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HomeMy WebLinkAboutPA95-0119ANEW FILE *NEW FILE* PA95-0119 F , _ Gc i� lity of (:Araxige ENVIRONMENTAL MANAGEMENT AGENCY PLANNING APPLICATION 554-7 1,J1=WPnn ; �RjDG4F 'De%ve- r- K Application #: PA950119 Date Filed: 06/02/1995 Application -'Type: SITE PLAN TO ZONING ADMIN Application Name: NEWPORT RIDGE T.T. 15134 Parcel(s): 15134 OTM 00/00/00 Address(es): Location: SAN JOAQUIN HILLS PC Project Area: 22.07 ACRE Public Project: N Initial Study Required: Y IS Charge #: C53277 IS Summary #: 082 Application Charge #: C57767 Summary #: 406 Owner Information Name: COASTAL COMMUNITY BUILDERS Address: P.O. BOX 1 NEWPORT BEACH, CA THE IRVINE CO. Zip: 92'6588094 Phone: 714-720-2129 Applicant/Agent Information Name: CALIF. PACIFIC HOMES Address: 5 CIVIC PLAZA, #100 NEWPORT BEACH, CA Zip: 92660 Phone: 714-759-1782 Zoning: PC / PA 21 - MED. HIGH DENSITY APN: 12013903 CAA.: 47 Census Tract: 626.18 Supv District: 5 Coastl Zone: NO LUE-: 1B Comm Profile: 1.4 PC/SP: SAN JOAQUIN HILLS PC evious Apprv: FEIR 517; ADDENDUM TO PA950026: LUE95-1; ZC95--1; CP95-1. 4 1� v ) Project Proposal: SITE PLAN PER CONDITION OF APPROVAL NO.46 OF - e 3 ZONE CHANGE ZC95-1 (PA950026) TO ESTABLISH A 58 LOT SUBDIVISION FOR DETACHED SFD'S IN PRO- 1 POSED TT.15134. A SITE PLAN IS ALSO REQUESTED TO ESTABLISH ALTERNATE DEVELOPMENT STANDARDS TO CHAP- TER III.C.5.G. OF THE SAN JOAQUIN HILLS PC TO PER- MIT GARAGE ENTRANCES AT 18' FROM BACK OF SIDEWALK 040 INSTEAD OF THE REQUIRED 20'. ENVIRONMENTAL WILL COVER REVISION TO TT.15134. .58 RPE DEPOSIT SUMMARY Total Deposit: 4,000.00 Payments: 4,000.00 C15 , Balance Due: .Op �•�r `--, CERTIFICATION I acknowledae that: 1. There are no assurances at any time, implicitly or otherwise, regarding final staff recommendations to the decision -making body, about this application. 2. Major changes of the proposed project may require a new application and payment of new fees. 3. The County charges an hourly rate for processing applications based upon actual staff time expended. Money deposited with this application is a deposit only. 4. Board of Supervisors policy contained in Resolution states that except for cases in which an important County pol'a.;y or other extraordinary interest is determined to be present, the County wilt not provide an active legal defense to lawsuits arising out of the issuance of permits or other entitlements for the use of developme.nt -)f re al property or zoning or General Plan Amendments. I hereby certify that to the best of my knowledge the informatiori I havF,, presented in this form and the accompanying materials is true and correct-, I also understand that additional data and information may be. required prior to final action on this application. I have read and understand the contents contained in the above statements (1) through (4). Signature(s) Date Property Owner or Agent Date J3 MINUTES ORANGE COUNTY PLANNING COMMISSION MEETING - September 5, 1995 P.C. TAPE NO. DAT 105 RECORDING INDEX: 40:30-1:30:26 TIME: 1:57 P.M. ITEM 3: PUBLIC HEARING - Planning Application No. PA 95-0119 and PA 95-0120, (EIR 517) of California Pacific Homes. Executive Officer Buzas introduced the project. He noted that the Commission had received new revised Resolution on both applications PA 95-0119 and PA 95-0120 and also a set of reduced plan to reference during the hearing today. Planner IV Melton gave the staff presentation. He stated that there are two planning applications in one covering areas in Planning Area 21 in the San Joaquin Hills Planned Community. He noted that this area was added to the San Joaquin planning area as 21. Mr. Melton discussed the location of the project site. He stated that due to the location there are certain mitigation that have to take place. He discussed these mitigations. He discussed the concerns of the Metropolitan Water District and conditions addressing these concerns. Mr. Melton stated that there will be two model complex site, ample parking and the lots all meet the minimum lot size. He noted that they all have 3-car garages. Mr. Melton discussed comments received from the City of Newport Beach regarding County development standards vs.: City of Newport Beach standards. He stated that the County standards prevailed over the City of Newport Beach. He stated that staff was recommending approval of the two separate planning applications. 2:06 P.M.: The Chairman opened the public hearing. Norm Witt, Vice President of the Coastal Community Builders, a division of the Irvine Company and California Specific Homes stated he agreed with the staff report. He stated that drainage would be reduced into the reservoir with this plan and also minimally reduced onto the landfill. 2:11 P.M.: No one else wishing to be heard, the Chairman closed the public hearing. Mr. Melton stated that the Orange County Fire representative Page Dougherty has asked for a revision to condition #45 of the Planning Commission Resolution. They have some concerns about the shielding for these homes. Page Doughtery representing the Orange County Fire Department stated that they did not want to be part of the approval process but did want to be notified of the type of mitigation provided as it is put through the mitigation process before building permits are issued. Mr. Doughtery stated that if additional information is required when building permits are issued it can be provided at that time. Mr. Melton suggested additional language to be added to Conditions of Approval No. 45. ACTION-: 2:17 P.M.: The motion of Potts, seconded by McBurney, to approve Planning Applications PA 95-0119 & PA 95-0120 with a modification to Condition 45 shown below for both Planning Applications in the Planning Commission Resolution as recommended in the Land Use Planning Division. report, dated September 5, 1995, was carried by unanimous vote. Modification to Conditions of Approval # 45 shown by underlining: 45. Prior to the issuance of building permits, the landowner shall prepare study showing a variety of construction methods including foundation shielding and sealing of utilities conduits shall be evaluated by County Health Care Agency acting as the local environment agency and implement where appropriate by the landowner/developer, if appropriate. A copy of the final study shall be provided to the Oranae.County Fire Authority by the landowner. Unless monitoring results require a greater setback, no residential structure shall be placed within 250 feet of the limits of refuse. ps(5091214480179)wvm • ITEM ENVIRONMENTAL MANAGEMENT AGENCY REPORT DATE: September 5,- 1995 TO: Orange County Planning Commission FROM: EMA Land Use Planning Division SUBJECT: Public Hearing on Planning Applications PA 95-0119 and PA 95-0120 for Site Development Permit. PROPOSAL: A request for site plan approvals for two adjoining single-family subdivision projects in the San Joaquin Hills Planned Community. PA 95-0119 is for Tract 15134, a subdivision of 58 single-family homes on 22 acres. PA 95-0120 is for Tract 15135, a subdivision of 76 single-family homes on 35 acres. Both Planning Applications include a request to place garage setbacks 18 feet from the back of sidewalks when a setback of 20 feet is required. LOCATION: Planning Area 21 of the San Joaquin Hills Planned Community, which is located between the San Joaquin Reservoir and the former Coyote Canyon Landfill. Fifth Supervisorial District. APPLICANT: California Pacific Homes, developer Coastal Community Builders, property owner CONTACT: William V. Melton, Project Manager, Phone (714) 834-2541 FAX (714) 834-6132 SYNOPSIS: EMA Land Use Planning Division recommends approval of the subject projects subject to Findings and Conditions of Approval. BACKGROUND The project site is located in Planning Area 21 which was recently added to the San Joaquin Hills Planned Community by Planning Application PA 95-0026 for Zone Change. The Planning Commission approved the addition of Planning Area 21 on March 7, 1995, and Board of Supervisors approval followed on March 21, 1995. Planning Area 21 has a land use designation of "Medium High Residential", and is a continuation of the Medium High Residential development designated for Planning Area 2 located to the south. Access to the site is from a new road between Planning Area 2 and Planning Area 10. Planning Area 21 permits a maximum of 350 dwelling units. Medium High Density permits detached single-family dwelling on 2,500 square feet minimum lots. A condition of the zoning approval requires Planning Commission approval of a Site Development Permit prior to site development. The applicant submitted Planning Applications PA 95-0119 and PA 95-0120 to cover the first phase of development in Planning Area 21 as required by the condition of the zone change. PA 95-0119 is a subdivision for 58 detached single-family homes on 22 acres and is Vesting Tentative Tract 15134. Lots in this EMA Re bit- SeP tember 5,1995 P --PA -95-0119 and ---PA- 95-0120 Page-2 of 5 _ -subdivision have•& minimum lot size of 5,170 square feet with an average lot area of 5,950 -square feet. PA 95-0120 is a subdivision for 76 detached single-family homes on 35 acres and is Vesting Tentative Tract 15135. Lots in this subdivision have a minimum lot size of 5,390 square feet with an average lot size of 6,790 square feet. Homes in both subdivisions are two -stories, have a three -car garage, and have living areas up to 2,912 square feet. A,model home complex with four model homes, fencing, parking, signage, etc. is proposed for each tract. The Planning Applications for Site Development Permit, as permitted by PC regulations, include a request to modify the development standard for garage entry setbacks from back of sidewalks. The San Joaquin Hills Planned Community site development standards require that the point of entry to garages be 7 feet or less, or 20 feet or from the back of sidewalk. The applicant requests that the point of entry to the garages be 18 feet from the back of sidewalk for all homes. SURROUNDING LAND USE Direction ZONING/PLANNING AREA DESIGNATION Project Site North South East PA 21/Medium High Residential PA 21/Medium High Residential City of Irvine PA 2/Medium High Residential PA 10/Recreation Al "General Agricultural" West Al "General Agricultural" PUBLIC NOTICES AND REFERRAL FOR COMMENT EXISTING LAND USE Vacant Vacant Vacant Single-family Open space Coyote Canyon Land Fill (now closed) San Joaquin Reservoir A Notice of Hearing was mailed to all owners of record within 300 feet of the subject site and a notice was posted at the site and at designated posting areas in the County complex as is required by established public hearing posting procedures. A copy of the planning application and a copy of the proposed site plan were distributed for review and comment to nine County Divisions, the cities of Newport Beach and Irvine, MCAS E1 Toro, Irvine Ranch Water District and Metropolitan Water District. COMMENTS RECEIVED Comments received from other County divisions were regulatory in nature, and where applicable, were there comments were incorporated into conditions of approval. The cities of Newport Beach and Irvine; and the Metropolitan Water District of Southern California (MWD) submitted extensive comments on the proposal. BHA Report September 5, 1995 PA 95-0119 and PA 95-0120 _ _ ---- Page 3 of 5 The cities of Newport Beach and Irvine each submitted comments -that -focus on - design issues related to their respective General Plans and subdivision design standards. In response, as noted in past actions within the San Joaquin Hills - Planned Community and Irvine Coast Planned Community, projects have been developed in accordance with County standards and policies, and where possible, City standards are followed. Where modification to county subdivision standards are requested, the Subdivision Committee reviews each request for modification on a case by case basis using adopted County procedures. The City of Irvine did comment on the applicant's request for 18 foot driveways by saying the request "should be closely evaluated". Refer to the Review and Analysis section of this report for a discussion of the site development standard modification for garage setbacks. - The MWD raised concern with: 1) grading activities and site drainage would cause potential contamination of the San Joaquin Reservoir; 2) geologic and seismic hazards; and, 3) construction methods. The project is required to be in conformance with the the Master Plan of Drainage for Irvine Coast Planned Community and San Joaquin Hills Planned Community. All grading activities are conditioned to address the concerns and issues raised by the MWD. Additionally, a drainage plan showing that off -site properties are not impacted by the project will be submitted to and approved by the Manager, Subdivisions. A condition of approval requires a geotechnical report addressing, among other things, soil stability and seismic zones be approved prior to any grading activity. Staff believes that adequate measures are included to address these concerns. CEOA COMPLIANCE The proposed project is covered by Final EIR 517, Prior to project approval, this EIR must be found adequate to satisfy the requirements of CEQA the Planning Commission. Attachment A-1 of the Draft Planning'Commission Resolution contains the required CEQA Finding. REVIEW AND ANALYSIS The site development standards of the San Joaquin Hills Planned Community permits single-family detached projects as an outright permitted use. However, a condition placed on the zone change creating this planning area requires a Site Development Permit approved by the Planning Commission prior to grading or building permits. Specifically the condition requires the applicant submit and Planning Commission approve a Site Development Permit that includes information on three specific areas, but not limited to: a. Urban edge treatment program to include development setbacks and a fuel modification program; b. Refined landscape plan; C. Landfill gas mitigation and public safety setback issues as noted in EIR 517 Figure 4.12.6. EMA Report September 5, 1995 PA 95-0119 and PA 95-0120 - Page 4 of 5 - With regards to "a" above, the site plan does incorporate development - setbacks and a fuel modification program that is identical to all other developments- in the San Joaquin Hills Planned Community; all prior programs -have been approved by the Orange County Fire Authority. This program includes a development setback of 25 feet from a 150 foot wide fuel modification zone. - With -regards to "b" above, the applicant is continuing the community wide landscape program established previously for the San Joaquin Hills Planned Community. With regards to "c" above, conditions of approval have been incorporated into all previous -community project approvals to address the this gas mitigation measure contained in EIR 517. These same conditions will be incorporated into this project. In general, the conditions require homes to be place no closer that 250 feet from the limits of refuse of the landfill, and requires a special shielding around the foundations of homes within 1,000 feet of the landfill. This site plan also requires Planning Commission approval because the applicant. is requesting a modification to a site development standard. The applicant requests to place the garage entrance setback at 18 feet or more from the back of sidewalks. The garage entry development standard for this area is for garage entrances to be setback 7 feet or less, or 20 feet or more from the back of sidewalks. Seventeen and eighteen foot garage entrance setbacks -have been requested and approved for numerous residential projects located elsewhere in the County. The 18 feet or more setback does allow the average car to park in the driveway without extending into the sidewalk area. Also, to mitigate the shortened driveway length, all garages include roll -up sectional doors equipped with remote controlled openers. Staff does not have a concern with the garage entrance setback requested. The proposed site plans, with the exception of the garage entrance setback, meet the site development standards of the San Joaquin Hills Planned Community Medium High Density designation. With the inclusion of the zone change conditions of approval and the mitigation measures of the site plan specific addendum to the EIR prepared for the project, both PA 95-0119 and PA 95-0120 will be compatible and consistent with the other project design and site plan approvals in the San Joaquin Hills Planned Community. RECOMMENDATION EMA Land Use Planning Division recommends the Planning Commission: a. Receive staff presentation and public testimony as appropriate; and, b. Adopt Draft Planning Commission Resolution 95-19, which includes Findings and Conditions of Approval, approving Planning Application PA 95-0119 for Site Development Permit; and, C. Adopt Draft Planning Commission Resolution 95-20, which includes Findings and Conditions of Approval, approving Planning Application PA 95-0120 for Site Development Permit. L EMA Report September 5, 1995 PA 95-0119 and -PA 95-0120 Page 5 of 5 - � t"T 0 Respectfully submitted, 66� ohn B. Buzas, Manager Land Use Planning Division ATTACHMENTS: A. Draft Planning Commission Resolution 95-19 with recommended Findings and Conditions of Approval. B. Draft Planning Commission Resolution 95-20 with recommended Findings and Conditions of Approval. EXHIBITS: 1. Comment Letter from the City of Newport Beach, 2. Comment Letter from the City of Irvine. 3. Comment Letter from the MWD. 4. Environmental Documentation. 5. PA 95-0119 (Vesting TT 15134) site development plans. 6. PA 95-0120 (Vesting TT 15135).site development plans. 'Y- I Tv # 5 1 DRAFT (REVISED) 2 RESOLUTION OF THE PLANNING COMMISSION 3 ORANGE COUNTY, CALIFORNIA 4 RESOLUTION NO. 95-19 5 PA 95-01`19 6 SEPTEMBER 5, 1995 7 On the motion of Commissioner duly seconded and carried, 8 the following Resolution was adopted: 9 WHEREAS, pursuant to California Government Code Section 65000 et seq. the County of Orange has an adopted General Plan which meets 10 all of the requirements of state law; and 11 WHEREAS, the Orange County Board of Supervisors adopted the San Joaquin Hills Planned Community Program by Ordinance No. 3814 .and 12 Resolution 91-183 on February 26, 1991; and 13 WHEREAS, the Orange County Board of Supervisors adopted General Plan Amendment 1995-1 (LUE 95-1), Zone Change (ZC 95-1) and 14 Community Profile Amendment (CP 95-1) for the extension of the San Joaquin Hills Planned Community to include Planning Area 21 by 15 Ordinance No. 3931 and the Amendment to the San Joaquin Hills Planned Community by Resolution 95-180 on March 21, 1995; and 16 WHEREAS, in compliance with Zone Change 95-1 Condition of 17 Approval No. 46, The Irvine Company, the major landowner in the San Joaquin Hills Planned Community has submitted Planning Application 18 95-0119 and a Site Development Permit (SDP) for a portion of Planning Area 21 (Development Area 21b) as part of the San Joaquin 19 Hills Planned Community; and 20 WHEREAS, in compliance with said laws a legally noticed public hearing was held by the Orange County Planning Commission on 21 September 5, 1995 to consider Planning Application PA 95-0119 for the Site Development Permit proposed by the Irvine Company; and 22 WHEREAS, Final Environmental Impact Report 517 (Final EIR No. 23 517 including a Response to Comments, a CEQA Resolution which incorporates a Statement of Findings and Facts, Statement of 24 Overriding Considerations, and Mitigation Monitoring and Reporting Program) was certified on February 26, 1991 and prepared for the San 25 Joaquin Hills Planned Community; and 26 WHEREAS, in compliance with the California Environmental Quality Act (California Public Resources Code Section 21000 et seq.) and the 27 State CEQA Guidelines (California Administrative Code Sections 15000 28 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 Page 2 et seq.) an addendum to Final EIR No. 517 has been prepared to evaluate the potential environmental effects of the proposed project; and WHEREAS, Section 15164 of the CEQA Guidelines permits the preparation of an addendum to a--itertified EIR if Lead Agency determines that some changes or additions are necessary but none of the conditions calling for preparation of a subsequent EIR have occurred; and WHEREAS, the County prepared a preliminary environmental evaluation to analyze the potential effects of the Newport Ridge project and based upon the environmental evaluation determined that an addendum was appropriate because the proposed project raised no new significant environmental effects; the proposed project presented no substantial increases in the severity of previously identified significant effects; the proposed project did not involve any substantial changes with respect to the circumstances under which it is undertaken; and there was no new information of substantial importance demonstrating the feasibility of mitigation measures or alternatives not adopted by the project proponent; and WHEREAS, this Commission has considered the proposed addendum to Final EIR No. 517 together with Final EIR No. 517 and f inds that they adequately address all potential adverse environmenal impacts of the proposed project and meet all the requirements of CEQA and the CEQA Guidelines; and WHEREAS, the addendum to Final EIR No. 517 together with Final EIR No. 517 and EIRs for prior tiers of environmental analysis, including EIRs 460, 485, 511, 507 and the addendum to Final EIR No. 507 for the Coyote Canyon Sanitary Landfill Gas Recovery Facility, and other documents constituting the Administrative Record in this action are located at the Orange County Environmental Management Agency. NOW THEREFORE, BE IT RESOLVED THAT this Commission considered the addendum to Final EIR No. 517 and Final EIR No. 517 prior to approval of the project and determined that they adequately address all potential adverse environmental impacts of the proposed proj-ect and meet all the requirements of CEQA and the State CEQA Guidelines; and BE IT FURTHER RESOLVED THAT the proposed project will not have a significant unmitigated impact upon Coastal Sage Scrub habitat and, therefore, will not preclude the ability to prepare an effective subregional Natural Communities Conservation Planning (NCCP) Program; and 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 Page 3 BE IT FURTHER RESOLVED THAT the Orange County Planning Commission hereby approves Planning Application PA 95-0119 for the Site Development Permit for Development Area 21b of the San Joaquin Hills Planned Community subject to the Findings as set forth in Attachment A-1 and the Conditions of Approval as shown in Attachment A-2 to this resolution; and BE IT FURTHER RESOLVED THAT the conditions adopted herein are reasonably related to the use of the property and necessary for appropriate development and operation of the uses permitted by the San Joaquin Hills Planned Community Program and will not result in new conditions or circumstances that will be contrary to the public health and safety and the general welfare. AYES: Commissioners - NOES: Commissioners - ABSENT: Commissioner - I HEREBY CERTIFY that the foregoing Resolution No. 95-19 was adopted on September 5, 1995 by the Orange County Planning Commission. ORANGE COUNTY PLANNING COMMISSION by John B. Buzas, Executive Officer ATTACHMENT A-1 -- FINDINGS PLANNING COMMISSION RESOLUTION NO. 95-19 PLANNING APPLICATION 95-0119 FOR SITE DEVELOPMENT PERMIT SAN JOAQUIN HILLS PLANNED COMMUNITY DEVELOPMENT AREA 21b That the Planning Commission makes�-the following findings with respect to Planning Application 95-0119 for Site Development Permit: 1. County Requirements are being met as follows: a. General Plan. The use or project proposed is consistent with the General Plan. b. Zoning Code. The use, activity or improvement proposed by the application is consistent with the provisions of the Orange County Zoning Code. C. CEOA. The approval of the permit application is in compliance with the requirements of the California Environmental Quality Act. d. Compatibility. The location, size, design and operating characteristics of the proposed use will not create significant noise, traffic or other conditions or situations that may be objectionable, detrimental or incompatible with other permitted uses in the vicinity. e. General Welfare. The application will not result in conditions or circumstances contrary to the public health and safety and the general welfare. f. Development Fees for Provision of Public Facilities. The requirements of Orange County Code Section 7-9-711 have been met. g. Mitigation Measure Monitoring. The monitoring requirements of Public Resources Code Section 21081.6 have been met in that a Mitigation Measure Monitoring and Reporting Plan, has been prepared. h. San Joaquin Hills Planned Community Program. The project proposed by the application conforms with the certified San Joaquin Hills Planned Community Program in a manner as approved by the Orange County Planning Commission on March 7, 1995, and by the Orange County Board of Supervisors by Ordinance No. 3931 and Resolution No. 95-180, dated March 21, 1995. PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- FINDINGS Page 2 2. Based on the information and analysis contained in the addendum to Final EIR No. 517 and Final EIR No. 517 the project will have no new significant adverse environmental effects beyond those identified, mitigated, or for which overriding considerations were_ adopted in connection with Final EIR No. 517 or for which mitigation measures have been adopted by the project proponent. 3. The locations, size, design and operation characteristics of the proposed use will not create unusual noise, traffic or other conditions or situations that may be objectionable, detrimental, or incompatible with other permitted uses in the vicinity. 4. This Site Development Permit is for development proposals in a portion of San Joaquin Hills Medium -High Density Residential Planning Area 21, Development Area 21b. 5. The proposed improvements in San Joaquin Hills Development Area 21b are consistent with the applicable San Joaquin Hills Planned Community Program Site Development standard provisions (SJHPC Program III-C-5 [pages III-12 through III-1711 based on the following: a. No building site area will be less 3,000 square feet for condominium, stock cooperative and apartment developments; 2,500 square feet for detached and attached single-family, duplex and other non-residential developments. b. The gross land area per dwelling unit is above the 1,000 square feet minimum. C. Building height will be consistent with the maximum- 35 feet standard for single family detached developments and 45 feet maximum for other developments. d. Two or more car garages will be provided for all units. e. Street lights will be designed and located so that rays are aimed at the site. f. Areas of disturbed soil will be hydro -seeded to control erosion. g. Manufactured slopes along development edges will incorporate contour -grading techniques. PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- FINDINGS Page 3 h. The principle project collector road will maintain 40 feet of paving with 50-inch sidewalks on side of the street. The cul-de-sacs serving the residential neighborhoods will maintain 36 feet of pavement with 48 inch sidewalks on both sides of the street. Lighting along the streets will be limited to intersections and cul-de-sacs. 6. The alternate development standard(s) will result in an equivalent or better project in terms of adverse impacts and public benefits to the immediate and surrounding community. 7. The access, parking and circulation facilities will not result in excess traffic safety hazards. 8. The operation of the real estate office and associated activities will not conflict with adjacent and nearby residents. 9. The sign and sign structure are designed and located so as not to create a sight distance problem for vehicle or pedestrian traffic. 10. Planning Area 21 is proposed for development as a residential housing project offering a variety of products with a total of 134 dwelling units on approximately 101.5 acres and an overall density of 1.3 dwelling units per acre. 11. This SDP is for a portion of Planning Area 21 referred to as Development Area 21b. Development Area 21b is proposed for development with a maximum of 58 single-family detached dwelling units on 22.0 acres (gross) with an overall density of 2.6 dwelling units per acre. 12. The number of dwelling units permitted by this use permit is compatible with existing and planned infrastructure facilities. 13. The subject project lies within the area of benefit of the San Joaquin Hills Transportation Corridor. In order to find this project consistent with the General Plan and to ensure that the traffic impacts have been adequately mitigated, it is necessary to adopt a condition requiring the developer to participate in the fee program adopted by the Board of Supervisors. 14. In terms of adopted procedure this SDP sets forth certain elements of planning approval and is processed as a Construction -level Site Plan that implements San Joaquin Hills PC Program Chapter X, Permit Regulations and Procedures; Section C, Procedures, and in particular Section C-6 for the processing of phased developments. ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PLANNING COMMISSION RESOLUTION NO. 95-19 PLANNING APPLICATION 95-0119 FOR SITE DEVELOPMENT PERMIT SAN JOAQUIN HILLS PLANNED COMMUNITY DEVELOPMENT AREA 21b 1. LP NA NA BASIC/ZONING REQUIREMENTS This approval constitutes approval of the proposed project only to the extent that the project complies with the Orange County Zoning Code and any other applicable zoning regulations. Approval does not include any action or finding as to compliance of approval of the project regarding any other applicable ordinance, regulation or requirement. 2. LP NA NA BASIC/TIME LIMIT This approval is valid for a period of 24 months from the date of final determination. If the use approved by this action is not established within such period of time, this approval shall be terminated and shall thereafter be null and void. 3. LP NA NA BASIC/PRECISE PLAN Except as otherwise provided herein, this permit is approved as a precise plan. After any application has been approved, if changes are proposed regarding the location or alteration of any use or structure, a changed plan may be submitted to the Director EMA for approval. If the Director determines that the proposed change complies with the provisions and the spirit and intent of the approval action, and that the action would have been the same for the changed plan as for the approved plot plan, .he may approve the changed plan without requiring a new public hearing. 4. LP NA NA BASIC/COMPLIANCE Failure to abide by and faithfully comply with any and all conditions attached to this approving action shall constitute grounds for the revocation of said action by the Orange County Board of Supervisors. 