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PH 2 ZC 97-003 & VESTING TT 15420
DATE: NOVEMBER 3, 1997 TO. FROM: SUBJECT. WILLIAM A. HUSTON, CITY MANAGER COMMUNITY DEVELOPMENT DEPARTMENT ZONE CHANGE 97 -003 AND VESTING TENTATIVE ADOPTED RESOLUTION NO. 97 -70 S1 477 - /0f TRACT 15420 Dz-d //cPO SUMMARY The application for Zone Change (ZC) 97 -003 is a request to amend the East Tustin Speck Plan (ETSP) to provide for minimum 10 foot front yard setbacks for side entry garages in the Low Density Residential Designation within Sectors 8, 9 and 10 of the Specific Plan area. Vesting Tentative Tract Map (VT7) 15420 is a request to subdivide a 19.5 -acre site within the Low Density Designation of the ETSP to accommodate the construction of 75 single family detached homes On October 27, 1997, the Planning Commission recommended that the City Council approve ZC 97 -003 and VT7' 15420. The Planning Commission also approved Design Review 96-057 for the project Applicant: John Laing Homes Owner The Irvine Company RECOMMENDATION That the City Council: 1 Conduct a public hearing; 2. Adopt Resolution No. 97- 104 approving the environmental determination for the project; 3 Introduce and have first reading of Ordinance No. 1190 approving Zone Change 97 -003 and set for second reading at the Council's November 17 1997 meeting; and, 4 Adopt Resolution No. 97- 105 approving Vesting Tentative Tract Map 15420 FISCAL IMPACT The applicant has paid application fees to recover the cost of processing this application • • City Council Report ZC 97 -003 & VTT 15420 November 3 1997 Page 2 REQUESTS 1. ZONE CHANGE 97 -003 - A request to amend Section 3 6.3.A2.2(a) of the East Tustin Specific Plan to provide for minimum 10 foot front yard setbacks for side entry garages in the Low Density Residential Designations within Sectors 8, 9 and 10; and, 2. VESTING TENTATIVE TRACT MAP 15420 - A request to subdivide a 19.5 -acre property into 75 numbered lots and 18 lettered lots for the purpose of creating 75 single - family detached residences. INTRODUCTION The proposed project is a request to subdivide an approximate 19.5 -acre site to create 75 single - family detached residences. An amendment to the East Tustin Specific Plan (ETSP) is requested to provide for minimum 10 foot front yard setbacks for side entry garages in the Low Density Residential Designation within Sectors 8, 9 and 10 The ETSP and Tustin City Code provides the Planning Commission with the authority to take final actions on Design Review application and recommend actions to the City Council on the Zone Change and subdivision applications. The City Council has final authority on Zone Change and subdivision applications. Site and Surrounding Properties The Low Density Residential Land Use Designations within Sectors 8, 9 and 10 are generally located west of Tustin Ranch Road and Township Drive, north of Bryan Avenue and south of Rawlings Way (Attachment A). The proposed subdivision is located within Sector 8 of the ETSP (Lot 4 of Tract 12870) on the west side of Township Drive, opposite Cleary Court (Attachment B). Lot 4 is designated by the ETSP Land Use Plan as Low Density Residential. The Sector level subdivision (Tract 12870) establishes a maximum density of four (4) dwelling units per acre. Existing development in the vicinity of the site includes: • North - Single - Family Homes (San Marcos/San Rafael) • South - Single - Family Homes (San Marino, Sorrento) • East - Single - Family Homes across Township Drive (San Miguel) • West - Single - Family Homes in unincorporated County territory • • City Council Report ZC 97 -003 & VTT 15420 November 3 1997 Page 3 DISCUSSION The discussion that follows includes analyses of the proposed ETSP amendments, the site plan, access, parking and circulation, landscaping and architecture. ETSP Amendment Section 3 6.3.A2.2(a) of the ETSP (page 3 -25) requires that all structures must maintain a minimum front yard setback of 20 feet in the Low Density Designation within Sectors 8, 9 and 10 The Low Density Designation within all other Sectors allows for garages to be setback a minimum of five (5) feet with living areas setback a minimum of 20 feet. The proposed amendment would add provisions for side entry garages to be setback a minimum of 10 feet in Low Density Designations within Sectors 8, 9 and 10 All living areas would still be required to maintain a minimum 20 foot front yard setback. The proposed amendment would allow flexibility with residential product design and improve the physical streetscape by providing varied architecture and minimizing garage doors facing the street. All Low Density properties within Sectors 8, 9 and 10 are developed, with the exception of this site. There are also Medium -Low and Medium Density projects with single - family homes and side entry garages with five (5) foot front setbacks consistent with other development standards in the ETSP for those respective land use designations. Section 3 6.3.A2.2(a) is proposed to be amended as follows with new text shaded. Front Yard - For developments located in Sectors 8, 9 and 10, the front yard setback shall be a minimum of 20 -feet, measured from the right -of -way line of either a public or private street (sidewalks are included in ROW for private streets, if provided). Attached side entry garages may be setback a minimum of 10 -feet, provided that all living areas maintain a minimum setback of 20- feet. In all other areas, the front yard setback shall be a minimum of 20 -feet from a right -of -way line of both private and public streets or if equipped with an automatic garage door opener, an. attached or detached garage shall be a minimum of 5 -feet from the right -of -way line for a public or private street. A garage, except side entry garages as provided for in Sectors 8, 9 and 10 above, shall not have a setback between 9 -feet and 20 -feet from the right -of -way line. When no sidewalk is provided, 4 -feet shall be added to all minimum dimensions. If living areas are provided above garage, garage setbacks shall apply, however, the living area will maintain the 20 -foot setback. City Council Report ZC 97 -003 & VTT 15420 November 3 1997 Page 4 • • Project Description & Site Plan The applicant proposes to subdivide an approximate 19.5 gross acre site into 75 numbered lots and 18 lettered lots. The numbered lots 1 -75 are for the construction of single - family detached residences. The lettered lots delineate common ownership areas for the development and maintenance of private streets, common area slopes and landscaping. The proposed density for this project is approximately 3 8 units per gross acre, which falls below the maximum allowable density of 4 units per gross acre specified in the Low Density Residential District of the ETSP and Sector Level Tract Map 12870. Developments within Sector 8 are required to provide minimum 10,000 square foot lots, single -story floor plans and rear yard setback of 30 feet on the lots which abut the ETSP boundary adjacent to unincorporated County territory These specific requirements have been incorporated into Lots 16 -18, 25 26, 34 -37, 46- 48, and 57 -66. All other development standards identified in ETSP Section 3 6.3.A applicable to the project and have been met or exceeded. A total of 27 lots (36 percent) are proposed with the minimum 10 foot front side entry garage setback. (Lots 1, 3, 5, 7, 9 20 -22, 27 28, 30 -32, 40-42, 44, 45 49 51 -53, 61, 63, 70, 71 and 73). A statistical summary identifying compliance with applicable development standards is included as Attachment C. A copy of Planning Commission Resolution No. 3552 recommending that the City Council approve Vesting Tentative Tract 15420 is included as Attachment G. Access, Circulation and Parking Access to the site is proposed via a single access point (Street "G ") from Township Drive approximately 340 feet west of Cleary Court. A Street provides the primary east -west circulation on the southerly side of the project with a series of five cul -de -sacs extending northerly from A Street. The project is within a Master Association which includes the private portion of Township Drive and vehicle gates at the intersections of Tustin Ranch Road/Township Drive and Rawlings Way/Township Drive. Vehicle gates for this specific project are not proposed. All streets within the development are proposed to be private and maintained by the Homeowner's Association. Streets "A - `F' are proposed to be 36 feet curb face -to -curb face with curb adjacent sidewalks. The entry street is proposed to be 40 feet curb face -to -curb face with curb adjacent sidewalks. On -street parking would be permitted on both sides of Streets "A" - "F ", with the exception of the cul -de- sac bulbs due to Orange County Fire Authority access requirements. • • City Council Report ZC 97 -003 & VTT 15420 November 3, 1997 Page 5 The ETSP.requires a minimum of two enclosed garage spaces and two guest spaces per unit. Each unit proposes three and/or four car enclosed garage spaces. A total of 184 guest spaces have been identified which includes 109 on- street spaces and 75 driveway spaces. The proposed parking exceeds the minimum requirements of the ETSP Architecture: The architectural style of the project is a contemporary interpretation of the Early California and Monterey styles. The structures will have tile roofs, stucco walls and trim. Architectural details vary between elevation styles and include exposed rafter tails, wood and stucco columns, wood and stucco trim and facia, wood shutters, wrought iron and various recesses, turrets, balconies and pop -outs. All elevations have a high level of variety to provide a unique street scene. The colors for the project include nine base stucco colors (white, cream and light tan shades) with beige and brown accents and dark red blend roof tiles. The proposed color schemes are consistent with the Tustin Ranch theme and appropriate for the project. Plans 1 and 3 include a side entry garage, and as part of the ETSP Amendments, would have a minimum front yard setback of 10 feet. Provisions of the ETSP Amendment would still require the living area to be set back a minimum of 20 feet. However, Plan 1 identifies a den option in lieu of a garage. This option or other conversions of the garage space to habitable area on those lots with less than a 20 foot setback is prohibited. Conditions 3 6, 8 1 W and 9.3 were included in Planning Commission Resolution No. 3552 to require a deed restriction be recorded on the property and a notice signed by the future property owner indicating that the conversion of the garage to habitable space is prohibited. The applicant previously indicated concurrence with such a condition. Landscaping. The conceptual landscape plan meets the requirements of the ETSP and is consistent with the City's landscape guidelines. The proposed landscaping consists of a variety of evergreen and deciduous trees, shrubs, vines and ground covers intended to enhance the project and minimize visual impacts. The project entry is highlighted by Date Palm and Carrotwood trees. The backbone street system is proposed to be lined with Camphor Southern Magnolia and Fern Pine trees. 061 I 'oN OOuet!PiO SDI -L6 Pug 170I-L6 'soM uo!lnlosag - H ZSS£ 'oM uognlosay uo!ssauuwog Su!uusld -O )(PIS 1s!3111I - luawasgg ssaaoy adsaspueg - g susld Pau!wgnS - Q AnununS leaus!tsts - dew uo!lsao -I LSO-96 ZIQ/0Z17S I 11A - g dgyAT uopeo lotaanG luawdolanaa iil!unu.auog )logsu!g y ylaggzc = dD og OI 78 6 `8 S]ola0S - y :sluawyoeuy pannbai s! Malnat retuaunionnua aayurg ou pug taw uaaq angy toy Algena reluawuonnug gauo3!JO ay13o sluawaJ!nba.i ayt tap pug llauno3 ay1 Nutt spuaunuoaai gists `a.ioJaiayl 'Ignoidde 3o suouipuoa se popnlaw a.n `papuaun se `Z -Ss pagguap! sainsgaw uorw ggAl passalpps uaaq AlsnolnaJd ante loa[oid sup 01 gu!lglai sans! Isluawuonnua ay1 `papuawe se `Z -g8 (?II$) uodag peduq reluawuoalnug pug loafoid pasodcud ay13o MOJAal uodn paseg (3 tuawyogny) coda! slyl 01 payogue s! pug loa[oid sell io3 pomdald uaaq see Aprils !Emig uy spa nub' Jn/uaeuuolmu3 luaualoguy sg papnlou! s! yoalnt luawasea ssaoog agluo map paSnlua ue pa.ndaid sey lugagdde aye 6S pu 85 slog y2nonll tuawasea ssaaog ue g!n pasodoid s! Ean adois ayl of ssaooy uo!ls!oossy s,taumoawoH pip Aq pauntwew pug pauMo aq of s! ,O, 101 lanoo punoi8 pug sgnnls gall!nuregnog pus gloeay `saanl Jaddad s!woJ!lgg pug auld ugySjy sapnlou! tuauuganl adsospugl aqZ .CO„ to"I) Anpunoq taafo.id yuou alp Suole adols ay1 uo pasodo.id s! gu!dgospugg 9 aged L66I £ aagwanoN OZ15 I ,L1A'8 £00-L6 DZ uodag Bouncy) X113 • • • • ATTACHMENT A SECTORS 8, 9 & 10 LOCATION MAP • a • • ATTACHMENT B VTT 15420/DR 96 -057 LOCATION MAP • • ATTACHMENT C STATISTICAL SUMMARY • • ATTACHMENT C - Statistical Summary Vesting Tentative Tract Map 15420 &Design Review 96 -057 John Laing Homes Requirement Proposed Gross Site Area N/A 19.553 acres Minimum Lot Size 5,000 s.f, (10,000 s.f 7,240 s.f, (10,011 adjacent to County) adjacent to County) Total Units 78 maximum 75 units Density 4 du/ac (gross) 3.84 du/ac (gross) Lot Coverage 50% max. 44.5% max. Building Setbacks Front Yard 20 feet minimum 20 feet min. living area; (10 feet min. side entry garage) ** Side Yard 5 feet minimum 5 feet minimum Rear Yard 15 feet minimum; (30 ft. 15 feet minimum; (30 ft min. adjacent min. adjacent to County) to County) Maximum Height 35 feet 34 feet Resident Parking 150 garage spaces 216 garage spaces min. (2 -car garage per unit) Guest Parking 150 spaces 184 spaces; 109 street, 75 off - street (2 spaces per unit) PLAN SQ. FT. DESCRIPTION QUANTITY 1 2,625 4 BD, 2.5 BA 22 29% 2 3,305 4/5 BD, 2.75 BA 9 12% 3 3,488 5/6 BD, 3 75 BA 24 32% 4 3,840 5/6 BD, 3 75 BA 20 27% ** TOTALS 75 100% Subject to approval of ZC 97 -003 to amend ETSP • • ATTACHMENT D SUBMITTED DEVELOPMENT PLANS IY- 14 3 / I3-30 VESTING TENTATIVE TRACT MAP NO. 15420 '' SANTIAGO . l f! 1 1 3 TUSTIN RANCH, TUSTIN, COUNTY OF ORANGE, CALIFORNIA \\ (BLOCK 5753, MODULE 83) / _7 I N. 5 544 A 'AND, >.