HomeMy WebLinkAboutInitial Plan; Zoning Review IPZR2017011 - Supporting DocumentsCit of Huntin ton Beach
2000 MAINSTREET CALIFORNIA92648
DEPARTMENTOFCOMMUNITYDEVELOPMENT
Plannin Division
714/536-5271
Code Enforcement Division Buildin Division
714/375-5155 714/536-5241
August 22, 2017
Application:INITIAL PLAN AND ZONING REVIEW NO. 17-011 (KAISER MEDICAL
OFFICE)
Applicant/
Property Owner:
Request:
Skyler Denniston
Kaiser Foundation Health Plan
393 E. Walnut Street, 4thFloor
Pasadena, CA 91188
To review a conceptual request to replace an existing 33,000 sq. ft. medical
office with a phased development of approximately 61,858 68,517 sq. ft. of
medical office with a multi-level parking structure (280 parking structures).
Location:18081 Beach Blvd., 92648 (near the southwest corner of Beach Blvd. and
Talbert Ave.)
Dear Mr. Denniston:
The Planning Division has completed the review of your conceptual land use changes and
development plans submitted on July 18, 2017. Please note that the comments provided in this
letter reflect Planning Division review only. Comments from the Planning Division should be
considered preliminary and subject to change upon receipt of new information and/or submittal
of a formal entitlement application. This review does not include comments from the Building
Division, Public Works Department, Fire Department, and Police Department.
Existin General Plan and Zonin Desi nation:
The subject property has a current General Plan designation of M-sp-d (Mixed Use -
Specific Plan Overlay —Design Overlay).
The zoning designation for the property is currently SP14 (Specific Plan No. 14 —Beach
Edinger Corridor Specific Plan —Neighborhood Boulevard Segment).
Code Re uirements:
The following code issues were identified based on a preliminary plan check of the project for
compliance with the proposed Beach and Edinger Corridor Specific Plan-Neighborhood
Boulevard Segment (BECSP) development standards and other applicable chapters of the
Huntington Beach Zoning and Subdivision Ordinance (HBZSO):
Story heights must not exceed 12 feet from interior finished floor to ceiling. Ground floor
lobby use may not exceed sixteen feet. Provide a section of the building to demonstrate
compliance with this requirement. (BECSP 2.3.1)
All rooftop equipment must be setback a minimum of 10 feet from building walls, screened
on all sides, and integrated to into the overall design of the building. (BECSP 2.3.1)
The height of the proposed parking structure adjacent to existing residential buildings shall
comply with special height limits. Plans will need to include height of residential buildings on
properties along the west property lines and compliance with required setbacks and height
limitations. (BESCP 2.3.2)
The building massing for the development may be incompatible with the surrounding
properties as well as the allowed massing for the Neighborhood Boulevard Segment. This
will be further analyzed with the formal entitlement submittal when the building height is
dimensioned on the proposed plans. Include notches, façade, composition changes, and
major off-sets. Number each plane of the elevations (BECSP 2.3.5)
The provided plans do not specify what type of private frontage is being proposed. Please
update plans to clarify the proposed private frontage type. (BECSP 2.4.2)
The plans currently demonstrate a 30 foot setback on Beach Blvd. The setback may be
reduced to 15 feet subject to a Conditional Use Permit from the Planning Commission based
up findings of compatibility with adjacent properties in terms of noise, light, aesthetics,
design, building massing, consistency with General Plan goals and policies. In addition, a
conditional use permit for reduced setbacks shall not be detrimental to general welfare of
persons working or residing in the vicinity nor detrimental to the value of property and
improvements in the neighborhood. (BECSP 2.4.3)
A minimum 10 foot setback along the front and sides of the building for a depth of 100 feet
for structures above three stories is required. The upper story setback is measured from the
third floor building fagade. The maximum allowed projection from the fourth floor is 30
inches. (BECSP 2.4.3)
A fully landscaped 15 foot rear yard setback is required. The plans depict a 38 foot setback,
however, do not account for a required 24 foot wide fire lane. Please update plans to
accommodate a 29 foot wide setback. (BECSP 2.4.5)
The minimum space between buildings is 20 feet. The plans do not depict the building
separation for Alternative 2. (BECSP 2.4.8)
The conceptual plans will need to include additional information to demonstrate compliance
with Improvements to Existing Streets as required for Beach Blvd., which requires a 6' wide
sidewalk and 4' wide plant strip along Beach Blvd. — Palm Tree Blvd. Typical
Configuration. A separate plan depicting existing utilities to remain and those to be
relocated is helpful for this analysis. (BECSP 2.5.1)
The narrative and conceptual plans do not specify the type of Public Open Space proposed.
Plans will need to include the amount and type public open space proposed for Public Open
Space. (BECSP 2.6.1 & 2.6.4)
Stormwater Management information will be needed as required in the Neighborhood
Boulevard Segment. (BECSP 2.6.6 & 2.6.7)
Exposed parking structure is not permitted in the Neighborhood Boulevard segment. The
parking structure will need to be redesigned with a faux wrap or similar alternative in order to
comply with the allowable parking types in this segment. (BECSP 2.7.2)
2
The maneuvering areas for 900 parking must be 26 feet. The garage level plan depicts a
drive aisle width lessthan 26 feet.(HBZSO 231.14)
A parking space adjacent to a wall over 12 inches in height must be increased in width by
three feet. Additionally, posts/columns may be permitted along the side of each space only
within three feet of the head and foot of each stall. It is not clear on the how much the
columns encroach into the head and foot of each stall. The garage level and ground floor
plans will needto clarifythis detail.(HBZSO Section 231.16.A)
Transition ramps which are also used as back-up space for parking stalls must have a
maximum slope of 5%. The maximum slope for transition ramps with no adjacent parking
spaces shall be no greater than 10%.A ramp used for ingress and egress to a public street
shall have a transition section at least 16 feet long and a maximum slope of 5%. Detailed
information (slope grade, distance, rise and run, etc.) on the plans and a complete profile
view of the ramp for the Garage Level to verify compliance will be required.(HBZSO
Section 231.18.G)
The vehicle traveling path entering and exiting the parking structure must provide a
minimum 25 ft. turning radius for all vehicle movements. Additionally, the travel lane must
be a minimum 10 ft. wide. Depict the vehicle travel path with the turning radius for each
vehicle maneuver as it enters the ramp from Level 1 (ground level) and transitions to the
Garage Level (B1). Conversely, depict the vehicle travel path with the turning radius for
each vehicle turn as it exits and maneuvers from the Garage Level to Level 1.(HBZSO
Section 231.18.B)
A horizontal articulation of street façades shall be applied within the first floor to form a
horizontal "base" of the façade at the building scale. The treatment strongly defines the
pedestrian scale space of the street and shall be well-integrated into the overall façade
composition. A substantial horizontal articulation of street façades shall be applied at the
top of the uppermostfloor of the façade, to result in a termination of the façade that provides
an attractive façade skyline and a completion of the upper façade composition (refer to
pages 70 to 71 for more information). A top and a base to all building façades will need to
be depicted.(BECEP Section 2.8.1)
All proposed signage will be reviewed on a separate permit and must comply with required
development standards in Section 2.9.1 of the BECEP.
Additional Staff Comments:
The following comments are intended to provide additional guidance on issues that may be of
concern when a formal application is submitted. We would like to call attention to these items
early on so that they can be addressedduring the review of a formal entitlement submittal.
Full size (24" by 36") fully dimensioned plans will be required with the formal entitlement
submittal.
The difference in grade on the property and the surrounding residential properties results in
retaining walls up to 42 inches in height. In order to evaluate aesthetics, landscape
screening, function, and potential impacts to adjacent properties, a section of all proposed
retaining walls will be requiredwith your formal entitlement submittal.
3
3. The proposed project will be evaluated for compatibility in terms of parking, safety, building
height and building massing, and noise with adjacent residential and retail uses. A
community meeting is highly recommended for the proposed phased development.
Re uired Entitlements/A lication Submiftal Re uirements:
The following entitlements and application submittal requirements are necessary to submit a
formal application for the above conceptually described project. Current filing fees for each
application type may be found on the City website.
An Environmental Assessment (EA) is required for the new proposed development. The
Environmental Assessment will determine the course for compliance with the California
Environmental Quality Act (CEQA) and the Program EIR for the specific plan. The CEQA
compliance document is subject to Planning Commission public hearing and approval.
The proposed new construction, reduction in setbacks, and any retaining walls exceeding 24
inches require a Conditional Use Permit (CUP) and is subject to public hearing and approval
by the Planning Commission.
The proposed parking structure is adjacent to residential properties to the west. A noise
study is required to determine potential impacts to surrounding properties.
Due to the phased development and use intensification, a traffic study shall also be required
to determine potential traffic impacts.
A Lot Line Adjustment (LLA) is required to consolidate the two lots for the proposed
development.
Should the project ultimately be approved, the development proposal will be subject to
additional fees for plan check, permits, inspection, and Development Impact Fees, all of
which are available for review on the City's website.
Thank you for your submittal of Initial Plan Zone Review No. 2017-011 and the solicitation of
preliminary comments from the City. In order to facilitate submittal of your formal application,
we would be happy to assist you with Planning application forms, information on public noticing
requirements, and all of the submittal requirements listed on the back of the application. If you
have any questions regarding this matter, I may be reached at (714) 374-1547.
Sinc r ly,
oan ortez
i t Planne
cc:es, Planning Manager
File
4
DAT Notes for Planning —8/10/17
MAefei2 ,.erwr"*"
As proposed, the entitlements required are a Site Plan Review and Focused
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residential uses, and highly recommend a community meeting.
