lighting features will be required to meet the Development Standards required as part of the Specific Plan. An Exterior Lighting Plan will be prepared, prior to issuance of the first building permit that identifies and depicts locations, types, scale, and illumination power of lighting fixtures on all building exteriors. The Lighting Plan and Photometric Study will include performance standards to minimize the project’s potential to result in lighting impacts. (Reference: OMW DEIR Page 5.1‐31) 4. How will One Metro West impact the air quality and noise levels of the homes directly across and adjacent to the south side of the 405 Freeway? Overall, One Metro West would not result in significant operational health risk impacts nor significant noise impacts to the nearest residents. (Reference: OMW DEIR Page 5.2‐26, & Page 5.10‐21) 5. Will One Metro West be a Zero Net Energy Project? One Metro West would be constructed in accordance with BEE Standards and CALGreen requirements. The BEE Standards and CALGreen are updated tri‐annually with a goal to achieve zero net energy for residential buildings by 2020 and non‐ residential buildings by 2030. The non‐residential standard applies to multi‐family buildings over three stories in height. The proposed project would also provide solar ready hookups to meet the 2030 zero net energy goal. (Reference: OMW DEIR Page 5.4‐11) Additionally, One Metro West will have a LEED‐equivalent sustainability designation. 6. How many school‐aged children are projected to live at One Metro West and what schools will they attend? Based on current Newport‐Mesa projections, One Metro West will house approximately 93 school‐aged children when fully operational. One Metro West students will be zoned to attend California Elementary School located at 3232 California Avenue, Costa Mesa for K‐6th grade; TeWinkle Middle School located at 3224 California Avenue, Costa Mesa for grades 7‐8, and Estancia High School located at 2323 Placentia Avenue, Costa Mesa for grades 9‐12. (Reference: OMW DEIR Page 5.12‐9) 7. Will Costa Mesa residents be able to use the 1.5‐acre open space at One Metro West? Yes, Costa Mesa residents will be welcome to use the 1.5‐acre open space at One Metro West. Additionally, One Metro West will provide a number of public art facilities and the landscaping theme of the open space will extend to the bike/pedestrian connections along Sunflower Avenue and along the bike path to the Santa Ana River Trail. 8. How big is the community room that is open to the public? The community room will be 1,500 square feet, is open to the public and will be managed through an agreement with the City of Costa Mesa and One Metro West. 9. What impact will traffic from One Metro West have on Harbor Boulevard south of the 405 Freeway? Most trip interactions will occur in north Costa Mesa, or along the 405 Freeway. Few project trips are destined south of the 405 Freeway. By way of example, the intersection of Gisler/Harbor will show only 1% approximate change in traffic during AM/PM peak hours. 10. Will there be cut through traffic from One Metro West through Mesa Verde? No. There is a very distinct traffic pattern coming into Costa Mesa in the morning and leaving at night. As noted, few cars venture south of the 405 Freeway during AM/PM peak hours. And those which do will mostly be moving opposite of the existing traffic patterns. 11. How will One Metro West affect traffic patterns at Wimbledon? New traffic in and round Wimbledon will be mostly driven by the re‐development of The Press, including 3,000 new employees and the new food hall. One Metro West will pull AM/PM peak traffic from The Press away from Wimbledon. 12. What will One Metro West do to mitigate traffic? By design, One Metro West is a mixed‐use project with a predominant residential component in an employment‐rich environment, which will help to reduce on‐site and regional vehicle miles traveled resulting in co‐benefits for air quality, mobility, active transportation and general health. That being said, two project‐related level of service issues have been determined at the following intersections, for Year 2040 conditions: A) Susan Street at South Coast Drive (LOS E during p.m. peak hour); and B) Talbert Avenue at Mt. Washington Street (LOS F under both a.m. and p.m. peak hours). However, these issues can be remedied with the following recommended improvements: Prior to the issuance of the first building permit, we will contribute our fair share contribution to the City of Costa Mesa Transportation Division for the implementation of adding a southbound right‐turn lane by restriping Susan Street at the intersection of Susan Street/South Coast Drive. We will also contribute our fair share contribution to the City of Fountain Valley Transportation Division for improvements to the intersection of Talbert Avenue/Mt. Washington Street, which will include adding a traffic signal, restriping the northbound approach to a shared left through lane and a dedicated right turn lane, converting the southbound right turn lane to a dedicated channelized free right turn lane, and adding overlap phasing for a northbound right turn movement. 13. How will One Metro West be phased? As with all multi‐phased communities, economic conditions are the primary driver of the phasing timing. The community is designed to start with Building A and the open space (Phase I), then Building B (Phase II) and finishing with Building C (Phase III). The creative office building could be part of any one phase. Also, phasing can be concurrent as opposed to sequential, if economic conditions warrant it. 14. What permanent behavioral changes do you anticipate from the pandemic that will change the way you design and manage One Metro West? One Metro West offers: A) Work at home offices and areas; B) The fastest fiber optic cable; C) A business office for small office needs; and D) Conference rooms to support Work from Home employees. In addition, we have designed a 1.5‐acre open space, walking paths with greenery, and a connection to the Santa Ana River Trail for residents to get fresh air and ample exercise all while practicing social distancing. To: Leonard Glickman and Brent Stoll, Rose Equities From: David Taussig and Jerry Wen, DTA Subject: Fiscal Impacts Resulting from the Development of the Proposed One Metro Community at 1683 Sunflower Avenue (Former Robinson Pharma) Attached for your review is an Executive Summary of a Fiscal Impact Analysis (“FIA”) for One Metro (the “Community”), which is a mixed-use development that is being proposed by Rose Equities on the site of a former Robinson Pharma manufacturing plant located at 1683 Sunflower Avenue in the City of Costa Mesa (the “City”). The intent of this memorandum is to provide a brief summary of the attached fiscal impact analysis, which evaluates whether the Community will fully pay for all of the public services that it will be receiving from the City. This Executive Summary and the attached analysis incorporate certain revised assumptions recently proposed by City staff and its consultant team that were accepted by DTA based on our understanding of Rose Equities’ ownership plans for the Community. There are, however, remaining City assumptions that that DTA did not accept because they either (i) reflect characteristics of a typical existing multifamily apartment building within the City that are not applicable to the Community, or (ii) they incorporate data that from DTA’s perspective may not be accurate, as explained herein. The Community is located next to the SoCo Collection and The OC Mix and will include a 1,057 unit luxury apartment complex, an office building comprised of 25,000 gross building square feet of creative space, a community grocery store with 6,000 gross building square feet of retail space, and a series of sophisticated on-site recreational amenities. With its desirable location and amenities, the Community is anticipated to be an attractive destination for residents with above-average income who are seeking an urban lifestyle. Notably, only annual recurring revenues and costs are analyzed in the model. Costs that are considered non-recurring, such as capital expenditures, are excluded from the analysis. This is because new development is generally required to construct its own new capital improvements, such as roads or parks, or pay Development Impact Fees (“DIFs”) that enable the City or some other developer to construct these improvements. As these are considered to be “one-time” costs that will not recur, there is no expectation that new development will need to pay for these capital expenditures a second time. Likewise, revenues that are considered to be non-recurring, such as DIFs paid by developers, are also excluded from the model. In sum, the model reflects the estimated recurring annual deficit or surplus to the City’s General Fund that will result from the development of the Community. DTA chooses its analytical assumptions in accordance with industry standards and documents those decisions carefully. The following list explains how some of these assumptions were derived: 2 Discounted Revenues: Certain City General Fund revenues are not expected to increase one-to-one with new development. Thus, a 25% discount rate has been applied to certain General Fund revenues to reflect the estimated ratio of fixed revenues (not impacted by future development) to variable revenues. Discounted Expenses: Notably, with two exceptions, DTA has conservatively assumed that no discount factors would be applied to expenditures, even though it is likely that certain services costs will not need to be duplicated despite the influx of new residential and non-residential development within the Community. The two exceptions are (i) Parks and Community Services and (ii) General Government Administrative Services, neither of which are expected to grow at the same rate as other City services, as explained below. Regarding Parks and Community Services, residents and employees within the Community will have available for their daily recreational activities a 1.5 acre on-site privately maintained park, as well as 211,000 square feet of on-site recreational open space and recreational facilities. In short, the Community will provide its residents with a total of 6.3 acres of on-site park and recreational open space, which equals approximately 51% of the City’s park usage requirement of 12.29 acres for this project. Realistically, the Community is located at a considerable distance from, and in many cases across the freeway from, the City’s public parks. With the magnitude of on-site recreational space, it is unlikely that Community residents will get into their cars or on their bikes more than 50% of the time to access distant public parks so they can walk their dogs, enjoy a stroll, lie in the sun, etc. As a result, DTA assumed that the cost to the City of providing recreational services and maintenance at public parks for the benefit of the Community’s residents would be 50% of the cost of providing these services for existing City residents who have limited or no recreational facilities where they reside. General Government services include many of the City’s overhead administrative costs, such as those associated with the City Council, City Manager, City Clerk, City Treasurer, City Attorney, Finance and Human Resources Departments, Information Services and similar functions in support of other departments. As many of the costs associated with these administrative support services are fixed and will not vary one- to-one with the increases in City departmental services that directly assist new development and new residents, DTA has applied a 25% discount to the proportionate increase in General Government costs. Police and Fire Protection Services: Based on anticipated residential rent levels in the Community, it is apparent that its resident income levels will be considerably higher than the current average for existing apartment buildings within the City. As a result, the application of a standard multiplier approach using City per capita averages for police and fire protection services would generate skewed cost levels that would not be representative of the Community’s actual costs for these services. DTA has therefore applied a case study approach using data provided by the City’s Police and Fire Departments for four large upscale apartment projects within the City whose existing residents are similar to those who will reside in the Community from both a demographic and economic perspective. The methodology and data utilized by DTA for police and fire protection services are further described below. 3 Police Protection Services: The City Police Department (“Police Department”) indicates that it responded to 19,550 incidents and accidents (“Reports”) during CY 2019. Based on the City's Fiscal Year (“FY”) 2020 General Fund budget of $49,482,346 for Police Department expenditures, the City paid out an average of $2,531 per Report. To forecast police protection costs associated with the Community, DTA needed to estimate the number of Reports anticipated to be generated by the Community during a typical Fiscal Year. DTA identified four apartment projects within the City that were comparable to the Community in terms of rent levels and the demographic makeup of their residents. Those apartment projects were Baker Block, 580 Anton, Enclave and Blue Sol. During CY 2019, with an estimated population of 2,634 residents, these four projects generated a total of 176 Reports, which represents 66.82 Reports per 1,000 persons served (see Attachment 1-I). Applying the 66.82 Reports per 1,000 persons served to the 2,087 residents anticipated in the Community, and then multiplying the result by the $2,531 cost per Report, forecast an annual police services cost of $354,349 for the residential component of the Community. To estimate the cost for the retail and office components of the Community, DTA utilized the City average of 118.23 Reports per 1,000 persons served. Based on this assumption, the twelve retail employees will generate one Report and the 83 office employees would generate five Reports (rounded up), for a total of six additional Reports costing $15,186. In sum, the Community’s annual projected police protection costs to the City in FY 2020$ will be $369,536. While the Community will employ its own security guards who are intended to deter some of the crime that might otherwise occur on the Community’s grounds, DTA assumed that the entire $369,536 will be necessary for the Police Department to service the Community in FY 2020. The Police Department has indicated that it is considering modifying its patrol deployment model and staffing to take on the increased 24/7 responsibility that comes with patrolling the northwest side of the City as it evolves into