• � it ■ 5 ,. V 53 53� . I 424 /1w 1 66 6 65 69 20 II 72 73 6 I ✓� '‘ f'i con i 0.0 31041351.3 & Ai2 40056' LAM MO•I MAVO,MAI MC. 1x4141 + 13 MM 67 /12 mA¢l140X1 r C351LL619W 14,441 1'wdr ....3.....4.57. r.......33. 4m 1�. -1Y /, . 4�a ..444 44444-44444 TlMA31513 3P.,CI YV M 15420 $y11W0 •1 ,..��, •:: PRELIMINARY SITE PLAN FOR SANTIAGO VESTING TENTATIVE TRACT MAP NO. 15420 TUSTIN RANCH, TUSTIN, COUNTY OF ORANGE, CALIFORNIA El ws wu .+c Ian gm sem swam to mys sa 10_ CONCEPTUAL GRADING PLAN SANTIAGO NOTING TENTATIVE TRACT MR NO 15420 TUSTIN RANCH, WON, COUNT? OF ORANGE, CALIFORNIA. ) 4 r (el:ter ' • gip S3IVIOOSSV 1113NN3I pU =31VOS ON X3ldWO0 130O1AI S I NCO N 1d3ONOO 3dVOSGN■11 ODV11NVS Mgt. a i3vvW. w • n:.sw— 3L31Vd SNVld • ®l ®''_ I. Y® �_ TIM •10.1a MON DRY. .0Mt .1 31VOS Akl1N3 I =r rs_ INOU, LAING H O M E S • • SANTIAGO MARCH 3 1997 MARCH 24 1997 JUNE 24 1997 AUGUST 27 1997 001.e. C•Orneol 10' -0' • 0 - -0' w-�-2 Efl_nn i- Ifl II - I rili, 10' -0' mArrEa RECAMARA PRI IP"llmtm1 frolifter = �r %iriii�rcm. LAING 11 V M n / \ OCHERA I 1 2 AUTOS \ / f....1E I -� -- le PLAN ONE( THREE CAR ) w pl.I4GIS��um. •' COCHERA I AUTO OAR GM GA RAG SANTIAGO SCAM, AUGUST 27. 1991 1 PLAN ONE IAbULAI IONS 2625 SF GARAGE 623 SF • • i If■'°'' 74, U U!l]t1I IlII I III' S *A� EN Im LAING Fi C M E S 4 Ft 1111o,,�5'" vin,uUn IIUhnu PLAN ONE( THREE CAR ) • RECAMARA s4 RECAMARA *3 9rvI (.H(R ;IEI T.(1(1: RECAMARA GRANDE SANTIAGO AUGUST 27. 1997 +...- ....... - ... .�..........— .,..r,..,,......., Conni.019.1 3 LAING H O M E S • • ELEVATION B ..a„ � 1.11 TYPICAL ELEVATION C PLAN ONE( THREE CAR ) SANTIAGO SCALE IJC *I-r AUGUST 27. 1997 3A :a.a."�."unofl �e..`..� on sm C 014j • n sw,i. • • II ....i III'II11i1 '111'III'IYIi l�i'III'�I����L �llll!I��I�! `��':milmil.IiAll4.��Ill�l, I'II' ■Idn 11 ,+ 11111'1111 I I I 11lI :Ill -"-;! :,' :s.tu IIIIIi::'1iilllllil lye -- , •IuUIUll 11 . • 11l == MI 111..! UI ELEVATION B LAING HOMES PLAN ONE( THREE CAR ) SANTIAGO AUGUST 27.1991 4 r _ .•.V • • RIGHT SIDE ELEVATION If 1111 11 Dill l �11�.: VI1111 11111 11.;: I! 111111111.11Ill1pll 1 111 n ���l I' �III III 111 a .1 y l tl 11 111 1 1 1nrjII 111 "Allis ul IU !'1 11 11 1 11111 1 1 ' :fill 1 111 IJ 1 111 11111 111 II ti ..Iii iIlm II 1 11111IIL "..- II Iwl lll' PIMP I. 11 1 I l ul , l }v I!, u Minis 11LHI1 Hul> ,u,: ErIMal EMI LAING H O M E S — Wa Of MOOR. M10Y. -3 STUCCO OVER a..m LEFT SIDE ELEVATION REAR ELEVATION J PLAN ONE( THREE CAR ) 2X11111111 4 vpOp1. OOJM1W Of f1.0011 • FA MT" W SANTIAGO SCJ.L 1.• AUGUST 27. 1997 5 ....,..e w c..ma <i.. m Caf . wown It Old 1.,1011 LAING H O M E S • • PLAN ONE( THREE CAR ) SANTIAGO ,CALL,a AUGUST 22. 1997 6 WOODLEY � 1000 Moma. 010 L DP 00 0010 .1101 110.0/0.01000sry 00.0.1 600+.100 ry vry nmoN0100 000 u.rvrv.•h 4nPO 110 liUMMNPA ESTAANCIA mmmnin lir nnu iii i T ii a ,„ i RECAMARA #3 Ito. m RE #44.4 1912112129L...222.11"2211 COCHEkA I AUTO mE U -. ise LAING PLAN ONE( FOUR CAR ) SANTIAGO H 0 M G $ AUGUST 27 1997 • • r,,,,..,I,,11111.111, . I nuwm�,!J Wiid'i!!! ,k DE TV LAING H O M E S IrhminYiii 1'1111111111 RECAMARA #3 ..' ., PLAN ONE( FOUR CAR ) .".1'1!:111"'•1111'''"""' ICIIII RECAMARA *2 RECAMARA 114 RECAMARA a3 'v1117iii9lpII lrm RECAMARA GRANDE SANTIAGO AUGUST 27. 1999 8 OPTIMAL 1111•00•0 CA Sus • • =1;1212111:311:1 - • LAING H O M E S PLAN ONE( FOUR CAR ) SANTIAGO AUGUST 27. 1997 .�. �.- .. ...`.��— .�.�.- �......v.o �.T.. 8 A TIC VCCOIST� iw SWm Ii- 1. ,.. • • i IO11111111A�1 I.Il `h. IIRil1 A, ■ 11 Iie ■ • 11■II 114, lI!L99' llil I �II■�i�i`li AM �J I. ;Al i 111 Vitt' iu ti_ ■ • • ' � IIIi1 IY11� � .1� � il...�..e�ll 1 ■i l,l 111 :a 1 I I'x a e .`I'll 11 1 '.: j,il c a ii+i? o •41r `L :_:Y: lhl Irilr up., ee �. riiye,:11 • ' t '= AMElec 'ELEVATION A rr�w.. 1 L ..AIC 1•: 1) �•: eI'M 1111118118*.‘,„_ I' Ali I i,ni!II��� I,J! 4911111 Ir ��h�l.../6:r 1.1,11, :1��I.1 l ll 1`1 11 ILa. 1u.ii. isi:1.�I.w�111111:11:i11:I �I�liy� i. i 1/ r \...911r . 1 .1. i I: „• 1 Ranson •I■ >x/ v?' ./I;7 II6 / III IIIIII ' 1111111 -Ira nom 1';�� 1 I� r -ems' um.. • ELEVATION B II. I! np nrp•e=`IIlgi" e'•,.1 IIIIY�rii�lll 91e/�yiii: � LAING II 0 M li S PLAN ONE( FOUR CAR ) SANTIAGO AUGUST 27. 1997 9 • • RIGHT SIDE ELEVATION LAING dim =al ICI LEFT SIDE ELEVATION PLAN ONE( FOUR CAR ) SANTIAGO WAIL. I, H O M E S AUGUST 27. 1997 10 • • LAING PLAN ONE( FOUR CAR 1 "OM! LOCM SANTIAGO nA /CIVP 111. it YES two. AUGUST 31. 1997 H O M E S (( r,� ■ in rc SUM a _ 1110 IIIIII 11•118; sik7an. mow rip, 4111•• Min IMO._ MEM nos MN am locia is lama is Ina C:��.�_ ..a._M .a a �� sin mg asis EE =�: EEiE�edEEEE�E��EESE:Eo ��ac- .u.:r" wilE6 _e: ?E :e! ICIII w 1f g 7771' "' 'j iI IIiIINllllIIIlM II11VI lli nd+ _; • • ELEVATION B Ilinn :_= S01.... LAING H O M E S ELEVATION C PLAN TWO SANTIAGO AUGUST 27. 1997 13 ,r- ..... -._._. .. .........- .::�.,.........._.o.. v....0 M. • • attiF a. TIM. .AT.11.11:10.,.D.3 STUCCO Itr-0117 ILJTI,1 TAU ELEVATION A .,.CRO ...AICI ..,a.® UJ �` j1'� /• I 1 1' �. 1111 it -. -•,i- .+,, � �' N\ �\ .• • m?- IIil� 1Ii11,- . .a.E..Ui* t Rey .. aL 4 t.r J'w. `7np.i1.1I1I lili i r lr �i I iNi iii n' iii% 1 iii-,,. i rte- - ELEVATION B •COD man '000 PLOTS LAING H O M E S PLAN TW SANTIAGO 14 Y0,0.1 •J411111,11144 INA Deptata.Cnk IR AM Inn/ Ir. Sonell .C• 111/4 1.070al I, (II 11 Saul ,.......,•.—. me.... ta. .,..nit .......,... c..r. e,.• • • RIGHT SIDE ELEVATION . I lil I lI111'�u,1I1I111I1I I,tIIl I I tUI I..I11I11I1I1111I1111 W11t IW.1nt;141t11t1dlall l.hlt1. 111,/t 1 �!1 31'111111.1, fi /ill /1. �I 11 Il!!�I d-,I.�it�i�l�1l:.1ICI i 1114111 1'111 • l ; py ! I f1�1'' 4 1 / !lt if ! l l lll[ is wlaiuu.ililiF luif .uuII,m1 {LII�IIlItIl I1�I(�I�L�i llit.II!iIiIl� ll� hurt. li :. . .I 1 1 ; 1 , ,- - al.G1l.H[II tt F u`h1.1 .,1 . • V iw ,�: Its. it NI 1 1 It, 11111 41 LEFT SIDE ELEVATION `lll' 1 UIy1 i II 1 IIII� =1^'/ il'1111�11t,11/11 11 /,.1 It'ii . 1`11111111 Il I l 1/11�IIIlI11lIIl1 .1 Il l/. 11 i i I .1t.,ILJu111111L1111nipp; Hill,,. lliuiilii I' illi'1111'i1l li; .- 11 41,1./111 11111 ""111'111'1 /1111111111111_11111. - -„A -1 . %� 1 _ - I■I I ■■1 I ■I � � ' I�II■I i �� �. i■i LAING H O M E S PLAN TITWO SANTIAGO AUGUST 27, 1997 15 • • LAING H O M E S PLAN TWO SANTIAGO AUGUST 77, 1997 16 MI KM., MLMITECLIAL PDX, LAING H O M E S • OF FICTNA/ lELAMARA s5 i / / I COCHERA 1 /AUTO 09- nY 1 1 III • SALA Lit.-1.A1 b9� 1 1 y ■i■:a .Id'uu o■ :..oa. •ou • K UIt dIIS 1 jkh juuh mik--, I m1ui�IOSIM' Oil IMII• =▪ ■ r— � 1 •�■ 'I I ■m� ■�� IOW .o■∎ MORSE leaw■�uo= MINIM 1 DL I■a3ue.cr.S■ : •1.4E I•■■ ■•••••• ^M■ y � i.u.▪ 7�� ii :iii -r ura.. mie==n 1 %r -GC"C1112 -f 20,-• CO 7 D' I TABULATIONS 1ST FLR 1794 SF 2ND FLR 1694 SF TOTAL 3488 SF 'i GARAGE 640 SF WOW 110/ECT NI r:Mn PLAN THREE SANTIAGO Sean_, AUGUST 22. 1997 17 4.0017.0117•4 GROW �_, O - ;,: LAING H O M E S • • . 1111111 1111 M: PLAN THREE SANTIAGO AUGUST 27 1997 18 • • Thilarg AUGUST 27. LAING H O M E S • • PLAN THREE SANTIAGO AUGUST 27. 1997 19A,..........- ,_..........._... l 1 n.ww ill ali ) 111 11191=: •1111 111 L1111 1 114 1111 1 u1p16p111111y111.. d Illllli- 'x1111nIII Ai, 1111 1 ii1...111.1.111J11Ll.l.ld .171111, iailitli < >,91: 11VTJV ►i�✓' Wn. a. frli1 -" dii 1O1 .IIayyrN .' nn�un' 1111+ ISt /i -./ nun 1411111111111111111! ,11,11;11;'- II.IZ'. ' % /�al' >/ ti!* r II( II. ,II I �A III tat v... UldlIr Ili P - "`� 1111111111 IIIIIIIIIII III 111 1 III -1 i I !!IIh'tP ..II I lil IIIIII11111111 -.A m 111111111111 _ mlluWu I ; n, _ ii �,� �y,17yinil 1 nln_ nn nn gi All y iiiirr Gun ik � ° � j III III = , 1 ?`II I r III 41 I mom '. anitilalleram-t _. MENU mhlcl R,� 11111111111 im�lnm �'y PLAN THREE SANTIAGO AUGUST 11. 1991 • • In 1111511„2„ 11 "1 111"1111i41ti1 1111111 i ! 111 1111�!ici1 d" O• 10110111111111111110151116111111111 a iii1ig.I„Iiiii,1111, !i!il11! III/S L 111 111 111 1 114 i Ill& i n11m1u114u,1,4.q.. /.I. 1 e� RIGHT SIDE ELEVATION „Minis iv 1111 ill is sitifi. 111 ill i1111I1111III IIII ill',!'111, 11, nb �j1111 n ie "il(111lIIIIIIIj111 I g111111nn11u111ie !,1111111111,, _ 111i11i %'•11111111 111 Ill 111 111111,. 1 1 1 1 1 Ilf ill ,It _m-.1 minim 111 1,1111 III awn- ,. /- 111111:1111111 I1 11 1 �1/i1I11IUI1I • V VIb ILWl11fi11111i11111� 1 1 ltfi n I_I_11111111111111I • 11 II 111111 .:' - 1 Illlllltl �111�III� Il • LEFT SIDE ELEVATION LAING H O M E S REAR ELEVATION PLAN THREE SANTIAGO WALL 10 NCI AUGUST 27 1997 21 t • • LAING H O M E S T PLAN THREE SANTIAGO AUGUST 27. 1997 22 1■•••00.ma. u run IN PO wind r. 014,11W110 ..— ..V.,.. men ......C• .11 c.....0 1104 • • • .9-.09 1 A` go ^ 4 fl a -_ 1 �,.11�V 2 ct_01 me l_ - 1 FOENYMMOdmin MINIMMI \ . ■I ■lrnu ..i.11kai o�opppp ooge�:� — In.nm... .uc r. InII�i�i BiEe� y■fa'�,� It minim ■Tiii■ N €g,� r".. . iE5e1rii gii mignmuilEl a wo Lit u • • PLAN FOUR SANTIAGO AUGUST 27. 1997 24 LAING H 0 M E 5 MI (MOW MCKIM clteln Ilarnm Cent Sit :SO Sonere(o LAIHG H O M E S ESTANCIA Vlin: 11.111..=11=11 • • 1* ilk 1111 OFICINA gni ESTANCIA ELEVATION B NON-LIVNG AXES .O.IO.o...ING A.onC,r.,.nrucnoms,,,K.L # St ao[ -114 OFICINA COCHERA I AUTO ELEVATION C : �n" SEARING 9:: �C .. PLAN FOUR SANTIAGO ,u,.r r-0. AUGUST 27. 1997 24A THI •,,•• srm1 10, Meows CA rows 750 IMM SIM ti..,.....ti- .e.�...« -r _......- .�.n..... w......w C..r. 0 ma • • 11l °�Iu IIA 1'1111t1f 11111 111 Ih• I�11 °1111111;1y r111mplln, hail U IIIIll11�Ir s, milli, - 111li1 1 illi, - a T: I� a -II::;illlllllhl .I...Ji'IuuIIlf;1i'= -. ,.y I 1. .H I11t1I!ri I` .I.Il.y.11o, huE •,MICYT .O. Yc..LL rump a..a..m ••I 1.1 Ai'' • .mo mmm Illii111i1 Nth ��,'51.1 I 111 111 1'1 1 1111. °lI!Il 1.111 Ii151111RI'Iu 11111 LI' 111 N 1 .Il l N l I I i I I I 1 111 1I1. 1 �.yl• s ltl .. :� II dl 1. - rl 1 r, EEO �• f••' I.. , III 4, WA it Y ;�rl_::r w' I�ulll eel ! PP? 1 y .., ■r•III �-- - -- ham n�: -� 111 111 I 1 lil 1111 1 1 1!1 �i/ill ilium Il ��;ai%I I, 1„1„ �l'lll higi !Iii„ r }ry1L m.(tzR IGG• II. TIM 4 v1Aa.1. DOORS T. ELEVATION B AMR 1107) AillisalAsWeaglAr aG.ISOI.AGaI �t� ��1 t toll IIIIIIIIiIII11I .I11111I1111111111v IICIIIdI ,v!'.;ni: !Icl mcm Gm II.✓ZV — ELEVATION C tA.ING H O M E S PLAN FOUR V..Y1rt.Oi. ...L.G SANTIAGO AUGUST 11. 1997 25 ._ Mm��L MW 01 llwlxl. O^I.w IIw u i'i i ' i{i it, ii = '8llrtl,I,i , iI'I qu t 1 1�f1"'b101 Egl t gilt'ti ,a r aitlu n t • 71t ii7K.• U 7 wt 17{7 UPI II 11111111111111111 I11, {l t liI t - {j lIl�h 7 l IIII IIT IE1 t777 {,7 {7 1 7 i," Iii {7 {I7O. I - �' - -' l/ /�li I[I7llI,t�lltl IIIII I�I 1111i1II 111111111 1!111!1111I!111!1!111 I mmililii: rip i■ 7,t. 111111.e FLAN FOUR SANTIAGO AUGUST 27. 1997 r�i..�, I- Lei. • • a LAtNG H O M E S 4-- _ —4 1 — }I 1 � 1 T PLAN FOUR SANTIAGO AUGUST D. 1997 ,., CA MN ,., , nn,wua 27 LAING H O M E S • 1113,01, LMIF • PLAN TWO TURNING TEMPLATE Ott•TY LINT SANTIAGO AUGUST 27, 1997 28 PLAN FOUR TURNING TEMPLATE • • ATTACHMENT E LANDSCAPE ACCESS EASEMENT c0 d �tli01 D ZLL =d d31NNIHdS T 3lVD Y'0`H 01 a SS300Y HV310 MO"�V 01 3411 1N3W3SV3,AAI00W L9 MVO Fi3NM03WOH 31VAIldd A3X SVH V 0 H A1NO •31YD 03)1001 91 .9 89 X1VM 313a0NOO 301M .4 3000 1�3d 30N3d S i S u A3X SVH V 0 H A1N0 31VD 03)1001 91 .9 3000 Had 30N3d 'S 1 .9 000000000000000000000000000000000Q000000 000000000000000900000000000000 '3A1>d0 d1HSNM01 NI W31SAS NIV1d0 WHO1S DNLLSIX3 01 031111�VO 0NV N1Vti0 Wa01S dOH St AS do 03)I01d 39 01 OV 91 = V3lUV AHV1f1811d1N0O 31IS-dd0 V'0 H cu. S3UOLOO1i1S 3DYNIYHO AO 3ONVN3INIVW SS300V 80d 1N3W3SV3 NIVUO W8019 03SOdO8d 8 0 `BZS/LWL 3ONVUO AINf Ol IN3W3SV3 d3M3 'IM .91. 291X3- � - S31dI00SSFJ o 1-131 Cod :C9it.tit ct LEbt -0t -100 • • ATTACHMENT F INITIAL STUDY • • COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way Tustin, CA 92780 (714) 573 -3105 INITIAL STUDY A. BACKGROUND Project Title: Zone Change 97 -003, Tentative Tract 15420, Design Review 96 -057 (Laing Homes) Lead Agency- City of Tustin 300 Centennial Way Tustin, California 92780 Lead Agency Contact Person: Daniel Fox Phone: (714) 573 -3115 Project Location. Lot 4, TR 12870 (Township Drive /Cleary Court) Project Sponsor's Name and Address: Laing Homes 19600 Fairchild, Suite 150 Irvine, Ca 92612 Att Patti Gillespie General Plan Designation. Planned Community Residential Zoning Designation: Planned Community Residential Project Description: Amend East Tustin Specific Plan to provide for side entry garages, subdivide a 19 5 acre site to accommodate 75 single - family dwellings Surrounding Uses: North Single- family detached East Single - family. detached South Single- family detached West Single- family detached Other public agencies whose approval is required: ® Orange County Fire Authority ❑ City of Irvine ❑ Orange County Health Care Agency ❑ City of Santa Ana ❑ South Coast Air Quality Management ❑ Orange County EMA District Q Other 1 • • B. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a `Potentially Significant Impact' as indicated by the checklist in Section D below ❑ Land Use and Planning ❑ Population and Housing ❑ Geological Problems ❑ Water ❑ Air Quality ❑ Transportation & Circulation ❑ Biological Resources ❑ Energy and Mineral Resources C. DETERMINATION On the basis of this initial evaluation: 0 0 0 0 Hazards Noise Public Services Utilities and Service Systems Aesthetics Cultural Resources Recreation Mandatory Findings of Significance ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheets have been added to the project A NEGATIVE DECLARATION will be prepared, ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a `Potentially Significant Impact' or 'Potentially Significant Unless Mitigated. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. )® I find that although the proposed project could have a significant effect on the environment, there WILL NOT be.a significant effect in this case because all potentially significant effects I) have been analyzed adequately in an earlier ER pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project ❑ I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier NEGATIVE DECLARATION pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project Signature Print Name Daniel Fox Date September 24, 1997 The Senior Planner 2 • • D ENVIRONNIENT&L IMPACTS ® Earlier analyses used EIR 85 -2 -as amended Potentially Significant Potentially Unless Less than Available for review at City of Tustin Community Significant Mitigation Significant Development Department Impact Incorporated Impact No Impact I LAND USE & PLANNING Would the proposal a) Conflict with general plan designation or zoning? ❑ ❑ ❑ ❑ b) Conflict with applicable environmental plans or policies adopted b) agencies with junsdicuon over the project's ❑ ❑ ❑ c) Be incompatible with existing land uses in the vicinity? ❑ El ❑ ❑ d) Affect agricultural resources or operations? ❑ a ❑ ❑ e) Disrupt or divide the physical arrangement of an established community (including a low income or minority community)9 ❑ ❑ ❑ ❑ 2 POPULATION & HOUSING Would the proposal a) Cumulauvel) exceed official regional or local population projections? ❑ ❑ ® ❑ b) Induce substantial growth in an area either direct]) or indirectly (e.g through projects in an undeveloped area or extension of major infrastructure)? ❑ ❑ © ❑ c) Displace existing housing especially affordable housing? ❑ ❑ ❑ ID 3 GEOLOGIC PROBLEMS Would the proposal result in or expose people to potential impacts involving a) Fault rupture? b) Seismic ground shaking? c) Seismic ground failure including liquefaction? d) Seiche, tsunami, or volcanic hazard? e) Landslides or mudflows7 f) Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? g) Subsidence of land? h) Expansive soils? i) Unique geologic or physical features? 4 WATER Would the proposal result in 0000 00000 0000 0000t0 0 a) Changes in absorption rates, drainage patterns or the rate and amount of surface runoff? ❑ a ❑ ❑ b) Exposure of people or property to water related hazards such as flooding? ❑ ®( ❑ ❑ c) Discharge into surface waters or other alteration of surface water quality (e.g., temperature, dissolved oxygen or turbidity)? ❑ ❑ ❑ El d) Changes in the amount of surface water in any water body? ❑ ❑ ❑ Xn e) Changes in currents, or the course or direction of water movements? ❑ ❑ ❑ 3 • • Potentially Significant Potentially Lnless Less than Significant Mitigation Significant Impact Incorporated impact 1w Impact 0 Change in the quantity of ground waters either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? ❑ ❑ ❑ g) Altered direction or rate of flow of groundwater? ❑ ❑ ❑ BD h) Impacts to groundwater quality? ❑ ❑ ❑ al i) Substantial reduction in the amount of groundwater otherwise available for public water supplies? ❑ ❑ ❑ El 5 AIR QUALITY Would the proposal a) Violate any air quality standard or contribute to an existing or projected air quality violation? ❑ n ❑ ❑ b) Expose sensitive receptors to pollutants? ❑ ❑ ❑ c) Alter air movement, moisture, or temperature, or cause any change in climate? ❑ ❑ ❑ El d) Create objectionable odors? ❑ ❑ ❑ 6 TRANSPORTATION & CIRCULATION Would the proposal result in a) Increased vehicle trips or traffic congestion? b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e g. farm equipment)? c) Inadequate emergency access or access to nearby uses? d) Insufficient parlang capacity onsite or offsite? e) Hazards or barriers for pedestrians or bicyclists? f) Conflicts with adopted policies supporting alternative transportation (e.g bus turnouts bicycle racks)? g) Rail waterborne or air traffic impacts? 7 BIOLOGICAL RESOURCES Would the proposal result in impacts to ❑ ❑ ❑ a ❑ ❑ ❑ El ❑ ❑ ❑ L] ❑ ❑ ❑ a) Endangered, threatened or rare species or their habitats (including but not lumted to plants fish insects animals and buds? ❑ Ll ❑ ❑ b) Locally designated species (e.g., heritage trees)? ❑ n ❑ ❑ c) Locally designated natural communiues (e.g., oak forest, coastal habitat, etc.)? 0 1 3 0 0 d) Wetland habitat (e.g. marsh, ripanan, and vernal pool)? ❑ L ❑ ❑ e) Wildlife dispersal or migration corridors? ❑ ® ❑ ❑ 8 ENERGY & MINERAL RESOURCES - Would the proposal a) Conflict with adopted energy conservation plans? ❑ ❑ ❑ b) Use nonrenewable resources in a wasteful and inefficient manner? ❑ ® ❑ ❑ c) Result in the loss of availability of a known mineral resource that would be of future value to the region? ❑ ❑ ❑ CO 4 • • Potentially Significant Potentially Unless Less than Significant Mitigation Significant Impact Incorporated Impact No Impact 9 H&ZARDS Would the proposal involve a) A risk of accidental explosion or release of hazardous substances (including but not limited to, oil, pesticides, chemicals, or radiation)? ❑ ❑ ❑ El b) Possible interference with emergency response plan or emergency evacuation plan ❑ ❑ ❑ ❑ c) The creation of any health hazard or potential health hazard? ❑ ® ❑ ❑ d) Exposure of people to existing sources of potential health hazards? ❑ ❑ ❑ III e) Increased fire hazard in areas with flammable brush, grass or trees? ❑ ❑ ❑ El 10 NOISE - Would the proposal result in a) Increases in existing noise levels? ❑ b) Exposure of people to severe noise levels? ❑ ❑ ❑ 11 PUBLIC SERVICES Would the proposal have an effect upon or result in a need for new or altered government services in any of the following areas a) Fire protection? ❑ ® ❑ ❑ b) Police protection? ❑ ® ❑ ❑ c) Schools? ❑ in ❑ ❑ d) Maintenance of public facilities, including roads? ❑ ❑ ❑ e) Other government services? ❑ � ❑ ❑ 12 UTILITIES & SERVICE SYSTEMS Would the proposal result in a need for new systems or supplies or substantial alterations to the following utilities a) Power or natural gas? b) Communications systems? c) Local or regional water treatment or drstnbution facilities? d) Sewer or septic tanks? e) Storm water drainage? f) Solid waste disposal? g) Local or regional water supplies? 00000 00 000®0 00 ®®CEO® IS 00000 00 13 AESTHETICS Would the proposal a) Affect a scenic vista or scenic highway? ❑ 3 ❑ ❑ b) Have a demonstrable negative aesthetic effect? ❑ 3 ❑ ❑ c) Create light or glare? ❑ ® ❑ ❑ 5 • • Potentially Significant Potentially Unless Less than Significant Mitigation Significant Impact Incorporated Impact No Impact 14 CULTURAL RESOURCES Would the proposal a) Disturb paleontological resources? ❑ ❑ ❑ El b) Disturb archaeological resources? ❑ ® ❑ ❑ c) Have the potential to cause a physical change which would affect unique ethnic cultural values? ❑ ❑ ❑ CA d) Restrict existing religious or sacred uses within the potential impact area? ❑ ❑ ❑ Ei 15 RECREATION Would the proposal a) Increase the demand for neighborhood or regional parks or other recreational facilities? ❑ ❑ IJ ❑ b) Affect existing recreational opportunities? ❑ ❑ ® ❑ 16 MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major penods of California history or prehistory? ❑ ❑ ❑ b) Does the project have the potential to achieve short term, to the disadvantage of long term, environmental goals? ❑ ❑ ❑ c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects the effects of other current projects, and the effects of probable future projects) ❑ ❑ ❑ d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? ❑ ❑ ❑ ❑ E EVALUATION OF ENVIRONMENTAL IMPACTS Please refer to Attachment A for an evaluation of the environmental impacts identified in Section D above INITSTUD PMS 3702A 6 • • ATTACHMENT A TIERED INITIAL STUDY RESPONSES ZONE CHANGE 97 -003, VESTING TENTATIVE TRACT 15420, AND DESIGN REVIEW 96 -057 BACKGROUND The applicant, John Laing Homes, is requesting an amendment to the East Tustin Specific Plan (ZC 97 -003) to provided for minimum 10 foot front yard setbacks for side entry garages within the Low Density Residential Land Use Designations in Sector 8, 9 and 10 of the East Tustin Specific Plan (ETSP) area. If the above application is approved, a secondary application is proposed to subdivide a 19.5 acre site to create 75 numbered lots and 18 lettered lots to accommodate the development of 75 single -family detached residences. The Low Density Residential Land Use Designations within Sectors 8, 9 and 10 are generally located west of Tustin Ranch Road and Township Drive north of Bryan Avenue and south of Rawlings Way (See Figure 1). The proposed subdivision is located within Sector 8 of the ETSP (Lot 4 of Tract 12870) on the west side of Township Drive, opposite Cleary Court. The subject site is bordered by existing single -family homes on the north (San Marcos/San Rafael), south (San Marino /Sorrento), east across Township Drive (San Miguel), and unincorporated County territory to the west (Figure 2). The subdivision of this property is governed by the regulations included in the ETSP, as amended. The East Tustin Land Use Plan and Sector Level subdivision (Tract 12870) designates the project site as Low Density Residential, which authorizes single - family development at a maximum density of four (4) dwelling units per gross acre. This is a tiered initial study that is based on and incorporates, by reference, the environmental analysis included in EIR 85 -2 for the ETSP (certified on March 17, 1986) and subsequently amended with supplements and addenda, as it relates to the subject property In conformance with CEQA, the purpose of this tiered initial study is to identify and focus the environmental analysis for the project on significant new environmental impacts that were not previously considered in the Program EIR. EIR 85 -2 identified several impact categories where a Statement of Overriding Consideration was adopted by the City for the entire ETSP area. For the purpose of this initial study check list, an evaluation has been made to ensure that impacts previously identified have not been intensified. Mitigation measures identified in the FIR to minimize the impacts that would be applicable to this project have been identified. EIR 85 -2 also identified several impact categories where impacts could be lessened to a level of insignificance with the imposition of mitigation measures. Staff has reviewed each of these impact categories to ensure that no new project impacts associated with the project would occur that were not identified in the Program EIR Impact categories not identified to have a potential impact in EIR 85 -2 have been reviewed and identified in the initial study check list appropriately to ensure that the project would not create any additional significant impacts which were not considered by EIR 85 -2 and cannot be mitigated to a level of insignificance. • Attachment A Evaluation of Environmental Impacts ZC 97 -003, TT 15420 & DR 96 -057 Page 2 1. LAND USE & PLANNING • Items a, b and e - "No Impact" The subject property is designated by the General Plan Land Use Map as Planned Community - Residential. The subject property is zoned Planned Community Residential and is identified within the Low Density Residential Land Use Designation of the ETSP Land Use Plan. The Sector level subdivision (Tract 12870) establishes a maximum density not to exceed four (4) dwelling units per acre. The proposed project is a single - family detached product at a density of 3.8 dwelling units per acre consistent with the land use requirements. The proposed project would not alter existing or future land uses. The proposed ZC 97 -003 would seek to amend Section 3 6.3.A2.2(a) of the ETSP (page 3- 25) to add provisions for side entry garages in the Low Density Designation within Sectors 8, 9 and 10 to be setback a minimum of 10 feet provided that living area maintain a minimum setback of 20 feet. Presently, all structures must maintain a minimum setback of 20 feet in the Low Density Designations within Sectors 8, 9 and 10. The Low Density Designation within all other Sectors allow for garages to be setback a minimum of 5 feet with living areas setback a minimum of 20 feet. The proposed amendment would allow flexibility with residential product design and improve the physical streetscape by providing varied architecture and minimizing garage doors facing the street. Items c and d- "Potentially Significant Unless Mitigation Incorporated" EIR 85 -2 identified impacts to the project site related to the proposed development and the resultant negative effects of residential land uses to ensure compatibility with existing land uses. Mitigation measures identified in EIR 85 -2 have been incorporated into the project or would be required as conditions of approval which avoid or substantially lessen the significant environmental effect as identified in the Program ErR. The project will not create additional impacts other than those previously identified in the Program EIR Specific mitigation measures applicable to Sector 8 which have been designed into the project include the requirement to provide minimum 10,000 square foot minimum lots, single -story floor