In reviewing it with the Beach and Edinger Corridors Specific Plan, here are the
following big-picture issues:
Height Adjacent to residential to comply with special height limits. Parking
structure does not appear to comply with height requirements. (BECSP 2.3.2)
Provide upper story setbacks on the 4th story along Beach Blvd. and 100 ft.
along the sides of the building (BECSP 2.3.1)
Include dimensions for elevations to demonstrate compliance with building
massing. (BECSP 2.3.5)
Need notches, fagade, composition changes, and major off-sets. Number
each plane of the elevations (BECSP 2.3.5)
Unsure what Private Frontage Specification is proposed (BECSP 2.4.2)
Unsure space between bldgs. in alternative 2.4.8
Improvements to existing streets —required 6' wide sidewalk and 4' wide
plant strip along Beach —Palm Tree Blvd. Typical Configuartion (BECSP
2.5.1)
Demonstrate the type of Public Open Space —Courtyard? (BECSP 2.6.4)
Parking structure as proposed needs to be wrapped with some sort of faux
architectural facade. (BECSP 2.7.2)
Demonstrate compliance façade height articulation (BECSP 2.8.1)
Demonstrate compliance with the parking design standards, such as
driveway aisle widths and dimensions, found in the Huntington Beach Zoning
and Subdivision Ordinance (HBZSO) located in Chapter 231.
Recommendations/Comments:
Where is the refuse pick-up?
Where are the loading spaces? Residential package deliveries?
Provide a Public realm plan —where are utilities being relocated?
Provide a Preliminary grading plan
Please include information as to whether there will be retaining walls?
Consider a community meeting before you apply
Environmental Assessment (program EIR) to the Planning Commission (Approx. 4-6 WIV
—
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Cit of Huntin ton Beach
2000 MAIN STREET CALIFORNIA 92648
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2.2.1 Permitted Use T es
Retail
Community Orientated Anchors (L1)
*At least 15,000sq ft
Eating & Drinking Establishments (NC,
U2)
CUP required for Vendor Carts, stan s
or spaces within ROW
Outdoor dining must not block
building entrance and must maintain
5-foot sidewalk width for pedestrians
Specialty Goods & Foods (NC, U3)
May require close vehicle access
Entertainment & Recreation (U4)
Convenience Uses (NC, CS)
Business Services (NC, CS)
Personal Services (NC, CS)
Personal Enrichment Services (NC, CS)
Service Commercial & Repair
Large Scale Commercial Goods
Vehicle Sales
slan
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Ll —On Beach Blvd.
NC - Permitted in aNeighborhood Center
configuration (see section 2.2.2 Special
Retail Configuration)
U2 —Live Entertainment and Dancing not
permitted
U3 —Large Scale Specialty Goods and
Foods Only (see section 2.2.1)
U4 —Movie Theaters not permitted
CS —Permitted in a Corner Store
configuration (see section 2.2.2 Special
Retail Configuration)
Civic & Cultural
---WArtrA-tiS
Office
Professional Services
Medical Services —112-liAA-i2-)1GP12t
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Lodging
Live Work
Residential
&WORMS\PLANNING\DRAFT Plan Cheek Matrix - 2.1.7 Neighborhood Boulevard Segment.doex
08/04/17
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Multi-Family w/Common Entry
Multi-Family w/Individual Entries
Attached Single Family
2.2.2 S ecial Retail Confi urations
Nei hborhood Center
Corner Store
Drive-through
2.2.3 Affordable Housin Re uirement
required (U1)
Minimum of 10percent of all new
residential construction must be
affordable housing units
Projects including rental units require
a City development agreement
Projects including for sale units must
be made available to moderate income
households
Developers may pay a fee in lieu of
providing the on-site residential units
Developers may provide the affordable
housing units at an off-site location,
which is under the full control of the
applicant and located within the
Specific Plan area boundary
Pre-existing affordable housing units
on the project site cannot be counted
towards determining the required
number of new affordable units.
Ul —For residential development with 3
or more units
2.3.1 Buildin Hei ht
minimum height - 1story
maximum height—4 stories
Building height is defined as the
vertical extent of a structure as
measured from the finished grade to
the top of cornice, parapet, or eave line
of a peaked roof. Height for buildings
with mansard roofs shall be measured
from finished gradeto the top of the
mansard roof ridge line
individual storyheight maximum of
12feet, measured from interior
finished floor to ceiling.
Ground floor retail, office, hotel or
residential lobby use may not exceed
16feet.
Ground floor retail must be a
minimum of 14feet.
Inhabitable floor area located in attics
shall be counted as stories.
Mezzanines covering more than one
third of the spaceof a story shall be
counted as stories.
Parking podiums that extend more
than 5 feet above finished grade shall
be counted as a story.
Rooftop equipment must be set back a
minimum of 10feet from buildin
G:\FORMS\PLANNING\DRAFT Plan Check Matrix - 2.1.7 Neighborhood Boulevard Segment.docx 08/04/17
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walls, screened on all sides, and
integrated into the oeverall building
design.
6E1P-ACAL2.3.2 S ecial Buildin Hei ht Limits
Across Street From Housing —plus 2 story
max
Adjacent to Housing —required
New development height shall not
exceed a line:
originating at a height of 1floor
above the height of the adajacent
building's eave line
extending through a point located
alongthe new development's side
façade
with a 45-degree slope (thus
creating a 1-to-1height to setback
relationship)
2.3.3 Buildin Len th
maximum —300 ft
Building length is defined as the total
length of a primary building mass
lining a street or open space
exceptions include paseos as well as a
forecourt with a depth of 40 feet
2.3.4 S ecial Buildin Len th Limits
Limited Corner Building —maximum —
120ft (C10)
Limited Mid-Block Building —maximum
—80 ft (C10)
C10—Courtyard buildings may exceed the
indicated length as defined in 2.3.4
Building Length
2.3.5 Buildin Massin —Prima
Volume Pro ortions
Length: Height —Edinger/Beach/Main -
3L:2H to 5L:2H
Length: Height —All other streets -
2L:3H to 5L:2H
Primary volumes are defined by the
following elements:
Major façade offset - is a substantial
vertical plane break in a façade. The
depth shall be no less than 5 % of the
width of the largest adjacent façade
segment.
Notch - is a substantial recess in a
façade. The width shall be no less
than 5 feet, and the depth shall be no
less than 3 feet
Façade composition change—
architectural variation to an otherwise
flat façade. Examples include a porch,
balcony, bay window, portico, wall
materials and color, and window
patterns and form.
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G:\FORMS\PLANNING\DRAFT Plan Check Matrix - 2.1.7 Neighborhood Boulevard Segment.docx 08/04/17
r-ti-2.4.1 Buildin Orientation to Streets &
( ic (3-419.
Public 0 en S ace
required
2.4.2 Private Fronta e T es
ti-opfiertir?
voz41/4044Private Fronta e S ecification
Shop-Front
Articulation Length —maximum —50 ft
Corner Entry
Arcade
Grand Portico
Forecourt
Common Lobby Entry
Stoop
Edge Treatment: Fenced
Edge Treatment: Terraced
Edge Treatment: Flush
Façade and entrance treatment —each
shopfront shall contain:
at least 1prominent building
entrance that is always unlocked
during regular business hours.
a minimum of 70% of the
storefront façade must feature clear
glass display windows framed
within storefront pilasters and base
a minimum 3 foot zone behind the
window glazing that provides an
unobstructed view of the
establishment's goods & services,
eith via display oriented to the
sidewalk, or via a direct view into
the store
Recessed entranced are permitted up
to a maximum width of 15feet.
Restaurant shopfrontsthat are not
located on street corners may set back
a portion of the shopfront façadeto
create an outdoor dining alcove that is
a maximum of 12feet deep
Shopfrontand awning design should
vary from shopfront to shopfront
2.4.3 Front Yard Setback
.00
minimum/maximum —BeaCh—.1,11
minimum/maximum —all other streets—
5ft/15ft
Portions of the building that are not
part of the primary building mass,
such as entrance porticos, bays and
stoops, are not required to meet
minimum height requirements.
At required setback areas, the
following are permitted to encroach up
to 6 feet within the required front
street setback: arcades, awnings,
entrance porticos, porches, stoops,
stairs, balconies, bay windows, eaves,
covered and entrance overhangs.
At zero setback areas, building
overhangs such as trellises, canopies
and awnings may extend horizontally
beyond the back-of-sidewalk, but must
not extend to within 2 V2feet from the
face-of- curb.
(1) Encroachments may extend up to 6
feet into the public frontage area
2 These overhan s must rovide a
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G:\FORMS\PLANNING\DRAFT Plan Check Matrix - 2.1.7 Neighborhood Boulevard Segment.docx 08/04/17
minimum of 8 feet clear height
above sidewalk grade
2.4.4SideYardSetback
min w/living space windows - 10ft
min w/out living space windows - 5 ft
2.4.5RearYardSetback
Stifict-t-minimum - 15ft LA-ov-zei*,1)
2.4.6Alle Setback
minimum- 5ft
2.4.7Fronta eCovera e
minimum-Edinger/Beach/Main - 50%
minimum - all other streets- 50% (A)
A - Exceptions applyto anchor retail
buildings
/te2.4.8S aceBetweenBuildin s
COS-
minimum - 20 ft U44-00a1
required
2.4.9Build-to-Corner
2.5.1Im rovementstoExistin Streets NIO 11-1112= 144Q. 1/ 1^/117F
9t74vA4- 4:4 vviwPalmTreeBoulevard
Typical Configuration- required (L1)SM?