5. LP NA NA BASIC/OBLIGATIONS Applicant shall defend at his/her sole expense any action brought against the County because of issuance of this permit or, in the alternative, the relinquishment of such permit. Applicant will reimburse the County for any court costs and attorney's fees which the County may be required by a court to pay as a result of such action. County may, at its sole discretion, participate in the defense of any such action, but such participation shall not relieve applicant of his obligations under this condition. PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 2 6. AP AP B (B1) BUYER NOTIF MAP Prior to the issuance of any building permits for residential construction, the developer shall comply with Board of Supervisors Resolution 82-1368 (Buyer Notification Program) which requires the developer to prepare a map denoting the existing and proposed land uses, arterial higghways,a nd public facilities within the surrounding area for the approval of the Manager, Advance Planning. The map content, display, and distribution shall be in accordance with the Buyer Notification Program guidelines approved by the Board of Supervisors and available to the Development Processing Center. 7. AP AP NA AMR An Annual Monitoring Report (AMR) shall be prepared and submitted annually to the Environmental Management Agency/Advance Planning Division. The submittal of an AMR is required for conformance with the Growth Management Program of the Land Use Element of the Orange County General Plan and the County's Annual Development Monitoring Program (DMP). The Board of Supervisors, in the annual adoption of the Development Monitoring Program, may identify a significant imbalance between development projections and planned infrastructure or in the proportionate development of residential, commercial and employment land uses. The Board of Supervisors may then defer subdivisions approvals within the Planned Community until approaches capable of resolving imbalances are proposed to and approved by the Board of Supervisors. The AMR shall be the landowner's opportunity to demonstrate mitigation measures and implementation strategies which shall ensure adequate infrastructure for the Planned Community. (Implements Mitigation Measure 4.10.5) 8. EP HP G (A6) PALED SALVAGE Prior to issuance of any grading permit, the developer shall provide written evidence to the Chief, Regulation/Grading Section, that a County certified paleontologist has been retained to observe grading activities and to salvage and catalogue fossils as necessary. The paleontologist shall be present at the pregrading conference, shall establish procedures for paleontological resources surveillance, and shall establish, in cooperation with the project developer, procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of the fossils. If major paleontological resources are discovered, which require long-term halting or redirecting of grading, the paleontologist shall report such findings to the project developer and to the Manager, Harbors, Beaches and Parks/Program Planning Division. The paleontologist shall determine appropriate actions, in cooperation with the project developer, which ensure proper PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 3 exploration and/or salvage. Excavated finds shall be offered to the County of Orange, or its designee, on a first refusal basis. Developer may retain said finds if written assurance is provided that they shall be properly preserved in Orange County, unless said finds are of special significance, or a museum in Orange County indicates desire to study_ and/or display them at this time, in which case items shall be donated to the County or designee. These actions, as well as final mitigation and disposition of the resources, shall be subject to approval by the Manager, Harbors, Beaches and Parks/Program Planning Division, which shall include the period of inspection, a catalogue and analysis of the fossils found, and present repository of the fossils. (Implements Mitigation Measure 4.5.2) 9. EP DS TM SPECIAL/DRAINAGE PLAN Prior to approval of a tentative tract map, the developer shall submit a drainage plan for the project area to the Manager, Subdivision Division, for approval. This plan shall identify proposed local drainage features pursuant to the requirements of the Subdivision Division and shall also ensure protection of structures from the 100-year flood. All open space areas that are graded during the installation of those drains must be revegetated to be compatible with natural surroundings. These drainage plans shall be consistent with the Master Drainage and Runoff Management Plan (MDRMP) for the Irvine Coast Planned Community, the San Joaquin Hills Master Plan of Drainage Study, and the University Park Master Plan of Drainage Study. (Implements Mitigation Measure 4.3.1) 10. EP DS G SPECIAL/EROSION CONTROL Prior to issuance of any grading permit, the developer shall submit to the Manager, Development Services Division, for review/approval, an Erosion Control Plan which shall identify site specific measures for the control of siltation, sedi- mentation and other pollutants, as per the Orange County Grading and Excavation Code. Such a plan shall include preparation and approval of the plan prior to construction, instructions for storm events, normal and emergency procedures, as well as procedures following storm events. Standard erosion control measures shall be installed for the project as required according to County standards. The following erosion control measures shall be incorporated into the project grading plan as required during construction by the County of Orange (EMA) and the Regional Water Quality Control Board (Santa Ana Region), during the rainy season (October 15 to April 15): A. Sandbags shall be placed across streets where necessary, depending upon size of catchment and sediment yield. PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 4 B. Erosion control at the sediment sources shall be emphasized during construction. C. A stand-by crew shall be made available for emergency work during the rainy season. Necessary materials shall be avail- able on -site, and shall be stockpiled at convenient locations to facilitate rapid construction of temporary erosion control devices when rain is imminent. D. Removable protective erosion control devices shall be put in place at the end of each working day when the five day rain probability forecast exceeds 400. E. All erosion control measures shall be implemented in conformance with the requirements of the Grading Code of the County of Orange. All construction shall be conducted with provisions for the control of sand, dust, and debris origi- nating at the construction site. Appropriate areas shall be contained with berms, desilting basins, or similar structures to prevent runoff during construction operations. F. Prior to issuance of building permits, landscape and erosion plans shall be reviewed and approved by Manager, EMA Develop- ment Services Division. Temporary mulching, seeding, landscaping, permanent erosion control, or other suitable stabilization measures shall be included as part of the project in order to protect exposed areas during and after construction and shall be noted on project plans. (Implements Mitigation Measure 4.3.3 and 4.8.2) 11. DS DS RG (D2) DRAINAGE IMPRO A. Prior to the recordation of a final tract/parcel map or prior to the issuance of any grading permits, which ever comes first, the applicant shall in a manner meeting the approval. of the Manager, Development Services: 1) Design provisions for surface drainage; and 2) Design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm run-off; and 3) Dedicate the associated easements to the County of Orange, if determined necessary. PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 5 DS C RU DRAINAGE IMPROV B. Prior to the recordation of a final tract/parcel map, or prior to the issuance of any certificates of use and occupancy, whichever occurs first, said improvements shall be constructed in a manner meeting the approval of the Manager, Construction. 12. SD SD RG DRAINAGE OFFSIT Prior to the recordation of a final tract map or prior to the issuance of any grading permit, whichever comes first, and if determined necessary by the Manager, Subdivision Division, a letter of consent, in a form approved by the Manager, Subdivision Division, suitable for recording, shall be obtained from the upstream and/or downstream property owners permitting drainage diversions and/or unnatural concentrations. 13. DS DS G (G2) GRADING DEVIATION Prior to the issuance of any grading permits, if review of the grading plan for this property by the Manager, Development Services, indicates significant deviation from the proposed grading illustrated on the approved tentative tract map, specifically with regard to slope heights, slope ratios, and pad elevations and configuration, the plan shall be reviewed by the Subdivision Committee for a finding of substantial conformance. Failure to achieve such a finding will require processing a revised tentative tract map; or, if a final tract/parcel map has been recorded, a new tentative tract/parcel map or a site development permit application per Orange County Zoning Code Section 7-9-139 and 7-9-150. 14. EP DS G CONTOUR GRADING Prior to the issuance of grading permits, the developer shall provide evidence to the Director of Regulation, which indicates that graded areas shall be compatible with natural landform characteristics. Criteria to achieve the desired effect may include: A. Recontouring the existing landforms to provide a smooth and gradual transition between graded slopes and existing grade, while preserving the basic topographic character of the existing site; and B. Variation and combination of slopes 2:1, 3:1 and 4:1 to create a more natural character wherever possible within the graded areas; and C. Obscuring slope drainage structures with a variety of plant materials. Designing cross gutters on terraced slopes that avoid a rigid engineering appearance. (Implements Mitigation Measure 4.7.1) PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 6 15. EP DS G GEOLOGY REPORT Prior to the issuance of any grading permit, the developer shall submit a soils engineering and geologic study to the Manager, EMA Development Services Division, for approval. This report shall include assessment of potential soil related constraints and hazards such as slope instability-, settlement, liquefaction, or related secondary seismic impacts where determined to be appro- priate by the Manager, EMA Development Services Division. The report also shall include evaluation of potentially expansive soil and recommended construction procedures and/or design criteria to minimize their effect of these soils on the proposed development. More specifically, the report shall address the following topics: A. Settlement. Locations where settlement is encountered shall be removed and recompacted to provide better support. B. Seismic Shaking. Compliance with the Orange County Grading Ordinance and the current Uniform Building Code shall be required to mitigate the potential effects from seismic shaking on wood frame structures. C. Landslides. Mitigation measures identified in EIR 517, Table 4.2.B, which address specific landslides, shall be verified in the above required soils/geologic report. Any required off -site remedial grading and associated impacts shall be addressed in construction level environmental documents for the project. D. Compressible Materials. Locations where compressible mater- ials are encountered should be removed and recompacted in place, if feasible. If, due to the depth of the compressible materials in certain locations, removal/ recompaction is not feasible, then surcharge fills, monitoring and construction of sand drains shall be required. E. Expansive Soils. Where expansive soils are encountered, these soils shall be uniformly distributed over the project site. Extra reinforcement, pre-soaking of the subgrade, and with proper foundation design (i.e., compliance with Uniform Building Code and Orange County Grading Ordinance) may be required. F. Rippability. In locations where harder earth and rock materials are noted and difficult ripping may be encountered, a geophysical survey shall be required to identify areas requiring blasting. All reports shall be completed in the manner specified in the Orange County Grading Manual and State Subdivision Map Act and County Subdivision Ordinance. (Implements Mitigation Measure 4.2.1) PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 7 16. EP EP G SPECIAL/WATER QUALITY Prior to issuance of any grading permit for projects which drain into Upper Newport Bay, the developer shall submit a Water Quality Control Plan to Manager, Environment Resources, for that portions of the project which drain into Upper Newport Bay, which shall identify specific structural and non-structural source control measures or best management practices (BMPs) to be implemented to control the discharge of pollutants to stormwater facilities during all phases of project development. These source control measures are articulated in the NPDES Permit No. CA 8000180, and include such measures as first flush diversion, detention/retention basins, infiltration trenches/basins, porous pavement, oil/grease separators, grass swales, wire contractors, education programs and maintenance practices. (Implements Mitigation Measure 4.3.2) 17.% H EH R (EH1) SEWER LINES Prior to the recordation of each final tract/parcel map, plans ,I/showing sewer lines, connections, and structures as specified in the "Guidelines Requiring Separation Between Water Mains and Sanitary Sewers, Orange County Health Department, 1980,!' shall be vOsubmitted by the developer and approved by the Manager, HCA (Environmental Health Division. (Implements Mitigation Measure a'B 4.13.1) 18. EH EH R (EH6) RECL WTR LINES Prior to the recordation of each final tract/parcel map, plans showing the location of all proposed reclaimed water lines, if required by Irvine Ranch Water District (IRWD), shall be submitted by the developer and approved by the Manager, HCA Environmental Health Division. (Implements Mitigation Measure 4.13.2) 19. EP EP G SPECIAL/WATER QUALITY Prior to issuance of any grading permit for projects which drain into the Upper Newport Bay, the developer shall submit a program to Manager, Environmental Resources Division which is designed to determine the effectiveness of BMPs and other control measures implemented as part of the NPDES Permit. The program shall identify a procedure for comparing the pre- and post -development water quality conditions from the project site. This program shall be coordinated with the County's responsibilities under the NPDES Permit. (Implements Mitigation Measure 4.3.5) 20. F F R (FP1) WATER IMPV PLANS Prior to the recordation of a final tract/parcel map, water improvement plans shall be submitted to and approved by the Fire Chief for adequate fire protection and financial security posted for the installation. The adequacy and reliability of water PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 8 system design, location of valves, and the distribution of fire hydrants will be evaluated and approved by the Fire Chief. (Implements Mitigation Measures 4.13.6 and 4.13.8) 21. F F B (FP2) COMBSTBLE CONST Prior to the issuance of any building permits for combustible construction, evidence that a water supply for fire protection is available shall be submitted to and approved by the Fire Chief. Fire hydrants shall be in place and operational to meet -required fire flow prior to commencing construction with combustible materials. 22. F F R (FP3) FIRE VEH ACCESS Prior to the recordation of a final tract/parcel map, a fire protection access easement shall be approved by the Fire Chief and dedicated to the County of Orange. The CC&R's shall contain provisions which prohibit obstructions within the fire protection access easement and also require Fire Chief approval for any modifications such as speed bumps, control gates, or changes in parking plan within said easement. The emergency access shall be a minimum of 20 feet wide. 23. F F B (FP4) CONST PHAS PLAN Prior to the issuance of any building permits, a construction phasing plan shall be submitted to and approved by the Fire Chief. The purpose of this review is to evaluate the adequacy of emergency vehicle access for number of dwelling units served. 24. F F GB FUEL MOD PLAN Prior to the issuance of any grading permits, a fuel modification plan and program shall be submitted and approved by the Fire Chief. Contact the Wildland Fire Defense Planning Section at 744-0498 for requirements and clearance of this condition. The plan shall indicate the proposed means of achieving an acceptable level of risk to structures by vegetation. Include the method (mechanical or hand labor) for removal of flammable vegetation and planting of drought tolerant fire resistant plants. The approved fuel modification plan shall be installed prior to the issuance of building permits, under the supervision of the Fire Chief, and completed prior to the issuance of any use and occupancy permits. The CC&Rs shall contain provision for maintaining the fuel modification zones including the removal of all dead and dying vegetation and the inspection and correction of any deficiencies in the irrigation system three times a year. (Implements Mitigation Measure 4.7.5) PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 9 25. F F C SPECIAL Prior to issuance of certificate of use and occupancy permits, the developer shall demonstrate to the Fire Chief that the water system meets fire flow requirements. (Implements Mitigation Measure 4.13.7) 26. F F B WATER IMPV PLANS Prior to the issuance of any building permits, the developer shall submit a water system plan for approval by the Fire Chief. The plan will feature separate water systems for fuel modification irrigation (reclaimed water) and fire hydrants (potable water). (Implements Mitigation Measure 4.13.9) 27. F F U (FP10) FIRE HYDRNT MKRS Prior to the issuance of any certificates of use and occupancy, all fire hydrants hall have a "Blue Reflective Pavement Marker" indicating its location on the street or drive per Orange County Fire Department Standard. On private property these markers are to maintained in good condition by the property owner. Further, prior to the issuance of any certificates of use and occupancy, the applicant shall submit evidence to the Manager, Building Inspection, that the "markers" meet OCFD standards. 28. F F RB FIRE HYDRANTS Prior to the recordation of any final tract/parcel map or the issuance of any building permits, whichever occurs first, submit to the Fire Chief evidence of the on site fire system and indicate whether public or private. If the system is private, provisions shall be placed in the CC&Rs for the repair and maintenance of the system, in a manner meeting the approval of the Fire Chief. 29. F F R STREET PLANS Prior to the issuance of any grading permit, street improvement plans with fire lanes shown shall be submitted to and approved by the Fire Chief. Indicate the locations of red curbing and/or signage. Provide a drawing of the proposed signage with the height, stroke and color of lettering and the contrasting background color. The CC&Rs shall contain a fire land map and provisions which prohibit parking in the fire lanes. A method of enforcement shall be included. 30. F F B ACCESS GATES Prior to the issuance of any grading permits, construction details for any emergency access gate shall be submitted to and. approved by the Fire Chief. Contact the Orange County Fire Department (714) 744-6623 for a copy of the "Guidelines for Fire Department Emergency Access." PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 10 31. HP BI U (LA2) PVT LANDSP Prior to the issuance of certificates of use and occupancy, landscape plans for privately maintained landscape areas shall be prepared by a licensed landscape architect taking into account an approved preliminary landscape plan (if any), EMA Standard Plans, adopted planned community, scenic corridor and specific plan requirements, Grading Excavation Code, recreation trail and erosion control requirements, Subdivision Code Zoning Code, conditions of approval, Water Conservation Measures contained in Board Resolution 90-487 (Water Conservation Measures), and Board Resolution 90-1341 (Water Conservation Implementation Plan). The plans shall be certified by the landscape architect or the licensed landscape contractor, as applicable, as to compliance with said requirements. Furthermore, applicant shall have installed said landscaping and irrigation system and shall have a licensed landscape architect verify that the landscaping and irrigation system was installed in accordance with the certified plan. Applicant shall furnish a landscape plan certification and installation verification, including an irrigation management report for each landscape irrigation system, and any other required implementation report determined applicable, in writing to. the Manager, Building Inspection, prior to the issuance of any certificates of use and occupancy. (Implements Mitigation Measures 4.3.4, 4.7.2, 4.7.3 and 4.7.4) 32. EP BP B (LG1) LIGHT AND GLARE Prior to issuance of any building permit, the applicant shall demonstrate that all exterior lighting has been designated and located so that all direct rays are confined to the property in a manner meeting the approval of the Manager, Building Permits. (Implements Mitigation Measure 4.11.1) 33. All residential lots and dwellings shall be sound attenuated against present and projected noise which shall be the sum of all noise impacting the project so as not to exceed an exterior standard of 65 dB CNEL in outdoor living areas and an interior standard of 45 dB CNEL in all habitable rooms. Evidence prepared b a County -certified acoustical consultant, that these standards will be satisfied in a manner consistent with applicable zoning regulations, shall be submitted as follows: BP BP RG (N1) ACOUSTICAL RPT A. Prior to the recordation of a final tract/parcel map or prior to the issuance of grading permits, as determined by the Manager, Development Services, an acoustical analysis report shall be submitted to the Manager, Building permits, for approval. The report shall describe in detail the exterior noise environment and preliminary mitigation measures. Acoustical design features to achieve interior noise standards may be included in the report in which case it may also satisfy "B" below. PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 11 BP BP B ACOUSTICAL RPT B. Prior to the issuance of any building permits for residential construction, an acoustical analysis report describing the acoustical design features of the structures required to satisfy the exterior and interior noise standards shall be submitted to the Manager, Building Permits, for approval along with satisfactory evidence which indicates that the sound attenuation measures specified in the approved acoustical report have been incorporated into the design of the project. (Implements Mitigation Measures 4.9.1, 4.9.2, 4.9.3 and 4.9.8) 34. BP BP G (N10) CONST NOISE A. Prior to the issuance of any grading permits, the project proponent shall produce evidence acceptable to the Manager, Building Permits, that: 1) All construction vehicles or equipment, fixed or mobile, operated with 1,000' of a dwelling shall be equipped with properly operating and maintained mufflers. 2) All operations shall comply with Orange County Codified Ordinance Division 6 (Noise Control). 3) Stockpiling and/or vehicle staging areas shall be located as far as practicable from dwellings. B. Notations in the above format, appropriately numbered and included with other notations on the front sheet of grading plans, will be considered as adequate evidence of compliance with this condition. 35. TE LP B (T5.3) SJHTC FEE PROG Prior to the issuance of a building permit, the applicant shall pay fees as prescribed in the Major Thoroughfare and Bridge Fee Program for the San Joaquin Hill Transportation Corridor. (Implements Mitigation Measure 4.10.1) 36. TE LP B (T5.5) ROAD FEE PROG Prior to the issuance of a building permit, the applicant shall pay fees as prescribed in the Coastal Area Road Improvements and Traffic Signals Fee Program. (Implements Mitigation Measure 4.10.2) 37. TE TE G (T6) SIGHT DISTANCE Prior to the issuance of any grading permits, adequate sight distance shall be provided at all street intersections per Standard plan 1117, in a manner meeting the approval of the Manager, Traffic Engineering. This includes any necessary revisions to the plan such as removing slopes or other encroachments from the limited use area. PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 12 38. TP SD R PVT ST NOTIF Prior to the recordation of a final tract map, a note shall be placed on the map that states: "The private streets constructed within this map shall be owned, operated and maintained by the developer, successors or assigns. The County of Orange shall have no responsibility therefore unless pursuant to appropriate sections of the Streets and Highways Code of the State of California, the said private streets have been accepted into the County Road System by appropriate resolution of the Orange County Board of Supervisors." 39. TP TP R SPECIAL/CIRCULATION PHASING Prior to recordation of any final "B" tract map, a circulation phasing plan shall be prepared by the developer and approved by the Manager, Transportation Planning Division. Said plan shall provide assurance that project development is phased commensurate with the County's Growth Management Plan and linked to roadway milestones to maintain an acceptable Level of Service (LOS) condition on roadway links and intersections. (Implements Mitigation Measure 4.10.3) 40. TE TE B STREETS Prior to the issuance of building permits, the applicant shall provide a 25 foot minimum inner curb radius at all curved streets in a manner meeting the approval of the Manager, Traffic Engineering. 41. DS DS G DUST CONTROL A. Prior to issuance of grading permits, the project applicant shall demonstrate measures to ensure compliance with SCAQMD Rule 403, and shall identify the dust suppression measures, such as regular watering, which shall be implemented to reduce emissions during construction and grading in a manner meeting the approval of the Manager, Development Services. This shall assist in reducing short-term impacts from particles which could result in nuisances that are prohibited by Rule 403. B. Grading and excavation shall be halted during periods of high winds meeting the approval of the Manager, EMA, Subdivision Division, Grading Inspection Section. According to AQMP Measure F-4, high winds are defined as 30 m.p.h. or greater. This level occurs only under unusually extreme conditions, such as Santa Ana wind conditions. Notations in the above format, included with other notations on the front sheet of grading plans, will be considered as adequate evidence of compliance with this condition. (Implements Mitigation Measure 4.8.1) PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 13 42. EP DS B SPECIAL/AIR QUALITY Prior to the any issuance of the first building permits for new residential and commercial uses, the developer shall provide evidence to the Manager, EMA Development Services Division, demonstrating compliance with all SCAQMD regulations. (Implements Mitigation Measure 4:a.5) SPECIAL 43. Landfill Gas Mitigation. The landowner, in consultation with the SCAQMD, California Integrated Waste Management Board, County Integrated Waste Management Department, and the landfill gas recovery system operator, shall provide for the following backup systems to supplement the landfill gas recovery system where redundancy is warranted along the project site boundary. Installation of the perimeter collection system shall be complete prior to issuance of building permits. A. Installation of a network of shallow collectors located in the refuse area. This mitigation measure shall be initiated by Orange County Integrated Waste Management Department as part of the Closure Plan and the applicant shall share in the cost of construction of this mitigation program. B. Installation of multi -depth extraction wells by the landowner located in native soil along the perimeter of the landfill, spaced 50 to 200 feet apart and at depths equivalent to the lowest depth of refuse as determined by a qualified landfill expert. These additional wells shall be designed and located to intercept and collect gas migrating from the interior refuse mass through the substrata. The well spacing shall be designed so that the sphere of influence of each well shall. overlap the adjoining well's sphere of influence and thus provide a curtain vacuum that shall intercept or collect all gas in the area. The system could be designed to have the necessary controls so that each well or individual collector may be controlled separately. The landowner shall work with the landfill gas recovery operator to integratetheperimeter system with the existing landfill gas recovery system if such integration is feasible without adversely affecting the existing system. Otherwise a separate system shall be constructed by the landowner. (Implements Mitigation Measures 4.12.1) SPECIAL 44. Monitoring Mitigation. A series of multi -depth gas monitoring probes, located in native soil, along the common project site and landfill boundary, shall be installed prior to issuance of building permits as indicated in EIR 517, Figure 4.12.6, and monitored by the landowner as overseen by the County Integrated Waste Management Department and the landfill gas recovery system PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 14 operator. Monitoring and maintenance of the gas monitoring system following landfill closure shall be the responsibility of the landowner, until such time as the responsibility of the system is assumed by the County or its designee. The monitoring activities shall rely on data obtained from both the existing probes and any additional probes' -that may be installed, and on the recommendation of a qualified geologist. The monitoring shall be conducted in accordance with South Coast Air Quality Management District protocol applying to perimeter sampling probes. (Implements Mitigation Measure 4.12.2) 45. EH EH B SPECIAL Prior to issuance of building permits, the landowner shall prepare study showing a variety of construction methods including foundation shielding and sealing of utility conduits shall be evaluated by County Health Care Agency acting as the local environment agency and implemented where appropriate by the landowner/developer, if appropriate. Unless monitoring results require a greater setback, no residential structure shall be placed within 250 feet of the limits of refuse. (Implements Mitigation Measure 4.12.3) 46. EH DS U SPECIAL Prior to issuance of Certificate of Use and Occupancy Permits, except for temporary construction or home sales facilities, the developer shall provide evidence to Manager, Subdivision that IRWD has certified that adequate water storage capacity exists to meet County fire -flow requirements. (Implements Mitigation Measure 4.13.4) 47. DS DS R SPECIAL Prior to the recordation of the first final tract map, the landowner shall provide proof of approval by the applicable water/wastewater district to the Manager, Subdivision Division, and shall obtain approval by the Orange County Subdivision Committee of a Master Plan of Water and Wastewater Works. The Master Plan shall include all on -site and off -site facilities necessary to serve the short-term and long-term needs of the project, and a general financing program for those facilities which demonstrates sufficient entitlements and wastewater collec- tion and treatment capacity to serve the project. (Implements Mitigation Measure 4.13.3) 48. DS DS B SPECIAL Prior to the issuance of building permits, the developer shall demonstrate to the Manager, Subdivision Division, that necessary above -ground public works, infrastructure and utility facilities shall be located and designed to minimize visual impacts. (Implements Mitigation Measure 4.13.5) PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 15 49. DS DS B SPECIAL Prior to issuance of building permits, the developer shall provide evidence to the Manager, Development Services Division that the appropriate school fees (e.g., as required per AB 2926) have been paid to the Newport -Mesa Unified School District (NMUSD). Alternative financi-a3. arrangements may also be acceptable, should an agreement between NMUSD and the landowner/ developer be completed. (Implements Mitigation Measure 4.13.10) 50. EP EP G SPECIAL/IHLMP Prior to the issuance of any grading permit or any activity that involves the removal of any native habitat, the applicant shall submit an Interim Habitat Loss Mitigation Plan (IHLMP) for approval by the Manager, Environmental Planning Division. (Implements Mitigation Measures 3.8.1 and 3.8.2) 51. EP EP G SPECIAL/IHLMP Prior to the issuance of any grading permit, the applicant shall enter into an agreement accompanied by financial security to guarantee the implementation of the IHLMP in a manner meeting the approval of the Manager, Environmental Planning Division. (Implements Mitigation Measures 3.8.5 and 3.8.6) 52. EP EP G SPECIAL/IHLMP Prior to the issuance of a grading permit, the project applicant shall provide written evidence to the Manager, Environmental Planning Division, that a County Construction Monitor (i.e., qualified biologist, restoration ecologist or arborist) has been retained, shall be present at the pregrading conference, shall establish procedures for ensuring grading operations are restricted to the limits of designated construction areas, and shall establish, in cooperation with he project developer, procedures for the education of construction personnel on the importance of minimizing harm/harassment of wildlife encountered during construction. If construction activities other than removal of coastal sage scrub are conducted during the nesting/breeding season (February through July), the construction monitor shall, at the pre -grade conference for each phase of grading, determine 1) the need for and 2) the frequency of monitoring the affected area for nesting by birds protected by the Migratory Bird Treaty Act and/or Endangered Species Act. If monitoring is determined to be necessary, the qualified specialist shall monitor construction activities in the designated areas. Any bird nests discovered shall be reported to the County and the applicant. Removal of observed nests shall be done only in compliance with the federal Migratory Bird Treaty Act. PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 16 The construction monitor and/or natural resource specialist or restoration ecologist, in consultation with the County monitor, shall prepare and submit periodic reports to the Manager, OCEMA/Environmental Planning Division, the CDFG, and the USFWS as specified by the approved IHLMP. (Implements Mitigation Measures 3.8.3, 3.8.4, 3.8.8 and 3.8.9) ~ 53. LU LU NA MODEL COMPLEX The model home complex and sales office are subject to the regulations of Zoning Code Section 7-9-136.1. The starting date of the 24 month time limitation referenced in Section 7-9- 136.1(e) shall begin with the completion of the model home sales office or when the temporary commercial coach (if used) is installed, whichever comes first. 