plans, and minimum 30 foot rear yard setbacks along those lots which abut the ETSP boundary adjacent to unincorporated County territory EIR 85 -2 identified that the development of the project site would result in the gradual conversion of existing open space and agricultural uses into urban use. The City Council considered the benefits of the Specific Plan and balanced those benefits against the project's unavoidable effects. A Statement of Overriding Consideration was adopted for the Specific Plan. Since the subject property has been identified for residential development, the project will not create additional impacts other than those previously identified in the Program EIR Sources: Submitted Plans Certified EIR 85 -2, as amended East Tustin Specific Plan Mitigation/Monitoring Required: Adherence to and compliance with provisions of the ETSP, which address building height, building requirements, and other site development standards and would ensure development complies with the mitigation measures specified in the certified the guidelines and setbacks, parking that the proposed EIR 85 -2. • • Attachment A Evaluation of Environmental Impacts ZC 97 -003, TT 15420 & DR 96 -057 Page 3 2. POPULATION & HOUSING Items a and b - "Less than Significant Impact ". The proposed project would provide 75 single - family detached dwelling units on the site at a density of 3.8 dwelling units per acre. The Low Density designation would allow a maximum density of four (4) dwelling units per acre accommodating up to 78 units on the site. The project will not create additional impacts other than those previously identified in the Program EIR The project site is within the Specific Plan area for which the certified EIR 85 -2 identified impacts to the ETSP area as a whole related to resultant negative effects to population. The City Council considered the benefits of the specific plan and balanced those benefits against the project's unavoidable effects. A Statement of Overriding Consideration was adopted for the specific plan. Mitigation measures identified in EIR 85 -2 have been incorporated into the project or would be required as conditions of approval which avoid or substantially lessen the significant environmental effect as identified in the Program EIR The project will not create additional impacts to population other than those previously identified in the Program EIR. Item c - "No Impact ". Since the project site is currently vacant, no housing units or population would be displaced. The project would provide new dwellings for the planned population. Sources: Submitted Plans Certified EIR 85 -2, as amended East Tustin Specific Plan Mitigation/Monitoring Required: Adherence to and compliance with the guidelines and provisions of the ETSP, which address building height, building setbacks, parking requirements, and other site development standards and would ensure that the proposed development complies with mitigation measures specified in the certified EIR 85 -2. 3. GEOLOGICAL PROBLEMS Items b, e-i - "Potentially Significant Unless Mitigation Incorporated ". The site has been rough graded with a two percent cross fall consistent with the Sector level grading associated with Tract 12870 which created to property Mmor grading is required to accommodate building pads, street alignments and proper drainage. All grading will be consistent with the City's Grading Manual. The project has been reviewed and will not create additional impacts other than those previously identified to the site and topography in the Program EIR 85 -2. The project site is within the ETSP area for which EIR 85 -2 identified impacts related to the ETSP area as a whole related to the necessary grading activity that would occur to accommodate the various types of development and the resultant change to existing landform and topography of the area. The City Council considered the benefits of the specific plan and balanced those benefits against the project's unavoidable effect. A Statement of Overriding Consideration was adopted for the specific plan. Mitigation measures identified in EIR 85 -2 have been incorporated into the project or would be required as conditions of approval which avoid or substantially lessen the significant environmental impacts to grading activity other than those previously identified in the Program Elk • • Attachment A Evaluation of Environmental Impacts ZC 97 -003 TT 15420 & DR 96 -057 Page 4 Items a and c - "Less than Significant Impact ". EIR 85 -2 identified impacts to the project site related to the necessary grading activity that would occur in order to accommodate the various types of development and the resultant change to existing land form and topography of the area. The project has been reviewed and will not create additional impacts other than those previously identified to the site and topography in EIR 85 -2. Item d - "No Impact ": The proposed development will not expose people to potential seiche, tsunami or volcanic hazard. Sources: Field Verification Submitted Plans Tustin City Code, Grading Manual FIR 85 -2, as amended East Tustin Specific Plan Mitigation/Monitoring Required: A detailed soils engineering report and grading plan for the site are required consistent with the City's Grading Manual as a condition of approval to ensure that all grading activities on the site minimize grading impacts. 4. WATER Items a and b - "Potentially Significant Unless Mitigation Incorporated ". The project site is within the ETSP area for which the certified EIR 85 -2 identified impacts to surface runof, drainage flows, water quality and water percolation. The project has been reviewed and will not create additional impacts other than those previously identified on water quality in the Program EIR. The City Council considered the benefits of the specific plan and balanced those benefits against the project's unavoidable effects. A Statement of Overriding Consideration was adopted for the specific plan. Mitigation measures identified in EIR 85 -2 have been incorporated into the project or would be required as conditions of approval which avoid or substantially lessen the significant environmental effect as identified in the Program EIR. Items c -i - "No Impact ". The proposed development is within the ETSP area for which the certified EIR 85 -2 identified impacts to the ETSP area as a whole related to the resultant negative effects to water quality The project will not create additional impacts to water quality other than those previously identified in the Program EIR. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85 -2, as amended East Tustin Specific Plan Mitigation/Monitoring Required: Mitigation measures identified in certified EIR 85 -2 including plans to accommodate increased runoff flows associated with the proposed development by incorporating on -site and off-site drainage improvements, providing erosion control measures and developing appropriate pollution control plans have been incorporated into the project as submitted or will be incorporated as conditions of approval. Erosion control • • Attachment A Evaluation of Environmental Impacts ZC 97 -003 TT 15420 & DR 96 -057 Page 5 measures will be developed and incorporated into final grading plans for the project to minimize potential increases in erosion and sediment transport during the short-term construction phases. 5. AIR QUALITY Rem a - "Potentially Significant Unless Mitigation Incorporated ". ER 85 -2 identified impacts that will result in an incremental degradation of air quality in conjunction with other past, present and reasonably foreseeable future projects. The project has been reviewed and will not worsen previously identified impacts on air quality other than those previously identified in the Program EIR. The City Council considered the benefits of the specific plan and balanced those benefits against the project's unavoidable effects. A Statement of Overriding Consideration was prepared to address necessary compromises for the overall benefit of the Specific Plan area and region. Items b - d - "No Impacts ". The development will not alter air movement, moisture, temperature or cause any changes in climate, or create objectionable odors. Sources: Field Verification Submitted Plans Tustin City Code Certified ER 85 -2, as amended East Tustin Specific Plan Mitigation/M0nitoring Required: Construction activity dust generation shall be reduced through regular watering as required by the SCAQMD Rule 403 6. TRANSPORTATION & CIRCULATION Item a - "Potentially Significant Unless Mitigation Incorporated ". The proposed single - family residential project is within the density range permitted by the ETSP The impacts from the project were previously addressed in certified ElK 85 -2. The program ElR identified that ETSP will generate increased traffic in the vicinity The City Council considered the benefits of the specific plan and balanced those benefits against the project's unavoidable effects and chose to adopt a Statement of Overriding Consideration. Applicable mitigation measures were incorporated into the ETSP, including a circulation plan intended to provide an adequate circulation system for specific plan traffic, and mitigate impacts on the existing circulation system. The project has been reviewed and will not create additional impacts other than those previously identified on the transportation and circulation in the Program EIR. This proposal has incorporated applicable measures related to transportation/circulation into either the submitted plans or will be included in the conditions of approval, where applicable, for the subject project. Items b-g - "No Impact ". ER 85 -2 identified impacts related to the proposed development and the resultant negative effects on traffic safety, emergency access, demand for new parking pedestrian circulation, and alternative modes of transportation. As all required parking would • • Attachment A Evaluation of Environmental Impacts ZC 97 -003 TT 15420 & DR 96 -057 Page 6 be provided on site, there would be no demand for additional parking. As the surrounding roads have been designed to accommodate peak traffic demands the proposed project would not have a substantial impact upon existing transportation systems, as discussed above, nor would it impact the present patterns of circulation or movement of people and/or goods. As the site plan is designed to the specifications of the ETSP and the Tustin City Code, traffic hazards to motor vehicles, bicyclists or pedestrians would be mitigated. No additional impacts would occur beyond those identified in the Program EIR Mitigation measures were identified in ER 85 -2. This proposal has incorporated those measures related to transportation and circulation into either the submitted plans or would be included in the conditions of approval, where applicable, for the subject project. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85 -2, as amended East Tustin Specific Plan Mitigation/Monitoring Required Conditions of approval require that the private street system and residential development on the site shall meet the requirements of the ETSP, and the Tustin City Code. Also, a condition of approval requires that street improvement plans be provided for all public and private streets. Adherence to and compliance with the guidelines and provisions of the ETSP will ensure that the proposed development complies with mitigation measures specified in the certified ErR 85 -2. 7 BIOLOGICAL RESOURCES Items a -e - "Potentially Significant Unless Mitigated ". The project site has been rough graded. The site is within the ETSP area for which certified EIR 85 -2 identified impacts to the ETSP area as a whole related to the resultant negative effects to plant and animal life. Applicable mitigation measures were identified in EIR 85 -2. This proposal has incorporated those measures related to plant and animal life into either the submitted plans or will be included in the conditions of approval, where applicable, for the subject project. No additional impacts would be created beyond those identified in the Program EIR Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85 -2, as amended East Tustin Specific Plan tigation/Monitoring Required: Mitigation measures identified by the program ER include measures to provide landscaping consistent with the City's Landscaping and Irrigation Guidelines where feasible and to provide vegetation that includes drought tolerant materials. 8. ENERGY & MINERAL RESOURCES Items a and c - "No Impact ". The proposed development will not create additional impacts than those previously identified on energy conservation or mineral resources with respect to adopted energy conservation plans or loss of available known mineral resources. Attachment A Evaluation of Environmental Impacts ZC 97 -003 TT 15420 & DR 96 -057 Page 7 • • Item b - "Potentially Significant Unless Mitigation Incorporated ". Implementation of this project and the ETSP as a whole will increase the demand for and consumption of energy The project site is within the Specific Plan area for which certified EIR 85 -2 identified impacts to the project site related to the proposed development and the resultant negative effects to energy However, the project will not create additional impacts other than those previously identified in the Program EIR The City Council considered the benefits of the specific plan and balanced those benefits against the project's unavoidable effects. A Statement of Overriding Consideration was adopted for the specific plan. Consequently, mitigation measures were identified in EIR 85 -2. This proposal has incorporated those measures related to energy into either the submitted plans or will be included in the conditions of approval, where applicable, for the subject project. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85 -2, as amended East Tustin Specific Plan Mitigation/Monitoring Required: Mitigation measures identified in certified ER 85 -2 require that building construction shall comply with the Energy Conservation Standards set forth in Title 24 of the California Administrative Code, that energy conservation techniques be considered, that insulation of walls, ceiling and floors be required, and that energy efficient lighting be used. These mitigation measures related to energy, as applicable, have been incorporated into the project as submitted or will be incorporated as conditions of approval. 9. HAZARDS Items a, b, d and e - "No Impact ". EIR 85 -2 identified no impacts to the project site related to the proposed development and the resultant negative effects from hazards. All grading and construction would be subject to compliance with all applicable Uniform Building and Fire Codes. Item c - "Potentially Significant Unless Mitigated ". EIR 85 -2 identified impacts to the project site related to the proposed development and the resultant negative effects to human health. Consequently mitigation measures were identified in EIR 85 -2. This development has previously incorporated those measures related to human health into the project. No additional impacts would be created beyond those identified in the Program EIR Sources: Submitted Plans Uniform Building and Fire Codes Certified EIR 85 -2, as amended East Tustin Specific Plan Mitigation/Monitoring Required: All grading and construction shall comply with applicable Uniform Building and Fire Codes. • • Attachment A Evaluation of Environmental Impacts ZC 97 -003 TT 15420 & DR 96 -057 Page 8 10. NOISE Rem a - "Potentially Significant Unless Mitigated ". Development of the site would result in short-term construction noise impacts, and a long -term increase in the ambient noise levels in and around the project site. These impacts were originally considered as part of certified EIR 85 -2. The project has been reviewed and will not worsen impacts previously identified in the Program EIR The City Council considered the benefits of the ETSP original Program EIR and balanced those benefits against the project's unavoidable effects. A Statement of Overriding Consideration was adopted for the specific plan. Mitigation measures addressing the acoustic environment were identified in the program EIR and are included in the submitted project, or would be conditions of approval. Item b - "No Impact'. The proposed development will not expose persons to severe noise levels. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85 -2, as amended East Tustin Specific Plan Mitigation/Monitoring Required: Mitigation measures identified by the program EIR include measures to mitigate exterior noise levels with the use of berms, walls or a combination of both. Landscaping materials and setbacks from the roadway are also included in the site design as mitigation measures. Interior noise impacts where determined to be greater than the level permitted by the Noise Ordinance will be mitigated by providing improved noise rated windows. In addition, the City's Noise Ordinance has specific requirements in regard to construction noise. Those measures identified in certified EIR 85 -2 and the City's Noise Ordinance, have been incorporated into the project as submitted or would be incorporated as conditions of approval. 11. PUBLIC SERVICES Items a - e - "Potentially Significant Unless Mitigation Incorporated ". Implementation of this project will result in an increase in the demand for and utilization of public services, such as fire protection, police protection, infrastructure maintenance and other governmental services, schools, parks and recreational facilities. Impacts to public services were originally considered as part of EIR 85 -2. The project will not create additional impacts other than those previously identified in the Program EIR. The subject site is within the Specific Plan area for which the certified ER 85 -2 identified impacts to the ETSP area as a whole related to the resultant negative effects to public services. The City Council considered the benefits of the Specific Plan and balanced those benefits against the project's unavoidable effects. A Statement of Overriding Consideration was adopted for the Specific Plan. Additionally, mitigation measures were identified in EIR 85 -2. • • Attachment A Evaluation of Environmental Impacts ZC 97 -003 TT 15420 & DR 96 -057 Page 9 This proposal has incorporated those measures related to public services into either the submitted plans or will be included in the conditions of approval, where applicable, for the subject project. Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85 -2, as amended East Tustin Specific Plan Mitigation/Monitoring Required: Measures identified in certified EIR 85 -2 such as; stating the project sponsor shall work closely with the Police Department, the Orange County Fire Authority and other governmental services to ensure adequate security, safety and services for the project; street improvement plans are required for all construction in the public right -of- way and parkland dedication for this project have been incorporated into the project. These measures identified in the certified ER 85 -2 have been incorporated into the project as submitted or will be incorporated as conditions of approval. 12. UTILITIES & SERVICE SYSTEMS Item d - "Potentially Significant Unless Mitigation Incorporated ": There is an existing 15 foot wide sewer easement which contains an 8 inch sewer line to the Orange County Sanitation District located in the northwest corner of the property The easement and sewer line will need to be retained and will be located within proposed Lots 58 - 61. The portion of the easement located on proposed Lot 61 is to be relocated approximately 10 feet northerly of the present alignment. Conceptual approval of the realignment has been obtained from the Orange County Sanitation District. Items a-c, e-g - "Less than Significant Impact ". The ETSP will increase the demand for utilities. The project will not create additional impacts other than those identified in the Program EIR The City Council considered the benefits of the Specific Plan and balanced those benefits against the project's unavoidable effects on the use of utilities. A Statement of Overriding Consideration was adopted for the Specific Plan. Sources: Field Verification Submitted Plans Certified EIR 85 -2, as amended East Tustin Specific Plan Orange County Sanitation District Mitigation/Monitoring Required: All final easement design and alignment of the 15 foot wide sewer easement traversing Lots 58 - 61 shall be subject to final approval of the Orange County Sanitation District and indicated on the Final Map prior to recording. 13. AESTHETICS Items a -c "Potentially Significant Unless Mitigated ". The project would create 75 single - family detached dwellings at a density of 3.8 dwelling units per acre. Four different floor plans are proposed which range in size from 3,248 to 4,426 square feet, including three -car garages. • • Attachment A Evaluation of Environmental Impacts ZC 97 -003, TT 15420 & DR 96 -057 Page 10 Three different elevations are proposed for each floor plan type which include architectural features, detailing, colors and materials consistent with the Tustin Ranch theme. Plans 1 and 3 propose a side entry garage located 10 feet from the front property line. All living area would maintain a minimum setback of 20 feet as currently required. An amendment to Section 3 6.3.A2.2(a) of the ETSP (page 3 -25) is proposed to accommodate this arrangement. The amended language would apply to all property designated Low Density Residential within Sectors 8, 9 and 10. The Low Density Designation within all other Sectors allow for garages to be setback a minimum of 5 feet with living areas setback a minimum of 20 feet. The proposed amendment would allow flexibility with residential product design and improve the physical streetscape by providing varied architecture and minimizing garage doors facing the street. The proposed amendment would not increase the number of units within a project. Compliance with all other development standards, including maximum lot coverage, would still be required. The proposed development will create additional light at the presently undeveloped site. Lighting from pedestrian and street lights, decorative wall lights and outdoor private area lights will be added in the area. The project is within the Specific Plan area and the certified EIR 85 -2 identified impacts to the project site related to the proposed development and the resultant negative effects to aesthetics and lighting. Consequently, mitigation measures were identified through Design Review in conjunction with FIR 85 -2. This proposal has incorporated those measures related to aesthetics into either the submitted plans or will be included in the conditions of approval, where applicable, for the subject project. No additional impacts would be created beyond those identified in the Program Elk Sources: Field Verification Submitted Plans Tustin City Code Certified EIR 85 -2, as amended East Tustin Specific Plan Mitigation/MOnitorinp Required: Conditions of approval for the project require that a lighting plan be submitted for the project, and that no lights that create any glare or have a negative impact on adjoining properties shall be permitted. 14. CULTURAL RESOURCES Item a, c and d - "No Impact ". The subject site is within the Specific Plan area and the certified EIR 85 -2 identified impacts to the project site related to the proposed development and the resultant negative effects to cultural resources. This project is not within an area identified as an archaeological site. Item b - "Potentially Significant Unless Mitigated ". FIR 85 -2 identified impacts related to archaeological resources related to the proposed development and the resultant negative effects to cultural resources. The project has also been reviewed and will not create additional impacts other than those previously identified in the Program EIR as this project is not within an area identified as an archaeological site. • • Attachment A Evaluation of Environmental Impacts ZC 97 -003, TT 15420 & DR 96 -057 Page 11 Sources: Field Verification Submitted Plans Certified EIR 85 -2, as amended East Tustin Specific Plan. Mitigation/Monitoring Required: A qualified archaeologist shall be present on site to monitor the initial rough grading operations for the project. If resources are found, work shall stop in the affected area and all resources shall be excavated or preserved as deemed appropriate by the archaeologist, and as approved by the Community Development Department. All "finds' shall be reported immediately to the Community Development Department. The archaeologist shall attend the pregrade construction meeting to ensure that this condition and necessary procedures in the event of a "find' are explained. 15. RECREATION Items a and b - "less than Significant Impact ". The subject site is within the Specific Plan area and the certified EIR 85 -2 identified impacts to the project site related to the proposed development and the resultant negative effects to recreation. Parkland dedication of 0.9450 acres was previously dedicated as part of Tract 12870 to satisfy the parkland required by the ETSP Furthermore, all parks identified by the ETSP have been improved or dedicated tb the City for the purpose of providing recreation in the ETSP No additional impacts would occur beyond those identified in the Program EIR. Sources: Submitted Plans Certified ER 85 -2, as amended East Tustin Specific Plan. Mitigation/Monitoring Required: None Required. 