Nei hborhoodStreets-required (except (_11T.(9'fift"TU7P
L1)
Ll -On e hBvd.WefoteC s. 919K)11t7 -ROO
2.Y1-1-34locksizffutl't-•
Maximum Block Size- 3000 ft
Maximum Edinger Block Face- n/a
2.5.4StreetConnectivi
required
2.5.5Re uiredEast-WestStreet
Connection
n/a
2.5.6ResidentialTransition-Bounda
Street
n/a
G:\FORMS\PLANNING\DRAFT Plan Check Matrix - 2.1.7 Neighborhood Boulevard Segment.docx 08/04/17
2.5.7 Street T es New Street Desi n
Public Open Spacew/City Street
Neighborhood Street
Public Open Spacew/Neighborhood St.
Alley
2.6.1 Provision of Public 0 en S ace I
Retail —50 s.f./1000 s.f. (C8)(113,)f
Office—100s.f./1000 s.f. (C8
Lodging —30 sl/roorn (C9)f
Live Work —50 s.f./unit (C9)(,..
Residential —50 s.f./unit (C9)
C8—For development over 20,000 sf of
building area
C9 —For development over 20 dwelling
units or lodging rooms
2.6.2 S ecial Public 0 en S ace
n/a
2.6.3 Provision of Private 0 en S ace
Residential
Attached & Multi-Family —60 s.flunit
1-5
110
fr)o v1/14
2.6.4 Public 0 en S ace T es
Park
Linear Green
Square
Plaza
Mid-Block Green
Courtyard Plaza
Passage/Paseo
Pocket Park/Playground
VAS-r7,0-7 ?44-
Mg Om"1%-(PE?
CouttAri2D Ft,(ZA
Pef4V-mAtor
2.6.5 Private 0 en S ace T es
Courtyard
Private Yard
Rooftop Deck or Garden
Balcony
2.6.6 Stormwater Mana ement—Best
Mana ement Practices
required
2.6.7 Stormwater BMP T es
Source Control BMPs —required
Site Design BMPs —required
Treatment Control BMPs —PP/N-PP
2.6.8 0 en S ace Landsca in
required
0 45) no
G:\FORMS\PLANNING\DRAFT Plan Check Matrix - 2.1.7 Neighborhood Boulevard Segmentdocx 08/04/17
2.6.5 Setback Area Landsca in T es
Perimeter Block Setback Areas
Boulevard Landscaping (L1)
Neighborhood Street Landscaping
Ll —On Beach Blvd.
Interior Block Setback Areas
Groundcover—required
Moderate or Heavy Screening - required
2.7.1 Provision of Parkin
Retail Anchors
spacesper 1000s.f.—4 min/no max
location—within 500 feet
Eatin & Drinkin Establishments
spaces per 1000sl —12min/no max
location —within 500 feet
S ecial Foods/Goods
spacesper 1000sl —4 min/no max
location—within 500 feet
Entertainment & Recreation
spacesper 1000feet —6 min/10 max
location—on site
Convenience Uses
spacesper 1000sl —4 min/no max
location - within 500 feet
Personal & Business Services
spacesper 1000s.f —3 min/5 max
location—within 500 feet
Personal Enrichment Services
spacesper 1000s.f.—5 max (C11)
location—within 500 feet
C11—The number of spaces provided
must include at least one space for each
student
Commercial Goods & Vehicle Sales
spaces per 1000s.f —3 min/5 max
location —within 500 feet
Civic & Cultural
spacesper 1000s.f —4 min/no max
location—within 500 feet
Office—Professional
spacesper 1000s.f —3.5 min/4 max
location—within 500 feet
?Pc?.eimea te)o Aw-es
0 704 cfb ,c-e-5
0 C-fteLriS
Office —Medical 2
spaces per 1000s.f.—4.5 min/5.5 max , I
location—within 500 feet
Lodging
spacesper guest room —1min/no max 920F,(1 n4t'16',1,17 SfAtts
location —on site opo4cL,Alxvs
Live-Work
spaces per unit —1min/1 max
spaces per employee—0 min/1 max
location - within 200 feet
Residential Uses
s aces er studio unit —1min/1 max
44'74 7d
&WORMS\PLANNING\DRAFT Plan Check Matrix - 2.1.7 Neighborhood Boulevard Segment.docx 08/04/17
spacesper lbr unit —1min/1.5 max
spacesper 2br+ unit —1.5min/2 max
guest spaces per 10units —2 min/3 max
(C12)
location —on site
C12 —A minimum of 1guest space/10 DU
requires a conditional use permit
Nei hborhood Center Exce tions
spacesper 1000s.f.—0 min/3 max
Corner Store Exce tions
spaces per 1000s.f.—0 min
location—on street only
2.7.2 Parkin T es
Surface Lot —Side
SurfaceLot —Rear
Structure—Wrapped: All Levels
Partially Submerged Podium
Structure—Underground
2.8.1 Fa ade Hei ht Articulation
Regulations
Top —required
Base—required
2.9.3 Si n T e Re ulations
Wall Sign
maximum size - 200 s.f. (S1 & S5)
S1—Exceptions apply for changeable
copy & other sign variations
S5—For churches, schools, and
commercialrecreation uses within public
parks, maximum area of 32 sqft and
maximum height of 6 ft
Monument Si n & Ground Si n
maximum number of faces —2
maximum height —6 ft
maximum area—48 s.f. (S1)
bonus sign—24 s.f.
S1—Exceptions apply for changeable
copy & other signvariations
Pole Mounted Si n & Tower Si n (L1,
L2)
maximum number of faces —2
maximum height —15ft
bonus sign—5 ft
maximum area—70 s.f. (S4)
bonus sign—30 s.f.
Ll —On Beach Blvd.
L2 —On Edinger Ave.
S4—Must occur as tower format
Projecting Sign
maximum area - 8 s.f.
Awnin Face Si n
maximum area—20 % of awning face
Awnin Valance Si n
lines of lettering—1
letter hei ht —2/3 valance hei ht: 8 in
tooe,c3 pk12v4144,
f-v4Aoruite.,covrtet,
194 KIP PF066.
-Fsklil taZAV
-KO&
--eizerrir/rA"It-lIFEwiFifor
UNI41041
&WORMS\PLANNING\DRAFT Plan Check Matrix - 2.1.7 Neighborhood Boulevard Segment.docx 08/04/17
Awnin Side Si n
lines of lettering—1
letter height —8 in
Cano Fascia Si n
maximum height (whichever is less) —2/3
fascia height: 12in
maximum width —2/3 canopy width
lines of lettering —1
Above Cano Si n
maximum height (whichever is less) —1 1/2
fascia height: 24 in
maximum width —2/3 canopy width
lines of lettering —1
Café Umbrella Si n
maximum area—10%of umbrella surface
Recessed Ent Si n
maximum area—20 si
Window Sign
maximum area—20% of window (S3)
S3—50% shall be allowable during the
month of December
Grade Differential
Flood Zone Requirements
&WORMS\PLANNING\DRAFT Plan Check Matrix - 2.1.7 Neighborhood Boulevard Segment.docx 08/04/17
PreliminaryTrafficAssessment
TitleReport
AltaSurvey
Alternative1PhasedSitePlan,LandscapeDiagram,MassingDiagram
Alternative2PhasedSitePlan,LandscapeDiagram,MassingDiagram
PreparedbyLincsott,Law&
G
r
e
e
n
s
p
a
n
Prelimina TrafficAssessment—KaiserMOB Ex ansion 18081 BeachBoulevard Huntin on Beach
Theproposedprojectsiteisa rectangular-shapedparcelof landthat islocatedat 18081BeachBoulevardinthe
City of HuntingtonBeach,California. The proposedProjectwill consistof the demolitionof approximately
33,922 squarefeet (SF)of existingmedicalofficespaceand the constructionof a maximumof 65,000 SFof
Medicalofficespacewithinafour-storybuilding,resultingina netadditionof31,078SFof medicalofficespace.
Accessto the proposedProjectwillbeprovidedviatwo right-turnin/right-turnoutonlydrivewayslocatedalong
BeachBoulevard.
The proposedProjectisforecastto generate1,122 net dailytrips,with 74 nettrips(58 inbound,16 outbound)
producedinthe AM peakhourand111 nettrips(31 inbound,80 outbound)producedinthe PM peakhour.
The following eight (8) key study intersectionshave been selected for evaluation based on preliminary
discussionswith Cityof HuntingtonBeachstaff.
BeachBoulevardat
W
a
r
n
e
r
A
v
e
n
u
e
BeachBoulevardat
S
l
a
t
e
r
A
v
e
n
u
e
GothardStreetat TalbertAvenue/CentralAvenue
BeachBoulevardat
T
a
l
b
e
r
t
A
v
e
n
u
e
NewlandStreetatTalbertAvenue
MagnoliaStreetat
T
a
l
b
e
r
t
A
v
e
n
u
e
BeachBoulevardat
M
a
i
n
S
t
r
e
e
t
/
E
l
l
i
s
A
v
e
n
u
e
BeachBoulevardat
G
a
r
f
i
e
l
d
A
v
e
n
u
e
A preliminaryexistingplusprojectevaluationhasbeenconductedat the aforementionedeight(8) keystudy
intersections andthe resultsare presentedin Tables1 and2.
T
a
b
l
e
1
isbasedonthe
I
C
U
m
e
t
h
o
d
o
l
o
g
y
p
e
r
C
i
t
y
of HuntingtonBeachrequirementsand Table2 isbasedonthe
H
C
M
m
e
t
h
o
d
o
l
o
g
y
p
e
r
C
a
l
t
r
a
n
s
r
e
q
u
i
r
e
m
e
n
t
s
.