54. LU LU NA SIGNS All signs shall be in accordance with Sign Regulations contained in Chapter IX of the San Joaquin Hills Planned Community and any approved sign program. 55. LU LU B SPECIAL Prior to the issuance of building permits for lots 22 and 23 as shown on Tentative Tract Map No. 15134, a changed plan shall be approved indicating any changes to the City of Irvine/County of Orange boundary required to permit the construction of these lots. * -p-psa5 — d t CITY OF NEWPORT BEACH PUBLIC WORKS DEPARTMENT P.O. BOX 1768, NEWPORT BEACH, CA 92659-1768 (714)644-3311 -July 10, 1995 TO: Orange County E.M.A. Land Use Planning Divisison P.O. Box 4048 Santa Ana, CA 92702 ATTENTION: Bill Melton SUBJECT: Tentative Tract Map No. 15134 Project No. EC 57767 Dear Mr. Melton, The subject development is within the sphere of influence of the City of Newport Beach and will probably be annexed into the City sometime in the future. Where County standards are similar to City standards, the City would like to have City Standards incorporated into the design of the public improvements. The subject development should be constructed at least to minimum County standards in order to protect the health and welfare of the property owners and the surrounding community. The City of Newport Beach has completed it's review of the Draft Environmental Impact Report. Comments and recommendations are listed below: 1. A public utility easement is needed at a distance of 5' behind curb line along all private streets for installation of water meters, fire hydrants, etc.. 2. Trees that are to be planted in or near the public R/W should be carefully selected to make sure that their root systems don't cause problems with sidewalks and curbs. 3. A minimum 2' bench should be provided at back of sidewalks to prevent sloughing of material onto the sidewalk where slopes are adjacent. 4. All entry streets should meet standards for a guard gate as- shown on Orange County Standard Plan No. 1107, sht. 3, or restrictions should be placed in the C.C.& R.'s and on the tract map that prohibits the future installation of a guard gate. The guard gates should have TOMAR strobe light receivers installed to open the gates from the strobe light mounted on the fire engines. EXHIBIT 1 1 3300 Newport Boulevard, Newport Beach _r, 5. Entrances should -have a dual Knox Key Switch (Newport Beach and County) if -they are_gated. 6.- Traffic..signali-zed intersections in the area should have Opticom pre-emption control: - 7. Cul-de-sacs shall have a 40 feet radius. A Fire Truck requires a minimum 40' radius to turn around in a cul-de-sac. 8. Parking should be prohibited in all cul-de-sacs. 9. An appropriate storm drain system capable of handling a 25 year storm should be -provided with enough storage or secondary drainage to prevent flooding of the dwelling units in a 100 year storm. 10. Drainage swales in a two foot wide bench should be constructed at the toe of slope behind all sidewalks adjacent to slopes in order to prevent significant amounts of dirt and debris from washing from the -tracts slopes. This has already been done in several locations along "the recently completed Newport Coast Drive. 11. An agreement for non-standard improvements should be executed if decorative paving is proposed in the entry area and in any other location within any easement or within the private street system. Where public utilities exist, an agreement shall require the home owners association to maintain the non-standard improvements and in the event that the City and/or County has to remove the improvement to maintain their facilities, the home owners association is responsible for replacing the non-standard improvements. The City and/or County will be - responsible only for the cost of removing the improvements and the cost of replacing the non-standard improvement area with asphalt paving. All other costs shall be born by the home owners association. 12. The water system should be reviewed by the City of Newport Beach Utilities Department and constructed to conform to City standards. 13. The City of Newport Beach Fire Department would like the opportunity to review the final locations for the proposed fire hydrants. 14, The City of Newport Beach Fire Department would like the opportunity to review and approve access to the Fuel Modification Areas and vegetation proposed for the Fuel Modification Areas. The Fuel Modification Area should be maintained by the Homeowners associations with the requirement placed in the CC & R's for the proposed tracts. 15. Paved vehicular access should be provided to all storm drain outlet structures and sewer manholes for maintenance. 16, On -Site Parking should be provide for any proposed parks adjacent to Ridge Park Road if On -Street Parking is prohibited. PJ 17. In the past, conflicts have arisen regarding differences between City Standards and the developer's proposals for street dimensions in the Newport Coast and San Joaquin Hills PC's. Substandard'st�reet-sections - could adversely affect emergency vehicle access, creating public - concerns. The City of Newport Beach would like to have the private streets conform to the City's minimum clear width standard of 32" for parking on one side and 36' for parking on both sides in order to provide adequate space for vehicular, bicycle and pedestrian traffic. Parking should be provided to City standards (see attached parking standards). 18. The parking bays should provide a minimum driveway width of 26'. 19. All new construction over 5000 sq. ft. should have automatic fire sprinklers installed. Any size building over 150 feet from the street (furthest wall) would also be sprinklered. 20. Drivable access should be provided behind and baseball fields and tennis courts. 21. When the City reviewed the San Joaquin Hills Planned Community, it was - pointed out that no provisions were made to provide for maintenance yard facility. A study was to have been prepared. This facility i-s needed to allow the Public Agency that must maintain the public facilities in the Irvine Coast area to have a place to store materials and equipment to service the area. 22. That any pedestrian trails be at least six (6) feet wide in order to provide room for some type of small maintenance vehicle. Whether these trails are public or private vehicular access must be provided in order to adequately maintain the trails. If you have any questions, please feel free to call me at (714) 644-3311. Very truly yours, Richard L. HojT�tadt Development/ u division Engineer N-COAST\tr15134 7 CITY OF NEWPORT BEACH = . PUBLIC WORKS DEPARTMENT P.O. BOX 1768, NEWPORT BEACH, CA 92659-1768 - - (714)644-3311 July 10, 1995 TO: Orange County E.M.A. Land Use Planning Divisison P.O. Box 4048 Santa Ana, CA 92702 ATTENTION: Bill Melton SUBJECT: Tentative Tract Map No. 15135 Project No. EC 57768 Dear Mr. Melton, The subject development is within the sphere of influence of the City of Newport Beach and will probably be annexed into the City sometime in the future. Where County standards are similar to City standards, the City would like to have City Standards incorporated into the design of the public improvements. The subject development should be constructed at least to minimum County standards in order to protect the health and welfare of the property owners and the surrounding community. The City of Newport Beach has completed it's review of the Draft Environmental Impact Report. Comments and recommendations are listed below: 1. A public utility easement is needed at a distance of 5' behind curb line along all private streets for installation of water meters, _f1re hydrants, etc.. 2. Trees that are to be planted in or near the public R/W should be carefully selected to make sure that their root systems don't cause problems with sidewalks and curbs. 3. A minimum 2' bench should be provided at back of sidewalks to prevent sloughing of material onto the sidewalk where slopes are adjacent. 4. All entry streets should meet standards for a guard gate as shown on Orange County Standard Plan No. 1107, sht. 3, or restrictions should be placed in the C.C.& R.'s and on the tract map that prohibits the future installation of a guard gate. The guard gates should have TOMAR strobe light receivers installed to open the gates from the strobe light mounted on the fire engines. 1 3300 Newport Boulevard, Newport Beach 5. 6. 7. Entrances should have a dual Knox Key Switch (Newport Beach- and -County) if they are gated. - Traffic signalized intersections in the-- area- shoul-d- have- Opticom preemption control. Cul-de-sacs shall have a 40 feet radius. A Fire Truck requires a minimum 40' radius to turn around in a cul-de-sac. 8. Parking should be prohibited in all cul-de-sacs. 9. An appropriate storm drain system capable of handling a 25 year storm should be provided with enough storage or secondary drai-nage to prevent flooding of the dwelling units in a 100 year storm. 10. Drainage swales in a two foot wide bench should be constructed at the toe of slope behind all sidewalks adjacent to slopes in order to prevent significant amounts of dirt and debris from washing from the tracts slopes. This has already been done in several locations along the recently completed Newport Coast Drive. 11. An agreement for non-standard improvements should be executed if decorative paving is proposed in the entry area and in any other location within any easement or within the private street system. Where public utilities exist, an agreement shall require the home owners association to maintain the non-standard improvements and in the event that the City and/or County has to remove the improvement to maintain their facilities, the home owners association is responsible for replacing the non-standard improvements. The City and/or County will be responsible only for the cost of removing the improvements and the cost of replacing the non-standard improvement area with asphalt paving. All other costs shall be born by the home owners association. 12. The water system should be reviewed by the City of Newport Beach Utilities Department and constructed to conform to City standards. 13. The City of Newport Beach Fire Department would like the opportunity to review the final locations for the proposed fire hydrants. 14. The City of Newport Beach Fire Department would like the opportunity to review and approve access to the Fuel Modification Areas and vegetation proposed for the Fuel Modification Areas. The Fuel Modification Area should be maintained by the Homeowners associations with the requirement placed in the CC & R's for the proposed tracts. 15. Paved vehicular access should be provided to all storm drain outlet structures and sewer manholes for maintenance. 16. On -Site Parking should be provide for any proposed parks adjacent to Ridge Park Road if On -Street Parking is prohibited. 2 17. In the past, conflicts have arisen regarding 'differences 'between -city Standards and the developer's proposals for street dimensions_in_ the Newport Coast and San Joaquin Hills PC's. Substandard- street _sections could adversely affect emergency vehicle access-, �cr=eat�i ng - -public-- concerns. The City of Newport Beach would Tike -to have" the private - streets conform to the City's minimum clear width standard of 32"for parking on one side and 36' for parking on both sides in' order to provide adequate space for vehicular, bicycle and pedestrian traffic. Parking should be provided to City standards (see attached parking standards). 18. The parking bays should provide a minimum driveway width of 26-. 19. All new construction over 5000 sq. ft. should have automatic fire sprinklers installed. Any size building over 150 feet from the street (furthest wall) would also be sprinklered. 20. Drivable access should be provided behind and baseball fields and tennis courts. 21. When the City reviewed the San Joaquin Hills Planned Community, it was pointed out that no provisions were made to provide for maintenance yard facility. A study was to have been prepared. This facility is needed to allow the Public Agency that must maintain the public facilities in the Irvine Coast area to have a place to store materials and equipment to service the area. 22. That any pedestrian trails be at least six (6) feet wide in order to provide room for some type of small maintenance vehicle. Whether these trails are public or private vehicular access must be provided in order to adequately maintain the trails. If you have any questions, please feel free to call me at (714) 644-3311. Very truly yours, Richard L�Hoffstadt Development/Subdivision Engineer N-COAST\tr15135 3 OF mCommurgy Development Department o, - - City of Irvine, One Civi-c Center Plaza, P.O. Box 19575, Irvine, California 92713 (714) 724 6000 JUNE 29, 1995 Mr. Bill Melton Land Use Planning Division Environmental Management Agency P.O. Box 4048 Santa Ana, CA 9702-4048 SUBJECT: PA950119—SITE PLAN TO ZONING ADMIN. NEWPORT RIDGE T.T. 15134/15135 Dear Mr. Melton: Thank you for the opportunity to review and provide comment on the subject plans. City of Irvine comments are as follows: General 1. The City of Irvine requests the applicant to provide a copy of irrevocable offer to convey open space lands consistent with the Phased Dedication and Compensating Development Program and Memorandum of Understanding (MOU), with The Irvine Company, adopted in 1988. This request is consistent with the County of Orange, through action of the Board of Supervisors in 1990 and 1991, to incorporate land use standards and open space program into its General Plan which recognize the City. of Irvine's General Plan and related MOU. 2. In order to address potential seepage associated with hillside development, all units should be subject to positive drainage. Examples include roof gutters and pipes or concrete "v" gutters to outlet drainage to streets. Tentative Tract No. 15134 (Protect No. EC57767 1. The design of the cul-de-sacs that feature landscape islands should provide a 28 foot pavement width between the landscape island and the outside curve of the cul-de-sac. This will reduce the dimension of the larger radius of the island to 1"0 feet. We have found that the additional pavement width improves the operational efficiency of the cul-de-sac with respect to vehicle turning radii and backing movements from driveways. It is also recommended to use a mountable curb for the landscape island to facilitate truck movements, "when necessary. EXHIBIT 2 PRINTED ON RECYCLED PAPER Bill Melton _ June 29, 1995 Page -2- _ 2. We strongly recommend the use 'of knuckles at the 90 degree bends of the street alignment.. The parcels along the outside portion of the curve would benefit from the additional frontage. The parcels would not be adversely affected as they have sufficient depth to accommodate the modification along the street. 3. Please provide typical street sections for all the roadways shown on the Technical Site Plan/Map. 4. Show horizontal control dimensions, such as curve radii centerline- dimensions, - pavement widths at entry street etc., for the interior roadways. 5. The General Notes on the Technical Site Plan/Map indicate that gates may be installed with the development. The plans shall show that there is adequate space available to accommodate the stacking of vehicles, visitor directory/phone, and the turn- around area. 6. Reduction of the drive length from 20 feet in length to an 18 foot drive length should be closely evaluated. The standard length of a design vehicle is 18 feet in length. Normally, people will not park so the front of the vehicle is touching the front of the dwelling unit. If a foot of clearance is maintained, there is the possibility of the vehicle overhanging the public sidewalk or encroaching into the street. The dimension becomes more critical if vans or trucks are parked in the drive. 7. The modified sidewalk return needs to meet the latest requirements of the American with Disabilities Act (ADA). 8. Please provide the City of Irvine with a copy of APWA Standard Plan 101-1 and OCEMA Standard Plan 1209 pertaining to driveway approaches. The latest copy of the County's Standard Plans, 1988 Edition, we have on file does not contain these references. 9. We recommend a modification to the geometrics of the drive configuration for Lot 54. The westerly drive edge would provide better site access if a curve was used to make the drive edge more radial to the outside curve of the cul-de- sac. This design would also decrease*thewidth of the driveway at the street and increase the "green" area. Tentative Tract No. 15135 (Project No. EC 57768) 1. The design of the cul-de-sacs that feature landscape islands should provide a 28 foot pavement width between the landscape island and the outside curve of the cul-de-sac. This will Bill Melton June 29, 1995 - Page -3- - -reduce the dimension of the larger radius of the island to 10 feet. We" have found that the additional pavement width improves the operational efficiency of the cul-de-sac with respect to vehicle turning radii and backing movements from driveways. It is also recommended to use a mountable curb for the landscape island to facilitate truck movements, when necessary. 2. We strongly recommend the use of knuckles at the. 90 degree bends of the street alignment. The parcels along the outside portion of the curve would benefit from the additional frontage. The parcels would not be adversely affected as they have sufficient depth -to accommodate the modification along the street. 3. Please provide typical street sections for all the roadways shown on the Technical Site Plan/Map. 4. The General Notes on the Technical Site Plan/Map indicate that gates may be installed with the development. The plans shall show that there is adequate space available to accommodate the stacking of vehicles, visitor directory/phone, and the -turn- around area. 5. Reduction of the drive length from 20 feet in length to an 18 foot drive length should be closely evaluated. The standard length of a design vehicle is 18 feet in length. Normally, people will not park so the front of the vehicle is touching the front of the dwelling unit. If a foot of clearance is maintained, there is the possibility of the vehicle overhanging the public sidewalk or encroaching into the street. The dimension becomes more critical if vans or trucks are parked in the drive.. 6. The modified sidewalk return needs to meet the latest requirements of the American with Disabilities Act (ADA). 7. Please provide the City of Irvine with a copy of APWA Standard Plan 101-1 and OCEMA Standard Plan 1209 pertaining to driveway approaches. The latest copy of the County's Standard Plans, 1988 Edition, we have on file does not contain these references. 8., The horizontal alignment of "C" Street and "F" Street should include a minimum 50 foot tangent between reverse curves. 9. Show horizontal control dimensions, such as curve radii centerline dimensions, pavement widths at entry street etc., for the interior roadways. 10. Note to applicant/designer: When residential lots are located at a "T" intersection, the lot line is usually located so it Bill Melton - June 29,_1995 Page -4- is actually an extension of the street centerline. This is done for access purposes which moves the driveways out of the intersection and to eliminate headlight glare into the dwelling unit during evening, and to some extent, morning hours. Please continue to include the City of Irvine on your distribution list for review of all future development projects in the Newport Coast area. If you need additional information, please contact Ed Stang of this office at 724-6394. Sinc4DA,/PRINCIPAL SLPLANNER ADVANCE PLANNING LA/ES:newportridge c: . Timor S. Rafiq, Principal Transportation Analyst Jim Williams, Senior Engineer Ed Stang, Associate Planner Peter Kolibaba, Engineering Technician Ralph A. Chenier, California Pacific Homes Norm E. Witt, Jr., The Irvine Company enclosures • MWD METROPOLITAN WATER DISTRICT OF SOUTHERN CALIFORNIA -' Office of the General Manager Environmental Management Agency Land Use Planning Division 300 North Flower Street Post Office Box 4048 Santa Ana, California 92702-4048 Attention Mr. Bill Melton Gentlemen: AUG 0 8 1995 Your Ref. PA950119, PA950120 MWD San Joaquin Reservoir MWD Work Order 2-0225 Substr. Job No. 2526-95-001 Development of Tracts No. 15134 and No. 15135 Thank you for your two letters of transmittals both dated June 7, 1995, submitting one set of prints, Sheets 1 through 13 of 13 of the proposed development plans for Tract No. 15134, and Sheets 1 through 15 of 15 of the proposed development plans for Tract No. 15135, both of which are located adjacent to the San Joaquin Reservoir in the County of Orange. The San Joaquin Reservoir is owned in trust and operated by Metropolitan_. We have reviewed the submitted plans, and our comments and requirements are as follows: 1. The proposed slope terrace drains for Tract No. 15135, which discharge water into the San Joaquin Reservoir property, are unacceptable. These drains concentrate and direct storm flow runoff onto the reservoir property, causing potential contamination of the reservoir and erosion of the slopes downstream of the terrace drain discharge points. Please incorporate provisions for drainage into your development plans to prevent runoff onto the reservoir property. EXHIBIT 3 IF O j Q 350 South Grand Avenue, Los Angeles, California • Mailing address: Box 54153, Los Angeles, California 90054 • Telephone (213) 217-6000 THE METROPOLITAN WATER 0/STRICT OF SOUTHERN CWMORNIA Environmental Management Agency - 2- - 2. In order for Metropolitan to thoroughly review your proposed projects, detailed geotechnical and geological reports will need to be submitted for our review. They should contain an evaluation of the geotechnical impacts of the proposed development on the San Joaquin Reservoir, including seismic and geotechnical analyses to evaluate this area in terms of seismically -induced ground movement and the potential for slope failures around the reservoir. The following issues should be addressed in your reports: AUG 0 8 1995, • Identification and proposed mitigation of all geologic hazards affecting the proposed development • Protection of slopes during and after construction • Details on design and construction methods to ensure slope stability • Removal of existing unsuitable material and vegetation • Landscaping • The effect of additional fill on existing slopes surrounding the reservoir • Certification of fills and slopes by the County of Orange Environmental Management Agency • Indemnification and defense of the owners of the San Joaquin Reservoir against any liability and expense as a result of a slope failure • Measures taken to ensure that the soil characteristics are not adversely altered as a result of irrigation runoff and infiltration from the proposed fill slopes. 3. We also request that your geotechnical consultants review the following documents, where applicable, for any adverse affect your development may have on the San Joaquin Reservoir. Please submit the relevant documents with pertinent comments for our review. • Detailed geologic and fault maps for this specific area • A regional geological map covering at least a one square mile area around the proposed project • An historic seismic map showing the location and magnitude of any earthquakes within a 30-mile radius of the project 0 THE METROPRITAN WATER 0/STR/CT Of SOUTHERN CAIMORN/A -Environmental-Management Agency_ - 3 - A116 0 8 199S -.4. We also request that the developer submit details to Metropolitan for our review and approval of the proposed method of construction. The submittal should include the method the contractor will undertake to prevent construction material from sliding down the slopes toward the San Joaquin Reservoir. S. Please be aware of Metropolitan's proposed San Joaquin Reservoir Improvement Project, which will include extensive grading within the subject area. Exhibit A, copy enclosed, details the areas of the proposed cut and fill. We may need to coordinate our respective development plans to ensure integrity and compatibility. 