16. MANDATORY FINDINGS OF SIGNIFICANCE Items a -d - "No Impact ". The project in and of itself will not cause negative impacts to wildlife habitat, nor limit the achievement of any long -term environmental goals, nor have impacts which are potentially individually limited but are cumulatively considerable and could potentially have an indirect adverse impact on human beings. The program FIR 85 -2 addressed all of these concerns and this project is fully within the scope of that discussion. Sources: Submitted Plans Tustin City Code Certified EIR 85 -2, as amended East Tustin Specific Plan Mitigation/Monitoring Required: None required. DF:br:T15420ev • • ATTACHMENT G PLANNING COMMISSION RESOLUTION NO 3552 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 • • RESOLUTION NO 3552 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE VESTING TENTATIVE TRACT MAP NO 15420 LOCATED ON THE WEST SIDE OF TOWNSHIP DRIVE OPPOSITE CLEARY COURT The Planning Commission of the City of Tustin does hereby resolve as follows I The Planning Commission finds and determines as follows A That Vesting Tentative Tract Map No 15420 was submitted to the Planning Commission by John Laing Homes for consideration; B That a public hearing was duly called, noticed and held for said map on October 27, 1997 by the Planning Commission; C That Environmental Impact Report 85 -2, as modified by supplements and addenda, for the East Tustin Specific Plan, has been certified in conformance with the requirements of the California Environmental Quality Act for the subject project; D That the proposed subdivision is in conformance with the Tustin Area General Plan, adopted East Tustin Specific Plan, as amended by Zone Change 97 -003, Development Agreement as amended and Subdivision Map Act as it pertains to the development of single - family dwellings; E The 9450 acres of parkland required for this development was previously dedicated with recordation of Tract 12870; F That the City has reviewed the status of the School Facilities Agreement between the Irvine Company and the Tustin Unified School District for the impact of Vesting Tentative Tract 15420 on School District facilities, and changes in state law The impacts associated with this approval on School District Facilities are adequately addressed; G That the site is physically suitable for the type of development proposed; H That the site is physically suitable for the proposed density of development; I That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife in their habitat; m-AcklmEt.tr 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 • • Resolution No 3552 Page 2 J That the design of the subdivision or the type of improvements proposed will not conflict with easements acquired by the public, for access through or use of the property within the proposed subdivision, K That the design of the subdivision or the types of improvements proposed are not likely to cause serious public health problems, L The proposed project has been reviewed for conformity with the provisions of the Orange County Congestion Management Program, and it has been determined that the additional traffic generated by the proposed project onto the CMP Highway System does not cause the system to exceed established level of service standards (ELS), and, M The proposed project has been reviewed for conformity with the provisions of Measure M /Growth Management Program, and it has been determined that the proposed project is exempt from the provisions of Measure "M" in that it has entitlement specified in a development agreement entered into in 1985, and the estimated project generated traffic does not cause the roadway system to exceed established level of service standards N That the project has been reviewed for consistency with the Air Quality Sub - Element of the City of Tustin General plan and has been determined, or conditioned, to be consistent with the Air Quality Sub - Element II The Planning Commission hereby recommends that the City Council approve Vesting Tentative Tract Map No 15420 located on the west side of Township Drive opposite Cleary Court, subject to the conditions contained in Exhibit A attached hereto PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 27th day of October 1997 ELIZABETH A BZNSACK Planning Commission Secretary H:0••: ,or IT zMAN Chairman 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 • • Resolution No 3552 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE CITY OF TUSTIN I, ELIZABETH A BINSACK, the undersigned, hereby certify that I am the Secretary of the Planning Commission of the City of Tustin, California, that Resolution No 3552 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 27th day of October, 1997 /. IZABETH A BINSACK Planning Commission Secretary • • EXHIBIT A VESTING TENTATIVE TRACT MAP 15420 RESOLUTION NO. 3552 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The subdivider shall comply with all conditions of Tentative Tract 12870 as they pertain to this project. (1) 1.2 Within 24 months from tentative map approval, the Subdivider shall record with appropriate agencies, a final map prepared in accordance with subdivision requirements of the Tustin Municipal Code, the State Subdivision Map Act, and applicable conditions contained herein unless an extension is granted pursuant to Section 9321 H of the Tustin Municipal Code (1) 1 3 Prior to release of building permits, all conditions of approval of Design Review 96 -057 for the subject project shall be complied with as shown on Exhibit A attached to Resolution No. 3553 and incorporated herein by reference However, the applicant will be permitted to obtain building permits for model home construction prior to approval of a final map provided approvals have been obtained from the Community Development, Public Works and Fire Departments (1) 1 4 The subdivider shall conform to all applicable requirements of the State Subdivision Map Act, the City's Subdivision Ordinance, in the East Tustin Specific Plan and Development Agreement (and amendments thereto), and EIR 85 -2. (1) 1 5 The cumulative number of residential units for which (2) certificates of occupancy may be issued shall not exceed the cumulative total or square feet of occupied revenue generating uses or equivalents as shown in the East Tustin Specific Plan Development Agreement (5) 1 6 The subdivider shall be required to execute Subdivision /Monumentation Agreements and provide improvement /monumentation bonds to the City prior to recordation of the final map SOURCE CODES (1) (2) (3) (4) STANDARD CONDITION CEQA MITIGATION UNIFORM BUILDING CODE /S DESIGN REVIEW (5) RESPONSIBLE AGENCY REQUIREMENT (6) LANDSCAPING GUIDELINES (7) PC /CC POLICY * ** EXCEPTION • • Exhibit A - Resolution No 3552 VTT 15420 Page 2 (1) 1.7 Prior to final map approval, the subdivider shall submit A A current title report, B A duplicate mylar of the Final Map, or 834" X 11" transparency of each map sheet prior to final map approval and "as built" grading landscape and improvement plans prior to Certificate of Acceptance, and C A list of street names as approved by the City of Tustin Street Naming Committee (1) 1 8 The applicant shall hold harmless and defend the City of Tustin from all claims and liabilities arising out of a challenge of the City's approval of this project PUBLIC /PRIVATE INFRASTRUCTURE IMPROVEMENTS (1) 2 1 Prior to recordation of a final map, the Subdivider shall (2) prepare plans for and construct or post security (3) guaranteeing construction of all public and /or private, (6) infrastructure improvements within the boundary of said tract map in conformance with applicable City tract map standards, including but not limited to the following A Curb and gutter B Sidewalks, including curb ramps for the physically disabled C Drive aprons D All signing /striping modifications E Street paving F Street lights G Catch basins /storm drain laterals /connection to existing storm drain system In addition, a 24" X 36" reproducible construction area traffic control plan, as prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation, will be required * ** 2 2 Prior to the issuance of the first Certificate of Occupancy within Phase 6A (Model Complex), the developer shall complete the installation of all site improvements, perimeter walls and common area landscaping and receive final building inspection for all site improvements and landscaping located within Lots E, G, H & I • • Exhibit A - Resolution No 3552 VTT 15420 Page 3 (1) 2 3 The amount of acceptable security for construction of (5) public improvements shall be reviewed and approved by the Public Works Department The amount and acceptable security for private improvements shall be reviewed and approved by the Building Official (1) 2.4 All changes in existing curbs, gutters, sidewalks and (5) other public improvements shall be the responsibility of subdivider. (1) 2.5 Preparation of plans for and construction of (2) (5) A All sanitary sewer facilities must be submitted as required by the City Engineer and local sewering agency These facilities shall include a gravity flow system per standards of the Irvine Ranch Water District B A domestic water system must be designed and installed to the standards of the Irvine Ranch Water District or City of Tustin Water Department, whichever is applicable at the time of plan preparation Improvement plans shall also be reviewed and approved by the Orange County Fire Authority for fire protection purposes The adequacy and reliability of water system design and the distribution of fire hydrants will be evaluated The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Department Any required reclaimed water systems shall meet the standards as required by the Irvine Ranch Water District (1) 2.6 Proposed private streets shall be designed to the (5) following specifications (6) A All proposed streets and drives shall be designed in substantially the same width and alignment as shown on the approved vesting tentative map unless modified and approved by the Directors of Community Development and Public Works B All streets shall be constructed in accordance with City requirements in terms of type and quality of materials used where practical • • Exhibit A - Resolution No. 3552 VTT 15420 Page 4 (1) 2 7 Existing sewer, domestic water, reclaimed water and storm drain service laterals shall be utilized (5) 2.8 In addition to the normal full size plan submittal process, all final development plans including, but not limited to tract maps, parcel maps, right -of -way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans are also required to be submitted to the Public Works Department /Engineering Division in computer aided design and drafting (CADD) format The acceptable formats shall be Integraph DGN or AutoCad DWG file format, but in no case less than DXF file format The City of Tustin CADD conventions shall be followed in preparing plans in CADD, and these guidelines are available from the Engineering Division. (5) The CADD files shall be submitted to the City at the time the plans are approved, and updated CADD files reflecting "as built" conditions shall be submitted once all construction has been completed The "as built" CADD files will be required prior to release of the subdivision bonds 2 9 The Subdivider shall submit two (2) copies of the Notice of Intent for the NPDES construction permit, as submitted to the State of California Water Resources Control Board (one copy to Community Development Department /Building Division and one to the Public Works Department/ Engineering Division) DEDICATIONS /RESERVATIONS /EASEMENTS (1) 3 1 The subdivider shall satisfy dedication and /or (2) reservation requirements as applicable, including but not limited to dedication of all required street and flood control right -of -way easements, vehicular access rights, sewer easements and water easements defined and approved as to specific location by the City Engineer and other agencies. (1) (5) 3.2 Landscape maintenance of all lettered lots, shall be the responsibility of the Homeowners Association. The City of Tustin will not be responsible for maintenance of private streets, storm drains, street lights, landscaping, irrigation, slopes or perimeter walls • • Exhibit A - Resolution No 3552 VTT 15420 Page 5 (1) 3.3 Additional right -of -way dedication will be required at (5) the intersection of Township Drive and Street "G" and shall extend from BCR /ECR on Street "G" Said dedication area shall be adequate for the construction of curb ramps per City Standard No 124 * ** 3.4 The lettered lots for private streets and common area landscaping may be further divided on the final map to be consistent with the approved phasing plan for the project Such division will be deemed in substantial conformance with respect to the final map * ** 3.5 Dedication of all required sanitary sewer easements to the Orange County Sanitation District will be required prior to or concurrently with the recordation of any Final Map. The final easement design and alignment of the 15 -foot wide sewer easement traversing Lots 58 -61 shall be subject to final approval of the Orange County Sanitation District and identified on the Final Map prior to recording * ** 3.6 A separate deed restriction shall be recorded on those lots that contain side entry garages with less than a 20- foot front yard setback clearly disclosing that the garages shall be constructed as non - habitable space and cannot be converted to habitable space, as defined by the Uniform Building Code. Said deed restriction shall be reviewed and approved by the City Attorney and Community Development Department prior to recordation of any Final Map * ** 3 7 The access easement to Lot "0" through Lots 58 -59 shall be revised consistent with Attachment E contained in the October 27, 1997 Planning Commission staff report, incorporated herein by reference and subject to final approval of the Community Development Department CONSTRUCTION ACTIVITIES ADJACENT TO PUBLIC RIGHT -OF -WAY (1) 4.1 Prior to recordation of the final map, subdivider shall (2) post with the Community Development Department a (5) minimum $2,500 cash deposit or letter of credit to guarantee the sweeping of streets and clean -up of streets affected by construction activities In the event this deposit is depleted prior to completion of development or City appearance of public streets, an additional incremental deposit will be required • • Exhibit A - Resolution No. 3552 VTT 15420 Page 6 (1) 4.2 Any damage done to existing street improvements and (5) utilities shall be repaired before acceptance of the tract and /or issuance of a Certificate of Occupancy for the development on any parcel within the subdivision (1) 4.3 Prior to any work in the public right -of -way, an Encroachment Permit must be obtained from and applicable fees paid to the Public Works Department. (1) (2) (5) GRADING 5.1 Prior to issuance of grading permits A. A detailed soils engineering report shall be submitted to and approved by the Building Official conforming to the requirements of the Uniform Building Code, City grading requirements, and all other applicable state and local laws, regulations and requirements B The applicant shall submit a grading plan subject to approval by the Department of Community Development delineating the following information 1. Methods of drainage in accordance with all applicable City standards 2 Recommendations submitted and approved by a geotechnical or soils engineer. 