Table2 onlyfocusesto fivekeystudyintersectionslocatedalongBeachBoulevard.
Reviewof Tables1 and2 indicatethat
t
h
e
p
r
o
p
o
s
e
d
P
r
o
j
e
c
t
will
n
o
t
significantlyimpactanyofthe
e
i
g
h
t
(
8
)
k
e
y
studyintersectionsunderexistingplusprojecttrafficconditions.Sincethe projectincrementaddedto eachkey
studyintersectionis relativelysmall,it can be preliminarily concludedthat the proposedProjectwill not
significantlyimpactanyof the eight(8) keystudyintersectionsunderYear2022 traffic conditions. However,
thistrafficanalysisscenariowill needto be confirmedafter we receivethe cumulativeprojectlistfrom Cityof
HuntingtonBeachstaff.
Prepared by Lincsott, LatN & Greenspan
TABLE 1
PRELIMINARY EXISTING PLUS PROJECTPEAK HOUR INTERSECTIONCAPACITYANALYSIS
Minimum
(1)
Existing
TrafficConditions
(2)
ExistingPlusProject
TrafficConditions
(3)
Significant
Impact
(4)
With Improvements
Acceptable Time
ICU
KeyIntersections LOS Period ICU LOS ICU LOS Increase Yes/No ICU LOS
Beach Boulevard at
AM 0.638 8 0.639 8 0.001 No
1.E
Warner Avenue
PM 0.738 C 0.740 C 0.002 No
Beach Boulevard at
AM 0.768 C 0.775 C 0.007 No
2.D
Slater Avenue
PM 0.797 C 0.801 D 0.004 No
Gothard Street at
AM 0.544 A 0.545 A 0.001 No
3.C
Talbert Avenue/Central Avenue
PM 0.801 D 0.801 D 0.000 No
Beach Boulevard at
AM 0.641 B 0.650 B 0.009 No
4.D
Talbert Avenue
PM 0.766 C 0.775 C 0.009 No
Newland Street at
AM 0.592 A 0.593 A 0.001 No
5.C
Talbert Avenue
PM 0.654 8 0.655 B 0.001 No
Magnolia Street at
AM 0.811 D 0.812 D 0.001 No
6.D
Talbert Avenue
PM 0.779 C 0.781 C 0.002 No
Beach Boulevard at
AM 0.588 A 0.592 A 0.004 No
7.D
Main Street/Ellis Avenue
PM 0.654 B 0.674 8 0.020 No
Beach Boulevard at
AM 0.619 B 0.620 B 0.001 No
8.0
Garfield Avenue
PM 0.779 C 0.779 C 0.000 No
Notes: BoldLOSvaluesindicateadverseservicelevelsbasedon CityLOSstandards; ICU= IntersectionCapacityUtilization
Prepared
b
y
L
i
n
c
s
o
t
t
,
L
a
r
w
&
G
r
e
e
n
s
p
a
n
TABLE2
PRELIMINARY EXISTING PLUSPROJECTPEAK
H
O
U
R
I
N
T
E
R
S
E
C
T
I
O
N
C
A
P
A
C
I
T
Y
A
N
A
L
Y
S
I
S
-
C
A
L
T
R
A
N
S
(1)(2)(3)
Existing Existing
P
l
u
s
P
r
o
j
e
c
t
Significant
Traffic
C
o
n
d
i
t
i
o
n
s
Traffic
C
o
n
d
i
t
i
o
n
s
Impact
(4)
With
I
m
p
r
o
v
e
m
e
n
t
s
Minimum
Acceptable Time HCM
Key Intersections LOS Period HCM LOS HCM LOS Increase
Y
e
s
/
N
o
HCM LOS
Beach Boulevard at AM 34.0
s
/
v
C 34.0
s
/
v
C 0.0
s
/
v
No
E
Warner Avenue PM 40.2
s
/
v
D 40.3
s
/
v
D 0.1
s
/
v
No
Beach Boulevard at AM 35.2
s
/
v
D 35.5
s
/
v
D 0.3
s
/
v
No
D
Slater Avenue PM 39.2
s
/
v
D 39.7
s
/
v
D 0.5
s
/
v
No
Beach Boulevard at AM 31.3
s
/
v
C 32.1
s
/
v
C 0.8
s
/
v
No
4.D
Talbert Avenue PM 39.3
s
/
v
D 39.3
s
/
v
D 0.0
s
/
v
No
Beach Boulevard at AM 29.2
s
/
v
C 29.5
s
/
v
C 0.3
s
/
v
No
D
Main Street/Ellis Avenue PM 33.2
s
/
v
C 34.1
s
/
v
C 0.9
s
/
v
No
Beach Boulevard at AM 30.0
s
/
v
C 30.0
s
/
v
C 0.0
s
/
v
No
D
Garfield Avenue PM 38.7
s
/
v
D 38.8
s
/
v
D 0.1
s
/
v
No
Notes.
Bold LOSvalues indicate adverse service levels based on City LOSstandards
s/v = seconds per vehicles (delay)
KM = Intersection Capacity Utilization
PROJECTNARRATIVE
Theproject is located at 18081 BeachBoulevard (APNs159-141-83 and 159-271-73) on an L-
shaped property within the Neighborhood Boulevardsection ofthe Beachand EdingerCorridors
SpecificPlan.Currently,the projectsite contains an operational 2-story, 33,000-square foot medical
officebuildingwith aradialdesign, and 251 associated surface parkingspaces. Three curb-cuts
along BeachBoulevardprovide both ingress andegress. ASoCalEdisonutility easement bisects the
projectsite from east to west
Theprojectis the phased development of approximately 62,000-68,000 square feet of medical
officewith associated parking,andthe demolition ofthe existing 33,000 square foot structure.At
present, the project is anticipated to be phased over afive year period, with construction
commencing on Phase 1 within the next 12 months; Phases 2 and 3 would commence around 2022.
Thebuilding design will be refined to be consistent with the intent ofthe Specific Plan.Site design
will improve circulationby adding apatient drop offarea as well as a staff entrance. Inaddition,
one ofthe three curb-cutswill be removed to improve pedestrian safety.
Theproject is phased intwo potential alternative plans: Alternative 1 is the preferred option and
would result in a 4-story, 61,858-square foot medical officebuilding and a4-level, 280-space above-
ground parkingstructure;Alternative 2 would result in a 3-story 48,517-square foot, medical office
building,a 2-story, 20,000-square foot medical officebuilding addition, andthe same 4-level, 280-
space above-ground parkingstructure. Bothalternatives require the operation ofthe existing
medical officebuilding duringconstruction, untilthe new medical officebuildingis complete.
PhaseDurationsfor Alternative 1 (4 Story with ShelledSpace)
Phase 1 - Approximately24 months.
Constructionof new 4-story medical officebuilding.Sometemporary loss of parking
stalls duringconstruction.
Occupancyofonly 3 ofthe 4 floors ofthe new structure, or48,517 square feet
Demolition of the existing 33,000-square foot medical officebuilding,lasting
approximately 4 months.
Phase 2 - Approximately9 months.
New 4-level parkingstructure,with 280 stall capacity.Sometemporary loss of
parkingstalls duringconstruction.
Siteimprovements, such as landscaping,circulation,andutilities.
Uponcompletion, there will be an excess of parkingspaces foroccupied space.
Phase 3 - Approximately9 months
Build-outof 4thstory shelled-space in new medical officebuilding,adding 13,341
square feet.
Uponcompletion, there will be an excess of parkingspaces than required by code.
PhaseDurationsfor Alternative (3 Story buildingplus PhasedAddition)
Phase 1 - Approximately24 months.
Constructionof new 3-story medical officebuilding.Sometemporary loss of parking
stalls duringconstruction.
Occupancyof all 3 ofthe floors ofthe new structure, or48,517 square feet.
Demolition ofthe existing 33,000-square foot medical officebuilding,lasting
approximately 4 months.
Phase 2 - Approximately9 months.
New 4-level parkingstructure,with 280 stall capacity.Duringconstruction, there
will be some parkingloss.
Siteimprovements, such as landscaping, circulation,andutilities.
Uponcompletion, there will be an excess of parkingspaces than required by code.
Phase 3 - Approximately 18 months.
Constructionof addition of 20,000-square feet of medical officebuilding.
Uponcompletion, there will be an excess of parkingspaces than required by code.
PreparedbyLincsott,Law& Greenspan
Prelimina TrafficAssessment—KaiserMOB Ex ansion 18081 BeachBoulevard Huntin ton Beach
Theproposedprojectsiteisa rectangular-shapedparcelof landthat islocatedat 18081 BeachBoulevardinthe
Cityof HuntingtonBeach,California. The proposedProjectwill consistof the demolitionof approximately
33,922 squarefeet (SF)of existingmedicalofficespaceand the constructionof a maximumof 65,000 SFof
medicalofficespacewithinafour-storybuilding,resultingina netadditionof31,078SFof medicalofficespace.
Accessto the proposedProjectwillbeprovidedviatwo right-turnin/right-turnoutonlydrivewayslocatedalong
BeachBoulevard.
The proposedProjectisforecastto generate1,122 net dailytrips,with 74 nettrips(58 inbound,16 outbound)
producedinthe AM peakhourand111 nettrips(31 inbound,80 outbound)producedinthe PM peakhour.
The following eight (8) key study intersectionshave been selectedfor evaluation based on preliminary
discussionswith Cityof HuntingtonBeachstaff.