6. A deposit from the project proponent will be required to continue with our engineering review of the development plans. Please send all further correspondence to the Metropolitan Water District of Southern California, Civil Engineering Substructures Section, Post Office Box 54153, Los Angeles, California 90054-0153. For any further correspondence with Metropolitan. "relating to this project, please make reference to the MWD Substructures Job Number shown in the upper right-hand corner of the first page of this letter. Should you require any additional information, please contact Mr. Kieran Callanan, telephone (213) 217-7474. Very truly yours, Gary M. Snyder Chief Engineer By Leslie hn Barrett, P.E. Substru ures Section LJB-/KC/lb DOC#: LAB724 CC: California Pacific Homes 5 Civic Plaza, #100 Newport Beach, California 92660 Attention Mr. Ralph A. Chenier Project Director THE METROPOL/TAN WATER 0/STRLCT OF SOUTHERN CALIFORNIA _ - - _ _ �AI►G 0 g 1995' -Environmental'Managem_ent--- Agency - _ _ - 4 - CC: Irvine Ranch Water.District Post Office Box 6025 Irvine, California 92716-6025 City of Newport Beach Post Office Box 1768 Newport Beach, California 92659-1768 City of Huntington Beach Post Office Box 190 Huntington Beach, California 92648 Mesa Consolidated Water District 1965 Placentia Avenue Costa Mesa, California 92627 Laguna Beach County Water District Post Office Box 987 Laguna Beach, California 92652 South Coast Water District 31952 West Street South Laguna Beach, California 92677 y Environmental Management Agency ��'`�" G•v GcS Land Use Planning Division 300 N. Flower Street P. 0. Box 4048 Santa Ana, CA, 92702-4048 DATE: June 7, 1995 TO: DEPT./DIST. FROM: Chief, Site Planning Section SUBJECT: PA950119 -Site Plan to Zoning Admin. Newport Ridge T. T.15134 DATE FILED: June 2, 1495 Response Date:, June-2'9119-9.5� Planner Assigned: Bill Melton 834-2541 pin 93`t- ((3g" F4,�. Project Charge No.: EC57767 PROPOSAL:-8ite Plan per Condition of Approval # 46 of Zone Change ZC95-1 (PA95-0026) to establish a 58 lot subdivision for detached sfd's in proposed TT. 15134. Arsite plan is also requested to establish alternate development standards`'to chapter III.0 5..G. of the San Joaquin Hills PC -to permit garage -entrances at 18' from back of sidewalk instead of the required 201. Enviromental will cover revision to TT 15134. - Location: San Joaquin Hills PC 0 (� i Please review the attached proposal and return any comments or recommendation which you might care to o r. Returned comments, i�cluding a "no comment" are requested as anindicatioat you have received he proposal. Comments must i_ ,.e,-,,___A i,., +}hc i nai natcPd or it must be presumed that the proiect meets with your approval. ,If you inlaicate no comment we will not send revised plans for your review unless significant changes are incorporated in such plans or you ask that\., revised plans be provided. Please direct your comments to the planner assigned as noted above, or myself. Thank yob} for your cooperation. Charles(M. Shoemaker, Section Chief J Initial Plans: xx Revised Plans: PLEASE RETURN THIS FORM No Comment See Attached Comments as follows: rr' 1 By: Date: �S Total Hours in Review l� �j • w a • Environmental Management Agency Land Use Planning Division 300 N. Flower Street P. 0. Box 4048 Santa Ana, CA, 92702-4048 TO: FROM: Chief, Site Planning Section DATE: June 7, 1995 DEPT. /DIST.iLJ :SUBJECT: PA950119 -Site Plan to Zoning Admin. Newport Ridge T. T.15134 DATE FILED: June 2, 1995 Response Date: June 29, 1995 Planner Assigned: Bill Melton 834-2541 Project Charge No.: EC57767 PROPOSAL: Site Plan per Condition of Approval # 46 of Zone Change ZC95-1 (PA95-0026) to establish a 58 lot subdivision for detached sfd's in proposed TT. 15134. A site plan is also requested to establish alternate development standards to chapter III.0 5..G. of the San Joaquin Hills PC -to permit garage entrances at 18, from back of sidewalk instead of the required 201. Enviromental will cover revision to TT 15134. Location: San Joaquin Hills PC Please review the attached proposal and return any comments or recommendation which you might care to offer. Returned comments, including a "no comment" are requested as an indication that you have received the proposal. Comments must be returned by the date indicated or it must be presumed that the protect meets with your approval. If you indicate no comment we will not send revised plans for your review unless significant changes are incorporated in such plans or you ask that revised plans be provided. Please direct your comments to the planner assigned as noted above, or myself. Thank you for your cooperation. Initial Plans: xx No Comment Charles M. Shoemaker, Section Chief Revised Plans: PLEASE RETURN THIS FORM See Attached Comments as follows: By: Mwx Date: Total Hours in Review ►® Environmental Management Agency Land Use Planning Division -300 N. Flower Street P. O. Box 4048 Santa Ana, CA, 92702-4048 DATE: June 7, 1995 � TO,: DEPT. DIST. JA(J FROM: Chief, Site Pl ning Section SUBJECT: PA950119 -Site Plan to Zoning Admin. Newport Ridge T. T.15134 DATE FILED: June 2, 1995 Response Date: June 29, 1995 Planner Assigned: Bill Melton 834-2541 Project Charge No.: EC57767 PROPOSAL: Site Plan per Condition of Approval # 46 of Zone Change ZC95-1 (PA95-0026) to establish a 58 lot subdivision for detached sfd's in proposed TT. 15134. A site plan is also requested to establish alternate development standards to chapter III.0 5..G. of the San Joaquin Hills PC*to permit garage entrances at 18' from back of sidewalk instead of the required 201. Enviromental will cover revision to TT 15134. - Location: San Joaquin Hills PC Please review the attached proposal and return any comments or recommendation which you might care to offer. Returned comments, including a "no comment" are requested as an indication that you have received the proposal. Comments must be returned by the date indicated or it must be presumed that the proiect-meets with your approval. If you indicate no comment we will not send revised plans for your review unless significant changes are incorporated in such plans or you ask that revised plans be provided. Please direct your comments -to the planner assigned as noted above, or myself. Thank you for your cooperation. Charles M. Shoemaker, Section Chief Initial Plans: xx Revised Plans: PLEASE RETURN THIS FORM No Co n S tached Comments as follows: W ( /+3 � < By: Date: ���dt ! .S Total Hours in ReviewGA // F Environmental Management Agency Land Use Planning Division 300 N. Flower Street P. O. Box 4048 Santa Ana, CA, 92702-4048 DATE: June 7, 1995 TO: DEPT./DIST. _� 21ze FROM: Chief, Site Planning Section SUBJECT: PA950119 -Site Plan to Zoning Admin. Newport Ridge T. T.15134 DATE FILED: June 2, 1995 Response Date: June 29, 1995 Planner Assigned: Bill Melton 834-2541 Project Charge No.: EC57767 PROPOSAL: Site Plan per Condition of Approval # 46 of Zone Change ZC95-1 (PA95-0026) to establish a 58 lot subdivision for detached sfd's in proposed TT. 15134. A site plan is also requested to establish alternate development standards to chapter III.0 5..G. of the San Joaquin Hills PC,to permit garage entrances at 18' from back of sidewalk instead of the required 201. Enviromental will cover revision to TT 15134. - Location: San Joaquin Hills PC Please review the attached proposal and return any comments or recommendation which you might care to offer. Returned comments, including a "no comment" are requested as an indication that you have received the proposal. Comments must be returned by the date indicated or it must be presumed that the Project meets with your approval. If you indicate no comment we will not send revised plans for your review unless significant changes are incorporated in such plans or you ask that revised plans be provided. Please direct your comments to the planner assigned as noted above, or myself. Thank you for your cooperation. Charles M. Shoemaker, Section Chief Initial Plans: xx Revised Plans: PLEASE REZM THIS FORM No Comment See Attached Comments as follows: BY: Date: Total Hours in Review �y or az County of Orange G�i"i10 � DATE: July 28, 1995 TO: Al Garrotto, Chief, Subdivision FROM: Raymond H.C. Brantley, Chief, EPPD/Private & Capital Projects SUBJECT: Tentative Tract 15108 - Newport Ridge Al: EPPD is in the process of completing the environmental clearance for the Newport Ridge Extension (San Joaquin Hills PC - PA 21) and forsees no issues that will forestall full clearance in the near future. Accordingly, it is our opinion that filing of TT 15108 can commence at any time. If' you have any questions, please call Bill Grieman at 834-5175 or me at 834-3763. ?roj ects WG:wg - -County_ of Orange DATE: - August 11, 1995 ldhlb TO:- . Land Use Planning Division FROM: Environmental & Project Planning Division SUBJECT: Project Title: PA950119/PA950120 -Site Plan to Zoning Admin., TTIS134 & TT15135. Initial Study No. PA950119/PA950120 the CEQA documentation for your proposed project has been completed by'the Environmental Planning Division. The following information is critical and is attached to this memo for your consideration: I. Instructions for Filing CEQA Documents with the County Clerk. These instructions are crucial since they affect the status of your project insofar as legal challenges; and II. CEQA Statements, Actions and Findings which should be used for Staff Reports and AITs for the Project, including: A. CEQA Compliance Statement(s) for AITs and Staff Reports; and B. Recommended Action(s) for Decision -makers) to Approve or Certify CEQA Documentation for Projects subject to CEQA; or C. Recommended Findings for Exempt and Non -projects; and D. Fish and Game Code Findings for Approval of Projects subject to CEQA; and E. NCCP Findings for Approval of Projects. III. CEQA Document, if applicable. If clarification is needed regarding this Memo or if there are questions, please contact following staff from EMA/Environmental Planning Division: EPD Staff Contact: William Grieman Telephone Number: 834-5175 George Britton, Manager Environmental & Project Planning Division By;4�n� Date: C f !/ r Title: C ef, Pri ate & Capital Projects RHCB:nccb Attachments: Attachment A: Filing Instructions for County Clerk Attachment 1: Recommended CEQA Statements, Actions, Findings Attachment 2: CEQA Documentation B. ATTACHMENT 1-(Copt'd.) RECOMMENDED ACTION STATEMENTS FOR APPROVING PROJECTS SUBJECT TO-CEQA: State law requires that action on a'CEQA document be --taken by the decision -maker prior to approval of the project for which it ha-s been - prepared. If a new EIR has not been prepared for the proposed project, one of the following actions must be taken before action on the project, unless directed otherwise by County Counsel or the Manager, EMA/EPD. ( ) 1. In accordance with Section 21080(c) of the Public Resources Code and CEQA Guidelines Section 15074, Negative Declaration No. >, which reflects the independent judgment of the lead agency, satisfies the requirements of CEQA and is approved -for the proposed project based upon the following findings: a. The Negative Declaration and Comments on the Negative Declaration received during the public review process were considered and the Negative Declaration was found adequate in addressing the impacts related to the project; and b. There is no substantial evidence that the project, with the implementation of the mitigation measures, if any, which are included in the Negative Declaration, will have a significant effect on the environment; and C. [If mitigations included] Pursuant to Public Resources Code Section 21081.6, the Mitigation Monitoring and Reporting Program is adopted. ( ) 2. Final EIR > , previously certified on _/_/_, satisfies the requirements of CEQA and is approved as a Program EIR for the proposed project based upon the following findings: a. Based on the Initial Study, it is found that the EIR serves as a Program EIR for the proposed project; and b. The approval of the previously certified Final EIR for the project reflects independent judgment of the Lead Agency. (XX) 3. The decision -maker has considered Final EIR 517, previously certified on 2/26/91, and Addendum No. PA950119/PA950120 prior to project approval. Together they are approved for the proposed project based upon the following findings: a. Together, these documents are adequate to satisfy the requirements of CEQA by the decision -maker; b. The additions, clarifications and/or changes to the original document caused by the Addendum, do not raise new significant issues which were not addressed by the EIR; and C. The approval of the EIR and Addendum for the proposed project reflect the independent judgment of the Lead Agency. �I Page 2 of 3 z z- z 4 Q F rU� r " F� c C/I z c� C7 z= ti r � L ", z � Fz= c� •C •T � C �7 � V ` n V IOU CJ U .V •U •� '_ :• •L C V V O V V C V •O. R �. Z r - W w-,i V C i� L - R C N G R Ct,G O C - � �„ L• � I ` - G C L — �> pC4 O r R c OL v :C G ^ G L •C — N y � 'L � � d t G 'V C N GA W C_ L C N ^ CO p V ^ > C 4.. z G C C L L V cr � rr , .to C• U V N ? (: � •� C �� i U � C L Ei R L R C C G y •O N 6. V V C1 R Q C II �• 1 .R .ii V V ^ F L .•. V 0 cl 1 I ^ QJ L •C- Qi - 0) G. •C V.4 O U O d U C U o- R C V r . N •1.7 fA L , U 402 .> •N ` U R C R C l r F N cvs C G V �• ' G U •i � -c c v� _, U V V N i p V > r '- O ri C Z G O F = \ N y V .0 'L• R V ...: .: C G T I V u R ry ; .. L � Co zv A C r 1 > R V c �, Q G c o a O Cl) O 'C — ��C7Z � 00 s= cy o LU CA V! .0 cc Cc•� G •� r O R R C i I� - y N P. 6 LP1 ON (U �t3 H O a) � LUr�1 a) cn O }.L J N r6 co E O i• L-7 � F vFi U E v Z— w � o a) o .� O s — G O a Z > O G C O •H �' N t cG 4 a r1 > 4 ^ a •� ;-3 rn w OL r1 t" >✓ i O O >1 C rCl r- G V-4 '�4 • w rI C O O C O A O N O O C> LLO 3�J %C OC •-1 •O �,,✓ O �`- a) Ln a) m •-a C W m O U) 3 _, :, U) JJ U cn N Lr) %� C.) a. w C CO c, C; co I 7 cn C a) Z C. Lr) •ri L — U 3 U L rn CLCO a) C•+ C C G .�c L n Z C) O 41 _ r yr J N N a� nip . a) c _ U ."�. T .^.. 04 ^ ) 00 J c Lf'1 C LnON u C CZ •• CU L: _ Lf1 CC ZD [n J J Cd > C a U cL O• ^ u a) CD C. -4 r4 cr cn O' a to Cl)C wU Lr) — �; 7 C .� u u L Ln L. " Cn C a C1 C — -•� [;; O I T CJ Co Z L L ,.0 Z r-+CZ Z_, � -�• HL� ^ co Z •ri V !' w U L oo C Lr) O Z c1 Q H v ca awl Z Q n cn o W CC co U t.7 U G_' W — Ol• cn Uto-I o O L n W •✓ W W O C W Cn a� rn -� Ln C a O L •� u L L :Q �. ea U r G N •N � a J i = u a u 6. G = ..V••�� •C u = rA C L ._ T>_ 4 Z v t� r. o •• u I G O V L J y R G cz y O ATTACHMENT 1 (Cont`d.) C. FINDING STATEMENTS FOR -APPROVAL -ACTION OR. -RESOLUTION FOR EXEMPT PROJECTS: State law requires that certain -findings be made by the decision -maker prior to project approval. If the_proposed-project is -exempt or not subject to CEQA, one of the. following findings -should be included in the recommended action or adopting resolution, unless directed otherwise by County Counsel or the Manager, EMA/Environmental Planning Division: ( ) 1. With the following '',Compliance With CEQA" statements contained in the AIT or staff report, no "CEQA Finding" is necessary: a. The proposed action is not a project as defined by CEQA. b. The proposed action is ministerial per Public Resources Code Sec. 21080(c)(1) and CEQA Guidelines Section 15002(i)(1); or ( ) 2. Find that the proposed project is Statutorally Exempt per Public Resources Code Section > ; or ( ) 3. Find that the proposed project is Categorically Exempt (Class >) from the provisions of CEQA;'or ( ) 4. Find that the proposed project is exempt from CEQA pursuant to Public Resources Code Section 21080(c)(1) and CEQA Guidelines Section 15061(b)(3) by virtue of the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment; or D. FISH AND GAME CODE FINDINGS FOR APPROVAL OF PROJECTS SUBJECT TO CEQA: (XX) 1. Find that pursuant to Section 711.4 of the California Fish and Game Code, this project is exempt from the required fees as it has been determined that no or de minimis adverse impacts to wildlife resources will result from the project or that it is categorically or statutorily exempt from CEQA. ( ) 2. Find that pursuant to Section 711.4 of the California Fish and Game Code, this project is subject to the required fees as it has been determined that potential adverse impacts to wildlife resources may result from the project and that the project is not categorically or statutorily exempt from CEQA. E. NCCP FINDINGS FOR APPROVAL OF PROJECTS (XX) 1. Find that the proposed project will not have a significant unmitigated impact upon Coastal Sage Scrub habitat and, . therefore, will not preclude the ability to prepare a subre- gional Natural Communities Conservation Planning (NCPP) Program. ( ) 2. The project has the potential of adversely affecting significant Coastal Sage Scrub habitat and, therefore, may preclude the ability to prepare an effective subregional Natural Communities Conservation Planning (NCPP) Program. Pace 3 of 3 yr'1r ��_, I I I III I I I I I I i � � r •III -�- i I I III i t III i i i i C .'t - � - C� � � -=u � •" .. Cam-' ` v v � �f .�oD o c� �� .... ^off c O �o i✓ = - - U V • ' •• � -J it i V �.. V .i: U / V •,L� `/' w '� �- A^.'n• .. U C_0 Cfi j � � � � � J y � • C r .� C U � i = 1 tL. 'r ^ T _ � N '�•�' '� J Z ` � �' r :J . C: V N '�,' ^ .V.. J � C I=V V r � J Cyi •/t-, J ,�... 'J ir _J _ 1 V i I� I �Y�•i I '�3' I �� � t"'i �- I `'� I �` I C I l i� l l ' �y •� y I �� ► I I � I IIII ��� I I I �� - �;�� , I kid I l �it I I i J_r! •- I I I I I I I IIII IIII t C i ' ^ O .. L •, :� • i r .... .. C I. .. O = r G .= v CIO ' � •+ = j vl ri G U •v V � •L C OD �` r ri -. 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O - ^ U :7� •.� ` .- O .� •�. �_ L N J •.Q. •Q� V � to ' ^ � � `•- L .^- ^"Q7 7 � Lam. ..,7 ;,� _ j_ V •� •' e� � -_ •` O o ^ cn O :: •J • ..a :J O N N rn r7� - N U'L , =� c U �`"' Q C' �, .�.. 7 - i .v.. v v z Q L• ..• 3^ � U 7 C) C ! G -. :i 7 �.i � 7 s U '3 3 N zo 0 pAqS - of CITY CAP NEWPORT BEACH PUBLIC WORKS DEPARTMENT P.O. BOX 1768, NEWPORT BEACH, CA 92659-1768 (714)644-3311 July 10, 1995 TO: Orange County E.M.A. Land Use Planning Divisison P.O. Box 4048 Santa Ana, CA 92702 ATTENTION: Bill Melton SUBJECT: Tentative Tract Map No. 15134 Project No. EC 57767 Dear Mr. Melton, The subject development is within the sphere of influence of the City of Newport Beach and will probably be annexed into the City sometime in the future. Where County standards are similar to City standards, the City would like to have City Standards incorporated into the design of the public improvements. The subject development should be constructed at least to minimum County standards in order to protect the health and welfare of the property owners and the surrounding community. The City of Newport Beach has completed it's review of the Draft Environmental Impact Report. Comments and recommendations are listed below: 1. A public utility easement is needed at a distance of 5' behind curb line along all private streets for installation of water meters, fire hydrants, etc.. 2. Trees that are to be planted in or near the public R/W should be carefully selected to make sure that their root systems don't cause problems with sidewalks and curbs. 3. A minimum 2' bench should be provided at back of sidewalks to prevent sloughing of material onto the sidewalk where slopes are adjacent. 4. All entry streets should meet standards for a guard gate as ,shown on Orange County Standard Plan No. 1107, sht. 3, or restrictions should be placed in the C.C.& R.'s and on the tract map that prohibits the future installation of a guard gate. The guard gates should_ have TOMAR strobe light receivers installed to open the gates from the strobe light mounted on the fire engines. EXHIBIT 1 3300 Newport Boulevard, Newport Beach 5. Entrances should have a dual Knox Key Switch (Newport Beach and County) if they are gated. 6. Traffic signalized intersections in the area should have Opticom preemption control. 7. Cul-de-sacs shall have a 40 feet radius. A Fire Truck requi-res a minimum 40' radius to turn around in a cul-de-sac. 8. Parking should be prohibited in all cul-de-sacs. 9. An appropriate storm drain system capable of handling a 25 year storm should be provided with enough storage or secondary drainage to prevent flooding of the dwelling units in a 100 year storm. 10. Drainage swales in a two foot wide bench should be constructed at the toe of slope behind all sidewalks adjacent to slopes in order to prevent significant amounts of dirt and debris from washing from the tracts slopes. This has already been done in several locations along the recently completed Newport Coast Drive. 11. An agreement for non-standard improvements should be executed if decorative paving is proposed in the entry area and in any other location within any easement or within the private street system. Where public utilities exist, an agreement shall require the home owners association to maintain the non-standard improvements and in the event that the City and/or County has to remove the improvement to maintain their facilities, the home owners association is responsible for replacing the non-standard improvements. The City and/or County will be responsible only for the cost of removing the improvements and the cost of replacing the non-standard improvement area with asphalt paving. All other costs shall be born by the home owners association. 12. The water system should be reviewed by the City of Newport Beach Utilities Department and constructed to conform to City standards. 13. The City of Newport Beach Fire Department would like the opportunity to review the final locations for the proposed fire hydrants. 14. The City of Newport Beach Fire Department would like the opportunity to review and approve access to the Fuel Modification Areas and vegetation proposed for the Fuel Modification Areas. The Fuel Modification Area should be maintained by the Homeowners associations with the requirement placed in the CC & R's for the proposed tracts. 15. Paved vehicular access should be provided to all storm drain outlet structures and sewer manholes for maintenance. 16. On -Site Parking should be provide for any proposed parks adjacent to Ridge Park Road if On -Street Parking is prohibited. K 0 • 17. In the past, conflicts have arisen regarding differences between City Standards and the developer's proposals for street dimensions in the Newport Coast and San Joaquin Hills PC's. Substandard street sections could adversely affect emergency vehicle access, creating public concerns. The City of Newport Beach would like to have the private streets conform to the City's minimum clear width standard of 32" for parking on one side and 36' for parking on both sides in order to provide adequate space for vehicular, bicycle and pedestrian traffic. Parking should be provided to City standards (see attached parking standards). 18. The parking bays should provide a minimum driveway width of 26'. 19. All new construction over 5000 sq. ft. should have automatic fire sprinklers installed. Any size building over 150 feet from the street (furthest wall) would also be sprinklered. 20: Drivable access should be provided behind and baseball fields and tennis courts. 21. When the City reviewed the San Joaquin Hills Planned Community, it was pointed out that no provisions were made to provide for maintenance yard facility. A study was to have been prepared. This facility is needed to allow the Public Agency that must maintain the public facilities in the Irvine Coast area to have a place to store materials and equipment to service the area. 22. That any pedestrian trails be at least six (6) feet wide in order to - provide room for some type of small maintenance vehicle. Whether these trails are public or private vehicular access must be provided in order to adequately maintain the trails. If you have any questions, please feel free to call me at (714) 644-3311. Very truly yours, Richard L. Ko�;f;�tadt Development/�uKdivision Engineer N-COAST\tr15134 3 Irb 9 N� July 10, 1995 I* PA-C(5 -01 M CITY OF NEWPORT BEACH PUBLIC WORKS DEPARTMENT P.O. BOX 1768, NEWPORT BEACH, CA 92659-1768 (714) 644-3311 TO: Orange County E.M.A. Land Use Planning Divisison P.O. Box 4048 Santa Ana, CA 92702 ATTENTION: Bill Melton SUBJECT: Tentative Tract Map No. 15135 Project No. EC 57768 Dear Mr. Melton, The subject development is within the sphere of influence of the City of Newport Beach and will probably be annexed into the City sometime- In the future. Where County standards are similar to City standards, the City would like to have City Standards incorporated into the design of the public improvements. The subject development should be constructed at least to minimum County standards in order to protect the health and welfare of the property owners and the surrounding community. The City of Newport Beach has completed it's review of the Draft Environmental Impact Report. Comments and recommendations are listed below: 1. A public utility easement is needed at a distance of 5' behind curb line along all private. streets for installation of water meters, fire hydrants, etc.. 2. Trees that are to be planted in or near the public R/W should be carefully selected to make sure that their root systems don't cause problems with sidewalks and curbs. 3. A minimum 2' bench should be provided at back of sidewalks to prevent sloughing of material onto the sidewalk where slopes are adjacent. 4. All entry streets should meet standards for a guard gate as shown on Orange County Standard Plan No. 1107, sht. 3, or restrictions should be placed in the C.C.& R.'s and on the tract map that prohibits the future installation of a guard gate. The guard gates should have TOMAR strobe light receivers installed to open the gates from the strobe light mounted on the fire engines. 1 3300 Newport Boulevard, Newport Beach 5. Entrances should have a dual Knox Key Switch (Newport Beach and County) if they are gated. 6. Traffic signalized intersections in the area should have Opticom preemption control. 7. Cul-de-sacs shall have a 40 feet radius. A Fire Truck requires a minimum 40' radius to turn around in a cul-de-sac. 8. Parking should be prohibited in all cul-de-sacs. 9. An appropriate storm drain system capable of handling a 25 year storm should be provided with enough storage or secondary drainage to prevent flooding of the dwelling units in a 100 year storm. 10. Drainage swales in a two foot wide bench should be constructed at the toe of slope behind all sidewalks adjacent to slopes in order to prevent significant amounts of dirt and debris from washing from the tracts slopes. This has already been done in several locations along the recently completed Newport Coast Drive. 11. An agreement for non-standard improvements should be executed if decorative paving is proposed in the entry area and in any other location within any easement or within the private street system. Where public utilities exist, an agreement shall require the home owners association to maintain the non-standard improvements and in the event that the City and/or County has to remove the improvement to maintain their facilities, the home owners association is responsible for replacing the non-standard improvements. The City and/or County will be responsible only for the cost of removing the improvements and the cost of replacing the non-standard improvement area with asphalt paving. All other costs shall be born by the home owners association. 12. The water system should be reviewed by the City of Newport Beach Utilities Department and constructed to conform to City standards. 13. The City of Newport Beach Fire Department would like the opportunity to review the final locations for the proposed fire hydrants. 14. The City of Newport Beach Fire Department would like the opportunity to review and approve access to the Fuel Modification Areas and vegetation proposed for the Fuel Modification Areas. The Fuel Modification Area should be maintained by the Homeowners associations with the requirement placed in the CC & R's for the proposed tracts. 15. Paved vehicular access should be provided to all storm drain outlet structures and sewer manholes for maintenance. 16. On -Site Parking should be provide for any proposed parks adjacent to Ridge Park Road if On -Street Parking is prohibited. 2 17. In the past, conflicts have arisen regarding differences between City Standards and the developer's proposals for street dimensions in the Newport Coast and San Joaquin Hills PC's. Substandard street sections could adversely affect emergency vehicle access, creating public concerns. The City of Newport Beach would like to have the private streets conform to the City's minimum clear width standard of 32" for parking on one side and 36' for parking on both sides i.n order to provide adequate space for vehicular, bicycle and pedestrian traffic. Parking should be provided to City standards (see attached parking standards). 18. The parking bays should provide a minimum driveway width of 26'. 19. All new construction over 5000 sq. ft. should have automatic fire sprinklers installed. Any size building over 150 feet from the street (furthest wall) would also be sprinklered. 20. Drivable access should be provided behind and baseball fields and tennis courts. 21. When the City reviewed the San Joaquin Hills Planned Community, it was pointed out that no provisions were made to provide for maintenance yard facility. A study was to have been prepared. This facility is needed to allow the Public Agency that must maintain the public facilities in the Irvine Coast area to have a place to store materials and equipment to service the area. 22. That any pedestrian trails be at least six (6) feet wide in order to provide room for some type of small maintenance vehicle. Whether these trails are public or private vehicular access must be provided in order to adequately maintain the trails. If you have any questions, please feel free to call me at (714) 644-3311. Very truly yours, Richard L,/Hoffstadt Development/Subdivision Engineer N-COAST\tr15135 3 Community Development Department City of Irvine, One Civic Center Plaza, P.O. Box 19575, Irvine, California 92713 (714) 724-6000 JUNE 29, 1995 Mr. Bill Melton Land Use Planning Division Environmental Management Agency P.O. Box 4048 Santa Ana, CA 9702-4048 SUBJECT: PA950119-SITE PLAN TO ZONING ADMIN. NEWPORT RIDGE T.T. 15134/15135 Dear Mr. Melton: Thank you for the opportunity to review and provide comment on the subject plans. City of Irvine comments are as follows: General 1. The City of Irvine requests the applicant to provide a copy of irrevocable offer to convey open space lands consistent with the Phased Dedication and Compensating Development Program and Memorandum of Understanding (MOU), with The Irvine Company, adopted in 1988. This request is consistent with the County of Orange, through action of the Board of Supervisors in 1990 and 1991, to incorporate land use standards and open space program into its General Plan which recognize the City of Irvine's General Plan and related MOU. 2. In order to address potential seepage associated with hillside development, all units should be subject to positive drainage. Examples include roof gutters and pipes or concrete "v" gutters to outlet drainage to streets. Tentative Tract No. 15134 (Protect No. EC57767 1. The design of the cul-de-sacs that feature landscape islands should provide a 28 foot pavement width between the landscape island and the outside curve of the cul-de-sac. This will reduce the dimension of the larger radius of the island to 10 feet. We have found that the additional pavement width improves the operational efficiency of the cul-de-sac with respect to vehicle turning radii and backing movements from driveways. It is also recommended to use a mountable curb for the landscape island to facilitate truck movements, when necessary. ,EXHIBI:T .2 PRINTED ON RECYCLED PAPER 0 Bill Melton June 29, 1995 Page -2- 2. We strongly recommend the use of knuckles at the 90 degree bends of the street alignment. The parcels along the outside portion of the curve would benefit from the additional frontage. The parcels would not be adversely affected as they have sufficient depth to accommodate the modification along the street. 3. Please provide typical street sections for all the roadways shown on the Technical Site Plan/Map. 4. Show horizontal control dimensions, such as curve radii centerline dimensions, pavement widths at .entry street etc:; for the interior roadways. 5. The General Notes on the Technical Site Plan/Map indicate that gates may be installed with the development. The plans shall show that there is adequate space available to accommodate the stacking of vehicles, visitor directory/phone, and the turn- around area. 6. Reduction of the drive length from 20 feet in length to an 18 foot drive length should be closely evaluated. The standard length of a design vehicle is 18 feet in length. Normally, people will not park so the front of the vehicle is touching the front of the dwelling unit. If a foot of clearance is maintained, there is the possibility of the vehicle overhanging the public sidewalk or encroaching into the street. The dimension becomes more critical if vans or trucks are parked in the drive. 7. The modified sidewalk return needs to meet the latest requirements of the American with Disabilities Act (ADA). 8. Please provide the City of Irvine with a copy of APWA Standard Plan 101-1 and OCEMA Standard Plan 1209 pertaining to driveway approaches. The latest copy of the County's Standard Plans, 1988 Edition, we have on file does not contain these references. 9. We recommend a modification to the geometrics of the drive configuration for Lot 54. The westerly drive edge would provide better site access if a curve was used to make the drive edge more radial to the outside curve of the cul-de- sac. This design would also decrease the width of the driveway at the street and increase the "green" area. Tentative Tract No. 15135 (Project No. EC 57768) 1. The design of the cul-de-sacs that feature landscape islands should provide a 28 foot pavement width between the landscape island and the outside curve of the cul-de-sac. This will Bill Melton June 29, 1995 Page -3- reduce the dimension of the larger radius of the island to 10 feet. We have found that the additional pavement width improves the operational efficiency of the cul-de-sac with respect to vehicle turning radii and backing movements from driveways. It is also recommended to use a mountable curb for the landscape island to facilitate truck movements, when necessary. 2- We strongly recommend the use of knuckles at the 90 degree bends of the street alignment. The parcels along the outside portion of the curve would benefit from the additional frontage. The parcels would not be adversely affected as they have sufficient depth to accommodate the modification along the street. 3. Please provide typical street sections for all, the roadways shown on the Technical Site Plan/Map. 4. The General Notes on the Technical Site Plan/Map indicate that gates may be installed with the development. The plans shall show that there is adequate space available to accommodate the stacking of vehicles, visitor directory/phone, and the turn- around area. 5. Reduction of the drive length from 20 feet in length to an 18 foot drive length should be closely evaluated. The standard length of a design vehicle is 18 feet in length. Normally, people will not park so the front of the vehicle is touching the front of the dwelling unit. If a foot of clearance is maintained, there is the possibility of the vehicle overhanging the public sidewalk or encroaching into the street. The dimension becomes more critical if vans or trucks are parked in the drive. 