3 Compliance with conceptual grading shown on tentative tract map 4. A drainage plan and necessary support documents, such as hydrology calculations, to comply with the following requirements a Provision of drainage facilities to remove any flood hazard to the satisfaction of the City Engineer which will allow building pads to be safe from inundation from rainfall which may be expected from all storms up to and including the theoretical 100/500 year storm and dedication of any necessary easements on the final map as required • • Exhibit A - Resolution No. 3552 VTT 15420 Page 7 b. Elimination of any sheet flow and ponding c. Provision of drainage facilities to protect the lots from any high velocity scouring action d. Provision for tributary drainage from adjoining properties 5 All flood hazard areas of record. 6 Final street elevations at key locations 7 Both horizontal and vertical intersection sight lines shall be shown on both the grading plan and landscape plan in compliance with OCEMA Standard No 1117 for the interior streets. All landscaping within the limited use areas shall comply with OCEMA Standard No 1117. 8. Final pad /finished floor elevations and key elevation for all site grading All pad elevations to be a minimum of 1 0 foot above base flood elevation as defined by FEMA. 9. A note shall be placed on the grading plan requiring Community Development Department approval of rough grading prior to final clearance for foundations The Department will inspect the site for accuracy of elevations, slope gradients, etc and may require certification of any grading related matter. 10 A note shall be placed on the plans that a qualified paleontologist /archaeologist, as appropriate shall be present during rough grading operations If resources are found, they shall be excavated or preserved as deemed appropriate or as recommended by the paleontologist/ archaeologist subject to review and approval by the Departments of Public Works and Community Development. All "finds" shall be reported immediately to the Department of Community Development The • • Exhibit A - Resolution No 3552 VTT 15420 Page 8 paleontologist/ archaeologist shall attend the pre -grade construction meeting to ensure that this condition and necessary procedures in the event of a "find" are explained C The applicant shall prepare a sedimentation and erosion control plan for all construction work related to the subject tract including a method of control to prevent dust and windblown earth problems Said plan shall be reviewed and approved by the Community Development Department D Submittal of a construction traffic routing plan for review and approval by the Director of Public Works E The applicant shall prepare hydrology and hydraulic calculations for this subject tract Said plan shall be reviewed and approved by the Public Works Department and Community Development Department /Building Division (1) 5 2 All earthwork shall be performed in accordance with the (3) Tustin City Code and Tustin Grading Manual (1) 5 3 Prior to the recordation of a final map, the applicant (3) shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (WQMP) that identifies the application and incorporation of those routine structural and non- structural Best Management Practices (BMPs) and detailing implementation of the BMPs not dependent on specific land uses (1) 5 4 Prior to issuance of grading, grubbing and clearing or (5) paving permits, the applicant shall obtain coverage under the NPDES Statewide Industrial Storm water Permit for General Construction Activities from the State Water Resources Control Board Evidence that this has been obtained shall be submitted to the Building Official • • Exhibit A - Resolution No 3552 VTT 15420 Page 9 (1) 5 5 Construction phasing shall occur in a logical and sequential pattern and as identified on the approved phasing schedule The Community Development Director may make minor modifications to the phasing schedule provided that such modifications result in orderly and sequential development, minimizing construction impacts to the greatest extent possible on the occupied portion of the development FIRE AUTHORITY (5) 6.1 Water Improvement Plans - Prior to the recordation of a subdivision map, the subdivider shall submit water improvement plans to the Fire Chief for review and approval to ensure that adequate fire protection and financial security is posted for the installation The water system design, location of valves, and the distribution of the fire hydrants will be evaluated and approved by the Fire Chief (5) 6.2 Fire Hydrants - Prior to the recordation of any subdivision map or the issuance of any building permits, whichever occurs first, the applicant shall submit to the Fire Chief evidence of the on -site fire hydrant system and indicate whether it is public or private If the system is private, the system shall be reviewed and approved by the Fire Chief prior to issuance of building permits Provisions shall be made by the applicant for the repair and maintenance of the system, in a manner meeting the approval of the Fire Chief (5) 6 3 Automatic Fire Extinguishing Systems - Prior to the recordation of a subdivision map, a note shall be placed on the map stating that all structures located on "Flag Lots" or Lots exceeding fire department access requirements shall be protected by an automatic fire sprinkler system, in a manner meeting the approval of the Fire Chief (5) 6.4 Fire Access - Prior to the recordation of a subdivision map, the applicant shall obtain approval of the Fire Chief for all fire protection access easements and shall dedicate them to the City The CC &R's shall contain provisions which prohibit obstructions within the fire protection access easement The approval of the Fire Chief is required for any modifications such as speed bumps, control gates or other changes in within said easement • • Exhibit A - Resolution No 3552 VTT 15420 Page 10 (5) 6 5 Street Plans - Prior to the issuance of any grading permits, the applicant shall submit and obtain approval of preliminary plans for all streets and courts, public or private, from the Fire Chief in consultation with the Manager, Traffic Engineering The plans shall include the plan view, sectional view, and indicate the width of the street or court measured flow line to flow line All proposed fire apparatus turnarounds shall be clearly marked when a dead -end street exceeds 150 feet or when other conditions require it (5) 6 6 Street Markings A Prior to the issuance of any grading permits, the applicant shall submit and obtain approval from the Fire Chief for street improvement plans with fire lanes shown The plans shall indicate the locations of red curbing and signage A drawing of the proposed signage with the height, stroke and color of lettering and the contrasting background color shall be submitted to and approved by the Fire Chief B Prior to the issuance of the certificate of use and occupancy the approved fire lane marking plan shall be installed The CC &R's shall contain a fire lane map and provisions which prohibit parking in the fire lanes A method of enforcement shall be included (5) 6 7 Combustible Construction Letter - Prior to the issuance of any building permits for combustible construction, the developer shall submit and obtain the Fire Chief's approval of a letter and plan stating that water or fire fighting purposes and an all weather fire access road shall be in place and operational as required by the Uniform Fire Code before any combustible materials are placed on the site (5) 6 8 Water Availability - Prior to the issuance of any building permits, an Orange County Fire Authority Water Availability Form shall be submitted to and approved by the Plan Review Section of the Orange County Fire Authority If sufficient water to meet fire flow requirements is not available, an automatic fire extinguishing system shall be installed in each structure, in a manner meeting the approval of the Fire Chief • • Exhibit A - Resolution No 3552 VTT 15420 Page 11 (5) 6 9 Fire Sprinkler System - Prior to the issuance of any building permits, plans for the automatic fire sprinkler system shall be submitted to and approved by the Fire Chief for those Lots which have been determined applicable by the Fire Chief This system shall be operational prior to the issuance of a certificate of use and occupancy (5) 6.10 Fire Hydrant Markers - Prior to the issuance of any certificates of use and occupancy, all fire hydrants shall have a "Blue Reflective Pavement Marker" indicating its location on the street or drive per the Orange County Fire Authority Standard and approved by the Fire Chief On private property these markers are to be maintained in good condition by the property owner NOISE (1) 7.1 Prior to the issuance of any building permits (2) (3) A A final 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 Tustin Community Development Department for approval along with satisfactory evidence which indicates that the sound attenuation measures specified in the approved acoustical report(s) have been incorporated into the design of the project The acoustical analysis shall be prepared by an expert or authority in the field of acoustics All residential lots and dwellings shall be sound attenuated against present and projected noises, which shall be the sum of all noise impacting the project, so as not to exceed an exterior standard 65 dB CNEL in outdoor living areas and an interior standard of 45 dB CNEL in all habitable rooms is required Evidence prepared under the supervision of an acoustical consultant that these standards will be satisfied in a manner consistent with applicable zoning regulations shall be provided B Due to the project's close proximity to the Browning Corridor, said study shall provide information on single event noise measurements as generated by helicopter flyovers for information purposes only • • Exhibit A - Resolution No 3552 VTT 15420 Page 12 (1) 7 2 Prior to issuance of any certificates of use or (2) occupancy, field testing in accordance with the Title 25 (3) regulations may be required by the Building Official to verify compliance with STC and IIC design standards (1) 7.3 All construction operations, including staging and/or delivery of equipment and materials and engine warm up, shall be subject to the provisions of the City of Tustin Noise Ordinance, and shall take place only during the hours of 7 00 a m until 6 00 p m , Monday through Friday and 9 00 a m until 5 00 p m on Saturdays, unless otherwise determined by the Building Official (1) 7 4 Construction hours shall be clearly posted on the site to the satisfaction of the Building Official CC &R'S (1) 8.1 Prior to approval of the final map, all organizational (3) documents for the project including any deed restrictions, covenants, conditions, and restrictions shall be submitted to and approved by the Community Development Department and City Attorney's Office Costs for such review shall be borne by the subdivider A copy of the final documents shall be submitted to the Community Development Department after recordation CC &R's shall include but not be limited to the following provisions A The City shall be included as a party to the CC &R's for enforcement purposes of those CC &R provisions in which the City has interest, as reflected in the following provisions However, the City shall not be obligated to enforce the CC &R's B The requirement that association bylaws be established C Provisions for effective establishment, operation, management, use, repair and maintenance of all common areas and facilities including landscaped areas and lots, walls and fences, private roadways, and paseos (i e , walks, sidewalks, arbors) D Membership in any Homeowner's Association shall be inseparable from ownership in individual lots • • Exhibit A - Resolution No 3552 VTT 15420 Page 13 E Architectural controls shall be provided and may include but not be limited to provisions regulating exterior finishes, roof materials, fences and walls, accessory structures such as patios sunshades, trellises, gazebos, awnings, room additions, exterior mechanical equipment, television and radio antenna F Maintenance standards shall be provided for applicable items listed in Section C above in CC &R's Examples of maintenance standards are shown below All common area landscaping and private areas visible from any public way shall be properly maintained such that they are evenly cut, evenly edged, free of bare or brown spots, debris and weeds All trees and shrubs shall be trimmed so they do not impede pedestrian traffic along the walkways Trees shall be pruned so they do not intrude into neighbor - neighboring properties and shall be maintained so they do not have droppings or create other nuisances to neighboring properties All trees shall also be root