BeachBoulevardat Warner Avenue
BeachBoulevardat SlaterAvenue
GothardStreetat TalbertAvenue/CentralAvenue
BeachBoulevardat TalbertAvenue
NewlandStreetat TalbertAvenue
MagnoliaStreetat TalbertAvenue
BeachBoulevardat MainStreet/EllisAvenue
BeachBoulevardat GarfieldAvenue
A preliminaryexistingplusprojectevaluationhasbeenconductedat the aforementionedeight (8) keystudy
intersectionsandthe resultsare presentedinTables 1 and2. Table 1 isbasedonthe ICUmethodologyperCity
of HuntingtonBeachrequirementsand Table 2 isbasedonthe HCMmethodologyperCaltransrequirements.
Table 2 onlyfocusesto fivekeystudyintersectionslocatedalongBeachBoulevard.
Reviewof Tables1 and2 indicatethat the proposedProjectwill not significantlyimpactanyofthe eight(8) key
studyintersectionsunderexistingplusprojecttrafficconditions.Sincethe projectincrementaddedto eachkey
studyintersectionis relativelysmall,it can be preliminarily concludedthat the proposedProjectwill not
significantlyimpactanyof the eight(8) keystudyintersectionsunderYear2022 traffic conditions. However,
thistrafficanalysisscenariowill needto be confirmedafter we receivethe cumulativeprojectlistfrom Cityof
HuntingtonBeachstaff.
Prepared by Lincsott, Law & Greenspan
TABLE 1
PRELIMINARY EXISTINGPLUS PROJECTPEAK HOUR INTERSECTIONCAPACITYANALYSIS
Minimum
(1)
Existing
TrafficConditions
(2)
ExistingPlusProject
TrafficConditions
(3)
Significant
Impact
(4)
With Improvements
Acceptable Time
ICU
KeyIntersections LOS Period ICU LOS ICU LOS Increase Yes/No ICU LOS
Beach Boulevard at
AM 0.638 B 0.639 B 0.001 No
1.E
Warner Avenue
PM 0.738 C 0.740 C 0.002 No
BeachBoulevardat
AM 0.768 C 0.775 C 0.007 No
2.D
Slater Avenue
PM 0.797 C 0.801 D 0.004 No
GothardStreetat
AM 0.544 A 0.545 A 0.001 No
3.C
Talbert Avenue/CentralAvenue
PM 0.801 D 0.801 D 0.000 No
BeachBoulevardat
AM 0.641 B 0.650 B 0.009 No
4.D
Talbert Avenue
PM 0.766 C 0.775 C 0.009 No
NewlandStreetat
AM 0.592 A 0.593 A 0.001 No
5.C
TalbertAvenue
PM 0.654 B 0.655 B 0.001 No
Magnolia Street at
AM 0.811 D 0.812 D 0.001 No
6.D
TalbertAvenue
PM 0.779 C 0.781 C 0.002 No
BeachBoulevardat
AM 0.588 A 0.592 A 0.004 No
7.D
Main Street/EllisAvenue
PM 0.654 B 0.674 B 0.020 No
BeachBoulevardat
AM 0.619 B 0.620 B 0.001 No
8.D
GarfieldAvenue
PM 0.779 C 0.779 C 0.000 No
Notes: BoldLOSvaluesindicateadverseservicelevelsbasedon CityLOSstandards; ICU= IntersectionCapacityUtilization
Prepared
b
y
L
i
n
c
s
o
t
t
,
L
a
w
&
G
r
e
e
n
s
p
a
n
TABLE2
PRELIMINARY EXISTING PLUSPROJECTPEAK HOUR INTERSECTIONCAPACITYANALYSIS - CALTRANS
(1)(2)131
Existing ExistingPlusProject Significant
TrafficConditions TrafficConditions Impact
(4)
With
I
m
p
r
o
v
e
m
e
n
t
s
Minimum
Acceptable Time HCM
KeyIntersections LOS Period HCM LOS HCM LOS Increase
Y
e
s
/
N
o
HCM LOS
BeachBoulevardat AM 34.0 s/v C 34.0
s
/
v
C 0.0
s
/
v
No
E
Warner Avenue PM 40.2 s/v D 40.3
s
/
v D 0.1
s
/
v
No
BeachBoulevardat AM 35.2 s/v D 35.5
s
/
v
D 0.3
s
/
v
No
D
SlaterAvenue PM 39.2 s/v D 39.7
s
/
v D 0.5
s
/
v
No
BeachBoulevardat AM 31.3 s/v c 32.1
s
/
v
C 0.8
s
/
v
No
4.D
TalbertAvenue PM 39.3 s/v D 39.3
s
/
v
D 0.0
s
/
v
No
BeachBoulevardat AM 29.2 s/v C 29.5 s/v
C 0.3
s
/
v
No
D
Main Street/EllisAvenue PM 33.2 s/v C 34.1 s/v c 0.9
s
/
v
No
BeachBoulevardat AM 30.0 s/v c 30.0
s
/
v c 0.0
s
/
v
No
D
GarfieldAvenue PM 38.7 s/v D 38.8 s/v D 0.1
s
/
v
No
Notes:
BoldLOSvaluesindicateadverseservicelevelsbasedon City LOSstandards
s/v = secondspervehicles(delay)
HMI = IntersectionCapacityUtilization
P-49r Number:NCS-788895-SF
Number:1
Amended
,t{
444
First American Title Company
National Commercial Services
101 Mission Street, Suite 1600
San Francisco, CA94105-1730
April20, 2016
AlexKim
KaiserFoundationHealthPlan,Inc.,
393 EWalnutSt Fl4
Pasadena, CA91188
Phone:(626)405-5278
Fax:(626)405-7906
CustomerReference:18081BeachBoulevard
EscrowOfficer:Ted Bigornia
Phone:(415)837-2231
Buyer:
Owner:KaiserFoundationHealthPlanInc.
Property:18081 BeachBoulevard,HuntingtonBeach,CA
PRELIMINARY REPORT
In response to the above referenced application for a policy of title insurance, this company hereby reports that it is prepared to issue, or
cause to be issued, as of the date hereof, a Policy or Policies of Title Insurance describing the land and the estate or interest therein
hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as
an Exception below or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said Policy forms.
The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set forth in Exhibit A
attached.Thepolicytobe issuedmaycontainanarbitrationclause.WhentheAmountofInsuranceislessthanthatset forthinthe
arbitrationclause,allarbitrablemattersshallbe arbitratedat d7eopbbnof eitherthe CompanyortheInsuredas the exclusiveremedyof the
parties.Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner's Policies of Title Insurance which establish a Deductible
Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Exhibit A. Copies of the policy forms should be
read. They are available from the office which issued this report.
Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit A of this
report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered
under the terms of the title insurance policy and should be carefully considered.
FirstAmerican TitleInsurance Company
il—lerNumber:NCS-788895-SF
,a Number:2
It is important to note that this preliminary report is not a written representation as to the condition of title and may not
list all liens, defects, and encumbrances affecting title to the land.
This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title
insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance, a
Binder or Commitment should be requested.
First Arnefican TitleInsurance Company
Number:NCS-788895-SF
,e Number:3
DatedasofApril08, 2016 at 7:30 A.M.
The formof Policyof title insurancecontemplatedbythisreportis:
To BeDetermined
A specificrequestshouldbe madeif anotherformor additionalcoverageisdesired.
Titleto saidestateor interestat the datehereofisvestedin:
KaiserFoundationHealthPlan,Inc., a Californianon-profitpublicbenefitcorporationasto Parcel
A and KaiserFoundationHealthPlan,Inc. asto ParcelB
The estateor interestinthe landhereinafterdescribedor referredto coveredbythisReportis:
FEEASTO PARCELBANDPARCELS1AND2 OFPARCELA, ANEASEMENTASTO PARCEL3 OF
PARCELA
The Landreferredto hereinisdescribedasfollows:
(SeeattachedLegalDescription)
Atthe date hereofexceptionsto coverageinadditionto the printedExceptionsand Exclusionsinsaid
policyformwouldbe asfollows:
Generalandspecialtaxesandassessmentsforthe fiscalyear2016-2017, a liennotyet dueor
payable.
The lienof supplementaltaxes,if any,assessedpursuantto Chapter3.5 commencingwith
Section75 of the CaliforniaRevenueandTaxationCode.
The reservationfor roads,railroadsandditchesof a stripof land40 feet wide,along,adjoining
andeachsideof the townshipandsectionlines,andthe reservationofthe useandcontrolof
cienegasand naturalstreamsof water, if any, naturallyupon,flowingacross,intoor bysaid
tract,andthe rightof wayfor andto constructirrigationordrainageditchesthroughsaidtractto
irrigateor drainthe adjacentland
(Affectsall Parcels)
Thetermsandprovisionscontainedinthe documententitled"CovenantandAgreement"
recordedJanuary22, 1965as Book7388, Page889 of OfficialRecords.
(AffectsParcelA)
Aneasementforeitheror bothpolelines,conduitsand incidentalpurposesinthe document
recordedas Book7684, Page643 of OfficialRecords.
(AffectsParcelA)
FirstAmerican77tleInsuranceCompany
P-4c:rNumber:NCS-788895-SF
,a Number:4
Aneasementfor EITHEROR BOTHPOLELINES,CONDUITSand incidentalpurposesinthe
documentrecordedas BOOK11432, PAGE1240of OfficialRecords.
(AffectsParcelB)
The terms,provisionsandeasement(s)containedinthe documententitled"Grantof Easement"
recordedDecember4, 1980as Book13861, Page261 of OfficialRecords.
(AffectsParcelA)
The factthat the landlieswithinthe boundariesof the Talbert-BeachRedevelopmentProject
Area,asdisclosedbythe documentrecordedOctober5, 1982asInstrumentNo.82-350907 of
OfficialRecords.