residential and retail uses from its current industrial use. DTA acknowledges that its FIA does not take this factor into consideration and will adjust the projected police protection costs to the City once it receives quantification of the additional costs associated with police redeployment. Fire Protection Services: The Costa Mesa Fire Department (“Fire Department”) provided DTA with a fire call log for FY 2019, during which time the Fire Department responded to 12,624 fire calls (“Calls”) on a Citywide basis. Based on the locational information provided by the Fire Department in its FY 2018 Call log, DTA estimated that 27.97% of those Calls were to highway, street or other vacant locations for which no revenue sources were available to the City to fund these services. Hence, a total of 9,130 Calls were assigned to specific occupied land uses, so based on the City's FY 2020 General Fund budget of $28,237,213 in Fire Department expenditures, the City paid out an average of $3,093 per Call to these land uses. Utilizing the same four comparable apartment buildings described in the above Police Protection Services analysis, DTA noted that these buildings generated 75 Calls, or 28.47 Calls per 1,000 4 persons served. Applying the 28.47 Calls to the 2,087 anticipated residents in the Community, and then multiplying the result by the cost of $3,093 per Call, generated a fire protection services cost of $185,568 for the residential component of the Community. To estimate the cost for the retail and office components of the Community, DTA utilized the City average of 55.21 Calls per 1,000 persons served. Based on this assumption, the twelve retail employees will generate one Call, while the 83 office employees would generate three Calls (rounded up), for a total of four additional Calls costing $12,371. In sum, the Community’s annual projected fire protection costs to the City in FY 2020$ is projected to be $197,939. Office Space Valuation: The current real estate market includes a wide range of office prices, but recent sales of Taj Mahal Medical Center in Laguna Hills for $515/sq. ft. (“SF”), Bayside Square in Newport Beach for $650/SF and One Enterprise Circle in Aliso Viejo for $537/SF reflect a projected Community office space value of $550/SF. Persons per Household: The projected average 1.974 persons per household for the Community is provided by Competitive Analytics, a leading economic data analytics firm. Square Feet per Employee: DTA maintains a database of fiscal impact studies and employment information per building square foot for non-residential development that was obtained from various city planning departments (including from cities located within Orange County), as well as surveys from various Federal government and industry sources. It is through this process that the number of employees generated by the proposed Community was estimated. Tax Sharing (Secured Property Taxes): Property tax revenue estimates are based on apportionment factors provided by the County Auditor-Controller. Property tax revenues are projected based on the City’s estimated share of the general 1% property tax levy. Total secured property tax revenues received by the City from the proposed Community will equal approximately 14.95% of the basic 1% [Proposition (“Prop”) 13] property tax levy from the Tax Rate Area (“TRA”) encompassing the Community. Please note that the gross tax increment, as calculated by the County Auditor- Controller, has been reduced to account for the projected Education Revenue Augmentation Fund (“ERAF”) property tax shifts. Property Tax In Lieu of Vehicle License Fees (“VLFs”): The approval of Prop 1A in California in 2004 enacted a constitutional amendment that introduced a new methodology to calculate property taxes in lieu of VLFs. Per California Revenue and Taxation Code §97.70, the property tax in lieu of VLF amount now increases at the same rate as the growth in assessed valuation for a city or county. Property taxes in lieu of VLF revenues are therefore projected to grow at the same rate as the change in the Citywide gross assessed valuation resulting from the construction of the Community. Property taxes in lieu of VLF revenues constitute an addition to other property tax apportionments and were calculated for the purposes of this FIA at $0.59 per $1,000 increase in assessed valuation on a Citywide basis. 5 Prop 172 Public Safety Sales Tax (“Prop 172 Sales Tax”): Based on the City's FY 2020 General Fund budget of $1,113,607 for Prop 172 Sales Tax revenues, the expected Prop 172 Sales Tax rate to the City is equal to 0.02% rather than its gross rate of 0.5%. Measure X Excise Tax: Since Measure X Excise Tax is related solely to research, manufacturing, testing and wholesale activities provided for medical marijuana purposes in the City, the Community is not anticipated to generate any Measure X Excise Tax revenues to the City’s General Fund. Property Transfer Tax: Since Rose Equities plans to own the Community for 50+ years, there will be no property transfers occurring at any point in the near term, so no property transfer tax revenues are projected for the City’s General Fund. For additional details regarding the specific assumptions and methodology utilized to calculate the fiscal impacts for the Community, please see Attachment 1 below. As reflected in Figure 1 below, the overall net fiscal impact to the City's General Fund resulting from the revenues anticipated to be generated by the Community's build-out, as compared with the cost of public services associated with its build-out, will be an annual recurring fiscal surplus of $584,514. Annual recurring revenues generated by the Community are projected to equal approximately 1.57 times the General Fund costs associated with the Community. 6 7 A more detailed breakdown of the revenues and costs associated with the construction of the Community is listed in Table 2 below. The largest two projected City General Fund revenue sources attributable to the Community at build-out are property taxes (including property tax in lieu of VLFs) and indirect sales taxes. Property taxes alone will generate 71.2% of the City's revenues from the Community, with indirect sales taxes adding an additional 11.7%. Conversely, the largest projected City General Fund expenditures will be for police (35.9%), public services (24.3%), and fire protection (19.2%) services. 