pruned to eliminate exposed surface roots and damage to side- walks, driveways and structures 2 All private roadways, sidewalks and paseos shall be maintained so that they are safe for users Significant pavement cracks, pavement distress, excessive slab settlement, abrupt vertical variations and debris on travel -ways should be removed or repaired promptly In addition, the pedestrian access at the main project entry shall remain open and accessible to the public at all times 3 Common areas shall be maintained in such a manner as to avoid the reasonable determination of a duly authorized official of the City that a public nuisance has been created by the absence of adequate maintenance such as to be detrimental to public health, safety, or general welfare, or that such a condition of deterioration or disrepair cause harm or is materially detrimental to property values or improvements within three hundred (300) feet of the property may also be added as alternative language • • Exhibit A - Resolution No 3552 VTT 15420 Page 14 G Homeowner's Association approval of exterior improvements requiring a building permit shall be obtained prior to requesting a building permit from the City of Tustin Community Development Department All plans for exterior improvements shall conform to requirements set forth by the City and the CC &R's H Residents shall not store or park any non - motorized vehicles, trailers or motorized vehicles that exceed 7 feet high, 7 feet wide and 19 feet long in any parking or driveway area except for purpose of loading, unloading, making deliveries or emergency repairs except that the Homeowners Association may adopt rules and regulations to authorize exceptions The Homeowners Association is responsible for monitoring and enforcing any and all parking and traffic regulations on private streets and courts The project CC &R's shall include provisions to require the Association, to develop and enact an enforcement program related to enforcement of parking and traffic regulations within the private development Said program may include provisions for levying fines, collecting fines and enforce - enforcement /monitoring by private security companies /persons To ensure the proper use of parking space within the subdivision, CC &R's shall include the following acknowledgements and restrictions, which shall also be signed as a separate notification/ acknowledgement, by each new homeowner in the subdivision 1 All on- street parking spaces are designated as guest parking, individual owners shall have no right to use guest spaces for any vehicle 2 Individual owners shall park vehicles in garage spaces 3 Individual owner understands that the subdivision has strict parking regulations that will be enforced by the Homeowner's Association • • Exhibit A - Resolution No 3552 VTT 15420 Page 15 4 Individual property owners shall park vehicles in garage spaces Storage of personal items may occur in the garages only to the extent that vehicles may still be able to be parked within the required garage spaces Prior to implementation of such a program, copies of the approved HOA program shall be forwarded to the City of Tustin Police Department and Community Development Department for review and approval The Police Department and Community Development Department shall also be provided with any amendments or modifications to the program All parking regulations shall be enforced at time of final occupancy of any phase of the project J A total of 150 parking spaces shall be permanently maintained at a rate of two garage spaces per each dwelling unit An additional minimum of 150 unassigned guest spaces shall also be permanently provided on- street and on driveways not obstructing the required garage spaces K Individual units shall not have separate external television and radio antennas except as otherwise provided by law Either a central antenna shall be provided with connections to each unit via underground or internal wall wiring, or each unit shall be prewired and served by an underground cable antenna service provided by a company licensed to provide such service within the city L All utility services serving the site shall be installed and maintained underground M The Association shall be required to file the name, address, and telephone number of at least one member of the Association Board and where applicable, a Manager of the project, before January 1st of each year with the City of Tustin Community Development Department, for the purpose of contacting the Association in case of emergency or in those cases where the City has an interest in CC &R violations • • Exhibit A - Resolution No 3552 VTT 15420 Page 16 N Disclosure information related to aircraft noise impacting the subdivision, as approved by the City of Tustin Community Development Department In addition, the CC &R's shall advise homeowners that MCAS, El Toro is scheduled for closure by the Department of Defense Future uses of the base are not known with certainty at this time; however, on December 12, 1996, the Orange County Board of Supervisors endorsed a proposal to convert the facility to an international commercial civilian airport O No amendment to alter, modify, terminate or change the Homeowner's Association's obligation to maintain the common areas and the project perimeter walls (including such walls located on private property) or other CC &R provisions in which the City has an interest, as noted above, or to alter, modify, terminate or change the City's right to enforce maintenance of the common areas and maintenance of the project perimeter wall, shall be permitted without the prior written approval of the City of Tustin Community Development Department This shall not preclude the Homeowner's Association from assessing charges to individual property owners for structural damage to such walls P Provisions shall be made to specifically identify that street light standards and mailboxes may be located within the public utility easement behind the private street right -of -way Where such facilities are located on private property within the utility easement, notification shall be given to those owners as to the locations, types and quantities of all facilities as they relates to their specific property Q Maintenance of all manufactured slopes within rear yards shall be the responsibility of the individual property owners The CC &Rs shall include specific standards for the maintenance of slopes and drainage devices Pursuant to Section 5 4 of the City Grading Manual, all proposed and future structures will be subject to setback requirements for footings on or adjacent to slopes R Maintenance of all lettered lots shall be by the Homeowner's Association • • Exhibit A - Resolution No 3552 VTT 15420 Page 17 S Disclosure to all future homeowners and purchasers of property that surrounding properties may be developed in accordance with City ordinances in a manner which may partially or totally obstruct views from the owner's unit, and that the City of Tustin makes no claim, warranty or guarantee that views from any unit will be preserved as development of surrounding properties occurs T Maintenance of all slopes and drainage devices on individual lots within fenced yard areas shall be the responsibility of the individual property owner U Disclosure to all future homeowners of the specific location and type of structures which will be located within the public utility easement V All streets within this development are private and shall be maintained by the Homeowners Association Should, at any time in the future, the Homeowner's Association request that the City accept the streets as public streets, the Homeowners Association shall be responsible for modifying all streets to meet the then most current public street standards W Disclosure information that the side entry garages with less than a 20- foot front yard setback are constructed as non - habitable space and cannot be converted to habitable space as defined in the Uniform Building Code HOME BUYER NOTIFICATION (1) 9.1 Prior to issuance of Certificate of Occupancy A A document separate from the deed shall be prepared which will be an information notice to future home buyers of aircraft noise impacting the subdivision The notice shall further indicate that additional building upgrades may be necessary for noise attenuation This determination is to be made as architectural drawings become available and /or where field testing determines inadequate noise insulation • • Exhibit A - Resolution No 3552 VTT 15420 Page 18 B The developer shall provide the City with a schools notification statement which shall be reviewed and approved by the Director of Community Development and participation by the governing school district which shall indicate (1) The location of existing and proposed elementary, middle and high schools which will serve the subdivision (text and map) (2) Advice to home buyers that proposed school sites may never be constructed C The Subdivider shall provide the City with a statement which must be signed by each home buyer which shall contain a comprehensive description of all private and public improvements and developments adjacent or in close proximity to the proposed development D The developer shall provide the City with an information notice to future homeowners of lots that have above ground utilities or structures (such as light standards and fire hydrants) located within a public utility easement identifying the type of structure and their locations E Disclosure information related to aircraft noise impacting the subdivision, as approved by the City of Tustin Community Development Department In addition, the CC &R's shall advise homeowners that MCAS, El Toro is scheduled for closure by the Department of Defense Future uses of the base are not known with certainty at this time; however, on December 12, 1996, the Orange County Board of Supervisors endorsed a proposal to convert the facility to an international commercial civilian airport (1) 9 2 It is the Subdivider's obligation to notify all potential buyers of subdivided lots of all liens and assessments against the subdivided properties including, but not necessarily limited to, the following A Reassessment District 95 -2 B City of Tustin Landscape and Lighting District C That the project is located within a Mello Roos District • • Exhibit A - Resolution No 3552 VTT 15420 Page 19 * ** 9 3 A separate notice shall be provided to and executed by the future homeowner of those lots that contain side entry garages with less than 20 foot front yard setback clearly disclosing that the garages shall be constructed as non - habitable space and can not be converted to habitable space, as defined by the Uniform Building Code Said notice shall be reviewed and approved by the City Attorney and Community Development prior to recordation of any final map A copy of the executed notice shall be provided to the Community Development Department immediately upon close of escrow FEES (1) 10 1 Prior to recordation of any final map, Subdivider shall pay plan check and inspection fees for all public and /or private infrastructure improvements within the City's responsibility excluding those financed by an Assessment District (1) 10 2 Prior to issuance of any building permits, payment (5) shall be made of all applicable fees including but not limited to the following Payment shall be required based upon those rates in effect at the time of payment and are subject to change A All applicable building, grading and private improvement plan check and permit fees to the Community Development Department based upon the most current schedule B New development fees in the amount of $350 per single family unit to the Community Development Department C School facilities fee to the Tustin Unified School District subject to any agreement reached and executed between the District and the Developer, or proof of a release from payment of any fee D Major thoroughfare and bridge fees in the amount of $2,612 per unit to the Tustin Public Works Department E Water and sanitary sewer connection fees to the Irvine Ranch Water District • • Exhibit A - Resolution No 3552 VTT 15420 Page 20 (1) 10 3 Prior to recordation of a final map, payment shall be made of all applicable Reassessment District No 95 -2 reapportionment costs as required by the City Engineer Reapportionment of acreage assessment to individual subdivided lot assessment (5) 10 4 Within forty -eight (48) hours of approval of the subject project by the City Council, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of $38 00 (thirty -eight dollars) to enable the City to file the appropriate environmental documentation for the project If within such forty -eight (48) hour period that applicant has not delivered to the Community Development Department the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened In addition, should the Department of Fish and Game reject the Certificate of Fee Exemption filed with the Notice of Determination and require payment of fees, the applicant shall deliver to the Community Development Department, within forty -eight (48) hours of notification, a cashier's check payable to the COUNTY CLERK in the amount of $850 (eight hundred fifty dollars) pursuant to Fish and Game Code 711 4 If this fee is imposed, the subject project shall not be operative, vested or final unless and until the fee is paid e * ATTACHMENT H RESOLUTION NOS. 97 -104 & 97 -105 ORDINANCE NO. 1190