(AffectsParcelB)
Aneasementfor EITHERORBOTHUNDERGROUNDLINES,CONDUITS,INCLUDINGABOVE-
GROUNDAPPURTENANTFIXTURESandincidentalpurposes,recordedOCTOBER2, 1984as
INSTRUMENTNO.84-409035 of OfficialRecords.
In Favorof:SOUTHERNCALIFORNIAEDISONCOMPANY,A CORPORATION
Affects:asdescribedtherein
(AffectsParcelB)
The effectof a deedexecutedbyGRANTDEEDto DECEMBER23, 1985, recordedINSTRUMENT
NO.85-514011 asof OfficialRecords.
At the dateof recordingof the document,the grantorhadnorecordinterestinthe land.
(AffectsParcelB)
The effectof a deedexecutedbyGRANTDEEDto DECEMBER23, 1985, recordedINSTRUMENT
NO.85-514012 asof OfficialRecords.
At the dateof recordingof the document,the grantorhadnorecordinterestinthe land.
(AffectsParcelB)
The effectof a deedexecutedbyGRANTDEEDto DECEMBER24, 1985, recordedINSTRUMENT
NO.85-515223 asof OfficialRecords.
Atthe dateof recordingof the document,the grantorhadnorecordinterestinthe land.
(AffectsParcelB)
Documentre-recordedFEBRUARY7, 1986 asINSTRUMENTNO.86-053666 of OfficialRecords.
The effectof a deedexecutedbyQUITCLAIMDEEDto FEBRUARY7, 1986, recorded
INSTRUMENTNO.86-053667 asof OfficialRecords.
Atthe dateof recordingof the document,the grantorhadnorecordinterestinthe land.
ThstAmericanTitleInsuranceCompany
r---ktrNumber:NCS-788895-SF
,..iNumber:5
(AffectsParcelB)
Thetermsandprovisionscontainedinthe documententitled"ReciprocalParkingAgreement"
recordedFebruary18, 1986asInstrumentNo.86-065807 of OfficialRecords.
(AffectsParcelA)
Noticeof pendencyof action
OfficialRecords.
Court:
CaseNo.:
Plaintiff:
Defendant:
Purpose:
(AffectsParcelB)
recordedMARCH30, 1987asINSTRUMENTNO.87-170388 of
SuperiorCourtof CaliforniaCountyof Orange
51-61-47
ROBERTH. ZWEIBELANDEVELYNERUTHSHABO
LEROYB.COLUNS,YOLANDAAMYCOLUNS,DOES1
THROUGH100, INCLUSIVE
PARTITIONANDANACCOUNTING
Aneasementfor undergroundcommunicationandincidentalpurposes,recordedAugust19, 1988
asInstrumentNo.88-413651 of OfficialRecords.
In Favorof:GTECalifornia,A Corporation
Affects:A portionof saidland
(AffectsParcelA)
Thetermsandprovisionscontainedinthe documententitled"Covenantto CauseRecordationof
Documents"recordedMay 28, 1999asInstrumentNo. 19990397391of OfficialRecords.
(AffectsParcelA)
A certifiedcopyof ajudgmentor an abstractthereof,recordedJanuary27, 2015 asInstrument
No. 2015000041665of OfficialRecords.
Court:SuperiorCourtof California,Countyof Orange
CaseNo.:30-2014-00742270-SC-SC-HNB
Debtor:KaiserFoundationHealthPlan,Inc.
Creditor:FrankWagoner
Amount:$1,625.30, andanyotheramountsdue
thereunder
Thisitemhasbeenintentionallydeleted.
(AffectsParcelA)
Rightsof the publicinandto that portionofthe landlyingwithinanyroad,streetand/or
highway.
(AffectsParcelA)
Rightsof partiesin possession.
FirstAmericanTit/eInsuranceCompany
r--41r Number: NCS-788895-SF
a Number:6
INFORMATIONAL NOTES
Taxesfor prorationpurposesonlyfor the fiscalyear2015-2016.
FirstInstallment:$11,665.96, PAID
SecondInstallment:$11,665.96, PAID
Tax RateArea:04-010
APN:159-271-73
(AffectsParcelA)
Taxesfor prorationpurposesonlyfor the fiscalyear2015-2016.
FirstInstallment:$32,595.31, PAID
SecondInstallment:$32,595.31, PAID
Tax RateArea:04-010
APN:159-141-83
(AffectsParcelB)
Accordingto the latestavailableequalizedassessmentrollinthe officeof the countytax
assessor,thereislocatedonthe landa(n) CommercialStructureknownas 18081 Beach
Boulevard,HuntingtonBeach,CA.
Accordingto the publicrecords,there hasbeennoconveyanceofthe landwithina periodof
twenty-fourmonthspriorto the dateofthisreport,exceptasfollows:
None
Thispreliminaryreport/commitmentwaspreparedbaseduponan applicationfor a policyof title
insurancethat identifiedlandbystreetaddressor assessor'sparcelnumberonly.It isthe
responsibilityof the applicantto determinewhetherthe landreferredto hereinisinfactthe land
that isto be describedinthe policyor policiesto be issued.
Shouldthisreportbe usedto facilitateyourtransaction,we mustbe providedwiththe following
priorto the issuanceof the policy:
A. WITH RESPECTTOA CORPORATION:
A certificateof goodstandingof recentdateissuedbythe Secretaryof Stateof the corporation's
stateof domicile.
A certificatecopyof a resolutionof the Boardof Directorsauthorizingthe contemplated
transactionanddesignatingwhichcorporateofficersshallhavethe powerto executeon behalfof
the corporation.
A certificateof revivoranda certificateof relieffromcontractvoidabilityissuedbythe Franchise
Tax Boardof the Stateof California.
Requirementswhichthe Companymayimposefollowingitsreviewof the abovematerialand
otherinformationwhichthe Companymayrequire.
FirstAmericanTitleInsuranceCompany
P-41r Number:NCS-788895-SF
Number:7
B. WITH RESPECTTO A CALIFORNIALIMITEDPARTNERSHIP:
A certifiedcopyof the certificateof limitedpartnership(form LP-1)andanyamendmentsthereto
(form LP-2)to be recordedinthe publicrecords;
Afullcopyof the partnershipagreementandanyamendments;
Satisfactoryevidenceof the consentof a majorityin interestofthe limitedpartnersto the
contemplatedtransaction;
A certificateof revivoranda certificateof relieffromcontractvoidabilityissuedbythe Franchise
Tax Boardof the Stateof California.
Requirementswhichthe Companymayimposefollowingitsreviewof the abovematerialand
otherinformationwhichthe Companymayrequire.
C. WITH RESPECTTO A FOREIGNLIMITEDPARTNERSHIP:
A certifiedcopyof the applicationfor registration,foreignlimitedpartnership(form LP-5)andany
amendmentsthereto(form LP-6)to be recordedinthe publicrecords;
A fullcopyofthe partnershipagreementandanyamendment;
Satisfactoryevidenceof the consentof a majorityin interestofthe limitedpartnersto the
contemplatedtransaction;
A certificateof revivoranda certificateof relieffromcontractvoidabilityissuedbythe Franchise
Tax Boardof the Stateof California.
Requirementswhichthe Companymayimposefollowingitsreviewof the abovematerialand
otherinformationwhichthe Companymayrequire.
D. WITH RESPECTTOA GENERALPARTNERSHIP:
A certifiedcopyof a statementof partnershipauthoritypursuantto Section16303of the
CaliforniaCorporationCode(formGP-I), executedbyat leasttwo partners,anda certifiedcopy
of anyamendmentsto suchstatement(formGP-7),to be recordedinthe publicrecords;
Afullcopyof the partnershipagreementandanyamendments;
Requirementswhichthe Companymayimposefollowingitsreviewof the abovematerialrequired
hereinandotherinformationwhichthe Companymayrequire.
E. WITH RESPECTTOA LIMITEDLIABILITYCOMPANY:
1. A copyof itsoperatingagreementandanyamendmentsthereto;
2. If it isa Californialimitedliabilitycompany,a certifiedcopyof itsarticlesof organization(LLC-1)
andanycertificateof correction(LLC-11),certificateof amendment(LLC-2),or restatementof
articlesof organization(LLC-10)to be recordedinthe publicrecords;
3. If it isa foreignlimitedliabilitycompany,a certifiedcopyof itsapplicationfor registration(LLC-5)
to be recordedinthe publicrecords;
4. With respectto anydeed,deedof trust,lease,subordinationagreementor otherdocumentor
instrumentexecutedbysuchlimitedliabilitycompanyand presentedfor recordationbythe
Companyor uponwhichthe Companyisaskedto rely,suchdocumentor instrumentmustbe
executedinaccordancewithoneofthe following,asappropriate:
If the limitedliabilitycompanyproperlyoperatesthroughofficersappointedor elected
pursuantto the termsof a writtenoperatingagreement,suchdocumentsmustbe executed
byat leasttwo dulyelectedor appointedofficers,asfollows:the chairmanof the board,the
presidentoranyvicepresident,andanysecretary,assistantsecretary,the chieffinancial
officeror anyassistanttreasurer;
If the limitedliabilitycompanyproperlyoperatesthrougha manageror managersidentifiedin
the articlesof organizationand/ordulyelectedpursuantto the termsof a writtenoperating
agreement,suchdocumentmustbeexecutedbyat leasttwo suchmanagersor byone
managerif the limitedliabilitycompanyproperlyoperateswiththe existenceof onlyone
manager.
5. Acertificateof revivoranda certificateof relieffromcontractvoidabilityissuedbythe Franchise
Tax Boardof the Stateof California.