6. The modified sidewalk return needs to meet the latest requirements of the American with Disabilities Act (ADA). 7. Please provide the City of Irvine with a copy of APWA Standard Plan 101-1 and OCEMA Standard Plan 1209 pertaining to driveway approaches. The latest copy of the County's Standard Plans, 1988 Edition, we have on file does not contain these references. 8. The horizontal alignment of "C" Street and "F" Street should include a minimum 50 foot tangent between reverse curves. 9. Show horizontal control dimensions, such as curve radii centerline dimensions, pavement widths at entry street etc., for the interior roadways. 10. Note to applicant/designer: When residential lots are located at a "T" intersection, the lot line is usually located so it Bill Melton June 29, 1995 Page -4- is actually an extension of the street centerline. This is done for access purposes which moves the driveways out of the intersection and to eliminate headlight glare into the dwelling unit during evening, and to some extent, morning hours. Please continue to include the City of Irvine on your distribution list for review of all future development projects in the Newport Coast area. If you need additional information, please contact Ed Stang of this office at 724-6394. 4SLIE 4NDA,/PRINCIPAL PLANNER ADVANCE PLANNING LA/ES:newportridge c: Timor S. Rafiq, Principal Transportation Analyst Jim Williams, Senior Engineer Ed Stang, Associate Planner Peter Kolibaba, Engineering Technician Ralph A. Chenier, California Pacific Homes Norm E. Witt, Jr., The Irvine Company enclosures A MWD 9 1J METROPOLITAN WATER DISTRICT OF SOUTHERN CALIFORNIA Office of the General Manager Environmental Management Agency Land Use Planning Division 300 North Flower Street Post Office Box 4048 Santa Ana, California 92702-4048 Attention Mr. Bill Melton Gentlemen: Your Ref. PA950119, PA950120 MWD San Joaquin Reservoir MWD Work Order 2-0225 Substr. Job No. 2526-95-001 Development of Tracts No. 15134 and No. 15135 Thank you for your two letters of transmittals both dated June 7, 1995, submitting one set of prints, Sheets 1 through 13 of 13 of the proposed development plans for Tract No. 15134, and Sheets 1 through 15 of 15 of the proposed development plans for Tract No. 15135, both of which are located adjacent to the San Joaquin Reservoir in the County of Orange. The San Joaquin Reservoir is owned in trust and operated by Metropolitan. We have reviewed the submitted plans, and our comments and requirements are as follows: 1. The proposed slope terrace drains for Tract No. 15135, which discharge water into the San Joaquin Reservoir property, are unacceptable. These drains concentrate and direct storm flow runoff onto the reservoir property, causing potential contamination of the reservoir and erosion of the slopes downstream of the terrace drain discharge points. Please incorporate provisions for drainage into your development plans to prevent runoff onto the reservoir property. EXHIBIT $ if O j 350 South Grand Avenue, Los Angeles, California ® Mailing address: Box 54153, Los Angeles, California 90054 o Telephone (213) 217-6000 THE METROPOLITAN WATER 0/STR/CT Of SOVTHERN CALMORNIA PIG O 8 1995 . Environmental Management Agency - 2 - 2. In order for Metropolitan to thoroughly review your proposed projects, detailed geotechnical and geological reports will need to be submitted for our review. They should contain an evaluation of the geotechnical impacts of the proposed development on the San Joaquin Reservoir, including seismic and geotechnical analyses to evaluate this area in terms of seismically -induced ground movement and the potential for slope failures around the reservoir. The following issues should be addressed in your reports: • Identification and proposed mitigation of all geologic hazards affecting the proposed development • Protection of slopes during and after construction • Details on design and construction methods to ensure slope stability • Removal of existing unsuitable material and vegetation • Landscaping • The effect of additional fill on existing slopes surrounding the reservoir • Certification of fills and slopes by the County of Orange Environmental Management Agency • Indemnification and defense of the owners of the San Joaquin Reservoir against any liability and expense as a result of a slope failure • Measures taken to ensure that the soil characteristics are not adversely altered as a result of irrigation runoff and infiltration from the proposed fill slopes. 3. We also request that your geotechnical consultants review the following documents, where applicable, for any adverse affect your development may have on the San Joaquin Reservoir. Please submit the relevant documents with pertinent comments for our review. • Detailed geologic and fault maps for this specific area • A regional geological map covering at least a one square mile area around the proposed project • An historic seismic map showing the location and magnitude of any earthquakes within a 30-mile radius of the project I E THE METROPOUTAN WATER D/STRICT OF SOUTARN CALIMMA AIIG 0 8 1995 Environmental Management Agency - 3 - 4. We also request that the developer submit details to Metropolitan for our review and approval of the proposed method of construction. The submittal should include the method the contractor will undertake to prevent construction material from sliding down the slopes toward the San Joaquin Reservoir. 5. Please be aware of Metropolitan's proposed San Joaquin Reservoir Improvement Project, which will include extensive grading within the subject area. Exhibit A, copy enclosed, details the areas of the proposed cut and fill. We may need to coordinate our respective development plans to ensure integrity and compatibility. 6. A deposit from the project proponent will be required to continue with our engineering review of the development plans. Please send all further correspondence to the Metropolitan Water District of Southern California, Civil Engineering Substructures Section, Post Office Box 54153, Los Angeles, California 90054-0153. For any further correspondence with Metropolitan relating to this project, please make reference to the MWD Substructures Job Number shown in the upper right-hand corner of the first page of this letter. Should you require any additional information, please contact Mr. Kieran Callanan, telephone (213) 217-7474. Very truly yours, Gary M. Snyder Chief Engineer By 46_e_ .6�. Leslie hn Barrett, P.E. Substru ures Section LJB/KC/lb DOC#: LAB724 CC: California Pacific Homes 5 Civic Plaza, #100 Newport Beach, California 92660 Attention Mr. Ralph A. Chenier Project Director f 0 0 u T)Vf XTROPOUTAN WATER 0/STRICT OF SOUTHERN CAUFORNIA Environmental Management Agency - 4 - CC: Irvine Ranch Water District Post Office Box 6025 Irvine, California 92716-6025 City of Newport Beach Post Office Box 1768 Newport Beach, California 92659-1768 City of Huntington Beach Post Office Box 190 Huntington Beach, California 92648 Mesa Consolidated Water District 1965 Placentia Avenue Costa Mesa, California 92627 Laguna Beach County Water District Post Office Box 987 Laguna Beach, California 92652 South Coast Water District 31952 West Street South Laguna Beach, California 92677 1AIIG 0 8 1995, County of Orange �CfFOKr� DATE: _ August 11, 1995 �i]C�ii10 TO: Land Use Planning Division FROM: Environmental & Project Planning Division SUBJECT: Project Title: PA950119/PA950120 -Site Plan to Zoning Admin., TTIS134 & TT15135. Initial Study No. PA950119/PA950120 The CEQA documentation for your proposed project has been completed by'the Environmental Planning Division. The following information is critical and is attached to this memo for your consideration: I. Instructions for Filing CEQA Documents with the County Clerk. These instructions are crucial since they affect the status of your project insofar as legal challenges; and II. CEQA Statements, Actions and Findings which should be used for Staff Reports and AITs for the Project, including: A. CEQA Compliance Statements) for AITs and Staff Reports; and B. Recommended Action(s) for Decision -makers) to Approve or Certify CEQA Documentation for Projects subject to CEQA; or C. Recommended Findings for Exempt and Non -projects; and D. Fish and Game Code Findings for Approval of Projects subject to CEOA; and E. NCCP Findings for Approval of Projects. III. CEQA Document, if applicable. If clarification is needed regarding this Memo or if there are questions, please contact following staff from EMA/Environmental Planning Division: EPD Staff Contact: William Grieman Telephone Number: 834-5175 George Britton, Manager Environmental & Project Planning Division By: /C ','Date: fll /r Title: C ef, Pri ate & Capital ojects RHCB:nccb Attachments: Attachment A: Filing Instructions for County Clerk Attachment 1: Recommended CEQA Statements, Actions, Findings Attachment 2: CEQA Documentation ATTACHMENT 1 (Cont'd.) B-,- RECOMMENDED -ACTION STATEMENTS FOR APPROVING PROJECTS SUBJECT TO CEQA: -State law requires that action on a CEQA document be taken by the -_ decision -maker prior to approval of the project for which it has been prepared. If a new EIR has not been prepared for the proposed project, one of the following actions must be taken before action on the project, unless directed otherwise by County Counsel or the Manager, EMA/EPD. ( ) 1. in accordance with Section 21080(c) of the Public Resources Code and CEQA Guidelines Section 15074, Negative Declaration No. >, which reflects the independent judgment of the lead agency, satisfies the requirements of CEQA and is approved for the proposed project based upon the following findings: a. The Negative Declaration and Comments on the Negative Declaration received during the public review process were considered and the Negative Declaration was found adequate in addressing the impacts related to the project; and b. There is no substantial evidence that the project, with the implementation of the mitigation measures, if any, which are included in the Negative Declaration, will have a significant effect on the environment; and C. [if mitigations included] Pursuant to Public Resources Code Section 21081.6, the Mitigation Monitoring and Reporting Program is adopted. ( ) 2. Final EIR > , previously certified on _/_/_, satisfies the requirements of CEQA and is approved as a Program EIR for the proposed project based upon the following findings: a. Based on the Initial Study, it is found that the EIR serves as a Program EIR for the proposed project; and b. The approval of the previously certified Final EIR for the project reflects independent judgment of the Lead Agency. (XX) 3. The decision -maker has considered Final EIR 517, previously certified on 2/26/91, and Addendum No. PA950119/PA950120 prior to project approval. Together they are approved for the proposed project based upon the following findings: a. Together, these documents are adequate to satisfy the requirements of CEQA by the decision -maker; b. The additions, clarifications and/or changes to the original document caused by the Addendum, do not raise new significant issues which were not addressed by the EIR; and c. The approval of the EIR and Addendum for the proposed project reflect the independent judgment of the Lead Agency. Page 2 of 3 �t 3 ATTACHMENT 1 (-Cont ` d-. ) — C. FINDING STATEMENTS FOR APPROVAL ACTION OR RESOLUTION FOR EXEMPT PROJECTS: - State law requires that certain findings be made by the decision -maker - prior to project approval. If the proposed project is exempt or not - subject to CEQA, one of the following findings should be included in the - recommended action or adopting resolution, unless directed otherwise by County Counsel or the Manager, EMA/Environmental Planning Division: ( ) 1. with the following "Compliance With CEQA" statements contained in the AIT or staff report, no "CEQA Finding" is necessary: a. The proposed action is not a project as defined by CEQA. b. The proposed action is ministerial per Public Resources Code Sec. 21080(c)(1) and CEQA Guidelines Section 15002(i)(1); or ( ) 2. Find that the proposed project is Statutorally Exempt per Public Resources Code Section > ; or ( ) 3. Find that the proposed project is Categorically Exempt (Class >) from the provisions of CEQA;"or ( ) 4. Find that the proposed project is exempt from CEQA pursuant to Public Resources Code Section 21080(c)(1) and CEQA Guidelines Section 15061(b)(3) by virtue of the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment; or D. FISH AND GAME CODE FINDINGS FOR APPROVAL OF PROJECTS SUBJECT TO CEQA: (XX) 1. Find that pursuant to Section 711.4 of the California Fish and Game Code, this project is exempt from the required fees as it has been determined that no or de minimis adverse impacts to wildlife resources will result from the project or that it is categorically or statutorily exempt from CEQA. ( ) 2. Find that pursuant to Section 711.4 of the California Fish and Game Code, this project is subject to the required fees as it has been determined that potential adverse impacts to wildlife resources may result from the project and that the project is not categorically or statutorily exempt from CEQA. E. NCCP FINDINGS FOR APPROVAL OF PROJECTS (XX) 1. Find that the proposed project will not have a significant unmitigated impact upon Coastal Sage Scrub habitat and, therefore, will not preclude the ability to prepare a subre- gional Natural Communities Conservation Planning (NCPP) Program. ( ) 2. The project has the potential of adversely affecting significant Coastal Sage Scrub habitat and, therefore, may preclude the ability to prepare an effective subregional Natural Communities Conservation Planning (NCPP) Program. Page 3 of 3 0 o al rn N P. d L O G 27 O - (1) C U Q oLr) w vl O a1 J J C4 F+ cn O at F r E v N LW W U) ^ 0 O o P. 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Box 4048 Sarma Aria, CA, 92702-404 SUBJECT t PA950119 -SLte ?ian tC Zoning DATE FILLI_D 7. post -it", brandy ;}, mi ta! memo 71 �G. i+r-�-` �• �/ .ram: ! . /��=�- • Cd. �'i �_ ..�� � l ...'.. _.fq>�'rw..--..aa,..w�....a._+ne,�v. eu...va.aww.tza.vm>M,oit.> N}�% ._..>.+a. .: :"l,a :?-.��Iet:a.c. f j.. _.r s3�.'. .,. i.. iJt� {J -: •�f' c: .J -1'._ +r\ t PROPOSAL: Site Plan per i�{AL��_"ova it 46 of ZsJyi8 Change W':.. ,_ —2AjLCj:q.`0f02 :. to �' v 4->iT1 Jv +a .�? a 58 1.iJv vViJ�.« v rJ _L :t i�."2. deta>w• ed ."3. fd .. .'..la zj s:-_P('i'ged " 15 14 A site pl3 in is c%lz5c-` _:egae.nt:Bd r.� e-staol.-;51-. all to "n.tre t'F;1dr rds Len chapter .r.' r . C F: . O. yf the San ?+'1aq°ui. H- ! i :s PC -Q gal: c;:ytiie e?; I1Can at 18' from beck of g i clpwa? K trjsr,'-a,j ^-- nv7_r lrantal wil _ co-,.ror revig: min o mr -5134. '%niaC a :711 ii.5-vt ;:are to offer. Returned :2Ti'73t:',n 5, .1._^.cludIng 7. "no ::t:.iimiens" a ref � LreL as an Lndicatiicn that you har received 'the pr;>po—iiial_ Ufo-...•..M..C..�� :1@ ��%y the _z:3 te :.:ni-1..'-czlte_ .7" �p'v`;:7T12'ti:':d fi'lL - ref-. ->;-.. a -et.-. `p-- !_J},4-__ �-�5•-7;'f`}'4'_s1•__ T i• iIQti3 r,di C .I r-: C?Cr ''."l;;'�rSti '.. we ai 1.1 ^': :-?.end :ed i�.,ans your 7Rview Unless -an:: cilaa��28 are Jncorpora--;ed -ri Such plans cir yo-a 3 t %iila XeV L 1 I?' ?'? pi�ovitdoul- a3W lli::-acl, vCUZ `ha A.-i'`,_°.r?n_�,d. !i4 noted-ibcv-- .%r myleyr --hank e-_! fn _,ui. c:'..l_'!'°a?,f._ ...r,_ - -i?: ^'�. ': Cfs ^tun �r �" =e`er" ci •" - xs€ yes ,sew Pl_:ns- 1 �� " .sec:. /=d _.._ _ .ems-. 9-""---'-"•>'""-_ . 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Colmvj ire Depa- czar C,hemicai xlal-IdOM', 11-1-Mvide a surnrnzvy si eer lls no, x OF errlilm-IlSsror ed per Qlass and thte -omj QLar, Qhdnc�ds �-aned i.')- cl, -ALI, L :-,Ia=,U-s are '.o bc -P*O p7nor tioll of T, k-,z aLl ,{ 'De foilowin r, the ,4 te a I:; P2 skiad U- provic Firla Depa-m-mant Mm� hnspecdca L Phone z/ 46, YY —T f'-4 '-i,,j C. 'Stonna, "I'irmensing --use .-)f mv flammable ,Lnd -Ind, -�mht, mm,=., w rh "mIT-Trm ,.i) not app .-ov-1to -,or ."Igfl C--U.,-ta -0 Ilacl, d - aL ac --ct! fe t ;j, pile-s sh. 17 'Or tims, Dlastdca a,,z(j �owie ac.,z a-nt! 6 Lez-r r; -2—ris Or D 71 de De. 'CLP. p et in, tit� re �P-n AUG 29 .'95 03!5GPM OCFD !NG • DEVELOPMENT P. r6/10 U :Zz TT! -4j1.+­_ Plan to I%cnnln-:j Nu, I" hu ILI Sitw Plaa per Condit­i_­ o.-E ApprtwaLl 46 zCSS-1 F. i;- n r-IME t"Ile San JoaT�:Lrx, L I'l chao... AfrO.m back of Ilk C 0 Ve r -8-vision to TT 1513.35. Wz: a -ae 0 et -u r- n c.,-! —n--th; G 'd a. t 0 coii:::tieyit we z. -10t I - Gtanvissa-, f - a o3.21S ,for -VOu-eviaw ullle-:s !iican�: hnngn, rOr : ask tht revU3e�i at,e, �r ri t niCu anik P, 7/1- R. 2., 5EVELOPMEINT nwx "\ V L-E vet_ AR4ia? 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Nl=r; '-m' IiTiim Ilgil or Jr. mccln mind 6 for ri r'I'll--rics arv: -orne Ewnln: le d sto,.-.c pWmg coaaa'y -%;vi i TUFC. Am 81 am -iFPA St' - 231. C a;.r ' vl= on, de= rj to"ns of anadid "Q or wN -11", p 3hall be mpraved ",v Fize - f Z'S /� L r-411 0 N G DEVELOPMENT OCFD Rl� a 2e amr, ii. 'o. 'af -1 p Cr a .-d RsCOrm—'l Oo!UCUMIS Ep avmrovai shnL� within tu 'im proce='On A== ess in par—kiag for any nu Uaifl=Ofts .:u= a v-vi m sad T the on -Pricr ca '_0 t - h nb6nVl— r� C 'MIDT-plett Mrdil 3-1. 4aai om 'n W r imacral �nAz a Wz�r- ---nr -ZiL 1 A T—n 4�M t e 'Z'd rl --j 'j, f ar 1 er -11MITj on .1ryY J arm- C'-*ae ar4d 7- P'll ?ZiOr i"Vi and IL tly ar. d -17 - an c ne OT z , naz= I memocra 'level TOug, milemTIC e vegr!=On Ind sae p Ur' OT r 2M rmazl� ra 't�di 'I Tmfia, f.. --uOTI 7,iP-11- g ti f he -t totu :.tSnder te 6 =ar ts lie Ise & - :he " , 1— 4 c=,On -zap rding :Pm clo-f - - - - 'i mcm V ,m _h- �,Iel -nomf- ,==Mg admve'-=110Wd d:e_,jsz=cn adeli C=Ion e-,- -.=c tta aria mon sy=m tree A, e --am zrq buildi2nz 97 7-i .-L4 IL miiri a NOTICE OF DETERMINATION � - TO: ❑ OFFICE OF PLANNING AND RESEARCH ❑x COUNTY CLERK 1400 TENTH STREET, ROOM 121 COUNTY OF ORANGE SACRAMENTO, CALIFORNIA 95814 FROM: Environmental Management Agency/Environmental•.-and Project Planning Division SUBJECT: Filing of Notice of Determination in Compliance with Section 21108 or 211-52 of the Public Resources Code -- . Project Title: PA 95-0119 -- Site .Development Permit, -,to the _Planning Commission State Clearinghouse Number (If Submitted To State Clearingh Initial Study No. North of Newport Ridge Drive, between the San Joaquin Reservior Project Description: Addition of Planning Area 21 to the San Joaquin Pills Planned Community. PA 21 consist of a 101-:5 acre portion of Land ,iwxtenditig north easterly from the exiting ;PC °lbotfndary,•. PA "950119 proposes a 58-lot single family subdivis on a portion of.the extension. Notice is hgby given that the Environmental and Project Planning Division (Lead Agency-E.MA G.SA. Etc.) (Lead District, Division, Section, Etc.) has made the following determination on the above -described project: 1. The project was approved by Planning Commission on9-5-95 (8(Supv. Sbdv. Com. Ping. Comm. ZA. Etc.) (Date) 2. The project ® will have a significant effect on the environment ❑ will not KI An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA. ❑ A Negative Declaration was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation Measures ® were incorporated into the project through ❑ were not conditions of approval and project design. 4. For this project a Statement of Overriding considerations was ® adopted. ❑ not adopted. 5. A copy of the EIR or Negative Declaration and the record of the project approval is on file and may be examined at the Environmental Management Agency, 300 N. Flower St. Roorrg2j_Santa Ana, California.92702-4048. Fnyironmenf a1 & Project Planning Division Division (714) 834- 5175 Date: �3j 5 Signature: �/ V V Title: 10 F0250-724.1 (115/93) NOTICE OF PUBLtC -HEARING.- BY THE ORANGE COUNTY PLANNING COMMISSION SUBJECT: Public Hearing on Planning Applications -PA 95-0119 and PA 95-0120 for Site Development Permits. - PROPOSAL: A request for site development permit approvals of -two adjoining ' single-family subdivision projects in the San Joaquin Hills Planned Community. PA 95-0119 covers Tract 15134,-a subdivision of 58 single-family homes on 22 acres. PA 95-0120 covers -Tract 15135, a subdivision of 76 single-family homes on 35 acres. A cohdition.of the planned community zoning requires the approval of a Site Development Permit. Included with the planning applications is a request to have garage entrances setback 18 feet from the back of sidewalks when a setback of 20 feet is required. LOCATION: Planning Area 21 of the San Joaquin Hills Planned Community, which is located located between the San Joaquin Reservoir and the former Coyote Canyon Landfill. See other side for project location map. APPLICANT: California Pacific Homes, developer Coastal Community Builders, property owner ENVIRONMENTAL DOCUMENTATION: Previous EIR 517 and Addendum PA 950119/PA 950120 HEARING DATE: Tuesday, September 5, 1995 HEARING TIME: 1:30 p.m. (Or as soon as possible thereafter) HEARING LOCATION: Planning Commission Hearing Room, 10 Civic Center Plaza, corner of Santa Ana Blvd. and Broadway, Santa Ana, California See other side for Hearing Location Map. INVITATION TO BE HEARD: The applicant and all persons either favoring or opposing this discretionary permit request and supporting documents are invited to present their views at this hearing. It is requested that any written response (twenty (20) copies are required) be submitted to the EMA Land Use Planning Division 24 hours prior to the hearing date. If you challenge the action taken on this proposal in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the EMA Land Use Planning Division. For further information, please call Bill Melton at (714) 834-2541 or come to the Orange County EMA Land Use Planning Division at the address indicated below. 300 N. Flower Street, Third Floor - Room 344 P.O. Box 4048 Santa Ana, CA 92702-4048 aaluao 6uC7fssaOoJd luewdolanaQ ayl le pall aq o1 's.lallew Ile aol UU•09 Jo J911ew 6uiliamp Alpel 916uis 6uilsixa ue .JolO�Z$lo aal a pue sluawnoop pa.linbei to lell!wgns uodn s ep JepuaIeO gG u1ylinA sa.ostAaa ng jo paeog ayl of 1!wiad siyl uo uotsszu1mOO �uzuueTd ayl to uoisiOap a leadde Aew uos�ad palsa�alui �tuy :2unC12008d -ly3ddV is HIAW Y OATS YNV r r 'VO VNV V1NVS 0 f VZV1d H31N30 OIAIO Ol OH NOlIV81SINIWOV d0 11VHTONVU11032N 3DNVtlO d0 A1Nn0O ca >tl31NSO OIA10_ "y -yi LIPOU 1 '1S 440� O 0 '1S 41LL AMd rNr ►'LN yg SS300V d0 1NIOd 'ONDWYd Orland < z 0 6wJB8H oilgnd lO uORSOO-1 m " 7niW Ol ION �tiau brj�a 13N 7 � vy+o �wprd p —3ARl0 30018 lWcVA3N ar0a m 30MM _ NOUVOOI lO3MNd IOarwd 10 UORBOO-1 APN: 120-139-03 fa* APN: 120-139-05 fa* APN: 120-139-08 fa* Irvine Co Irvine Co Metropolitan Water Dist Of So Cal 550 Newport Center Dr 550 Newport Center Dr Po Box 54153 Newport Beach CA 92660 Newport Beach CA 92660 Los Angeles CA 90054 APN: 120-139-09 fa* APN: 120-139-21 fa* APN: 120-139-23 fa* Irvine Company Irvine Co Irvine Cc 550 Newport Center Dr 550 Newport Center Dr 550 Newport Center Dr Newport Beach CA 92660 Newport Beach CA 92660 Newport Beach CA 92660 APN: 461-061-34 fa* APN: 461-061-39 fa* Metropolitan Water Dist Of Southe Irvine Co Po Box 54153 550 Newport Center Dr Los Angeles CA 90054 Newport Beach CA 92660 •Ji� LIABILITY $ 100.00 FEE $ N/C GUARANTEE ORDER NO. = = YOUR REF: A PORTION OF 120-139-03, 05 & 08 FIRST AMERICAN TITLE INSURANCE COMPANY a Corporation, herein called the Company, GUARANTEES IRVINE CO. 550 NEWPORT CENTER DR. 7TH FLOOR NEWPORT BEACH, CA herein called the Assured, against actual loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurances herein set forth, but in no event shall the Company's liability exceed the liability amount set forth above. Dated: MAY 10, 1995 FIRST AMERICAN TITLE INSURANCE COMPANY James F. Gominsky Assistant Vice President Director of Special Services First American Title Insurance Co. 114 E. Fifth Street Santa Ana, CA 92702 714/558-3211 SCHEDULE A PROPERTY OWNER'S NOTICE GUARANTEE 1. That, according to the last equalized "Assessment Roll" in the Office of the Orange County Tax Assessor - a. The persons listed as "Assessed Owner" are shown on the assessment roll as owning real property within 300 feet of the property identified on the assessment roll as Assessor's Parcel Number A PORTION OF 120-139-03, 05 & 08. b. The Assessor's Parcel Number and any addresses shown on the assessment roll are attached hereto. tr 21, ilk" 11 f . � ' •, •fir lr°" � 1'✓ a r '3 !?� \; �';r ♦ ': �. N •P is O� r� L� b .r � N •fir � � I Ln AA n o, 'lt r An a ;mot-! ; a a 4� pr,7tp '� ; v - G Q` i I �, ti I R .•�• . w �' r5,^ `vJ C; : \ \, ( tb Ln \ lJ zi 44 Ln tb X. Ick .� pt O( � � � •. S p1' !� .ya,Mr to � � ry / • ; . t+� I L,vE v 463-22 x mi' z, eA O' Uc 4` ' C _ u-•. .. i C CD I\ x 17 r. •` i- � ' � � i` I O I I r r o Iz, as O r t,.t,1 13 b • A � n _ s �J U 1 a / �mn / a �l ? • r] Environmental Management Agency Land Use Planning Division 300 N. Flower Street P. O. Box 4048 Santa Ana, CA, 92702-4048 TO: FROM: Chief, Site Planning Section DATE: June 7, 1995 DEPT./DIST. SUBJECT: PA950119 -Site Plan to Zoning Admin. Newport Ridge T. T.15134 DATE FILED: June 2, 1995 Response Date: June 29, 1995 Planner Assigned: Bill Melton 834-2541 Project Charge No.: EC57767 PROPOSAL: Site Plan per Condition of Approval # 46 of Zone Change ZC95-1 (PA95-0026) to establish a 58 lot subdivision for detached sfd's in proposed TT. 15134. A site plan is also requested to establish alternate development standards to chapter III.0 5..G. of the San Joaquin Hills PC,to permit garage •entrances at 18' from back of sidewalk instead of the required 20'. Enviromental will cover revision to TT 15134. - Location: San Joaquin Hills PC Please review the attached proposal and return any comments or recommendation which you might care to offer. Returned comments, including a "no comment" are requested as an indication that you have received the proposal. Comments must be returned by the date indicated or it must be presumed that the proiect meets with your approval. If you indicate no comment we will not send revised plans for your review unless significant changes are incorporated in such plans or you ask that revised plans be provided. Please direct your comments to the planner assigned as noted above, or myself. Thank you for your cooperation. Initial Plans: xx No Comment BY: Charles M. Shoemaker, Section Chief Revised Plans: PLEASE RETURN THIS FORM See Attached Comments as follows: Date: Total Hours in Review Filed Case No.: A `15-o 1 ! I Date Sent Out: zo Date Filed: Comments Due By: I. GENERAL DISTRIBUTION Reply Sent Received Requested Comments from the following: [ ] [ J Board of Supervisors Attn: ( ] [ ] County Administrative Office Attn: Nancy Liao [ ] Fire Protection Attn: Doug Hartman, 180 S. Water, Orange [ ] [ ) Vector Control Disttrict Attn: G. Challet, horse stables, farms HCA/Environmental Health Attn: J. Byers EMA/Development Services - Acoustics Attn: P. Wang ( ) [ ] EMA/Public Works - Flood Program Attn: Herb Nakasone [ ] [ ] EMA/Public Works - Special Projects Attn: Mits Okayama [ J EMA/Development Services/NPDES - M. Serizawa [ ) ( ] EMA/Advance Planning Attn: Carol Berg (S.A. Heights) [ /] [ J EMA/Traffic Engineering - Attn: Grant Anderson. �[/ ] [ ] EMA/Transportation Planning - R. Peterson ( ] [ ] EMA/Public Property Permits - A. Vasquez [ ) EMA/HBP - Program Planning - Attn: E. Jessen [ ] EMA/HBP - Historical Preservation Attn: M. Gass EMA/Development Services - Grading Attn: J. Ernest EMA/Development Services - Drainage Attn: R. Young EMA/Development Sevices - Streets Attn: M. Idris [ ) ( ) Orange County Transportation District Attn: Bill Chandler s [ ] [ J Airport Land Use Commission (ALUC) Attn: G. Britton Project Planning TT. SPECIAL DISTRIBUTION vi� [ ] Cities Attn: Planning or De lopment Dept.: State/Federal Agencies: ��Ze� ( ) ( J SACC ( ] [ ] Special Districts (Schools and Water Districts) [ ] [ ] Review Boards: [ ] ( ] Homeowner Associations - IV) ) [ ] Others: h/, I [ ) Others: + CALIFORNIA PACIFIC Hows June 2, 1995 Mr. William V. Melton Orange County Environmental Management Agency 300 N. Flower Street Santa Ana, CA 92702 Re: San Joaquin Hills Planned Community Planning Area 21 Site Development Permit (TTM 15134) Dear Mr. Melton: Coastal Community Builders, the owner, and California Pacific Homes, the applicant, is proposing a 58 unit single-family detached project on 22.07 gross acres. The project is part of the San Joaquin Hills Planned Community, per Zone Change 95-1, General Plan Amendment 95-1, and Community Profiles Amendment 95-1 approved by the Board of Supervisors on March 21, 1995. The proposed project is located north of proposed Tentative Tract Map 15135 and Newport Ridge Drive, south of undeveloped property, east of the San Joaquin reservoir, and west of the Coyote Canyon landfill. The land use designation for this planning area is Medium -High Density Residential (6.5-18.0 d.u. per acre). It consists of a minimum lot size program of 5,115 square feet. The applicant respectfully requests the following deviations to the San Joaquin Hills Planned Community Program and the County of Orange Standard Plans: Chapter III-C-5g (SJHPC Program) - to allow units as shown on the Technical Site Plan to have 18' setback from property line to garage (20' setback required) with roll -up garage doors. 2. To allow curved streets as shown on the Technical Site Plan in lieu of knuckles per OCEMA Standard Plan 1112. 3. To allow the Type "B" depressed driveway approach per APWA Standard Plan 101-1 in lieu of OCEMA Standard Plan 1209 driveway approach. 4. To allow a modified sidewalk return per detail shown on the Technical Site Plan in lieu of OCEMA Standard Plan 1111. 5. To allow intersections on inside of horizontal curves. 5 CIVIC PLAZA, SUITE 100 NEWPORT BEACH, CALIFORNIA 92660 714/759-1782 FAX 714/644-7723 CALIFORNIA PACIFIC BIOMES Mr. William V. Melton TTM 15134 June 2, 1995 Page 2 6. To allow cul de sac per detail shown on the Technical Site Plan. 7. To allow 139' centerline intersection spacing between "B" Street and "C" Street shown on the Technical Site Plan. In addition, we are requesting to install, at the appropriate time, a temporary sales trailer within the vicinity of the model site (see model sales site plan). The trailer will be utilized prior to completion of model homes. We believe that the location, size, design, and operating characteristics of the proposed use will not create unusual noise, traffic, or other conditions that may be objectionable with other existing uses in the vicinity, but rather a compatible asset to the Newport Ridge community. If you have any questions regarding this submittal, please do not hesitate to contact me at 714- 759-1782. Your assistance is greatly appreciated. Sincerely, Ralph A. Chenier Project Director cc: Hector Baeza, SLA Land Studio Doug Bender, Bender and Associates Mike Evans, Bassenian Lagoni Architects Al Garrotto, EMA Subdivsion Section Craig Hoffman, FORMA Norm E. Witt, Jr. The Irvine Company 5 CIVIC PLAZA, SUITE 100 NEWPORT BEACH, CALIFORNIA 92660 714/759-1782 FAX 714/644-7723 • ENVIRONMENTAL MANAGEMENT AG NCY P.O. BOX 4048 SANTA ANA, CALIFORNIA 92702 ENVIRONMENTAL INFORM' TION 1 PROJECT TITLE Tentative Tract Map 15134. 2 PROJECT LOCATION Located north of Newport Ridge Drive, East of San Joaquin Reservoir. OESCR The project consists of 58 single family detached homes on 22.07 gross acres. This project is part of the San Joaquin Hills Planned Community and will conform to all applicable conditions. 4 EXISTING ENVIRONMENTAL CONDITION The property has been partially mass graded. S ITEMIZATION OF ATTACHED SUPPORTING DATA Technical Site Plan Tentative Tract Map No. 15134 5 PREVIOUS COUNTY ACTION OR ENVIRONMENTAL -DOCUMENTATION FEIR 517; Addendum to PA950026; LUE 95-1; Z C95-1; CP95-1. 