8 DTA feels strongly that the use of police Report and fire Call data based on actual experience in four apartment complexes in the City with rental levels and amenities similar to the Community generates a valid measure of police protection and fire protection costs for the Community. However, even using the City’s more conservative approach under which the costs of these services are solely based on a straight “multiplier approach” (i.e., assuming that the Community will require the same level of services as typical existing apartment developments within the City characterized by much lower rent levels), the overall net fiscal impact anticipated to be generated by the Community's build-out will be an annual recurring fiscal surplus of $56,686, with the recurring revenues generated by the Community equaling approximately 1.04 times the General Fund costs associated with the Community, as reflected in Figure 4 below. There are several reasons for the fiscal surplus being generated by the Community under both sets of assumptions discussed above. First, the parcel on which the Community will be located has not changed hands in many years, so the existing assessed value has been artificially restricted by a 2% annual escalator that has not reflected the impacts of real estate inflation on new development sales prices over the years. The development of the Community would remove that restriction and substantially increase the property taxes and in-lieu vehicle license fee revenues for the site. Second, the estimated value of $505,000 per unit for the 1,057 apartment units and $550 per square foot for the 25,000 square feet creative office building both significantly increase the City’s property tax revenues and indirect sales tax revenues. Regarding the latter, at a monthly rent of $3,400 per unit, the luxury apartments within the Community will provide additional shoppers with an above-average disposable income to the City's off-site existing retail development, thereby generating $186,142 in indirect-sales taxes for this off-site retail development. 9 If you have any further questions regarding this Executive Summary, please feel free to contact David Taussig or Jerry Wen at (800) 969-4DTA. Enclosures: 1. Attachment 1 – FIA Rose Equities Fiscal Impacts Resulting from the Proposed One Metro Community 2020 Estimated City Population [1] 115,830 2020 Estimated City Employees [2] 96,548 2020 Persons Served Population [3] 164,104 [1] California Department of Finance, Housing and Population Information, January 1, 2019. [2] Source: Southern California Association of Governments. Property Tax - Exclude In-Lieu of VLF $29,975,549 Recurring Case Study 0% NA Sales Tax $58,741,249 Recurring Case Study 0% NA Sales Tax - Prop 172 $1,113,607 Recurring Case Study 0% NA Property Transfer Tax $800,000 Recurring Case Study 0% NA Transient Occupancy Tax $9,619,199 Recurring Case Study 0% NA [3] Assumes City population plus 50% of employees. 2020 Estimated City Population [1] 115,830 2020 Estimated City Employees [2] 96,548 2020 Persons Served Population [3] 164,104 [1] California Department of Finance, Housing and Population Information, January 1, 2019. [2] Source: Southern California Association of Governments. [3] Assumes City population plus 50% of employees. Legislative $773,216 Recurring Case Study 0% NA Administration $10,693,957 Recurring Case Study 0% NA Finance $4,369,638 Recurring Case Study 0% NA Development Services $6,950,075 Recurring Case Study 0% NA Non-Departmental $11,475,099 Non-Recurring NA 0% NA Information Technology $3,665,497 Recurring Case Study 0% NA Police $49,482,346 Recurring Case Study 0% NA Public Services $19,209,987 Recurring Persons Served 0% $117.06 Parks & Community Services $7,298,474 Recurring Persons Served 50% $22.24 Fire $28,237,213 Recurring Case Study 0% NA Apartments 1,057 Specialty Grocery Store 6,000 Office 25,000 Apartments 1.974 Specialty Grocery Store 500 Office 300 Apartments 1,057 2,087 Specialty Grocery Store 6,000 12 Office 25,000 83 [1] Source: Project Proponent. [2] Source: Competitive Analytics. [3] Source: DTA Public Works Database. [4] Assumes residential population plus 50% of direct employees. City of Costa Mesa [2]14.95% Homeowner's Exemption (Annually) $7,000 Percent of Sale Units Taking Homeowner's Exemption [3] 90% Number of Units [4] 1,057 Estimated Value per Unit [5] $505,000 Total Estimated Net Taxable Value $533,785,000 Estimated Number of Sq. Ft. [4] 6,000 Estimated Valuation per Sq. Ft. [5] $500 Total Estimated Net Taxable Value $3,000,000 Estimated Number of Sq. Ft. [4] 25,000 Estimated Valuation per Sq. Ft. [5] $550 Total Estimated Net Taxable Value $13,750,000 Residential Property 2.75% Non-Residential Property 10.00% Residential Property 0.00% Non-Residential Property 0.00% Transfer Tax as a % of Assessed Value 0.11% Property Transfer Tax Passed Through to City of Costa Mesa 50.00% Vehicle Licensing Fees per Capita NA Total City of Costa Mesa Gross Assessed Value [9] $21,157,439,070 City of Costa Mesa Property Tax In-Lieu of Vehicle License Fee [10] $12,471,337 Property Tax In-Lieu of Vehicle License Fee Increase per $1,000 Assessed Value $0.59 Apartments $797,938 Specialty Grocery Store $4,485 Office $20,554 Apartments $21,943 Specialty Grocery Store $449 Office $2,055 Apartments $0 Specialty Grocery Store $0 Office $0 Projected Residential and Non-Residential Land Uses $301,707 [1] Based on "General Fund" levy for Tax Rate Area (TRA). Data provided by the County of Orange Auditor-Controller's Office. TRA allocations adjusted for ERAF. Note, figure does not include non-General Funds. [2] Post ERAF rates based on the weighted average of the fiscal year 2019-20 rates applicable to the TRAs in the Project. Source: County of Orange Auditor-Controller Office. [3] Estimate, subject to change. [4] Please see Attachment 1-C. Subject to change. [5] Source: Project Proponent. [6] Based on typical DTA baseline assumptions. [7] Project Proponent plans to own the Project for an extended period of time. [8] Source: California Revenue & Taxation Code §11901, et seq [9] Source: Orange County Auditor-Controller. [10] Source: City of Costa Mesa Adopted Operating & Capital Improvement Budget, Fiscal Year 2019-2020. [11] Property Tax in-lieu of Vehicle Licensing Fees applies to incremental property value. Current estimated land value of Project site of $38,692,887 excluded from calculation. Projected Rent per Unit [1] $40,800 Estimated Rent as Percent of Median Household Income [2] 28.84% Average Household Income $141,470 Retail Taxable Expenditures (as a % of Disposable Income) [3] 24.43% Annual Spending per Employee [4] $5,126 City of Costa Mesa Retail Taxable Purchase Capture [5] 50% Specialty Grocery Store $450.98 Office $0.00 Displaced Existing Taxable Sales within the City of Costa Mesa [7] 15% City of Costa Meas Municipal Code §16-14 1.00% Prop 172 [8] 0.02% Apartments $186,142 Direct Employees $2,481 Specialty Grocery Store $23,436 Office $0 [1] Source: Project Proponent. [2] Source: Competitive Analytics. [3] Source: Bureau of Labor Statistics, 2017 Consumer Expenditure Survey [4] Source: "Office Worker Retail Spending Patterns: A Downtown and Suburban Area Study," ICSC (2004). Adjusted for inflation assuming 3% annual inflation rate. [5] Based on typical DTA baseline assumptions. [6] Source: Project Proponent. [7] Based on typical DTA baseline assumptions. [8] Source: City of Costa Mesa Adopted Operating & Capital Improvement Budget, Fiscal Year 2019-2020. Business Licenses Per Employee $7.42 Franchise Fees Persons Served $23.61 Use of Money and Property Persons Served $19.58 Charges for Services - Non-Development Persons Served $32.66 Licenses and Permits Persons Served $15.84 Fines and Forfeitures Persons Served $9.89 Other / Miscellaneous Persons Served $8.78 Business Licenses $705 Franchise Fees $50,396 Use of Money and Property $41,794 Charges for Services - Non-Development $69,713 Licenses and Permits $33,810 Fines and Forfeitures $21,110 Other / Miscellaneous $18,741 [1] Based on City of Costa Mesa Adopted Operating & Capital Improvement Budget, Fiscal Year 2019-2020. Investment Period for Recurring Non-Interest General Fund Revenues 12 Months Local Agency Investment Fund (LAIF) Rate of Return [1] 2.06% Local Agency Investment Fund (LAIF) Percentage of Earnings Cost [1] 50.00% Total Property Tax Revenues (Attachment 1-D) $1,149,131 Total Sales Tax Revenues (Attachment 1-E) $212,059 Total Multiplier Revenues (Attachment 1-F) $236,269 [1] Estimate. Subject to change. Public Services Persons Served $117.06 Parks & Community Services Persons Served $22.24 Public Services $249,865 Parks & Community Services $47,471 [1] Based on City of Costa Mesa Adopted Operating & Capital Improvement Budget, Fiscal Year 2019-2020. 