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1. A statementof information.
The mapattached,if any, mayor maynotbea surveyof the landdepictedhereon. FirstAmericanTitle
InsuranceCompanyexpresslydisclaimsanyliabilityfor lossor damagewhichmayresultfromreliance
onthismapexceptto the extentcoveragefor suchlossordamageisexpresslyprovidedbythe terms
andprovisionsof the title insurancepolicy,if any,to whichthismapisattached.
*****To obtain wireinstructionsfor d
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LEGALDESCRIPTION
Realpropertyinthe
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PARCELA:
PARCEL1:
THE NORTH82.50 FEETOFTHE NORTH
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IN BOOK51, PAGE13 OF MISCELLANEOUSMAPS,RECORDSOFORANGECOUNTY,
CAUFORNIA.
EXCEPTTHATPORTIONTHEREOFINCLUDEDWITHIN THE LANDDESCRIBEDASFOLLOWS:
BEGINNINGATTHESOUTHEASTCORNEROFSAIDNORTHHALFOF
THE NORTHHALF;THENCENORTH0° 39' 40"WEST165.00 FEETTO THE
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MISCELLANEOUSMAPS,RECORDSOFORANGECOUNTY,CALIFORNIA.
EXCEPTTHATPORTIONTHEREOFINCLUDEDWITHIN THE LANDDESCRIBEDASFOLLOWS:
BEGINNINGATTHESOUTHEASTCORNEROFSAIDNORTHHALFOF
THE NORTHHALF;THENCENORTH0° 39' 40" WEST165.00 FEETTO THE
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OFSAIDNORTHHALFTO A LINEPARALLELWITH ANDWESTERLY102.00 FEETFROMTHE
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PARCEL3:
A RECIPROCALEASEMENTFORINGRESSANDEGRESSANDDRAINAGEPURPOSES,ASSET
FORTHIN THATDOCUMENTENTITLEDGRANTOFEASEMENTRECORDEDDECEMBER4, 1980
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IN BOOK13861, PAGE261 OFOFFICIALRECORDSOFORANGECOUNTY,CALIFORNIA.
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PrivacyPolicy
We Are Committed to Safeguarding Customer Information
In order to better serve your needs now and in the future, we may ask you to provide us with certain
information. We understand that you may be concernedabout what we will do with such information -
particularly any personalor financial information. We agree that you have a right to know how we will utilize the
personalinformation you provide to us. Therefore, together with our parent company, The FirstAmerican
Corporation, we have adopted this PrivacyPolicyto govern the useand handling of your personal information.
Applicability
This PrivacyPolicygoverns our use of the information which you provide to us. I
t
d
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s
n
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which we may use information we have obtained from any other source, such as
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public record or from another personor entity. FirstAmerican hasalso adopted broader guidelines that govern
our use of personal information regardlessof its source. FirstAmericancallsthese guidelines its FairInformation
Values,a copy of which can be found on our website at www.firstam.com.
Types of Information
Depending upon which of our servicesyou are utilizing, the types of nonpublic personal information that we may
collect include:
Information we receivefrom you on applications, forms and in other communicationsto us, whether in
writing, in person, by telephone or any other means;
Information about your transactions with us, our affiliated companies,or others; and
Information
w
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Use of Information
We request information from you for our own legitimate businesspurpo
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nonaffiliated party. Therefore, we will not releaseyour information to n
o
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necessaryfor usto provide the product or serviceyou have requestedo
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however, store such information indefinitely, including the period after w
h
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ceased.Suchinformation may be usedfor any internal purpose, such as quality control efforts or customer
analysis.We may also provide all of the types of nonpublic personal information listed above to one or more of
our affiliated companies.Suchaffiliated companiesinclude financial serviceproviders, such as title insurers,
property and casualty insurers, and trust and investment advisory companies,or companiesinvolved in real
estate services,such as appraisal companies,home warranty companies,and escrow companies. Furthermore,
we may also provide all the information we collect, as describedabove, to companiesthat perform marketing
serviceson our behalf, on behalf of our affiliated companies,or to other financial institutions with whom we or
our affiliated companies havejoint marketing agreements.
Former Customers
Evenif you are no longer our customer, our PrivacyPolicywill continue to apply to you.
Confidentiality and Security
We will useour best efforts to ensurethat no unauthorized parties have accessto any of your information. We
restrict accessto nonpublic personalinformation about you to those individuals and entities who needto know
that information to provide products or servicesto you. We will useour best efforts to train and overseeour
employeesand agents to ensure that your information will be handled responsiblyand in accordancewith this
PrivacyPolicyand FirstAmerican's FairInformation Values.We currently maintain physical,electronic, and
procedural safeguardsthat comply with federal regulations to guard your nonpublic personalinformation.
FirstAmerican
T
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Number:
N
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5
-
7
8
8
8
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(
0
2
-
0
3
-
1
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)
EXCLUSIONS
In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from:
1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning:
building;(d)
i
m
p
r
o
v
e
m
e
n
t
s
o
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t
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a
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;
zoning;(e)
l
a
n
d
d
i
v
i
s
i
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n
;
a
n
d
land use;(f) environmental protection.
This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27.
2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion
does not limit the coverage described in Covered Risk 14 or 15.
3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17.
4. Risks:
that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Rec
o
r
d
s
;
that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date;
that result in no loss to You; or
that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26
,
2
7
o
r
2
8
.
5. Failure to pay value for Your TitIe.
6. Lack of a right:
to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and
in streets, alleys, or waterways that touch the Land.
This Exclusion does not limit the coverage described in Covered Risk 11 or 21.
7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state
insolvency, or similar creditors rights laws.
UMITATIONS
O
N
C
O
V
E
R
E
D
R
I
S
K
S
Your insurance for the following Covered Risks is limited on the Owner's Coverage Statement as follows: For Covered Risk 16, 18, 19, and 21
Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A.
Your Deducti I Am
u
n
t
Covered Risk 16: 1% of Policy Amount or $2,500.00 (whichever is less)
Covered Risk 18: 1% of Policy Amount or $5,000.00 (whichever is less)
Covered Risk 19: 1% of Policy Amount or $5,000.00 (whichever is less)
Covered Risk 21: 1% of Policy Amount or $2,500.00 (whichever is less)
Our
M
a
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D
o
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l
a
r
Limit
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f
L
i
a
b
i
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i
t
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$10,000.00
$25,000.00
$25,000.00
$5,000.00
ALTA
R
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S
I
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N
T
I
A
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T
I
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I
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U
R
A
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E
P
O
L
I
C
Y
(
6
-
1
-
8
7
)
EXCLUSIONS
In addition to the Exceptions in Schedule B, you are not insured against loss, costs, attorneys' fees, and expenses resulting from:
1. Governmental police power, and the existence or violation of any law or government regulation. This includes building and zoning
ordinances and also laws and regulations concerning:
and use
improvements on the land
and division
environmental protection
This exclusion does not apply to violations or the enforcement of these matters which appear in the public records at Policy Date.
This exclusion does not limit the zoning coverage described in Items 12 and 13 of Covered Title Risks.
2. The right to take the land by condemning it, unless:
a notice of exercising the right appears in the public records on the Policy Date
the taking happened prior to the Policy Date and is binding on you if you bought the land without knowing of the taking
ArstAmericanTitleInsuranceCompany
''31-Number: NCS-788895-SF
_aNumber: 13
3.Trtle Risks:
that are created, allowed, or agreed to by you
that are known to you, but not to us, on the PolicyDate -- unlessthey appeared in the publicrecords
that result in no lossto you
•(d) that first affect your title after the PolicyDate -- this does not limit die labor and material lien coverage in Item 8 of CoveredTitle Risks
4. Failureto pay value for your title.
5. Lackof a right:
to any land outsidethe area specificallydescribedand referred to in Item 3 of ScheduleA OR
in streets, alleys, or waterways that touch your land
This exclusiondoes not limit the accesscoverage in Item 5 of CoveredTrtle Risks.
2006 ALTA LOAN POLICY (06-17-06)
EXCLUSIONS FROM COVERAGE
Thefollowingmattersareexpresslyexcludedfrom the coverageof this policy,andthe Companywill not paylossor damage,cogs, attorneys'
fees,or expensesthat ariseby reasonof:
1. a. Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating,
prohibiting, or relating to
the occupancy,use, or enjoyment of the Land;
the character, dimensions,or location of any improvement erected on the Land;
the subdMsion of land; or
environmental protection;
or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion1(a) does not modify or
limit the coverage provided under CoveredRisk5.
b. Any governmental police power. This Exclusion1(b) does not modify or limit the coverageprovided under CoveredRisk6.
2. Rightsof eminent domain. This Exclusiondoes not modify or limit the coverage provided under CoveredRisk7 or 8.
3. Defects, liens, encumbrances,adverseclaims, or other matters
created, suffered, assumed,or agreed to by the Insured Claimant;
not Knownto the Company, not recorded in the PublicRecordsat Date of Policy,but Knownto the Insured Claimantand not
disclosedin writing to the Companyby the Insured Claimantprior to the date the Insured Claimant becamean Insured under this
PolicY;
resulting in no lossor damageto the Insured Claimant;
attaching or created subsequentto Dateof Policy(however, this does not modify or limit the coverage provided under Covered
Risk 11, 13, or 14); or
resulting in lossor damage that would not have been sustained if the Insured Claimanthad paid value for the Insured Mortgage.
4. Unenforceability of the lien of the Insured Mortgage becauseof the inability or failure of an Insured to comply with applicable
doing-businesslaws of the state where the Land is situated.