7 GOVERNMENT APPROVALS REQUIRED Site Development Permit & Tentative Tract Map 8 CONTACT PERSON California Pacific Homes Ralph Chenier 5 Civic Plaza, Suite 100 7714/759-1782 Newport Beach, CA 92660 9 DECLARATION: I hereby declare that the statements furnished above, including any exhibits attached hereto, represent all Information required for this initial evaluation.'.Said statements, -together with any exhibits attached hereto, e,re true and correct. 1 hereby agree to pay all required fees for work performed by the County in processing, reviewing And analyzing the necessary environmental documentation in accordance. with adopted County Procedures. DATE �° 2 9'� SIGNATURE CRS F0250.337 O Z 2 cc O LL 0 ENVIRONMENTAL MANAGEMENT AGENCY CA q6-0 ( 5 PLANNING A PLICATICN�� (SEE FILING INSTRUCTIONS BEFORE COMPLETING. FORM MUST BE TYPEV) 'PROJECT NAME:'Newport Ridge T.T. 15134 LOCATION: Located North of Newport Ridge Drive,.E�ast of San Joaquin Res. ACREAGEISQ.-FT. 22.09 .Gross Acres OF THE SITE OWNER: Coastal Community Builder ADDRESS:The Irvine Company, P.O. Box 1 Newport Beach, CA 92658-8094 ' PHONE: (114) 720-2129 APPLICANT/AGENT Ralph Chenier (IF NOT OWNER) FIRM: California Pacific Homes ADDRESS: 5 Civic Plaza, Suite 100 Newport Beach, CA 92660 PHONE: ( 714 759-1782 LUE: CP: ZONE: P.CJS.P. San Joaquin Hills Planned Community SUPV. DIST: CSTL ZONE ❑ APPLICATION FOR CASE NUMBER DATE IN171Al r PERMIT INI STUDY REOUESTTO SCHEDULE GPA - ' GENERAL PLAN AMENDMENT COMM. PROFILE AMENDMENT ZONE CHANGE FEATURE PLAN AREA PLAN TRACT MAP PARCEL MAP USE PERMIT SITE DEV. PERMIT A � C� CD �•v !/ VARIANCE COMAL DEV. PERMIT DETAIL PLAN PROJECT PROPOSAL: The Site Development Permit is requesting for 58 single-family detached homes on 22.07 gross acres. The designated land use for this planning area is medium -high density residential (6.5 - 18.0 du/acre). The project proposes a minimum lot size program of 5,115 square feet -with a net density of 5.4- d.u./buildable acres (based on).10..7- net acres). The proposed land use is consistent with the San Joaquin Hills Planned Community Program per Board of Supervisors Resolution No. 95-180 approved on March 21, 1995. EXISTING SITE CONDITIONS: The property has been partially mass graded. PREVIOUS GOVERNMENT APPROVALS: FEIR 517; Addendum to PA950026; LUE 95-1; Z C95-1; CP95-1. F 0250.670 171871 r J • O Z 2 O w CERTIFICATION (a) There are no assurances at any time, implicitly or otherwise, regarding final staff recommendations to the decision making body about this application. (b) Major changes of the proposed project may require a new application and payment of new fees. (c) Board of Supervisors policy contained in Resolution 79-1242 states that except for cases in which an important County policy or other extraordinary interest is determined to be present, the County will not provide an active legal defense to cases involving the issuance of permits or other entitlements for use or development of real property or zoning or General Plan Amendments. (d) I hereby certify that to the best of my knowledge the information I have presented in this form and the accompanying materials is true and correct. I also understand that additional data and information may be required prior to final action on this application. I have read and understand the content contained in statements (a) thru (d). SIGNATURE(S) `z"' PROPERTY OWNER O ENT A P#: LOT CAA: C.T. BAM: LEAD SECTION: REFERRED TO: ELEMENT PLANNING LAND PL.-COASTAL LAND PL-FOOTHILL ENVIRONMENTAL/ SPECIAL PROJECTS ACOUSTICS PROJ PLNG-COMM ZONING ADMIN. SITE PLANNING SUBDIVISIONS TRAFFIC ENGINEERING TRANSP. PLANNING STREET & DRAINAGE PROJ PLNG-O.S. DATE (aa 2 - 15 DATE TRACT (OR ATTACH METES AND BOUNDS) GRADING SURVEYOR OCTD IHDO HEALTH FIRE CAO PUBLIC REFERRAL LIST 1. PROPOSED LUE MAP (20) 9. SDM (1) 17. PHOTOS (2 SETS) 2. EXISTING LUE MAP (20) 10. FLOOR PLAN (20) 18. CERTIFICATION LETTERS (2 SETS) 3. a. PROPOSED ZONING MAP (20) 11. LANDSCAPE PLAN (20) 19. AUTHORIZATION LETTER--- b. EXISTING ZONING MAP (20) 12. ELEVATIONS (20) 20. LEGAL DESCRIPTION 4. TENTATIVE TRACT MAP (30) 13. GRADING PLAN (2) 21. AFFORDABLE HOUSING FORM 5. TENTATIVE PARCEL MAP (22) 14. TOPOGRAPHY MAP 22. USGS OUAD SHEET 6. AREA PLAN MAP (20) 15. ENVELOPES (3) 23. COLORED EXHIBITS 7. FEATURE PLAN MAP (20) 16. PROPERTY OWNERS LIST. 24. COMMUNITY PROFILE 8- PLOT PLAN (20) ENVELOPES AND AP MAP 29. ( ) = Quantity ex . Ti COUNTY OF ORANGE ENVIRONMENTAL MANAGEMENT AGENCY * REPRINTED * RECEIPT 06/02/95 15:53 Receipt Number: R9511993 Activity Number: PA950119 Payment Date: 06/02/1995 Payer: THE IRVINE CO. Address: 550 NEWPORT CENTER DR. NEWPORT BEACH, CA COASTAL COMM. BUILDERS 92660 Phone #: Trust ID: Applicant: CALIF. PACIFIC HOMES Address: 5 CIVIC PLAZA, #100 NEWPORT BEACH, CA 92660 Phone #: 714-759-1782 Job Address: Parcel: 15134- 0-TM - Additional Info: ACCUMULATIVE CHARGES Fee Item Description Charges Coding 1060 LAND USE FEE DEPOSIT 2,000.00 300327 92000015 1066 ENV. ANALYSIS - IS TRUST 2,000.00 300327 92000010 Total Charges: 4,000.00 Total Payment: 4,000.00 CURRENT PAYMENT Method: 512552 Notation: IRVINE CO & 557 Check/Cash: 4,000.00 Trust: .00 Total Paid: 4,000.00 Balance Due: .00 Operator: EARLC Account No.: _ County of Orange PLANNING AND DEVELOPMENT SERVICES A PLANNING APPLICATION Application #: CP000016 Parcel (s) : Address (e s) : 15717 OTM NPTRPLNG 5458 CHAMBORD SJH Owner Information Name: GREYSTONE HOMES Address: ATTN: GREG MENDOZA 26 EXECUTIVE PARK, ST. 100 IRVINE, CA Zip: 92614 Phone: 949-852-9411 Date Filed: 03/16/2000 00/00/00 03/23/00 Applicant Information Name: HOELDERLIN AND ASSOCIATES Address: ATTN: ART HOELDERLIN '2102 BUSINESS CENTER, ST 130 IRVINE, CA Zip: 92612 Phone: 949-253-4665 Contact/Agent Information Name: Address: Zip. Phone: Zoning: PC / NEWPORT RIDGE Related Application: PA980117 and(PA960089 APN: 12,013903 Description: CHANGES IN SFD TRACT UNIT MIX,TRACTS 15717 & 15333 FEE SUMMARY Total NGED P Pa LAN Balance Du0 PPROVE®oo . DATE: 3- Z 3— 6 0 CURRENT PLANNING SERVICES V lk, 9 it, J� 130MAHO G3VOR99A . ........ �L1F0�� �� o k� �� County of Orange FILE: CP00-0016 PA98- d A96-0089 DATE: March 23, 2000 TO: RECORD/FILE/APPLICANT FROM: C. M. Shoemaker, Chief, CPSD/Site Planning Section SUBJECT: Changed Plan CP00-0016 For Project No. PA98-0117 and PA96-0089 Planning Area 21, Newport Ridge Planned Community APPLICANT: Greystone Homes The subject Changed Plan has been reviewed by Bill Melton of the Current Planning Services Division and the determination has been made, as authorized by the Conditions of Approval, that the proposed changes are in substantial compliance with the original approval action by the Director. The proposed changes are as follows: PA98-0017 - Revisions to the plan type for 12 lots in Tract 15717 as shown on the attached Letter of Explanation. --Yb- PA96-0089 -Revisions to the plan type for 4 lots in Tract 15333 as shown on the attached Letter of Explanation. CONDITION: Revised plan type shall conform to the site development standards for Planning Area 21. C. M. Shoemaker NOTES: This approval applies to discretionary actions related to the Orange County Zoning Code. Approval of this changed plan does not include other approvals required to comply with County procedure. i k HOELDERLIN & ASSOCIATES Consulting Services For The Builder/Developer/Engineer March 15, 2000 Mr. Chuck Shoemaker County of Orange Planning & Development Services 300 N. Flower St. Santa Ana, CA 92702 coo-oo <k Subject: PA 98-0117 Tract 15717 - Proposed Changed Plan PA 96-0089/CP 970018 Tract 15333 - Proposed Changed Plan Site development permit PA 98-0117 was conditionally approved by administrative action on January 12, 1999 and provides for the establishment of 49 lots for a single family residential development (Tract 15717). In addition, PA 960089 and CP 970018 (approved on March 4, 1997) were approved for the adjacent Tract 15333. Both tracts proposed the same housing type and California Pacific Homes was the applicant for both tracts. Greystone Homes has recently purchased both tracts and proposes certain minor changes to the site development permit. The original plan had 5 plan types, Greystone Homes proposes to eliminate the Plan 5. In addition, it is proposed to reduce the amount of Plan 1 and increase the number of Plan 4. The following is an itemized list of lot by lot changes: A. PA 98-0117 (Tract 15717) 1. Lot 4 - Change from Plan 1 to Plan 4 2. Lot 7 - Change from Plan 5 to Plan 3 3. Lot 10 - Change from Plan 1 to Plan 2 4. Lot 19 - Change from Plan 1 to Plan 4 5. Lot 21 - Change from Plan 1 to Plan 4 6. Lot 31 - Change from Plan 5 to Plan 3 7. Lot 32 - Change from Plan 5 to Plan 3 8. Lot 38 - Change from Plan 1 to Plan 4 9. Lot 44 - Change from Plan 1 to Plan 4 10. Lot 45 - Change from Plan 4 to Plan 1 11. Lot 47 - Change from Plan 4 to Plan 2 12. Lot 48 - Change from Plan 5 to Plan 4 2102 Business Center Drive, Suite 130, Irvine, CA 92612 (949) 253-4665 Fax (949) 752-9316 T HOELDERLIN & ASSOCIATES Consulting Services For The Builder/Developer/Engineer B. PA 96-0089/CP 97-0018 (Tract 1513) 1. Lot 36 - Change from Plan 3 to Plan 4 2. Lot 37 - Change from Plan 1 to Plan 2 3. Lot 38 - Change from Plan 3 to Plan 4 4. Lot 45 - Change from Plan 2 to Plan 4 Enclosed are 6 copies of the revised technical site plans. If you have any questions, please do not hesitate to call me. Sincerely, a-11-5, Art Hoelderlin cc: Greg Mendoza - Greystone Homes 2102 Business Center Drive, Suite 130, Irvine, CA 92612 (949) 253-4665 Fax (949) 752-9316 o r_ County of Orange DATE.: January 8, 1997 TO: Charles Shoemaker, Site Planning FROM: NPDES Coordinator, Subdivision/Grading Division, NPDES Section SUBJECT: Site Development Permits: SP PA 95-0119 and SP PA 95-0120, Condition #17, and Tracts 15333, 15134, 15135, Urban Runoff Condition, Single Family Residences on 84.6 Acres, Newport Beach Area Subdivision/Grading Division, NPDES Section, has reviewed the revised Water quality Management Plan/Water Quality Control Plan received today, January 8, 1997, for compliance with subject NPDES conditions regarding urban runoff. Non -Standard Condition The condition placed on the project was not the standard NPDES non -point source municipal urban runoff condition found in the County's Standard conditions of Approval manual. The condition called for a Water Quality Control Plan to be approved by the Manager of Environmental Resources. Hence, the plan submitted is a combined Water Quality Control Plan and a Water Quality Management Plan. Environmental Resources Review The plan was sent for review by the Manager of Environmental Resources on November 21, 1996, and again on December 24, 1996. Chris Crompton, Manager of ,Environmental Resources, commented twice in memo form on the submitted plan, and the plan was revised twice based on comments from the Manager of Environmental Resources and the NPDES Coordinator. Therefore, the attached plan has been revised twice to satisfy both Environmental Resources and Subdivision/Grading Division, NPDES Section on urban runoff issues. The manager of Environmental Resources stated in the January 3, 1996 memo for Subdivision/Grading to give "appropriate clearance" when issues identified were satisfied. Applicant wishes to record maps this Friday. Issues were identified, so clearance is given and applicant will meet the deadline. Best Management Practices (BMPs) During Construction Various non-structural and structural BMPs are proposed to control water quality during construction which may drain into Upper Newport Bay and the storm drains. See page five, six, seven, eight, and nine of plan. Structural BMPs S1, S2, S3, S12, and S13 from the DAMP BMP Appendix G are proposed as structural BMPs. These are, respectively, filtration, common area efficient irrigation, common area run-off, energy dissipaters, and catch basin stenciling. page 2 Special BMPs Note that Special BMPs are proposed on page ten. Fossil Filters will be placed on the inlet side of curb opening catch basins to control pollutants. And Fossil Filters will also be attached to the edge of the flared end section of the outlet at the downstream end of the temporary corrugated metal pipe. Fossil Filters are not routine BMPs identified by the TAC. See Attachments 15, 16 amd 17 for information on Fossil Filters. Non-structural BMPs N1, N2, N3, N4, N11, N14, and NIS from the DAMP BMP Appendix G are proposed as non-structural BMPs. These are, respectively, homeowner/tenant education, activity restrictions, common area landscape management, BMP maintenance, common area litter control, common area catch basin inspection, and private street/lot sweeping. Inspection/Maintenance Responsibilities for BMPs Ralph Chenier, Director of Project Management at California Pacific Homes is responsible for inspection/maintenance of BMPs. (714) 719-3000. The POA, when formed, will be responsible for inspection/maintenance of BMPs. Based on the information provided, Subdivision/Grading Division, NPDES Section, approves subject conditions. rti Gu rra S izawa Concur: Robert Young, MA, Building/Development Services Subdivision/Grading Division CC: file Moe Idris, Tract Section, Attention: Carol Murray Mike Eby, California Pacific Homes, Newport Beach Chris Crompton, Manager, Environmental Resources NOTICE OF DETERIVII 1A TO: COUNTY CLERK, COUNTY OF ORANGE 0 21995 FROM: EMA/BUILDING AND DEVELOPMENT SERVICES ARYL C ouAlyClerk SUBJECT: Filing of Notice of Determination in Compliance with $,yeti n 8 or D� 21152 of the Public Resources Code [D3 Project Title: Tentative Parcel Map No. 95-119 EIR No.: 481 State Clearinghouse Number (If Submitted to State Clearinghouse): N/A CONTACT PERSON: A. F. GARROTTO TELEPHONE: (714) 834-2081 1 PROJECT LOCATION: In the Foothill Ranch Planned Community, between Portola Parkway and Towne Center Drive and between Alton Parkway and Market Place. Project Description: Proposes a subdivision of 19.47 acres into 10 parcels for commercial development. Notice is hereby given that the EMA/Subdivision and Grading Division has made the following determination on the above -described project: 1. The project was approved by Subdivision Committee on July 12, 1995. 2. The Project will not have a significant effect on the environment. An EIR was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation Measure were incorporated into the project through conditions of approval and project design. 4. For this project a Statement of Overriding considerations was not adopted. 5. A copy of the EIR and the record of the project approval is on file and may be examined at the Environmental Management Agency/ Environmental Planning Division, 300 N. Flower St., Room 321, Santa_ Ana, CA, 92703, (714) 8_�4-5550. Signature: eui 19 Date: "7 —at— Y J Title KBSOLUTION OF THE ORAN-E COUNTY PLANNING COMMIS:. _jN COUNTY OF ORANGE, CALIFORNIA RES. NO. 95-19 DATE OF ADOPTION:_ RE: Planning A piioation 95-0119 for Site Devgiopm�nt Permit San Joaquin Hills Planned Community Development Area 21b September 5, 1995 On the motion of Commissioner Potts, duly seconded and carried, the following Resolution was adopted: WHEREAS, pursuant to California Government Code Section 65000 et seq. the County of Orange has an adopted General Plan which meets all of the requirements of state law; and WHEREAS, the Grange County Board of Supervisors adopted the San Joaquin Hills Planned Community Program by Ordinance No. 3814 and Resolution 91-183 on February 26, 19911, and WHEREAS, the Orange County Board of Supervisors adopted General Plan Amendment 1995-1 (LUE 95-1), Zone Change (ZC 95-1) and Community Profile Amendment (CP 95-1) for the extension of the San Joaquin Hills Planned Community to include Planning Area 21 by Ordinance No. 3931. and the Amendment to the San Joaquin Hills Planned Community by Resolution 95-180 on March 21, 1995; and WHEREAS, in compliance with Zone Change 95-1 Condition of Approval No. 46, The Irvine Company, the major landowner in the San Joaquin Hills Planned Community has submitted Planning Application 95- 0119 and a Site Development Permit (SDP) for a portion of Planning Area 21 (Development Area 21b) as part of the San Joaquin Hills Planned Community; and WHEREAS, in compliance with said laws a legally noticed public hearing was held by the Orange County Planning Commission on September 5, 1995 to consider Planning Application PA 95-0119 for the Site Development Permit proposed by the Irvine Company; and WHEREAS, Final Environmental Impact Report 517 (Final _SIR No. 517 including a Response to Comments, a CEQA Resolution which incorporates a Statement of Findings and Facts, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program) was certified on February 26, 1991 and prepared for the San Joaquin Hills Planned Community; and WHEREAS, in compliance with the California Environmental Quality Act (California Public Resources Code Section 21000 et seq.) and the State CEQA-Guidelines (California Administrative Code Sections 15000 et seq.) an addendum to Final EIR No. 517 has been prepared to evaluate the potential environmental effects of the proposed project; and WHEREAS, Section 15164 of the CEQA Guidelines permits the preparation of an addendum to a certified EIR if Lead Agency determines that some changes or additions are necessary but none of the conditions calling for preparation of a subsequent EIR have occurred; and ZOO 12 SHKOH Ovd livo £ZLL VV9 VTL XVA V9 : £T GHA L6/5I/TO 961-2T 216/GT/TO PLANNING COMMISSION PA 95-0119 Page 2 RESOLUTION NO. 95-19 WHEREAS, the County prepared a preliminary environmental evaluation to analyze the potential effects of the Newport Ridge project and based upon the environmental evaluation determined that an addendum was appropriate because the proposed project raised no new significant environmental effects; the proposed project presented no substantial increases in the severity of previously identified significant effects; the proposed project did not involve any substantial changes with respect to the circumstances under which it is undertaken; and there was no new information of substantial importance demonstrating the feasibility of mitigation measures or alternatives not adopted by the project proponent; and WHEREAS, this Commission has considered the proposed addendum to Final EIR No. 517 together with Final EIR No. 517 and finds that they adequately address all potential adverse environmental impacts of the proposed project and meet all the requirements of CEQA and the CEQA Guidelines; and WHEREAS, the addendum to Final EIR No. 517 together with Final EIR No. 517 and EIRs for prior tiers of environmental analysis, including EIRs 460, 485, 511, 507 and the addendum to Final EIR No. 507 for the Coyote Canyon Sanitary Landfill Gas Recovery Facility, and other documents constituting the Administrative Record in this action are located at the Orange County Environmental Management Agency. NOW THEREFORE, BE IT RESOLVED THAT this Commission considered the addendum to Final EIR No. 517 and Final EIR No. 517 prior to approval of the project and determined that they adequately address all potential adverse environmental impacts of the proposed project and meet all the requirements of CEQA and the State CEQA Guidelines; and BE IT FURTHER RESOLVED THAT the proposed project will not have a significant unmitigated impact upon Coastal Sage Scrub habitat and, therefore, will not preclude the ability to prepare an effective subregional Natural Communities Conservation Planning (NCCP) Program; and BE IT FURTHER RESOLVED THAT the Orange County Planning Commission hereby approves Planning Application PA 95-0119 for the Site Development Permit for Development Area 21b of the San Joaquin Hills Planned Community subject to the Findings as set forth in Attachment A-1 and the Conditions of Approval as shown in Attachment A-2 to'this resolution; and £001M SHKOH ova Zv0 ULL VV9 VTL YVH R9 : ET aaA L6/2T/TO LS: T L6/ST/T0 PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 Page 3 BE IT FURTHER RESOLVED THAT the conditions adopted herein are reasonably related to the use' of the property and necessary for appropriate development and operation of the uses permitted by the San Joaquin Hills Planned Community Program and will not result in new conditions or circumstances that will be contrary to the public health and safety and the general welfare. AYES: Commissioners - Potts, Moody, Blamer, Long, McBurney NOES: Commissioners - None ABSENT: Commissioner - None I HEREBY CERTIFY that the foregoing Resolution No. 95-19 was adopted on September 5, 1995 by the Orange County Planning Commission. ORANGE COUNTY PLANNING COMMISSION C)"1 `5 by J hn B. Buzas, Ex cutive Officer V001n SHHOH ova 'ISO 99LL VV9 VTL %FAH 99: £T QHA L6/2T/T0 LS:RT L6/ST/TO ATTACMNT A-1 -- FINDINGS PLANNING COMMISSION RESOLUTION NO. 95-19 PLANNING APPLICATION 95-0119 FOR SITE DEVELOPMENT PERMIT SAN JOAQUIN BILLS PLANNED COMMUNITY DEVELOPMENT AREA 21b That the Planning Commission makes the following findings with respect to Planning Application 95-0119 for Site Development Permit: 1. County Requirements are being met as follows: a. General Plan. The use or project proposed is consistent with the General Plan. b. zoning,. Code. The use, activity or improvement proposed by the application is consistent with the provisions of the Orange County Zoning Code. C. CEOA. The approval of the permit application is in compliance with the requirements of the California Environmental Quality Act. d. Compatibility. The location, 'size, design and operating characteristics of the proposed use will not create significant noise, traffic or other conditions or situations that may be objectionable, detrimental or incompatible with other permitted uses in the vicinity. e, General welfare. The application will not result in conditions or circumstances contrary to the public health and safety and the general welfare. f . Develogmrnt Fees for Parovisignof Public Facilities. The requirements of orange County Code Section 7-9-711 have been met. g, Mitigation Measure Monitoring. The monitoring requirements of Public Resources Code Section 21081.6 have been met in that a Mitigation Measure Monitoring and Reporting Plan, has been prepared. h. San Joaq1}in Hills Planned Community Program. The project proposed by the application conforms with the certified San Joaquin Hills Planned Community Program, in a manner as approved by the Orange County Planning Commission on March 7, 1995, and by the Orange County Board of Supervisors by Ordinance No. 3931 and Resolution No. 95-180, dated March 21, 1995. 9002 SHKOH ova livo £ZLL VV9 VTL YVA 95 : £T ( M L6/9T/T0 89:PT LG/GT/T0 PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- FINDINGS Page 2 2. Based on the information and analysis contained in the addendum to Final EIR No. 517 and Final EIR No. 517 the project will have no new significant adverse environmental effects beyond those identified, mitigated, or for which overriding considerations were adopted in connection with Final EIR No. 517 or for which mitigation measures have been adopted by the project proponent. 3. The locations, size, design and operation characteristics of the proposed use will not create unusual noise, traffic or other conditions or situations that may be objectionable, detrimental, or incompatible with other permitted uses in the vicinity. 4. This Site Development Permit is for development proposals in a portion of San Joaquin Hills Medium -High Density Residential Planning Area 21, Development Area 21b. 5. The proposed improvements in San Joaquin Hills Development Area 21b are consistent with the applicable San Joaquin Hills Planned Community Program Site Development standard provisions (SJHPC Program III-C-5 [pages III-12 through III-173 based on the following: a. No building site area will be less 3,000 square feet for condominium, stock cooperative and. apartment developments; 2,500 square feet for detached and attached single-family, duplex and other non- residential developments. b. The gross land area per dwelling unit is above the 1,000 square feet minimum. C. Building height will be consistent with the maximum 35 feet standard for single family detached developments and 45 feet maximum for other developments. d. Two or more car garages will be provided for all units. e. Street lights will be designed and located so that rays are aimed at the site. f. Areas of disturbed soil will be hydro -seeded to control erosion. g. Manufactured slopes along development edges will incorporate contour -grading techniques. 9001M SHKOH ova 'IVO ULL VV9 VTL XVA 99:9T QHA L6/9T/T0 8SIPT Z6/ST/TB . PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- FINDINGS Page 3 h. The principle project collector road will maintain 40 feet of paving with 50-inch sidewalks on side of the street. The cul-de-sacs serving the -residential neighborhoods will maintain 36 feet of pavement with 48 inch sidewalks on both sides of the street. Lighting along the streets will be limited to intersections and cul-de-sacs. 6. The alternate development standard(s) will result in an equivalent or better project in terms of adverse impacts and public benefits to the immediate and surrounding community_. 7. The access, parking and circulation facilities will not result in excess traffic safety hazards. 8. The operation of the real estate office and associated activities will not conflict with adjacent and nearby residents. 9. The sign and sign structure are designed and located so as, not to create a sight distance problem for vehicle or pedestrian traffic. 10. Planning Area 21 is proposed for development as a residential housing project offering a variety of products with a total of 134 dwelling units on approximately 101.5 acres and an overall density of 1.3 dwelling units per acre. 11. This SDP is for a portion of Planning Area 21 referred to as Development Area 21b. Development Area 21b is proposed for development with a maximum of 58 single-family detached dwelling units on 22.0 acres (gross) with an overall density of 2.6 dwelling units per acre. 12. The number of dwelling units permitted by this use permit, is compatible with existing and planned infrastructure facilities. 13. The subject project lies within the area of benefit of the San Joaquin Hills Transportation Corridor. In order to find this project consistent with the General Plan and to ensure that the traffic impacts have been adequately mitigated, it is necessary to adopt a condition requiring the developer to participate in the fee program adopted by the Board of Supervisors. 14. In terms of adopted procedure this SDP sets forth certain elements of planning approval and is processed as a Construction -level Site Plan that implements San Joaquin Hills PC Program Chapter X, Permit Regulations and Procedures; Section C, Procedures, and in particular Section C-6 for the processing of phased developments. L00In SHWOH OU IWO £ZLL VV9 VTL %VA LG : £T Q2[M L6/5T/TO 6S:£T L6/9T/T0 ATTACMENT A-2 -- CONDITIONS OF APPROVAL PLANNING COMMISSION RESOLUTION NO. 95-19 PLANNING APPLICATION 95-0119 FOR SITE DEVELOPMENT PERMIT SAN JOAQUIN HILLS PLANNED COMMUNITY DEVELOPMENT AREA 21b 1. LP NA NA BASIC/ZONING REQUIREMENTS This approval constitutes approval of the proposed project only to the extent that the project complies with the Orange County Zoning Code and any other applicable zoning regulations. Approval does not include any action or finding as to compliance of approval of the project regarding any other applicable ordinance, regulation or requirement. 2. LP NA NA BASIC/TIME LIMIT This approval is valid for a period of 24 months from the date of final determination. if the use approved by this action is not established within such period of time, this approval shall be terminated and shall thereafter be null and void. 3. LP NA NA BASIC/PRECISE PLAN Except as otherwise provided herein, this permit is approved as a precise plan. After any application has been approved, if changes are proposed regarding the location or alteration of any use or structure, a changed plan may be submitted to the Director EMA for approval. if the Director determines that the proposed change complies with the provisions and the spirit and intent of the approval action, and that the action would have been the same for the changed plan as for the approved plot plan, he may approve the changed plan without requiring a new public hearing. 4. LP NA NA BASIC/COMPLIANCE Failure to abide by and faithfully comply with any and all conditions attached to this approving action shall constitute grounds for the revocation of said action by the -Orange County Board of Supervisors. 5. LP NA NA BASIC/OBLIGATIONS Applicant shall defend at his/her sole expense any action brought against the County because of issuance of this permit or, in the alternative, the relinquishment of such permit. Applicant will reimburse the County for any court costs and attorney's fees which the County may be required by a court to pay as a result of such action. County may, at its sole discretion, participate in the defense of any such action, but such participation shall not, relieve applicant of his obligations under this condition. 80018 SHKOH OU 'IVO ULL VV9 VTL YVA 89:8T aak L6/9T/TO OO:bti LG/ST/IO PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 5 6. AP AP B (B1) BUYER NOTIF MAP Prior to the issuance of any building permits for residential construction, the developer shall comply with Board ' of Supervisors Resolution 82-1368 (Buyer Notification Program) which requires the developer to prepare a map denoting the existing and proposed land uses, arterial highways,a nd public facilities within the surrounding area for the approval of the Manager, Advance Planning. The map content, display, and distribution shall be in accordance with the Buyer Notification Program guidelines approved by the Board of Supervisors and available to the Development Processing Center. 