2020 Estimated City Population [1] 115,830 2020 Estimated City Employees [2] 96,548 2020 Persons Served Population [3] 165,358 Estimated Number of Police Reports [4] 19,550 Estimated Police Reports per 1,000 Persons Served 118.23 Police Expenditures Assumption [5] $49,482,346 Estimated Police Expenditures per Police Report $2,531 Persons per Household [6] 1.9742 Baker Block [7] 93.2% 580 Anton [7] 59.6% Enclave [8] 95.9% Blue Sol [8] 95.9% Baker Block 240 441 580 Anton 250 294 Enclave 890 1,685 Blue Sol 113 214 Baker Block 26 580 Anton 25 Enclave 102 Blue Sol 23 Total Number of Police Reports 176 Estimated Residential Population 2,634 Police Reports per 1,000 Persons Served 66.82 Estimated Police Reports per 1,000 Persons Served 66.82 Total Projected Residential Population [9] 2,087 Total Estimated Police Reports 140 Estimated Police Reports per 1,000 Persons Served 118.23 Total Direct Employees [9] 12 Total Projected Persons Served Population [10] 6 Total Estimated Police Reports 1 Estimated Police Reports per 1,000 Persons Served 118.23 Total Direct Employees [9] 83 Total Projected Persons Served Population [10] 42 Total Estimated Police Reports 5 Apartments $354,349 Specialty Grocery Store $2,531 Office $12,655 [1] Based on the 2019 City population estimate. Source: California Department of Finance, Housing and Population Information, January 1, 2019. [2] Source: City of Costa Mesa Adopted Operating & Capital Improvement Budget, Fiscal Year 2019-2020. [3] Assumes City population plus 50% of employees. [4]Based on the total of incident and accident reports in 2019. Source: City of Costa Mesa Police Department. [5] Based on the Police Department expenditures funded by City's General Fund. Source: City of Costa Mesa Adopted Operating & Capital Improvement Budget, Fiscal Year 2019-2020. [6] Source: Competitive Analytics. [7] Source: Financials provided by the apartment project ownership. [8]Source: Axiometrics. [9] Please see Attachment 1-C. [10] Assumes 50% of direct employees. 2020 Estimated City Population [1] 115,830 2020 Estimated City Employees [2] 96,548 2020 Persons Served Population [3] 165,358 Estimated Number of Fire Calls [4] 12,674 Estimated Percent of Fire Calls to Public/Vacant Locations [5] 27.97% Estimated Number of Fire Calls to Occupied Land Uses 9,130 Estimated Fire Calls per 1,000 Persons Served 55.21 Fire Expenditures Assumption [6] $28,237,213 Estimated Fire Expenditures per Fire Call $3,093 Persons per Household [7] 1.9742 Baker Block [8] 93.2% 580 Anton [8] 59.6% Enclave [9] 95.9% Blue Sol [9] 95.9% Baker Block 240 441 580 Anton 250 294 Enclave 890 1,685 Blue Sol 113 214 Baker Block 12 580 Anton 7 Enclave 41 Blue Sol 15 Total Number of Fire Calls 75 Estimated Residential Population 2,634 Fire Calls per 1,000 Persons Served 28.47 Estimated Fire Calls per 1,000 Persons Served 28.47 Total Projected Residential Population [10] 2,087 Total Estimated Fire Calls 60 Estimated Fire Calls per 1,000 Persons Served 55.21 Total Direct Employees [10] 12 Total Projected Persons Served Population [11] 6 Total Estimated Fire Calls 1 Estimated Fire Calls per 1,000 Capita 55.21 Total Direct Employees [10] 83 Total Projected Persons Served Population [11] 42 Total Estimated Fire Calls 3 Apartments $185,568 Specialty Grocery Store $3,093 Office $9,278 [1] Based on the 2019 City population estimate. Source: California Department of Finance, Housing and Population Information, January 1, 2019. [2] Source: City of Costa Mesa Adopted Operating & Capital Improvement Budget, Fiscal Year 2019-2020. [3] Assumes City population plus 50% of employees. [4] Source: City of Costa Mesa Fire Department. [5] Out of the total 11,664 fire calls in 2018-19, 3,262 fire calls were to the public/vacant locations. Source: City of Costa Mesa Fire Department. [6] Based on the Fire Department expenditures funded by City's General Fund. Source: City of Costa Mesa Adopted Operating & Capital Improvement Budget, Fiscal Year 2019-2020. [7] Source: Competitive Analytics. [8]Source: Financials provided by the apartment project ownership. [9] Source: Axiometrics. [10] Please see Attachment 1-C. [11] Assumes 50% of direct employees. Total Recurring General Fund Expenditures (excluding General Government Overhead) [1] $104,228,020 Recurring General Government Overhead Expenditures (as a % of Total Recurring General Fund Expenditures) [2] 25.4% Marginal Increase in General Government Costs 75% Total Multiplier Expenditures (Attachment 1-H) $297,336 Total Police Expenditures (Exhibit 1-I) $369,536 Total Fire Expenditures (Exhibit 1-J) $197,939 [1] Based on City of Costa Mesa Adopted Operating & Capital Improvement Budget, Fiscal Year 2019-2020. [2] General Government Overhead Expenditures defined as costs for Legislative, Administration, Finance, Development Services, and other General Government. Prepared For:CITY OF COSTA MESA77 Fair Drive,   (714) 754-5000            Arlis Reynolds Lori Ann Farrell Harrison       Jon Zich Dianne RussellJenna Tourje        Jennifer Le, Assistant Director of Development Services      Applicant:ROSE EQUITIES       (323) 782-4300Brent StollPrepared By:Templeton Planning Group        Focus360         Low Altitude Blimp Photography       COPYRIGHT ACKNOWLEDGMENT                                                          such Instruments of Service are placed online, submitted to public entities and/or the project is constructed,                               |      | VISUAL ANALYSIS MATRIX : ENVIRONMENTAL FACTORSSYMBOL LEGEND:EXCELLENT : NO NOTICEABLE CHANGEGOOD : SOME MINOR CHANGEFAIR : CHANGE IS VISIBLEPOOR : VISIBILITY IS INTRUSIVE DESPITE DISTANCE AND OTHER MITIGATION275 - 1,000 FT.1,000 - 2,000 FT.> 2,000 FT.2. SHADOWS1. VIEWS / HEIGHT3. DISTANCE4. PRIVACY5. LIGHTING6. TRAFFIC7. NOISENUMBER OF HOMES THAT CAN SEE A PORTION OF BUILDING “A” OVER THE 16 FT. FREEWAY SOUND WALL:DISTANCE IN FEET FROM BUILDING “A”TO CENTER LINE OF STREETSTATE STREETS MESA VERDE6 20 16 23 17 0 0 0 00 0 0 0 0 0 0 0000 0 0 0 0 0 0 00 0 0 0455’385’ - 515’350’ - 645’400 ‘ - 710’505’ - 1,000’0 0 0ENVIRONMENTALFACTORS             667     82                                          1 Address: 8383 Wilshire Boulevard #632 • Beverly Hills 90211 • Phone: 323.482.4300 April 28, 2021 Ms. Jennifer Le Economic and Development Services Director City Costa Mesa 77 Fair Drive Costa Mesa, CA 92626 Subject: One Metro WEST Dear Ms. Jennifer Le, In conjunction with our upcoming May 4th, 2021 city council hearing, please use this letter as our formal request to amend the Development Agreement. Section 4.3 of the agreement states the payment of fees (Park, Traffic, Measure Z and Fire Protection System) for the entire project be paid prior to first building permit. For each of these fees, we request the following change: The fee paid prior to obtaining the building permit would be equal to proportionate amount of the fee for said phase, plus 25% of the fee for the next phase. By way of example - if the proportionate fee for phase I is $2,000,000 and the estimated proportionate fee for phase II is $1,000,000, then $2,250,000 ($2,000,000 + ($1,000,000 x 25%)) would