5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgagethat arisesout of the transaction evidenced by
the Insured Mortgage and is basedupon usury or any consumercredit protection or truth-in-lending law.
6. Any claim, by reasonof the operation of federal bankruptcy, state insolvency,or similar creditors' rights laws, that the transaction
creating the lien of the Insured Mortgage, is
a fraudulent conveyanceor fraudulent transfer, or
a preferential transfer for any reason not stated in CoveredRisk 13(b) of this policy.
7. Any lien on the Title for real estate taxes or assessmentsimposed by governmental authority and created or attaching between
Dateof Policyand the date of recording of the Insured Mortgage in the PublicRecords. This Exclusiondoes not modify or limit the
coverage provided under CoveredRisk 11(b).
Theabove policyform may be issuedto afford either Standard Coverageor ExtendedCoverage. In additionto the above Exclusionsfrom
Coverage, the Exceptionsfrom Coverage in a Standard Coverage policywill also includethe following Exceptionsfrom Coverage:
EXCEPTIONS FROM COVERAGE
Thispolicydoesnot insureagainstlossor damage(andthe Companywill not paycosts,attorneys'fees or expenses) that arise by reasonof:
FirstAmericanTitleInsuranceCompany
'1r Number: NCS-788895-SF
je Number: 14
(a) Taxesorassessmentsthat are not shownasexistingliensbythe recordsof anytaxingauthoritythat leviestaxesor assessmentson real
propertyor bythe PublicRecords;(b) proceedingsbya publicagency that mayresultintaxesor assessments,or noticesof such
proceedings,whetheror notshownbythe recordsof suchagencyor bythe PublicRecords.
Anyfacts,rights,interests,or claimsthat are notshownbythe PublicRecordsbutthat couldbeascertainedby an inspectionof the Landor
that maybeassertedby personsin possessionof the Land.
Easements,liensor encumbrances,or claimsthereof,not shownbythe PublicRecords.
Anyencroachment,encumbrance,violation,variation,or adversecircumstanceaffectingtheTitle that wouldbedisclosedby anaccurate
andcompletelandsurveyof the Landandnot shownbythe PublicRecords.
(a) Unpatentedminingclaims;(b) reservationsor exceptionsin patentsor inActsauthorizingthe issuancethereof; (c) water rights,claims
or title to water, whetheror notthe mattersexceptedunder(a), (b), or (c) areshownbythe PublicRecords.
Any lienor right to a lienfor services,laboror materialnot shownbythe publicrecords.
2006 ALTA OWNER'S POLICY (06-17-06)
EXCLUSIONS FROM COVERAGE
Thefollowingmattersareexpresslyexcludedfrom the coverageof this policy,andthe Companywill not paylossor damage,costs,attorneys'
fees,or expensesthat ariseby reasonof:
1. a. Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating,
prohibiting, or relating to
the occupancy,use, or enjoyment of the Land;
the character, dimensions, or location of any improvement erected on the Land;
the subdivision of land; or
environmental protection;
or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion1(a) does not modify or
limit the coverage provided under CoveredRisk5.
b.Any governmental police power. This Exclusion1(b) does not modify or limit the coverage provided under CoveredRisk6.
2. Rightsof eminent domain. This Exclusiondoes not modify or limit the coverage provided under Covered Risk7 or 8.
3. Defects, liens, encumbrances,adverseclaims, or other matters
created, suffered, assumed,or agreed to by the Insured Claimant;
not Knownto the Company,not recorded in the PublicRecordsat Date of Policy,but known to the Insured Claimantand not
disclosedin writing to the Companyby the Insured Claimant prior to the date the Insured Claimant becamean Insured under this
PolicY;
resulting in no lossor damageto the Insured Claimant;
attaching or created subsequentto Dateof Policy(however, this does not modify or limit the coverage provided under Covered
Risk 11, 13, or 14); or
resulting in lossor damagethat would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage.
4. Unenforceability of the lien of the Insured Mortgage becauseof the inability or failure of an Insured to comply with applicable
doing-businesslaws of the state where the Land is situated.
5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgagethat arisesout of the transaction evidenced by
the Insured Mortgage and is basedupon usury or any consumercredit protection or truth-in-lending law.
6. Any claim, by reasonof the operation of federal bankruptcy, state insolvency,or similar creditors' rights laws, that the transaction
creating the lien of the Insured Mortgage, is
a fraudulent conveyanceor fraudulent transfer, or
a preferential transfer for any reason not stated in CoveredRisk 13(b) of this policy.
7. Any lien on the Title for real estate taxes or assessmentsimposed by governmental authority and created or attaching between
Date of Policyand the date of recording of the Insured Mortgage in the PublicRecords. This Exclusiondoes not modify or limit the
coverage provided under CoveredRisk 11(b).
Theabovepolicyform maybe issuedto affordeitherStandardCoverageor ExtendedCoverage.In additionto the aboveExclusionsfrom
Coverage,the Exceptionsfrom Coveragein a StandardCoveragepolicywill alsoinclude the following Exceptions from Coverage:
EXCEPTIONS FROM COVERAGE
Thispolicydoesnot insureagainstlossor damage(andtheCompanywill not paycosts,attorneys feesor expenses)that ariseby reasonof:
FirstAmericanTitleInsuranceCompany
— "r Number: NCS-788895-SF
ye Number: 15
(a) Taxesor assessmentsthat are not shownasexistingliensbythe recordsof anytaxingauthoritythat leviestaxesor assessmentson real
propertyor bythe PublicRecords;(b) proceedingsbya publicagency that mayresultin taxesor assessments,or noticesof such
proceedings,whetheror notshownbythe recordsof suchagencyor bythe PublicRecords.
Anyfacts,rights,interests,or claimsthat are notshownbythe PublicRecordsbutthat couldbeascertainedby an inspectionof the Landor
that maybeassertedby personsin possessionof the Land.
..3. Easements,liensor encumbrances,or claimsthereof,notshownby the PublicRecords.
Anyencroachment,encumbrance,violation,variation,or adversecircumstanceaffectingtheTitle that wouldbedisclosedbyan accurate
andcompletelandsurveyof the Landandnot shownbythe PublicRecords.
(a) Unpatentedminingclaims;(b) reservationsor exceptionsin patentsor inActsauthorizingthe issuancethereof; (c) waterrights,claims
or title to water,whetheror notthe mattersexceptedunder(a), (b), or (c) areshownbythe PublicRecords.
Any lienor right to a lienfor services,laboror materialnot shownbythe publicrecords.
ALTA EXPANDED COVERAGE RESIDENTIAL LOAN POLICY (07-26-10)
EXCLUSIONS FROM COVERAGE
Thefollowingmattersareexpresslyexcludedfrom the coverageof this policy,andthe Companywill notpay lossor damage,costs,attorneys'
fees,or expensesthat ariseby reasonof:
1. a. Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating,
prohibiting, or relating to
the occupancy,use, or enjoyment of the Land;
the character, dimensions, or location of any improvement erected on the Land;
the subdivisionof land; or
environmental protection;
or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion1(a) does not modify or
limit the coverage provided under CoveredRisk5, 6, 13(c), 13(d), 14 or 16.
b. Any governmental police power. This Exclusion1(b) does not modify or limit the coverage provided under CoveredRisk5, 6,
13(c), 13(d), 14 or 16.
2. Rightsof eminent domain. This Exclusiondoes not modify or limit the coverage provided under Covered Risk7 or 8.
3. Defects, liens, encumbrances,adverseclaims, or other matters
created, suffered, assumed,or agreed to by the Insured Claimant;
not Knownto the Company,not recorded in the PublicRecordsat Dateof Policy,but Known to the Insured Claimantand not
disclosedin writing to the Companyby the Insured Claimant prior to the date the Insured Claimant becamean Insured under this
.policy;
resulting in no lossor damageto the Insured Claimant;
attaching or created subsequentto Dateof Policy(however, this does not modify or limit the coverage provided under Covered
Risk 11, 16, 17, 18, 19, 20, 21, 22, 23, 24, 27 or 28); or).e. resulting in lossor damagethat would not have been sustained if the Insured Claimanthad paid value for the Insured Mortgage.
4. Unenforceabilityof the lien of the Insured Mortgage becauseof the inability or failure of an Insured to comply with applicable
doing-businesslaws of the state where the Land is situated.
5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgagethat arisesout of the transaction evidenced by
the Insured Mortgage and is basedupon usury or any consumercredit protection or truth-in-lending law. This Exclusiondoes not
modify or limit the coverage provided in CoveredRisk26.
6. Any claim of invalidity, unenforceability or lack of priority of the lien of the Insured Mortgageas to Advancesor modifications made
after the Insured has Knowledgethat the vestee shown in ScheduleA is no longer the owner of the estate or interest covered by
this policy. This Exclusiondoes not modify or limit the coverageprovided in CoveredRisk 11.
7. Any lien on the Title for real estate taxes or assessmentsimposed by governmental authority and created or attaching subsequent
to Dateof Policy.This Exclusiondoes not modify or limit the coverage provided in CoveredRisk 11(b) or 25.
8. The failure of the residential structure, or any portion of it, to have been constructed before, on or after Date of Policyin
accordancewith applicable building codes. This Exclusiondoes not modify or limit the coverage provided in CoveredRisk5 or 6.
9. Any claim, by reasonof the operation of federal bankruptcy, state insolvency,or similar creditors' rights laws, that the transaction
creating the lien of the Insured Mortgage, is
a fraudulent conveyanceor fraudulent transfer, or
a preferential transfer for any reason not stated in CoveredRisk27(b) of this policy.
FirstAmerican TitleInsurance Company
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BOOK 159 PAGE 27
COUNTY
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