7. AP AP NA AMR An Annual Monitoring Report (AMR) shall be prepared and submitted annually to the Environmental Management Agency/Advance Planning Division. The submittal of an AMR is required for conformance with the Growth Management Program of the Land Use Element of' the Orange County General Plan and the County's Annual Development Monitoring Program (DMP). The Board of Supervisors, in the annual adoption of the Development Monitoring Program, may identify a significant imbalance between development projections and planned infrastructure or in the - proportionate development of residential, commercial and employment land uses. The Board of Supervisors may then defer subdivisions approvals within the Planned Community until approaches capable of resolving imbalances are proposed to and approved by the Board of Supervisors. The AMR shall be the landowner's opportunity to demonstrate mitigation measures and implementation strategies which shall ensure adequate infrastructure for the Planned Community. (Implements Mitigation Measure 4.10.5) 8. EP HP G (A6) PALEO SALVAGE Prior to issuance of any grading permit, the developer shall provide written evidence to the Chief, Regulation/Grading Section, that a County certified paleontologist has been retained to observe grading activities and to salvage and catalogue fossils as necessary. The paleontologist shall be present at the pregrading conference, shall establish procedures for paleontological resources surveillance, and shall establish, in cooperation with the project developer, procedures for temporarily halting or redirecting work to permit sampling,- identification, and evaluation of the fossils. If major paleontological resources are discovered, which require long-term halting or redirecting of grading, the paleontologist shall report such findings to the project developer and to the Manager, Harbors, Beaches and Parks/Program Planning Division. The paleontologist shall determine appropriate actions, in cooperation with the project developer, which ensure proper 6001E SHWOH OBd WO £ZLL M VTL XVJ $S : £T allM L6/5-T/TO 00:t?T L6/GT/to PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 6 exploration and/or salvage. Excavated finds shall be offered to the County of Orange, or its designee, on a first refusal basis. Developer may retain said finds if written assurance is provided that they shall be properly preserved in Orange County, unless said finds are of special significance, or a museum in Orange County indicates desire to study and/or display them at this time, in which case items shall be donated to the County or designee. These actions, as well as final mitigation and disposition of the resources, shall be subject to approval by the Manager, Harbors, Beaches and Parks/Program Planning Division, which shall include the period of inspection, a catalogue and analysis of the fossils found, and present repository of the fossils. (implements Mitigation Measure 4.5.2) 9. EP DS TM SPECIAL/DRAINAGE PLAN Prior to approval of a tentative tract map, the developer shall submit a drainage plan for the project area to the Manager, Subdivision Division, for approval. This plan shall identify proposed local drainage features pursuant to the requirements of the Subdivision Division and shall also ensure protection of structures from the 100-year flood. All open space areas that are graded during the installation of those drains must be revegetated to be -compatible with natural surroundings. These drainage plans shall be consistent with the Master Drainage,and Runoff Management Plan (MDRMP) for the Irvine Coast Planned - Community, the San Joaquin Hills Master Plan of Drainage Study, and the University Park Master Plan of Drainage Study. (implements Mitigation Measure 4.3.1) 10. EP DS G SPECIAL/EROSION CONTROL Prior to issuance of any grading permit, the developer shall submit to the Manager, Development Services Division, for review/approval, an Erosion Control Plan which shall identify site specific measures for the control of siltation, sedi- mentation and other pollutants, as per the Orange County Grading and Excavation Code. Such a plan shall include preparation and approval of the plan prior to construction, instructions for storm events, normal and emergency procedures, as well as procedures following storm events. Standard erosion control measures shall be installed for the project as required according to County standards. The following erosion control measures shall be incorporated into the project grading plan as required during construction by the County of Orange (EMA) and the Regional Water Quality Control Board (Santa Ana Region), during the rainy season (October 15 to April 15): A. Sandbags shall be placed across streets where necessary, depending upon size of catchment and sediment yield. OTO1E S3X0H avd IWO £ZLL VV9 VTL YVA 69:9T (IRA L649T/TO TO:bT L6/ST/TO PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 7 B. Erosion control at the sediment sources shall be emphasized during construction. C. A stand-by crew shall be made available for emergency work during the rainy season. Necessary materials shall be avail- able on -site, and shall be stockpiled at convenient locations to facilitate rapid construction of temporary erosion control devices when rain is imminent. D. Removable protective erosion control devices shall be put in place at the end of each working day when the five day rain probability forecast exceeds 40t. E. All erosion control measures shall be implemented in conformance with the requirements of the Grading Code of the County of Orange. All construction shall be conducted with provisions for the control of sand, dust, and debris origi- nating at the construction site. Appropriate areas shall be contained with berms, desilting basins, or similar structures to prevent runoff during construction operations. F. Prior to issuance of building permits, landscape and erosion plans shall be reviewed and approved by Manager, EMA Develop- ment Services Division. Temporary mulching, seeding, landscaping, permanent erosion control, or other suitable stabilization measures shall be included as part of the project in order to protect exposed areas during and after construction and shall be noted on project plans. (Implements Mitigation Measure 4.3.3 and 4.8.2) 11. DS DS RG (D2) DRAINAGE IMPRO A. Prior to the recordation of a final tract/parcel map or prior to the issuance of any grading permits, which ever comes first, the applicant shall in a manner meeting the approval of the Manager, Development Services: 1) Design provisions for surface drainage; and 2) Design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm run-off; and 3) Dedicate the associated easements to the County' of Orange, if determined necessary. TT0l2 • SHWOH DWI IWO £ZLL VV9 VTL XVA 00: VT QHM L6/9T/T0 z0:bti L6/SS/TO PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 8 DS C RU DRAINAGE IMPROV B. Prior to the recordation of a final tract/parcel map, or .prior to the issuance of any certificates of use and occupancy, whichever occurs first, said improvements shall be constructed in a manner meeting the approval of the Manager, Construction. 12. SD SD RG DRAINAGE OFFSIT Prior to the recordation of a final tract map or prior to the issuance of any grading permit, whichever comes first, and if determined necessary by the Manager, Subdivision Division, a letter of consent, in a form approved by the Manager, Subdivision Division, suitable for recording, shall be obtained from the upstream and/or downstream property owners permitting drainage diversions and/or unnatural concentrations. 13. DS DS G (G2) GRADING DEVIATION Prior to the issuance of any grading permits, if review of the grading plan for this property by the Manager, Development Services, indicates significant deviation from the proposed grading illustrated on the approved tentative tract map, specifically with regard to slope heights, slope ratios, and pad elevations and configuration, the plan shall be reviewed by the Subdivision Committee for a finding of substantial conformance. Failure to achieve such a finding will require processing a revised tentative tract map; or, if a final tract/parcel map has been recorded, a new tentative tract/parcel map or a site development permit application per Orange County Zoning Code Section 7-9-139 and 7-9-150. 14. EP DS G CONTOUR GRADING. Prior to the issuance of grading permits, the developer shall provide evidence to the Director of Regulation, which indicates that graded areas shall be compatible with natural landforin characteristics. Criteria to achieve the desired effect may include: A. Recontouring the existing landforms to provide a smooth and gradual transition between graded slopes and existing grade, while preserving the basic topographic character of the existing site; and B. Variation and combination of slopes 2:1, 3:1 and 4:1 to create a more natural character wherever possible within the graded areas; and C. Obscuring slope drainage structures with a variety of plant materials. Designing cross gutters on terraced slopes that avoid a rigid engineering appearance. (Implements Mitigation, Measure 4.7•.1) ME SHWOH Ova 1vo RU L M %TL Xvd TO:VT Qa# L6/§T/TO zO:bT L6/ST/T0 PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95=0119 -- CONDITIONS OF APPROVAL Page '9 15. EP DS G GEOLOGY REPORT Prior to the issuance of any grading permit, the developer shall submit a soils engineering and geologic study to the Manager, EMA Development Services Division, for approval. This report shall include assessment of potential soil related constraints and hazards such as slope instability, settlement, liquefaction, or related secondary seismic impacts where determined to be appro- priate by the Manager, EMA Development Services Division. The report also shall include evaluation of potentially expansive soil and recommended construction procedures and/or design criteria to minimize their effect of these soils on the proposed development. More specifically, the report shall address the following topics: A. Settlement. Locations where settlement is encountered shall be removed and.recompacted to provide better support. B. Seismic Shaking. Compliance with the Orange County Grading Ordinance and the current Uniform Building Code shall be required to mitigate the potential effects from seismic shaking on wood frame structures. C. Landslides. Mitigation measures identified in EIR.517, Table 4..2.B, which address specific landslides, shall be verified in the above required soils/geologic report. Any required off -site remedial grading and associated impacts shall be addressed in construction level environmental documents for the project. D. Compressible Materials. Locations where compressible mater- ials are encountered should be removed and recompacted in place, if feasible. If, due to the depth of the compressible materials in certain locations, removal/ recompaction is not feasible, then surcharge fills, monitoring and construction of sand drains shall be required. E. Expansive Soils. Where expansive soils are encountered, these soils shall be uniformly distributed over the project site. Extra reinforcement, pre-soaking of the subgrade, and with proper foundation design (i.e.; compliance with Uniform Building Code and Orange County Grading Ordinance) may be required. F. Rippability. In locations where harder earth and rock materials are noted and difficult ripping may be encountered, a geophysical survey shall be required to identify areas requiring blasting. All reports shall be completed in the manner specified in the Orange County Grading Manual and State Subdivision Map Act and County Subdivision Ordinance. (implements Mitigation Measure 4.2.1) £TO121 SBROH ova 1v0 £tiLL VV9 VTL XVJ TO:%T QHM _L6/9T/10 20:VT L6/9T/T0 - PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 10 16. EP EP G SPECIAL/WATER QUALITY Prior to issuance of any grading permit for projects which drain into Upper Newport Bay, the developer shall submit a Water Quality Control Plan to Manager, Environment Resources, for that portions of the project which drain into Upper Newport Bay, which shall identify specific structural and non-structural source control measures or best management practices (BMPs) to be implemented to control the discharge of pollutants to stormwater facilities during all phases of project development. These source control measures are articulated in the NPDES.Permit No. CA 8000180, and include such measures as first flush diversion, detention/retention basins, infiltration trenches/basins,,porous. pavement, oil/grease separators, grass swales, ware contractors, education programs and maintenance practices. (Implements Mitigation Measure 4.3.2) 17. EH EH R (EH1) SEWER LINES Prior to the recordation of each final tract/parcel map, plans showing sewer lines, connections, and structures as specified in the "Guidelines Requiring Separation Between Water Mains and Sanitary Sewers, Orange County Health Department, 1980," shall be submitted by the developer and approved by the - Manager, HCA Environmental Health Division. (Implements Mitigation Measure 4.13.1) 18. EH EH R (EH6) RECL WTR LINES Prior to the recordation of each final tract/parcel map,- plans showing the location of all proposed reclaimed water lines, if required by Irvine Ranch Water District (IRWD), shall be submitted by the developer and approved by the Manager, HCA Environmental Health Division. (Implements Mitigation Measure 4.13.2) 19. EP EP G SPECIAL/WATER QUALITY Prior to issuance of any grading permit for projects which drain into the Upper Newport Bay, the developer shall submit a program to Manager, Environmental Resources Division which is designed to determine the effectiveness of BMPs and other control measures implemented as part of the NPDES Permit. The program, shall identify a procedure for comparing the pre- and post -development. water quality conditions from the project site. This program shall be coordinated with the County's responsibilities under the NPDES Permit. (Implements Mitigation Measure 4.3.5) 20. F F R (FP1) WATER IMPV PLANS Prior to the recordation of a final tract/parcel map, water improvement plans shall be submitted to and approved by the Fire - Chief for adequate fire protection and financial security posted for the installation. The adequacy and reliability of water VTO IE SHKOH OVd 'ISO ML VV9 VTL %FAA 90 : VT aaA L6/9T/T0 170:bT - L6/ST/TO PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 11 system design, location of valves, and the distribution of fire hydrants will be evaluated and approved by the Fire Chief. (.Implements Mitigation► Measures 4.13.6 and 4.13.8) 21. F F B (FP2) COMBSTBLE CONST Prior to the issuance of any building permits for combustible construction, evidence that a water supply for fire protection is available shall be submitted to and approved by the Fire Chief. Fire hydrants shall be in place and operational to meet required fire flow prior to commencing construction with combustible materials. 22. F F R (FP3) FIRE VEH ACCESS Prior to the recordation of a final tract/parcel map, a fire protection access easement shall be approved by the Fire Chief and dedicated to the County of Orange. The CC&R's shall contain provisions which prohibit obstructions within the fire protection access easement and also require Fire Chief approval for any modifications such as speed bumps, control gates, or changes in parking plan within said easement. The emergency access shall be a minimum of 20 feet wide. 23. F F B (FP4) CONST PHAS PLAN Prior to the issuance of any building permits, a construction phasing plan shall be submitted to and approved by the Fire Chief. The purpose of this review is to evaluate the adequacy of emergency vehicle access for number of dwelling units served. 24. F F GB FUEL MOD PLAN Prior to the issuance of any grading permits, a fuel modification plan and program shall be submitted and approved by the Fite Chief. Contact the Wildland Fire Defense Planning Section at 744-0498 for requirements and clearance of this condition. The plan shall indicate the proposed means of achieving an acceptable level of risk to structures by vegetation. Include the method (mechanical or hand labor) for removal of flammable vegetation and planting of drought tolerant fire resistant plants. The approved fuel modification plan shall be installed prior to the issuance of building permits, under the supervision of the Fire Chief, and completed prior to the issuance of any use and occupancy permits. The CC&Rs shall contain provision for maintaining the fuel modification zones including the removal of all dead and dying vegetation and the inspection and correction of any deficiencies in the irrigation system three times a year. (Implements Mitigation Measure 4.7.5) STO IE SHWOH Wd 'IVO ULL VV9 VTL XVd 90 : VT (1HA L6/2T/TO SO:tiT-L6/ST/T0 PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 12 25. F F C SPECIAL Prior to issuance of certificate of use and occupancy permits, the developer shall demonstrate to the Fire Chief that the water system meets fire flow requirements. (implements Mitigation Measure 4.13.7) 26. F F B WATER IMPV PLANS Prior to the issuance of any building permits, the developer shall submit a water system plan for approval by the Fire Chief. The plan will feature separate water systems for fuel modification irrigation (reclaimed water) and fire hydrants (potable water). (Implements Mitigation Measure 4.13.9) 27. F F U (FP10) FIRE HYDRN'T MKRS Prior to the issuance of any certificates of use and occupancy, all fire hydrants hall have a "Blue Reflective Pavement Marker" indicating its location on the street or drive per.Orange County Fire Department Standard. On private property these- markers are to maintained in good condition by the property owner. Further, prior to the issuance of any certificates of use and occupancy, the applicant shall submit evidence to the Manager, Building Inspection, that the "markers" meet OCFD standards. 28. F F RB FIRE HYDRANTS Prior to the recordation of any final tract/parcel map or the issuance of any building permits, whichever occurs first, submit to the Fire Chief evidence of the on site fire system and indicate whether public or private. If the system is private, provisions shall be placed in the CC&Rs for the repair and maintenance of the system, in a manner meeting the approval of the Fire Chief. 29. F F R STREET.PLANS Prior to the issuance of any grading permit, street improvement plans with fire lanes shown shall be submitted to and approved by the Fire Chief. Indicate the locations of red curbing and/or signage. Provide a drawing of the proposed signage with the height, stroke and color of lettering and the contrasting background color. The CC&Rs shall contain a fire land map and provisions which prohibit parking in the fire lanes. A method of enforcement shall be included. 30. F F B ACCESS GATES Prior to the issuance of any grading permits, construction details for any emergency access gate shall be submitted to and approved by the Fire Chief. Contact the Orange County Fire Department (714) 744-6623 for a copy of the "Guidelines for Fire Department Emergency Access." U Fj SHN011 OVC1 'Iv0 99LL tV9 VTL %V3 V0 : VT QHM L6/9T/T0 SO:bT L6/SZ/S0 PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 13 31. HP BI U (LA2) PVT LANDSP Prior to the issuance of certificates of use and occupancy, landscape plans for privately maintained landscape areas shall be prepared by a licensed landscape architect taking into account an approved preliminary landscape plan (if any), EMA Standard Plans, adopted planned community, scenic corridor and specific plan requirements, Grading Excavation Code, recreation trail and erosion control requirements, Subdivision Code zoning Code,, conditions of approval, Water Conservation Measures contained in Board Resolution 90-487 (Water Conservation Measures), and Board Resolution 90-1341 (Water Conservation Implementation Plan). The plans shall be certified by the landscape architect or the licensed landscape contractor, as applicable, as to compliance with said requirements. Furthermore, applicant shall have installed said landscaping and irrigation system and shall have a licensed landscape architect verify that the landscaping and irrigation system was installed in accordance with the certified plan. Applicant shall furnish a landscape plan certification and installation verification, including an irrigation management report for each landscape irrigation system, and any other required implementation report determined applicable, in writing to the Manager, Building Inspection, prior to the issuance of any - certificates of use and occupancy. (Implements Mitigation Measures 4.3.4, 4.7.2, 4.7.3 and 4.7.4) 32. EP BP B (LG1) LIGHT AND GLARE Prior to issuance of any building permit, the applicant shall demonstrate that all exterior lighting has been designated and located so that all direct rays are confined to the property in a manner meeting the approval of the Manager, Building Permits. (implements Mitigation Measure 4.11.1) 33. All residential lots and dwellings shall be sound' attenuated against present and projected noise which shall be the sum of all noise impacting the project so as not to exceed an exterior standard of 65 dB CNEL in outdoor living areas and an interior standard of 45 dB CNEL in all habitable. rooms. Evidence prepared b a County -certified acoustical consultant, that these standards will be satisfied in a manner consistent with applicable zoning regulations, shall be submitted as follows: BP BP RG (N1) ACOUSTICAL RPT A. Prior to the recordation of a final tract/parcel map or prior to the issuance of grading permits, as determined by the Manager, Development Services, an acoustical analysis report shall be submitted to the Manager, Building permits, for approval. The report shall describe in detail the exterior noise environment and preliminary mitigation measures. Acoustical design features to achieve interior noise standards may be included in the report in which case it may also satisfy "B" below. LTO fij SaKOH 0VJ 'IBO ULL VV9 TTL XVA VO: VT QHM L6/5T/TO 90:tiT L6iST/TO PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 14 BP BP B ACOUSTICAL RPT B. Prior to the issuance of any building permits for residential construction, an acoustical analysis report describing the acoustical design features of the structures required to satisfy the exterior and interior noise standards shall be submitted to the Manager, Building Permits, for approval along with satisfactory evidence which indicates that the sound attenuation measures specified in the approved acoustical report have been incorporated into the design_of' the project. (Implements Mitigation Measures 4.9.1, 4.9.2, 4..9.3 and 4.9.8) 34. BP BP G (N10) CONST NOISE A. Prior to the issuance of any grading permits, the project proponent shall produce evidence acceptable to the Manager, Building Permits, that: 1) All construction vehicles or equipment, fixed or mobile, operated with 1,000' of a dwelling shall be equipped with properly operating and maintained mufflers. 2) All operations shall comply with Orange County Codified Ordinance Division 6.(Noise Control). 3) Stockpiling and/or vehicle staging areas shall be located as far as practicable from dwellings. B. Notations in the above format, appropriately numbered and included with other notations on the front sheet of grading plans, will be considered as adequate evidence of compliance with this condition. 35. TE LP B (T5.3) SJHTC FEE PROG Prior to the issuance of a building.permit,.the applicant shall pay fees as prescribed in the Major Thoroughfare and Bridge Fee Program for the San Joaquin Hill Transportation. Corridor. (Implements Mitigation.Measure 4.10.1) 36. TE LP B (T5.5) ROAD FEE PROG Prior to the issuance of a building permit, the applicant shall pay fees as prescribed in the Coastal Area Road Improvements and Traffic Signals Fee Program. (Implements Mitigation -Measure 4.10.2) 37. TE TE G (TO SIGHT DISTANCE Prior to the issuance of any grading permits, adequate sight distance shall be provided at all street intersections per Standard Plan 1117, in a manner Manager, Traffic Engineering. revisions to the plan such as encroachments from the limited use meeting the approval of the This includes any necessary removing slopes or other area. STOIE SHKOH Wd WD £ZLL Vt9 VTL %Vd 90: tT ([HA L6/9T/T0 LO:VT LG/GT/To PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 15 38. TP SD R PVT ST NOTIF Prior to the recordation of a final tract map, a note shall be placed on the map that states: "The private streets constructed within this map shall be owned, operated and maintained by the developer, successors or assigns. The County of Orange shall have no responsibility therefore unless pursuant to appropriate sections of the Streets and Highways Code of the State of California, the said private streets have been accepted into the County Road System by appropriate resolution of the Orange County Board. of Supervisors." 39. TP TP R SPECIAL/CIRCULAT.ION PHASING Prior to recordation of any final "B" tract map, a circulation phasing plan shall be prepared by the developer and approved by the Manager, Transportation Planning Division. Said plan shall provide assurance that project development is phased commensurate with the County's Growth Management Plan and linked to roadway milestones to maintain an acceptable Level of Service (LOS) condition on roadway links and intersections. (Implements Mitigation Measure 4.10.3) 40. TE TE B STREETS Prior to the issuance of building permits, the applicant shall provide a 25 foot minimum inner curb radius at all curved streets in a manner meeting the approval of the Manager, Traffic Engineering. 41, DS DS G DUST CONTROL A. Prior to issuance of grading permits, the project applicant shall demonstrate measures to ensure compliance with SCAQMD Rule 403, and shall identify the dust suppression measures, such as regular watering, which shall be implemented to reduce emissions during construction and grading in a manner meeting the approval of the Manager, Development Services. This shall assist in reducing short-term impacts from particles which could result in nuisances that are prohibited by Rule 403. B. Grading and excavation shall be halted during periods of high winds meeting the approval of the Manager, EMA, Subdivision Division, Grading Inspection Section. According to AQMP Measure F-4, high winds are defined as 30 m.p.h. or greater. This level occurs only under unusually extreme conditions, such as Santa Ana wind conditions. Notations in the above format, included with other notations on the front sheet of grading plans, will be considered as adequate evidence of compliance with this condition. (implements Mitigation Measure 4.8.1) 6TO IE SH40H ova livo ULL VV9 VTL XVd 90 : TIT QHAL6/8T/T0 88:i?Z LG/SZ/T0 PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 16 42. EP DS B SPECIAL/AIR QUALITY Prior to the any issuance of the first building permits for new residential and commercial uses, the developer shall provide evidence to the Manager, EMA Development Services Division, demonstrating compliance with all SCAQMD regulations. (Implements Mitigation Measure 4.8.5) SPECIAL 43. Landfill Gas Mitigation. The landowner, in consultation with the SCAQMD, California Integrated Waste Management Board, County Integrated Waste Management Department, and the landfill gas recovery system operator, shall provide for the following backup systems to supplement the landfill gas recovery system where redundancy is warranted along the project site boundary. installation of the perimeter collection system shall be complete prior to issuance of building permits. A. Installation of a network of shallow collectors located in the refuse area. This mitigation measure shall be initiated by Orange County Integrated Waste Management Department as part of the Closure Plan and the applicant shall share in the cost of construction of this mitigation program. B. Installation of multi -depth extraction wells by the landowner located in native soil along the perimeter of the landfill, spaced 50 to 200 feet apart and at depths equivalent to the lowest depth of refuse as -determined by a qualified landfill expert. These additional wells shall be designed and located to intercept and collect gas migrating from the interior refuse mass through the substrata. The well spacing shall be designed so that the sphere of influence of each well shall overlap the adjoining well's sphere of influence and thus provide a curtain vacuum that shall intercept or collect all gas in the area. The system could be designed to have the necessary controls so that each well or individual collector may be controlled separately. The landowner shall work with the landfill gas recovery operator to integrate the perimeter system with the existing landfill gas recovery system if such integration is feasible without adversely affecting the existing system. Otherwise a separate system shall be constructed by the landowner. (Implements Mitigation Measures 4.12.1) SPECIAL, 44. Monitoring Mitigation. A series of multi -depth gas monitoring probes, located in native soil, along the common project site and landfill boundary, shall be installed prior to issuance of building permits as indicated in EIR 517, Figure 4.12.6, and monitored by the landowner as overseen by the County Integrated Waste Management Department and the landfill gas recovery system. 09011t Sa40H OVd 'Ivo RZLL VV9 VTL XVJ 90 : VT (1" L6/9T/10 80:t7T L6/5Z/TO PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 17 operator. Monitoring and maintenance of the gas monitoring system following landfill closure shall be the responsibility of the landowner, until such time as the responsibility of the system is assumed by the County or its designee. The monitoring activities shall rely on data obtained from both the existing probes and any additional probes that may be installed, and on the recommendation of a qualified geologist. The monitoring shall be conducted in accordance with South Coast Air- Quality Management District protocol applying to perimeter sampling probes. (Implements Mitigation Measure 4.12.2) 45. EH EH B SPECIAL Prior to issuance of building permits, the landowner shall prepare study showing a variety of construction methods including foundation shielding and sealing of utility conduits which shall be evaluated by County Health Care Agency acting_ as the Local Enforcement Agency and implemented where appropriate by the landowner/developer, if appropriate. A copy of the final study shall also be provided to the Orange County Fire Authority by the landowner. Unless monitoring results require a greater setback, no residential structure shall be placed within 250 feet of the limits of refuse. (Implements Mitigation Measure 4.12.3) 46. EH DS U SPECIAL Prior to issuance of Certificate of Use and Occupancy Permits, except for temporary construction or home sales facilities, the developer shall provide evidence to Manager, Subdivision that IRWD has certified that adequate water storage capacity exists to meet County fire -flow requirements. (implements Mitigation Measure 4.13.4) 47. DS DS R SPECIAL Prior to the recordation of the first final tract map, the landowner shall provide proof of approval by the applicable water/wastewater district to the Manager, Subdivision Division, and shall obtain approval by the Orange County Subdivision Committee of a Master Plan of Water and Wastewater Works. The Master Plan shall include all on -site and off -site facilities necessary to serve the short-term and long-term needs of the project, and a general financing program for those facilities which demonstrates sufficient entitlements and wastewater_ collec- tion and treatment capacity to serve the project. (implements Mitigation Measure 4.13.3) 48. DS DS B SPECIAL Prior to the issuance of building permits, the developer- shall demonstrate to the Manager, Subdivision Division, that necessary above --ground public works, infrastructure and utility facilities shall be located and designed to minimize visual impacts. (implements Mitigation Measure 4.13.5) T9010 SH40H ova Zv0 ULL M tTL %v3 LO:%T (RA L6/5T/T0 60:t7T 216/ST/To PLANNING COMMISSION RESOLUTION NO. 95--19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 18 49. DS DS B SPECIAL Prior to issuance of building permits, the developer shall provide evidence to the Manager, Development Services Division that the appropriate school fees (e.g., as required per AB 2926) have been paid to the Newport -Mesa Unified School District (NMUSD). Alternative financial arrangements may also be acceptable, should an agreement between NMUSD and the landowner/ developer be completed. (Implements Mitigation Measure 4.13.10) 50. EP EP G SPECIAL/IHLMP Prior to the issuance of any grading permit or any activity that involves the removal of any native habitat, the applicant shall submit an Interim Habitat Loss Mitigation Plan (IHLMP) for approval by the Manager, Environmental Planning Division. (Implements Mitigation Measures 3.8.1 and 3.8.2) 51. EP EP G SPECIAL/IHLMP Prior to the issuance of any grading permit, the applicant shall enter into an agreement accompanied by financial security to guarantee the implementation of the IHLMP in a manner meeting the approval of the Manager, Environmental Planning Division. (implements Mitigation Measures 3.8.5 and 3.8.6) 52. EP EP G SPECIAL/IHLMP Prior to the issuance of a grading permit, the project applicant shall provide written evidence to the Manager, Environmental Planning Division, that a County Construction Monitor (i-.e., qualified biologist, restoration ecologist or arborist) has been retained, shall be present at the pregrading conference., shall establish procedures for ensuring grading operations are restricted to the limits of designated construction. areas,- and shall establish, in cooperation with he project developer, procedures for the education of construction personnel - on the importance of minimizing harm/harassment of wildlife encountered during construction. If construction activities other than removal of coastal sage scrub are conducted during the nesting/breeding season (February through July), the construction monitor shall, at the pre -grade conference for each phase of grading, determine 1) the need for and 2) the frequency of monitoring the affected area for nesting by birds protected by the Migratory Bird Treaty Act and/or Endangered Species Act. If monitoring is determined to be necessary, the qualified specialist shall monitor construction activities in the designated areas. Any bird nests discovered shall be reported to the County and the applicant. Removal of observed nests shall be done only in compliance with the federal Migratory Bird Treaty Act. ME SHKOH 0VJ 'Iva £ZLL VV9 %TL %H3 9T : VT UA L6/9T/T0 � I 8T :t?T LG/ST/TO PLANNING COMMISSION RESOLUTION NO. 95-19 PA 95-0119 -- CONDITIONS OF APPROVAL Page 19 The construction monitor and/or natural resource specialist or restoration ecologist, in consultation with the County.monitor, shall prepare and submit periodic reports to the Manager, OCEMA/Environmental Planning Division, the CDFG, and the USF.WS as specified by the approved IHLMP. (Implements Mitigation Measures 3.8.3, 3.8.4, 3.8.8 and 3.8.9) 53. LU LU NA MODEL COMPLEX The model home complex and sales office are subject to the regulations of Zoning Code Section 7-9-136.1. The starting date of the 24 month time limitation referenced in Section 7-9- 136.1(e) shall begin with the completion of the model home sales office or when the temporary commercial coach (if used) is installed, whichever comes first. 