be paid prior to issuance of the building permit for phase I. Again, this equation would be applied to the Park, Traffic, Measure Z and Fire Protection System fee. It ensures payment of the appropriate fee for said phase, in addition to a ‘down payment’ on the subsequent phase. The city would always be ahead. The public benefit package in the first phase is significant. One Metro West will be funding $6 million in development agreement exactions, as well as constructing the park, the bike path and Sunflower Avenue in the first phase. These benefits range from $13-$15 million. By comparison, the entire 2020-2021 city budget for capital expenditures is $17.5 million. We hope you see this change to Development Agreement section 4.3 as reasonable. With this change, One Metro West will still be providing about 75% of the total project’s fees, infrastructure and exactions during the first phase. We are looking forward to discussing this with the Mayor and Council. I have included a suggested redline and amended agreement for your review. I have also included an estimated breakdown of these aforementioned fees and costs. Attachment 12 -1- DEVELOPMENT AGREEMENT NO. [_____] A DEVELOPMENT AGREEMENT BETWEEN CITY OF COSTA MESA and INTERNATIONAL ASSET MANAGEMENT HOLDING GROUP, LLC a [______] -1- DEVELOPMENT AGREEMENT NO. [_____] This         of this ___ day of ___________, 2020 by and between the City of Costa Mesa, California (hereinafter  International Asset Management Holding Group, LLC   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   rs to provide predictability to 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    nificant 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 the CITY 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 development of a mixed-use project with residential, commercial, creative office and open space uses and provide the CITY with additional funds that could be used for CITY facilities and will therefore implement numerous general plan and other public policies of the CITY; and WHEREAS, the provision by OWNER of these aforementioned public benefits allows the CITY to realize significant economic, and social benefits; and WHEREAS, the physical effects, if any, of the Project and this Agreement have been analyzed pursuant to      CEQA    section 21000 et seq.); and WHEREAS, this Agreement and the Project are consistent with the Costa Mesa General Plan, as amended, and any specific plan, as amended, 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 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 -2- 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 Costa Mesa, a California municipal corporation. 1.1.3   means the duly elected city council of the City of Costa Mesa. 1.1.4           commences. 1.1.5  means the improvement of the Property for the purposes of completing the structures, improvements and facilities comprising the Project 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    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 Approv 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) general plan, general plan amendments, specific plans and specific plan amendments; (b) tentative and final subdivision and parcel maps; (c) conditional use permits and master plans; (d) zoning, zoning map amendments, and zoning text amendments; and, -3- (e) grading and building permits. 1.1.7   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             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, but does not in             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   means the plan for development of the Property as set forth in the vested entitlements listed in  . (a)          Department, including his or her designee. 1.1.10 Effective Date means the date the ordinance approving and authorizing this Agreement becomes effective. 1.1.11    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 th      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; (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; (e) the exercise of the power of eminent domain. -4- 1.1.12  means the persons and entities listed as OWNER on page 1 of this Agreement and their successors 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     A      to this Agreement. 1.1.16         CITY and the community by OWNER pursuant to Section 4 below. 1.1.17    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:    Legal Description of the Property.    Map showing Property and its location.    Development Plan.    Development Impact Fees 2. GENERAL PROVISIONS. 2.1 Binding Effect of Agreement. The Property is hereby made subject to this Agreement. Development of the Property is hereby fully vested and authorized and shall be carried out in substantial 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. 2.3 City Council Findings. The City Council finds that: 2.3.1 This Agreement is consistent with the CITY   , as amended. 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. -5- 2.3.3 This Agreement provides public benefits to the City. 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              twenty five (25) years thereafter, 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. 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   n        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, 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 -6- 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. 2.5.4 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 or condominium 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/condominium and such lot/condominium 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/condominium 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 (b) A certificate of occupancy has been issued for a building on the lot/condominium, and the fees for such lot set forth in this Agreement have been paid. 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. 2.7 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. -7- (b) Entry of a final judgment setting aside, voiding or annulling the adoption of the ordinance approving this Agreement. (c) 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 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 telegraph company after transmission by telegraph to the recipient named below. All notices shall be addressed as follows: If to CITY: City of Costa Mesa 77 Fair Drive Costa Mesa, CA 92627 (714) 754-5245 Attn: City Manager Copy to: Jones & Mayer 3777 N Harbor Blvd. Fullerton, CA (714) 446-1400 Attn: Kimberly Hall Barlow -8- If to OWNER: Rose Equities, as agent for International Asset Management Holding Group, LLC 8383 Wilshire Boulevard, Suite 632 Beverly Hills, CA 90211 Attn: Brent Stoll Telephone: (323) 782-4300 Copy to: Rutan & Tucker, LLP 611 Anton Blvd., Suite 1400 Costa Mesa, CA 92694 Attn: John A. Ramirez Telephone: (714) 662-4610 (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 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 in effect on the Effective Date that are required to complete the Project as contemplated by the Development Plan. Except as otherwise provided in this Agreement, 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 in effect on the Effective Date or, if consented to by OWNER, those subsequently adopted or amended. OWNER shall comply with all mitigation measures required to be undertaken pursuant to any document prepared in compliance with the California Environmental Quality Act with respect to the Project. 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. In connection with any subsequently adopted Development Approvals and except as specifically provided otherwise herein, CITY may exercise its discretion in accordance with the Land Use Regulations then in effect, as provided by this Agreement, including, but not limited to, the Reservation of Rights. CITY shall accept for processing, review and action all -9- applications for subsequent development approvals, and such applications shall be processed expeditiously. 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. (b) Procedural regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals and any other matter of procedure. (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. (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 material 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 material 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 materially conflict with the Development Plan and shall therefore not be applicable to the development of the Property. (g) Regulations that are in material conflict with the Development Plan; provided OWNER has given written consent to the application of such regulations to -10- 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 materially conflict with this Agreement and do not impose increased costs on OWNER. 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 this Agreement shall be modified or suspended as may be necessary to comply with such State 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. 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 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                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. 3.6 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       g 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              -11- CC&Rs which the City Attorney believes not to be in compliance with this Agreement (a   -            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 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.               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) an agreement is otherwise reached between the Parties allowing for the recording of the CC&Rs. The CC&Rs may run with the land and bind    gns. Except as provided above, any dispute between the Parties                binding arbitration pursuant to the rules of the American Arbitration Association. 4. PROJECT BENEFITS & COMMITMENTS 4.1 Public Benefits. The Project will serve to redevelop an industrial site, will provide on-site infrastructure upgrades; and will provide additional housing opportunities to residents of the City. In addition, the Project will   s open space and recreational facilities by providing the following: 4.1.1 Public Open Space: The Project will include the construction, ongoing maintenance and management of a 1.5-acre passive open space area that will be made available to the general public through dedication of a public access easement to the CITY; 4.1.2 Community Center: The Project will also include construction, ongoing maintenance and management of a 1,500-square-foot community room located in Building B that will be made available for use to the CITY and to the general public (subject to commercially reasonable rules regarding access, insurance requirements, security, etc.,). [Specific terms of use TBD]; 4.1.3 Sunflower Avenue Improvements: The Project will include off-site improvements to Sunflower Avenue that would include, but not be limited to, wider pedestrian sidewalks, street furniture, lighting, wayfinding and public art, pedestrian signal, pedestrian and bike crossings, improved bicycle lanes (beyond the Class II facilities required along the Project frontage) with identification and separation from vehicles, new landscaped street median pockets, and striped on-street parking along the south side of Sunflower Avenue; 4.1.4 Maintenance of Off-Site Improvements: The CITY will maintain pavement, curb and gutter; the OWNER is to maintain offsite landscaping, irrigation and other features; -12- 4.1.5 Advancement of Development Impact Fees: OWNER shall pay all development impact fees identified in Section 4.3 to the CITY prior to the issuance of the first building permit; 4.1.6 Funding for Public Safety: prior to issuance of first building permit OWNER shall pay to CITY the sum of two million dollars ($2,000,000.00) to be used, in the              nd Fire departments, including, but not limited to updates to the firing range, replacement Fire apparatus, and other public safety related projects and/or expenses; 4.1.7 Funding for Community Infrastructure Improvements: prior to issuance of first building permit OWNER shall pay to CITY the sum of one million dollars ($1,000,000.00)               -wide roadway and trail improvements (e.g. Adams Avenue improvements and Citywide bike trail improvements); 4.1.8 Economic Recovery Fund: prior to issuance of first building permit OWNER shall pay to CITY the sum of three million dollars ($3,000,000.00) to be used by the City, in its sole and absolute discretion, to assist community initiatives related to economic recovery and/or to support essential governmental functions during states of emergency and/recovery therefrom. 4.1.9 Gisler Avenue/Garfield Avenue Bridge: OWNER agrees to support objections to and actions to remove the planned Gisler/Garfield Avenue Santa Ana River crossing from         4.2 Affordable Housing. It is the intent of CITY to consider and adopt a citywide affordable housing program to require the inclusion of affordable housing, or fees in- lieu thereof, in conjunction with all new residential development. The Project shall provide one hundred six (106) of its units at rates that are affordable to lower-income families; of the total units, sixty-seven (67) units shall be reserved for very low-income and thirty-nine (39) units for low-income tenants. The Project shall not satisfy this requirement by payment of fees in-lieu thereof. Affordable units shall be maintained in for a period of not less than forty (40) years from the date of the last certificate of occupancy of the Project at the affordability levels described in this section. Such units shall be evenly distributed throughout the Project and shall be identical to all other similarly sized units at the Project in terms of design, construction, access and OWNER provided amenities. Construction of affordable units will be proportional throughout the development of the Project, such that a proportional share of affordable units will be included in each phase of development, i.e., if the first phase of the Project is 25% of the total residential units, then approximately 25% of the total affordable units must be completed in that first phase, etc. In addition, the sizes of the affordable units shall be proportionate to the sizes of all other units within the Project, i.e., if the Project is comprised of 40% one-bedroom, 50% two-bedroom and 10% three-bedroom, then the bedroom count for the affordable units shall be similarly allocated. -13- 4.3 Development Impact Fees. 4.3.1 Parkland Impact Fee. Each phase of the Project will be subject to the park impact fee for apartment units at $5,000.00 per unit and shall be paid to the CITY prior to the issuance of the first building permit for said phase, in addition to a 25% down payment  for the next phase. The project includes a subdivision for condominium purposes that OWNER indicates may or may not be exercised. Should the OWNER determine to record a Final Tract Map and convert the apartment units to condominium units, OWNER shall pay the difference in fees between the initial $5,000.00 per unit park impact fee and the fee in place at the time of Map recordation for condominium units. The Tentative Tract Map shall remain valid for the term of this agreement and expire coterminous with this agreement if not exercised. 