54.'LU LU NA SIGNS All signs shall be in accordance with Sign Regulations contained in Chapter IX of the San Joaquin Hills Planned Community and the approved Community Identification and Design Program (SP 93-024). 55. LU LU B Prior to the issuance of building shown on Tentative Tract Map No. approved indicating any changes t Orange boundary required to per lots. SPECIAL permits for lots 22 and 23 as 15134, a changed plan shall be o the City of Irvine/County of mit the construction of these SaWOH Wd 1V0 99LL VV9 VTL YVJ LT : VT Ga& L6/5T'/T0 6T':f7T LG/GT/T0 IIIIIIIIIIIIIIII 1100 IIIIIIIIIIIIIIII 1100 II 00 TECA-NICAL SITE PLAN I.,.,. TIN pp LOT 24 LOT 23 ENTATIVE TRA, T VES G T C NO ...... A.P.,.,,# 120-139-039 1207139�-05 \AND 461 -'061 ... .......... 23 .15134 j PROJECT -LOCATION ..... .... ... ................. TER ACE ........... ... RIDGE sAAf .......... ROAD NEWPORT RIDGE DRIVE ........... ... .. . ... ...... .. . .......... IIIt 190.00' L0 -or c; COYOTE CANYON 'A 14V 721 DISPO'Q\,& L SITE' 0 z 'y T 100-001 . .......... ........... INOT TO SCALE T' %qCINI Y', MAP 0 Oak oup TYPICAL SIDEWALK,: RETURN DETAIL, 274W w 4Md(f 38mory SCALE: ...... 30' all JAM . ... ... PL ........... ............. M"7*44' 31 - - ------- ILEGEND,' . . .......... NUN LOT "Aal SETBACK LINES TRACT BOUNDARY LETTERED LOTS L .............. 25(Y COYOTE- t�&Yd� 1. I)FILL, 77: 14 SE ....... . ...... PROPOSED LOT LINES .... .. ........ ..... v ....... j---­--PROPQ$E 5 Y 'SCE--_ EASE D C6 00 LINE OF SIGHT 04 SIGHT DISTANCE - - - - - - - �! k , R-5v CENTER OF STREET 4. r% I A kIMM co f% A 'rt%U C2 A 1211ki LINL PROPOSED EASEM El -4 I a c; t 11w RETAINING WALL I.......... .......... Kv I ' 2.OX TOP/TOE.OF SLOPE STREET GRADE P-484.3 2�vETAIL UNIT NUMBER TYPICAL CUL-DE-SAu UNIT PLAN TYPE I-5 FOOT CONTOUR SCALE: 1 60' PAD ELEVATION 495' - \41"'33 P- 2 P-514.5 514.0 Pw515.0 I9 P-51-14 P-482.0 0 GENERAL NOTES 1. SIDEYARDS ARE -A MINI E� 2. AN UNSPECIFIED NUMBER OF DWELLING UNITS MAY INCORPORAT >124' TRACT R P-481.6 P-484.0 BOUNDARY�- A BASEMENT OPTION. 1, 150 FUEL MODIFICA11ON ZONE�' 49 UJI 3. A WALKOUT BASEMENT DESIGN�MAY. INCLUDE A BEDROOM, BONUS ROO. 50' WET ZONE 1 00' THINNING ZONE A BATHROOM, AND A LAUNE FACILITY. C., 26' Lu I -4al.1 PROPERTY LETTERED LOT LINE co) FIRE DEPAR FO p R GAT p 0 w I L-S _ED ENTRY _'24', GROUND 1. THE GATE CONTROL- ME SHALL -BE OPE'' NATURA IRABLE,BY-AN APPROVEb7 2*r NQN- U Rj, 20 '14 I It ! 0 f, - - � L EMERGENCY OVERRIDE,KEY SWTCH NTH A MANUALLY *OPERATED OVERRIDEI 27' TH E K C4 COMBUSTIBLE THAT IS ACCESSIBLE FROM THE PUBLIC SIDE OF THE ACCESS. CL: SL BE -480.4 1 71 mr iz; SETBACK ZONE SHALL BEANSTALLED A AN I TEGRAL PART, OF THE CONTROL MECHANIS' LL ILY USED TO ACTIVATE THE GATE THE MANUAL OVERRIDE SHA BE-EAS 28- rp IAN ACCESSIBLE FROM DIE OUTS! OF THE GATE IN THE, EVENT OF A' POWER FAILURE C,4 10 01 2 i P-W9.9 0 P-4U.8 418 BUILDING 2. THE KEY' SWITCH, SHALL BE LABELED NTH A PERMANENT RED SIGN WITH me ZXL NOT,LESS THAN� 1/2" CONTRASTING, LETTERS READING "FIRE DEPT.- OR A KNOX DECAL .25' 91h \,3 I P-508.6 3. A TRANSMITTER OPERATED GATE SHALL HAVE A KEY SWITCH ON THE RIGHT 479.4 SECTION A A SURFACE. IT SHALL BE ISIBLE, AND EASILY ACCESSIBLE WITH A LABEL AS�, NOT TO SCALE SIDE OF THE GATED OPENING APPROXIMATELY 48 ABOVE THE ROADWAY __T SPECIFIED ABOVE., pw4U.4 f�u 11., % . I � . . 28' -482.0 4. UPON ACTIVATION OF THE* KEY'� SWITCH, THE GATE SHALL REMAIN OPEN UNTIL P.47&9 RETURNED TO NORMAL OPERA71ON BY MEANS OF THE -KEY SWITCW PTIA 00 �,oj PO .......... tol m Q 110 isS 00 LO OP DEMATIONS Emu ES I ED PROPERTY - - - - - - THE SUBDIVIDER IS HEREBY REQUESTING HE FOLLOWING DEVIATIONS TO THE . ..... _LQT oX LINE OF SIGHT LINEr 150' FIRE SAFE ZONE' ORANGE COUNTY SUBDIVISION: CODE: ol TO BE MAINTAINED 1. CHAPTER 111-C-5g- SAN JOAQUIN HILLS SPECIFIC PLAN (BUILDING SETBACK) BUILDING TO ALLOW UNITS AS SHOWN TO,HAVE 18- SETBACK TO GARAGES I(20- REQUIRED) WITH ROLL -Ur GARAGE DOORS. A I r Lo MT 2. ALLOW CURVED STREET AS SHOWN ON PLAN IN LIEU OF KNUCKLES PER _01 IO.C.E.M.A. STD. PLAN 1 1112. LOT 'K' I .- i - 0/ R - 84&W \ i IF ! I 1> Its 3.21r. 3. ALLOW TYPE "B" DEPRESSED DRIVEWAY APPROACH PER A.P.W.A. SM. PLAN < oo, 101-1 IN LIEU OF O.C.E.M.A. -SM. PLAN 1209 DRIVEWAY APPROACH.' .......... oe, 4. ALLOW MODIFIED SIDEWALK REW RN PER DETAIL'SHOWN HEREON IN LIEU R �w'420.! P 466.0 TEN T C 1 3 T -�.59.49, OF O.C.E.M.A. STD, PLAN 1111i,,� I4 ...... ...... .... . ........ ............. NATURAL . . . ........ _0 A. Y_ GROUND 5. ALLOW INTERSECTIONS ON INSI ES OF HORIZONTAL CURVES ........ P-466.4 ri 2 P-465.. SECTION "B B << 6', ALLOW CUL-DE-SAC PER DETVIL. HEREON LE INOT TO SCA NTER5ECTION. SPACING 13ETWEEN 7. ALLOW 139' CENTERLINE I "B" STREET AND "C" STREET P-466.9 .......... I........... I.... ... . . ........ BUILDING 'SUMMARY�-4 P-467.5 > . .. .. ... .. ............ ..... . .... ........ .... . .... . I �w \ \ - " - - > .11 . ......... . IP-467.0 0 r f i, ... ....... .......... . .. P-468.1 ...... ....... > . . . ....... ----------- �4 I............. . ............ 2e; R P 468.1 78. . ... ... L SITE SUMMARY ...... ..... ..... .... ... ........ ...... ........ ...... . . . .. .............. . ......... . I0 ... .......... ...... ly .. . ....... L 14.313- ...... ...... . . ....... I UNIT TYPE NO. OF ­ UNITS '-. '. x UNIT FOOTPRINT I I IREA (SO.: FT.) ��',-�:,TOTAL UNIT ' ­ . 'AREA (SO. FT.) DESCRIPTION 15 25.86 X �..111917 .2315 4 BD., 3 BA. 2 20 34,48 X 2056, 2493 4 BID., 3 BA. 3 23 39.66 X 2169 2912 4 BD., 4 BA. TOTAL 58 D. U. 1OO_X DESCRIPTION, TOTAL TOTAL NO. OF UNITS 58 D.U. TRACT 15134 NET AREA I ; �" ,10.723 ACRES NET AREA INCLUDES LOTS 1- 58 & LOTS- 13-G AND V-XA EXCLUSIVELY, NET DENSITY - 1 5469 D.U./ACRE TRACT 15134 TOTAL GROSS AREA 22 072 ACRES GROSS DENSITY 2 14 ...... . ........ . . t.............. ... ....... rn LAND USE'SUMMARY .. . ......... . ........ ... ..... ... ... . . ...... ..... ... .. I....... ......... ..... I0 ..... . ......... 7 INORTH )< 'o I Ir jig . ........... ..... . II Of PROJECT NUMBER, .1 29-236DATE '06-02-95';�. ... .. ..... . ......... GRAPHIC SCALE 00 00 240 �j 0 36 120 L! IN MET I60 fL ------ I Wsch x l DESCRIPTION _F,ToTAL RESIDENTIAL LOTS (LOTS 1-58) t7-.924 AC. PRIVATE STREETS (LOTS B-G) 1'2.699 AC. PRIVATE STREET (LOT A) INTERIOR LANDSCAPE (LOTS V--�AA) 0.1 00 AC. OPEN SPACE & SLOPES (LOTS A-U) �)10-069� AC. TRACT 151,34 MTAL GROSS AREA 22.072 ACRES PLAN NUMBER; ING�-` I7 4rw, am- a A A fRk I \11AA A ..a has L REMS 06/02/95 M,k SITE DEVELOPMENT PERMIT SUBMITTAI-,,.- I 10N­ I��&�`DESCRIP -�� •�— --� _. „ � -�_ 1 ----- =� — _fir— + � ow- _ }Col .-+--T -_— �_�--�..-�K �� _- -.-'•► J it 1il - I��/ // / }+' ✓ w ~ _ _ � IF 41, r / 1 ,Cc�t•. _ \ ` fir. `\ ... i �'��----"�•-�-�--�� OWNER/APPLICANT: e COASTAL COMMUNITY BUILDER 550 NEWPORT CENTER DRIVE P.O. BOX 1 NEWPORT BEACH, CA 92658-8904 (714) 720-2129 FAX: (714) 720-2111 <'Y `,tom \ , `L r% r ';� i1 \ ''\ \` \ •, ; �', •'•-� , t, -. _ !,� \ �• \PA \ • n: lid .Q �` 1 l \ i'\ \ \♦ '•♦ ,�\ \, �` 1 LIMIT OF WORK FOR TRACT 1%34 ENGINEER: DOUGLAS BENDER AND ASSOCIATES 22936 Mill Creek Drive, : Ste "A" - Laguna Hills, CA. 92653 (714) 586-0086 FAX: (714) 586-5866 ARCHITECT: BASSENIAN / LAGONI ARCHITECTS 2031 ORCHARD DRIVE, SUITE 100 NEWPORT BEACH, CA 92660 (714) 553-9100 FAX: (714) 553-0548 TRACT 15135 PROJECT' MAP SCALE:1'=100'- 0" PREPARED BY: SLA STUDIO LAND INC. 17500 Redhill Ave., -Suite 210 Irvine, CA 92714 TEL. (714) 474-6956 FAX (714) 474-8159 LEGAL DESCRIPTION: A PORTION OF BLOCKS 97 AND 98 OF IRV INE'S SUBDIVISION, AS SHOWN ON A MAP RECORDED IN BOOK 1, PAGE 88 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. NOTE: THE PROJECT MAP IS FOR ORIENTATION PURPOSES ONLY, FOR DETAIL INFORMATION REFER TO ENLARGED SCALE PLANS. to , SHEET INDEX COVER SHEET PRELIMINARY LANDSCAPE PLAN PRELIMINARY LANDSCAPE PLAN PRELIMINARY MODEL PLAN SECTION / ELEVATION VICINITY MAP N WPORT RIDG VESTING TENTATIVE TRACT #15134 COVER SHEET • COASTAL COMMUNITY BUILDERS 17500 Redhill Ave., Suite 210 . DEVELOPMENT- AREA B Irvine, CA '9V14 S L A 550 NEWPORT BEACH, CALIFORNIA 92-659 TEL. (714) 474-6956` 714/720-21 29 FAX 714/720-21 11 FAX (714) 474-$159 STUDIO LAND JUNE 2,1995 2 OF 13 F ::j rnvjr,%-1 MN ttcY: Calodendrum capense . Eucalyptus ficifolia . Eucalyptus sideroxylon Eucalyptus citriodora Schinus molle - . Au X.I VLVA A. - , Acacia spp. - Broussonetia papyrifera Cercis occidentalis Dodonaea viscosa . i Eucalyptus ,%. Vdora 1VL'lt-"n"j1tr1VV V a L 1%Zl 7: rr�r+r Inv e'►nr {- -- . - - --'- - . ' Acacia spp. . Calliste�on spp. , Cupaniopsias anacrdiodes Ficus benjimina • t;eiiera parviflora � . 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I .� - ..I �\ 1� I . 1I I�. .1I . /� . . -.P�.(�I .1I l-. 1-4-.1 , .I -­;:)-;1I11,.. o1. 1,)_� .I- tI%� _,; II* . 1 . �"1 .- t-;-,I�.­ I-Ii1t 0 ­j i 1;!I_�I4I I I �11_ I I I. \ /4';\ / o�'1.1V\ a �- I �.\ ..3 "1, I .� I- I� I_tI_� �\ _ ,­ I�",� II.. - . 1I .�, I -. I,I"3I - . ;?1 I�I-".:. .I, - .-_.., - A.. 1-_)I,1�- -;�4- '_� �% _, � �T,/q.�11 I -�NI C4I!!-k_ 1A ,\-1I� .. .,. - �11\. 0w ��_./ ,I.. . ". Io. . I.f oP-Io I"��,I/N Meialeuca linariifolia . Drietes vegeta • - - _ , - - - • _ -I.-, ._ .1 I..��� � z0 I �- I._.\ � _�-I;I *,_,- -.;- , 3-. �?- -I 1. . � ;.:-V:7. .I/I ".1. ",I. . . I . .- I I 11 .�"1 � - 1111I-.� - 11 III\ - 1, 1�.1 \ _ . Ik � _L /._-." -_I\ . _I .I _ I11 IP�. I IIM. .. I. -?II�,_'ll -A�1__-.IAI - -I 5�I-I,KI_,I- ,� . �I �4. 1,-5-I , �-. .,. . " -&�. ,1, I..*1 - 1.I� �. 1_01�I_I .N 1.I� �� I ..I-- , ,I I�� .� . I.I� . - � I�..� .I .` -. . .-. .I \-3I.. 0.I..­ ./ I . I I . -... . .-. .. I -.II . .,. _.�, Geijera parviflora Umbellaria californica Cistus ladanifer - ;: Escallonia Fradesu Hycaseed t Metriosideros excelsus Heteromeles arbutifolia El.gnus pungen - Ilex cornuta Burfordii , Ligustrum japonicum 'Texanum' _ • :-,Mumbago capensis Pittosporum undulatum Myoporum spp. - : "' lkharnnus californica j!A" STREET: . Podocarpus gracilior l2tius s o : _ _ -Acacia spp. PP - X:ir'i pe gigantea . , - - _ - I Prunus ceracifera Schinus molle .- Lirio'pe muscari - / . �\ . Bauhinia variegata - - Ivlurraya panicula#a'.Exotira' - - ' . Pyres ealleryanI Dittos arum tobir 'Mint` • :' - - t �,,. . . • Callistemon viminalis . P - + Tristania conferta - . . , INTER OR SLOPE: . Pittosporum tobira'Variegata'- . Eucalyptus ficifolia ' .. . • Eucalyptus 1 i ' PP• Podocarpus macroaphyllus - -z , ehmanni Acacias oliniana� Bright'ht Tight' t\ `% .Eucalyptus rudis -Agonis flexuosa Prunes , - 'sidium, Iittorale - - . . y , Eucalyptus sideroxylon �� �!!�'Arbutus undo :.Rhaphiolepis indica'Ballerina'I , s f . Ceijera parviflora _ Cercis ocdclentalis . - • Rhaphiolepis indica 'Pink Lady' - \ ". Melaleuca linarifolia : , '> . Leptospermum iaevigatum. ,'; Ternstromiagymnanthera'. • - ` .\ . - Olea e'ur '� asrninoides - - • opaea ==' - �� yoporum spp. - , _ _ \ Trachelospermum j _ .__ - - .. . Pyrus kawakamii um --\ i "viburnum tinus''8pring B q t _. \ _ _ ; �`� - . �. Pittosporum undulatt / _ _ '' - Tristania conferta �`'= `==_= - Prunes lyonii \- -_ �Cylosma`congestum 'Conn a _ `~ g s-castes unica granatum". _- -_ --- . us s -_--\_ -- -- �� C,ESS ; ROAD f;d ," . PP _ _' AC, - - _ _ _ Schinus mope ` . • - j i Tristania mnfert ' '==`�-_ _ ._ _ _ - EO Q�j , i- . - _ __ -\` - _ . a _ Y'. - ACCENT TREES:. \ \ `` --- `,, _ ; ` Calodendrum capense , . . \ ,\, _ -! - . ., .. .. - E thrina coralloides' . \ ' --_ - - \ - - ', ,� 2., COYOTES CANY4ti _ _ I ANDFTLL SETBACK LIl . ;h Olea europaea _ _ •.. , - • Schinus molle . / B8 . 1 ' a i / ' \4:a_o ✓ . o�. ,'-,� / i ` _ ' f do-.= / _', . f 2, r /' JJ 1li / J /�R�- 't _"" Y;l I / I .,• ! ; �e ,` . i ' /� LOT D _----_= , _- __. , - . r ��' t t.- / , . / t 1 / i f . o IWi t i. j \ 2` / ' / l { _; . / 3 ram` \ k ° 2_ ' ; j� ` / s - _. S ,r j i 1 1, .N 3 1- - Ys Q 4±• 1 t �`� / ' f .. I ` i ; , t l� t l: 0 {t f {Yf -, 1 ✓ / .3 .t .t � ' '� 21 %� �a-� o �4• ,� 4:5 . MEANDERING WALK • - t i I ► , ' . 19'- . % } T ALA ti t - \ \ t— , I t, 4 i vri 'ai1'� F .. � � O 6 >. Q - -1c Tr A. I i O � t W r . \ `"S3 / r t rN, { a t - 1 t s/ y i /'�r,,,.�- tl ' ` l- , n 1 / -1 - s . %,'°� ,/ ` ^ d^ \ i \�• _ `,. 0 - • .n 4 f.35. ti \ / Q� / ., t - -- _ - - 1 i .•+ f is _ _ .; j C ��' % ' - ' •�.._ I ` _.._._. :_". •� �' % � �_ ' _ ` :r-''ENTRY DRIVE PILASTER: t"> a,,,, 1`" • • r r NOTE `�� TYPICAL 4 EACH. SIDE . -- �, Z. 18 - ? ' ) 1. Al Landscape Areas shall receive automatic .__ _ _ . `_', \ + kt i - - - . _ _ . _ _ " -- . 7 i :-' ,. rv. , irrigation systems. // \ t �., t �_ 3-'= ���Z✓ � gal � i ! _ .� O �' . .i;- � j�� 2 Home Owner Association to maintain all .;", r, / �, \ 1 / 4c / t , f r" , /' / - ;, ,. 0ZZ; �. L •• // j-'"- / common area landscape shown except as `� /' ` _. - ,� ! • i �f �" y noted on the plans. - _._,;, \ `� f / ;k , �" i fu u, ' • i t - . O � -./ 3. Minimum p . " °:. ' o \ �• o - lant sizes �' /� 1 to .� , . �'%'',' Trees 15 gal. �Y f � o �- f", ,-'' Shrubs 1 gal. , � �� o / _ ..:-- --rooted cuttin from flats ' ,� , / :,` `, , - WALL LEGEND: . • Groundcover gs / Turf - Hydroseed j / T G r -'" - _TAL TUBULAR STEEL OR TYPE 2 _4' '' . - /. / a " V /.- K .�. .. L : TYPE 1 6' L _ . ,`, . .' /l ' - :,. __- VIEW WAL �,._ 11 1 r /� RMUMMUM TALL TEMPERED GLASS ON TOP OF A 2' MASONRY WALL W / / ,, . J Q, _. <-', \ A STUCCO FINISH. . . : r '_..� , -.:­-=. �A_�- . .I _._ ­T�_I � _1_1_ '4'_ -,ill� '7. It� _--_ ' ..II% � C�'_.I'II_.. • . • �"'� '�.i ��l1I � r;l �11. I4. . I 1- . �� .I­�� , I .I I,I .. i.I � � ..- ,I II � �. .� ��I . ..I'.II.I :. .I .. -.*I I . . . -I . .1-�.I ' I - IX II I-. I . T.. I. �. .. . � I "V. �I A T -.D- I n. � .- . l. � ?I . I II ' D . �T__--__'nI. -I . I----If,I -I I -I � � ..o-Io--"--IIIIIIII-III-` . -_ --___\_:-_ ..­-­:_, ­­.1,!_­::!_:-.­11_ ... . I..�. �. ..... -��, ­-. ­ . �-... - ---- -._-_--...- ... ..­ �_.I__ �I.-. ---I-. _-­-�-_.._- __. _ I_ .- -, -�..-___..-- ____. __--, N�. -_____. -_-_-_­_-.-,U 1q1_I�. __-Lt;. ..-.-I_-_.__-� ..-_:_.-�A. -I_.. _-._ _ __._ __�._-_ _. _ =..i.=-n_-_rI jiI�I _-__��_ .-=-. .: . _. _I�,r_...._1��11.I rI_. _-, �__. �._ . . . _\I. -\. -I I .,IIII` .... _. .­1,4k �__I _V -.. 11 _� : _-,­� -. "I_I • ,r . 1-.1. 1 . 11.11 ­ '� . II (�D - 1t I .1�I. �. � I 1., I. - - �.__� _�. I . .I I II .�T . I . .� AI I I. I . I -IIT. � I �.� I -I . - � 1. 1 - I -I . I . .. •i { • " _ __ - ,__ -- �% - - ••••:• COMBINATION WALL : ± 18"-TALL MASONRY RETAINING WALL . .' . - �­.� `. .. . .-I I , 11I I�.1 �I",, �_.;.,�I I_ ­,"I. �� II 7I I�" ; ,1, �'III''II .. - *I , I I , . .1 , PL.. I M� . . NAI � .�I ..AP- II ­. .. �..- . - I .- -I� I..I-I 1 - 1� �. . . � .I. " .- I - �- .�I ,.I -________ _�;�- , ' �_ -_..-- ���"'" . '"�-� r - WITH EITHER + 5 TALL TUBULAR STEEL GR TEMPERED 4 ' --_ : .. --.T, . _X.­. T1.� . �� - . 1� � P:- .._ . � . 4 TI � -I l. I� I . A GLASS VE ° � � . .I �,. .' I .1'. I�.I .�. I �- I. . . I I� .EI . . I .. I' . I� ' .�.� - . .� .P-. . . . . . � L.I . I . ABO - �N.. I . ,CI . I .I - - - I 1. �.� I � I .� . . , .I. .�- 1.. I .. .- --I. �I�.. .- . �,I. . I.. -I- 1:-I.I.1. _..I..�_ _, .�.' ., - -.,I � 1.I �� ,.`I,­�-..;��1_.-�,...I- .,__�.,�­.� _ :,­�-11,��"-.'t.,..--,­_-­1�1.��,,�: ;,,. .� 1_,�t' �,��. t,..1., , _ '.,., ­.- ,- . ..�- . ION WALL 6 TALL Y WAL / _ ___ _ TLi0E t „ „ - FvNTRY DRIVE I'�LASTER L W , -.. _ _ .. _ . _.__- _ ._ �.,Tri ,n '� f -- TYPICAL -1 EACH SIDE THEME /PRODUCT MASONR % - __- - 5 _._.. _- _. I _ . • - w_._ . _� - _. _ _ . - _-__.04_--------__-__-•-X4- _ LpT A STUCCO FINISH "j . S. C.1 I. ,I. r» _ _ - ' 1 - --r-�' ,:$'` 1,- TXT(� `FT�NT . COASTAL COMMUNITY BUILDERS - 550 NEWPORT BEACH, CALIFORNIA 92658 • 71 4/720-21 29 FAX 714/720-21 1 1 '�. . . .. ..4 - • 1 tit L L7 t� 11-111 Y L l lit > Y.: `- . -. .`1 PRELIMINARY PLANT MATERIALS LEGEND -� t . I I ..•,•' PROJECT ENTRY: . Calodendrum capense Eucalyptus ficifolia Eucalyptus sideroxylon Eucalyptus citriodora Schinus molle NEIGHBORHOOD STREETS: Acacia spp. Callistemon spp. Cupaniopsis anacardiodes Ficus benjimina Geijera parviflora EDGE SLOPE: Acacia spp. Broussonetia papyrifera Cercis occidentalis Dodonaea• viscosa . Eucalyptus citriodora . FUEL •MODIFICATION SLOP11 ES;,, Arbutus undo - H 1 b of 1' ' . :SHRUBS AND GROUNDCOVER ,;'Alyogyne huegelii _ 'Gr B u , FUEL MODIFICATION ZONE: Acacia Tecoff Verde' Asada redolens . ESPALIERS 'Alyogyne-huegelii ' .. . Camellia.sasanqua"Sparkling Burgundy' ~VINES Clytostoma callistegioides jasminum polyanthum GROUNDCOVER Lonicera japonica . Polygonum capitatum eterome es ar u o to ty Prunus lyonfi ak . >-Duxus microphylla japonica een e,a Camellia sasanqua'Tanya" Artemisia californica Calliandra,tweedii Mandevilla'Alice Du Pont' Vinca major . - Quercus agrifolia .Carissa grandiflora'GreenCarpct' Baccharis piluaris 'Consansuinea' Grewia caffra Podocarpus Pandorea jasminoides Vinca minor Stepanotis floribunda :' Rhus s - PP Coprosma repens '- , . ` . Larissa' grandiflora gracilior lc Wisteria sineiLSis , TURF Pyrus Vitex a us -cactus &� Li ustrum lucidum g Eucal tus siderox loft � YP Y Schinus molle ICu hea hyssapafolia " • ". Dietes aw amu . Ceanothus loriosus - g - Trachelos ermum asminoides - . P 7 Melaleuca linariifolia Geijera parviflora Umbellaria californica , . vegeta _•, : . Escallnia Fradesu .. Cistus ladanifer - Hydroseed _ . . Metriosideros excelsus Heteromeles arbutifolia ilex cornuta .BurfordiiI �. • � . - - ;EIe us un en p g " . • "N' STREET: Pittosporum undulatum Myoporum spp. - Ligustirun japonicum'TexanumI ' . , .' . -=rlumbago,capensis , . , . - ` _... Podocarpus gracilior . , Rhus spp. tea.`_ - Rhamnus Cali€ornica . - Acacia spp. Prunus ceracifera . Schinus molle - =mum - - .. Bauhinia variegata- Pyrus calleryana Murraya paniculata'Exotica'...` _ ::.. , Callistemon viminalis Tristania conferta Pittosporum.tobua'Mu�t' ' , . - .' . _1­ Eucalyptus ficifolia Eucalyptus lehmannii , Eucalyptus rudis . . Eucalyptus sideroxylon ,Geijera parviflora , , I �:�"­ 1 ., -­ INTERIOR SLOPE: Pittosporum tobira Variega, a . Acacia spp. Podocarpus macrophyllus Agonis flexuosa - Prunus°caroliniana 'Bright'N Tight' I I". Arbutus undo Psidium littorale :. , Cercis occidentalis Rhaphiolepis indica'Ballerina' . ,, , Rhaphivlepis indica 'Pink Lady' • . .I. . Melaleuca linarifolia Leptospermum laevigatum i Ternstr - gyinnanthera . Olea europaea Myoporum spp. T'rachelospermum jasminoides - . Pyrus kawakamii Pittosporum undulatum Viburnum tinus-`Spring Bouquet' ` ; Tristania conferta -, Prunus lyonii ? •Xylosma congestum 'Compacta' . _ --- .- Vitex agnus-cactus Punka granatum ' ice' `` "- . .. Rhus spp. - - S _ Schinus molle a`- - " . Tristania conferta 1-»,_' , 4.5 MEANDERING WALK • . . ACCENT TREES: � ,- _ �' i Calodendrum capense ``- -"'_= . - �ti ''` '_�, w Erythrina coralloides , . � t .. �"'' �____ "_'' 1.__ 'je a parviflora _ __. - "' }- — : �__ - Gei r _.. = -,, __ -. ,_ _ Olea europaea ` , - M _ � � - s _- _ _ SC+ Schinus molle - _ _ - - .. ' ___ z-� �,. i __ _ Ij;*1.-�.* ,",l%- IiI � " ", ,I, _,l '%.%,I - �­/- � %I "� II . n� I / -.. ." .I ..' ._. II '. .... _. ff-'-',,'...I.I.... . ;. .I I%.t. 1...:.­. I1". -,� t •, i. _ J•- -•R �.it _ -... _ •• .._• ... r.• -••,- �. - _- - - . - t - - - • .. .,- - _ 3 _ 1iv —_ ,__, . _. >ti _. _ _ __ ,y .II -I.. �;;- - 5' MEANDERING LK :... �_ t. r__ .. . �.. _ :./.... _ _. . ' f { ! / . . / 1 A , - j � . i - . .. / /` t • :- Ott ` _ i ;�yp�� fYY—♦C U.r- ` / J' ..•.•" f ,•i .T �_ • f I i� Oy' yC '-':'�•"..Lw,..•.r •, , � "Liw- - � _ -_ _ .._,--- i 3 f' `?t t : ., .x, -• . y�� -:'f I { . r+ 1 , ri 1' � - Y---r. 'i - � � � - _ ..`:�, I .. S { / ,•'r ,'.4 Y�i.:......•,��,,.iur.»..«•.. ( is i . . i i , s��t�� t - ��,��� I�; ` t fit t / $y u f " , �_''- I / t• ' .. yam . Y � t. � {t f if;3. i v� i4 _ - ! ~ 3 ..-.,,; c �;4 ... __ Ai _­ __ . v .i7i l j j r- , . t ',. f _ - _ � t , [.�.�j G — - . , r ham: . / , -t�,,- * .1 I - r— _�-_­""'�_ - I . . .. -, � � .."_ / / .1 /,/ !� R w / - "' { I xs_ - > ;_ ` r/ '`/ �/'I x • �1� `: ri: -'.'ice r , . / I I . - - . . 11 I .. . 'in- - � I I I � . . . � . -,,: - , -, - " ,". , '� � I . . I . . - Vv� / - / // I/ / / "/,./ /-1 I" / ,,�/ /,11" �I . .11.I 2.1 ,�. ,. . I�.I f11 " I, '-_I . II III �� • ;'ILtri J. _ & I � : . , I. I0I :.F1 . 1�. - -, �_. _. : I . I - . . I � I I I . . . I I .1 I o� 11/ / /. I ;� II/L - .11 �� _i1�� . :0..I� ." I-W0 .......... � z XXXXXXXXXXTI .. ::I. � """,,",, I"".,,,,v EE E MPLE�C PLAN > r - ,., _, 4 WALL LEGEND: S 1ViOD L CO ,, t _, . .* fIA-I..-- ,4_k-5—­ t ; �, , /f/ , 'VIEW WALL: TYPE 1" - 6' TALL TUBULAR STEEL OR TYPE 2 = 4 !/ 1 ' ` `/ i ' pl " : -t '� '�' ' nip _ TALL TEMPER15D GLASS ON TOP OF A T MASONRY WAL 4 W/ `. ' ;I, r '! t 3_, � 1 51 �, �. i t - r - FINISH.' , ._ . .I i // i/ f - - ,t , _ t i t i i- °'S•.'- ry - _ , - _ - :.,•.,-. t .., v '.s '{- t' , ' L j l i •���i,6. COMBINATION WALL : ± 1S".TA.LL,M.ASONRY'yF.�'�G WALt, :� `;',,, I . . � V/Y / / I/;I "/ 11/ I.� ,� I . - I.�/,,! / ,-0 — EITHER ± 5 .'TALL TUBULAR STEEL OR TEMI1� GLAS.ABOVE /// j t t - •�,— -� �u r THEME/PRODUCTION WALL 6' TALL MASONRY`WALL W/ : ' ;4 /' / f ' t ` %/ 1 . �4 r-- r is { '•^ t ;} STUCCO / / / , ,, , IYI; , / , ./I L / t. / i ��,I z/ t _� I - -, ­c 1."1'�1-.. , �.�, .�.-.I ?_P4ji, a- jr 4,Ic,.�Iq j � •• iif.{ i 20'.NON,COMB�JSTIBLE - ;' N / /'. V/ / ,-, - �.J..,r�~-'"' i : 0o -.. --'1A �� I_. . d-� .-1-I1 I- . .�.I , W4.1� 5.-3-� II !- D�� e*�- , ,I Lk `� i STRUCTURE EASEMENT _ - 1." I / / 11 I/ , I / % / - _ .[ a ., , _ ,ram - - _ _ _ .* = yr f f, / t 4 t, {: /' i / " I //.FI/I -I 1,/ I . /.I.� '� ._� .- - -IL �� 1,1.I i,a �I_: _—, -.I\ -,�1 .­ -�',- .... .i .- .I- - -.11". -. �?.��_.�.11' I ..��,14t,..tI,l_!c. �- ­- 1,._1Ir�-, � .I..1-, , �­� ' -I. I. -..­ I It - € , F l v t , NOTE „ F -N 3., 'P jJ/ { • } i'�I�, 1. All Landscape Axeas shall receive automatic izrigahancsyStem.,:= • . t l� _ : , - I 4 f , ' 3h i f. ,''} � `:. ,K _ .h p,: , h ,.'+' , , 'f r 19 `R / ZO =-, -.1, O .. . Hume Owner Assocsatio t amain . .o i1 w area land n ° , ,SAFE �; n o t . all'`I o .m n szape show . �, _ J 15U f- `'` `'`-- _- - ' .` ;except as noted'on the Wts. , .,, r rt .., +",:r a + i - F' =� . '~ :�.,..-�"r ��..� f 3: Minimuri lan :,� r ;., , f /' . k . P t sizes `�" { ' . r� / - _.- ---�'' �1' V' . . Trees -15 gal, � - : ', ..h; , > ,,, - . \ I • �% f t ?^ Shrubs 1 gal. , d - ' _} .t r - Groundcover -routed cuttings from .fIats E. . / r ,P/ i i ., ; ' , t _ / / x ' �� _ '`s / r i f�/ / �.�'' s" »v.k 1 . - . / , . � I I -1 � . — , - ­ � // , . I i �r fI.4 � / , _ // I . i ,1 . -1 — __ . . I .. / � .- t1. . � . I I I . . . . _:� I . 11 'L �-'-.,�ni.-� , / I . - - 'I,- - --- -1 " . - I It. - ­ _ 4 , 01''_,r-� / i i .fit % / I. _ � -� ' _ =• I . k, / / / --- /(ice - . I. - -t .S .-. r_ of /' r, , - - - , '1. i t qt ! 'r'S+, - —s._ _ _ _ 11 . - - _ - - . - - - - _ - . I I � PRELIMINA ,.`."­ ­.,!�g,�- I I L I . , . - . I .� I � . . I I � I I -, 1. 'W" . �. � z � """' . I - `!,� - - _, N . I I . I ­ '. I I � I .1 ��_ . L I I 1. �­­." _�.. L", " I � ­ � %� 1 L� I ­_� ,,.-;, . . .'' . . ­­`­:_,r,f�.j'p 1. I I �. -34 . .. - LANDSCAPE :-PLAN.'- �, ' '-'.Z' � - ­.- � . -�,_, _,_,�:, " -.1 � ­ ­ - -:� - - I I . I � �. . � , - -�, .. I I . I � . "'' _' . I � , , , _�L�l . � VESTING*` TIV TRACT L #_151 . 4,r, B 17500 Redhill Ave. Suite.210 'I I I � I .�� .1 �. - -11". ,.1� :� .ZI ­.,� , �"­,"_,-__`�,. ��,,­.�,_�,-',.1_­ ,7,�";t�� _..-�-��­_,,�,. : i,__.___��_ "1­ ASTAL COMMUNITY BUILDERS REA -_CO T A .� . .. �-11I ,- 1 I A..DEVELOPMENIrv'rne,eA 927,4 �9' WPORT RIDG L . ___ __ - - __ __ � I I ­ - .. - I . I I � . I I __. __ I I � I . � __ - , � I � . - . '. ­'. 4 - _ . TEL.. (714).474-6956 . �' - - ;' 1. .1 1,STUDIO " LAND;:: , , - FAX (714) 474-8159 5550 NEWPORT BEACH, CALIFORNIA 92656 r r , _ 714/720-21 29 FAX 714/720-21 1 1 r:x, , 5 ,AA ,.. ' •,., ., t :OF; :'�# 0 rV �;' v . - , ,:. .. - - - - - - :r,. r ' _ to r 4r'.$ - [ , r - t •. - • ki 1. -,t if Y. .1­1 ' - - - - ' - ' • f . sA2• ` f,v • _i, T. Gaya, s'.i i f l TEMPORARY MODELS WALK MODEL 42" HIGH TRAP FENCE TEMPORARY MODEL IDENTIFICATION SIGNS 2'X4' MODELS DISPLAY LANDSCAPING TYPICAL NOTES: 1. THE SALES OFFICE WILL BE A TEMPORARY FACILITY . LOCATED IN THE CAR GARAGE SPACE OF THE MODEL 1 UNIT. FOUR FURNISHED MODELS WILL BE EXHIBITED. 2. LANDSCAPING WILL BE IRRIGATED WITH AN - AUTOMATIC IRRIGATION SYSTEM. THE BUILDER . WILL. MAINTAIN THE LANDSCAPE Wn'HIN.THE MODEL COMPLEX BOUNDARY DURING -THE LIFETIME . OF THE MODEL'' COMPLEX. AFTER CLOSURE, PRIVATE YARDS WILL BE MAINTAINED BY THE HOMEOWNER. NEIGHBORHOOD , STREET PARKING WILL BE MAINTAINED BY `I'HE HOMEOWNERS' ASSOCIATION. PRELIMINARY MODEL PLAN 17500 Redhill -Ave., Suite 210 / A Irvine, CA 92714 SL TEL (714) 474=6556' STUDIO LAND FAX (714) 47+4159 , CJTE 2,1995 .5. ,OF 13 T'T T-I , TT Builder Flag Scale:1/2"-1'-0" STREET SIDE ELEVATION LEGEND: 1. Masonry pilaster. 2. 6" Concrete cap. 3. Tubular steel fence, pickets fie? 4" o.c.. 4. Finished grade. ViewWall Tvne 1 On Grade Scale: 1/2" = 1'-0" ELEVATION LEGEND: 1. 6" Concrete pilaster cap. 2: Masonry pilaster with battered face. 3. Finished grade. Entry Drive Pilaster Scale:1/2"=1'-0" SIDE SECTION LEGEND: 1. Finished grade. 2. Finished grade 0 retaining, see Civil Eng. plans. 3. No batter on pilaster below top of retaining wall. 4. Concrete 'v-di tch' by Civil Engineer. 5. 2: 1 Slope. STREET SIDE LI LJ i.J ♦ l A. 1 i VJl 11 SIDE SECTION 32p ELEVATION LEGEND: 2 1. Finished grade @ lot. 2. 6" Concrete pilaster cap. 3. Masonry pilaster. 4. Masonry wall with raked stucco finish. 5. Finished grade ® slope when not retaining. 6. Finished grade @ slope when retaining. See Civil Eng. plans. Community Theme Wall Scale:1/2"=1'-0" LEGEND: 1. 6" Concrete cap. 2. Tubular steel fence, pickets @ 4" o.c.. 3. Finished grade behind wall. 4. Masonry wall with raked stucco finish at retaining locations only. 5. Finished grade @ slope when retaining, see Civil Eng. plans 6. Masonry pilaster. 7. No batter on pilaster below top of retaining wall. 8. Top of wall, 6" concrete cap. Masonry/Metal Combination Wall Scale:l/2"=1'-0" LEGEND: 1. 6" Concrete cap. 2. Masonry pilaster. 3• Tempered Glass (4' tall) 4. Painted aluminum frame. 5. Concrete cap. 6. Masonry wall with raked stucco finish. (2' tall) 7. Finished grade. View Wall Type 2 Tempered Glass Scale:l/2"=1'-0" SECTIONS/ NEWPORT RIDG VESTING.TENTATIVE, TRACT #15134 ELEVATIONS DEVELOPMENT AREA B 2 Ave., Suite '210 COASTAL COMMUNITY17500 Redh BUILDERS c Irvine, CA 92714 V L A- 55oTEL (714) �474-6956 STUDIO LAND CALIFORNIA 92658 NEW PORT BEACH, . 7 1 4/720-2 1 29 FAX 7 1 4/720-2 1 1 1 FAX (714) 474-8159 JLTNE 211995 6 OF .13 f for ti �� 1f -ov • A IIW III � I .� 11 �U ./ do tot of • • TENTATIVE TRACT # 15134/ 15135 Vol 1= Opt VV r �`s 7r • • • a • It • 00 Jv r 40 �;' • • 10A '" _,'-'-'�- r^ � •� . • • • ---• � � • ��• a� . , jam, +� �� • �- �'Y���-/��V// . �j� • • r'. c • t BEDROOM 5 OPT. + 174 SQ.FT. I I DECK ABOVE OPT. FIREPLACEi BONUS ROOM i I 4- 1 II LINEN —v- UP ,EMENT OPT. + 1315 SQXT. TVE TRACT # 15134/ 15135 B A S S E N I A N Fey s•F. I 45!on 5, C,f I STANDA'RD: 6080 SLIDING GLASS DOOR OPTIONAL: (2) 3080 FRENCH DOORS � KITCHEN NOOK DINING M. r FAMILY MEDIA BEDROOM 4 Iwo ONE �� a Fat ll<A U I� D. GARAGE I I (15-AU) (IoX 17) 0 A R C H I T E C T S H s �, DEy ion., to po DEN OPT. SCALE 0 1 2 6.2.95 warp 3 WOOD SHUTTERS CONC. FLAT ROOF TILES (TYP) STUCCO ENTRY 4 - wi • WALL (TYP) V • of METAL VENT (TYP) FRONT ELEVATION REAR ELEVATION TENTATIVE 'TRACT # 15134 / 1513 5 • M • —� —mac- C O A S T A L STUCCO CHIMNEY RIGHT ELEVATION STUCCO TRIM (TYP) LEFT ELEVATION PLAN 1 C O M M U N I T Y B-U I L D E R S m N E.W. P 0 �R T, B A S S E N I A N L A G O N I RIDGE 1- 4110 A R C H I T E C T S SCALED 1 z 6.2.95 o-. X Q 9 OF 13 e �� 55 0 RETREAT OPT. + 166 SQ.FT. III STANDARD: 6080 SLIDING GLASS DOOR OPTIONAL: (2) 3080 FRENCH DOORS 4-7 l�T2 PLA Off. nVEPLAZE ( �� i v 2603. S . FT. (4058 SQ.FT. W/BA&MENT OPT.) BEDROOM 5 X 9 3' BONUS ROOM LOT SIZE 5'" U I I BA.4 11 UPC O N L, D T Y B E R A S T A, L 0 M M (D STORAGE M!NEWRIDGE PORT 51 BASEMENT OPT. + 1455 SQ.FT. SCALE[ 0 1 2 TENTATIVE TRACT # 15134/15135 13 A S S E N I A N L A G 0 N I A R C H I T E C T S 6.2-95 A lk to Aw1 STUCCO TRIM -% 0 • k1 S• STUCCO ENTRY WALL (TYP) AN t. C. • ' • • s . - • •• ~!11111111141 �. • • \� .74 • �.c- -MCC,- FRONT ELEVATION RECESSED METAL VENT (TYP) REAR ELEVATION TENTATIVE TRACT # 15134/ 15135 - STUCCO CHIMNEY -CONC. FLAT ROOF TILES (TYP) - STUCCO & WOOD FASCIA (TYP) STUCCO (TYP) WROUGHT IRON RAIL STUCCO POT -SHELF �rrr��r��riu�ir '4 GARAGE DOORS (TYP) Lk I!Y _ - 1 C O A S T A L B A S S E N I A N -STUCCO TRIM (TYP) RIGHT ELEVATION C O M M.0 N I T Y ORT L A G O N I LEFT ELEVATION B-U I L D E R S RIDGE � • A R C H I T E C T S SCALE =14 0 'l Z 6.2.95 ■ s NOOK i— T — KITCHEN kTS _ ----------- I I DECK ABOVE BASEMENT OPT. + 1519 SQXT. iTANDARD: 6080 SLIDING GLASS D OPTIONAL: (2) 3080 FRENCH DO 1 1 :2 s. f PLANT 3 2,909S (4428 SQ.FI'. WBj LOT SIZE C O A S,T.A L C O M M U NA T Y B U I'L D E R S • NEWPORT RIDGE • E TRACT # 15134/ 15135 B A S S E N I A N L A G O N I A R C H I T E C T S SCALE o 1 I 6.2.95 i METAL VENT (TYP) �t Eli - :yam •• ,� y� �. � . - --w_ •ram � -- - . aim ■ml� Ala. So • RIGHT ELEVATION.. LEFT ELEVATION PLAN'- 3 G O A' S T A L C O M M U N, F T Y B U I L D E R S NEWPORT RIDGE S E N I A N IND L A G 0 N I 0 A R C H I T E C T S SCALE 1 2 6.2.95