4.3.2 Traffic Impact Fee. Each phase of the The Project will be subject to the traffic impact fee for all additional vehicle trips generated by the Project at the rate in place at the time of approval of the Project (currently two hundred thirty-five dollars ($235.00) per additional vehicle trip) and shall be paid to the CITY prior to the issuance of the first building permit for said phase, in addition to a 25% down payment for the next phase. The Project will generate a total of six thousand eight hundred (6,800) vehicle trips. 4.3.3 Open Space and Public Park Impact Fee (Measure Z). Each phase of the The Project is subject to the Open Space and Public Park Impact Fee (also known as Measure Z) at the fee established by Resolution of the City Council at the time of issuance of the first building permit up to $1.50 per square foot for said phase, in addition to a 25% down payment for the next phase. The fee shall be paid to the CITY prior to the issuance of the first building permit. 4.3.4 Fire Protection System Development Impact Fee. The intent of the parties is that the Project shall be subject to the most current Fire Protection System Development Impact Fee. Accordingly, each phase of the the Project is subject to a Fire Protection System Development Impact fee in an amount calculated to be the equivalent of the North Costa Mesa Fire Fee study and shall be paid to the CITY prior to the issuance of the building permit for said phase, in addition to a 25% down payment for the next phase; provided, however, that if a new citywide Fire Protection System Development Impact Fee study is adopted after issuance of first building the payment of the feepermit, said phase would be subject the Project shall then be subject to this new fee. 4.3.5 Time of Payment. Except as described in Subsection 4.3, the fees required shall be paid to CITY in accordance with the terms of the implementing ordinance(s). 4.4 Dedication of On-Site Easements and Rights of Way. OWNER shall dedicate to CITY all on-site rights of way and easements deemed necessary for public improvements, in CITY's sole discretion, within 15 days of receipt of written demand from CITY. 5. FINANCING OF IMPROVEMENTS. If deemed appropriate by CITY, CITY and OWNER 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 or private improvements required as part of the Development Plan and/or payment of any Development Impact Fees. Without limiting the generality of the foregoing, for -14- the purposes of this paragraph, included within the definition of public improvements are street improvements, sewer improvements, drainage improvements, water improvements, other utility improvements, park improvements, trail improvements, pedestrian or bicycle improvements and open space. 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 or dedicates land for the establishment of public improvements. 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 may 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 Director, within thirty (30) days after written notice from the CITY. The Annual Monitoring Report shall be accompanied by an annual review and administration fee 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 Director, 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 Director, or his or her designee, may 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. 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. -15- 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 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 Director 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 Director 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 either 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 damages. -16- 7.2 Release. Except for non-monetary remedies, OWNER, for itself, its successors and assignees, hereby releases CITY, 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, 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 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 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 as determined by the Director 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 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 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. -17- 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, or the approval of any permit granted pursuant to this 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. 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 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) 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 -18- (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: (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 -19- 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 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 Project Benefits & Commitments 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 any such provision is 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 -20- 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 and other labor difficulties beyond the party's control, (including the party's employment force), government regulations, court actions and pending litigation (such as lawsuits seeking to overturn the project approvals, restraining orders or injunctions), or other causes beyond the party's control. 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 under any circumstances for more than five (5) years. 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. -21- 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. 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 Eminent Domain. No provision of this Agreement shall be construed to limit or restrict the exercise by CITY of its power of eminent domain. 10.19 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 Director and the City Clerk, 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 -22- 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. 10.20 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. IN WITNESS WHEREOF, the parties hereto have executed this Development Agreement on the last day and year set forth below. OWNER International Asset Management Holding Group, LLC ____________________________________ Brent Stoll, [Title] Dated: _______________ CITY CITY OF COSTA MESA, a California municipal corporation _________________________________ Katrina Foley, Mayor Dated: _______________ ATTEST _________________________________ Brenda Green, City Clerk APPROVED AS TO LEGAL FORM ____________________________________ Kimberly Hall Barlow, City Attorney -23- -24-   (Legal Description of the Property) -25-   (Map of the Property) -26-   (Development Plan) [Insert as applicable] General Plan Amendment No. [___________] Specific Plan No. [___________] Zone Change No. [___________] Tract Map No(s). [___________] Master Plan No. [____________] -27-   (Development Impact Fees)