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MEETING DATE: OCTOBER 14, 2014
TO: PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
ITEM #4
SUBJECT: TENTATIVE TRACT MAP 17717 AND DESIGN REVIEW 2014 -02
APPLICANT: WATT COMMUNITIES LLC
2716 OCEAN PARK BLVD., SUITE 2025
SANTA MONICA, CA 90405
PROPERTY OWNER: JACK E. AND MARGUERITE M. GOULD FAMILY TRUST &
MARGUERITE M. GOULD 2003 TRUST
636 AMBROSE LANE
TUSTIN, CA 92780
LOCATION: 1872 SAN JUAN STREET
GENERAL PLAN: HIGH DENSITY RESIDENTIAL (HDR 15 -25 DU /ACRE)
ZONING: SUBURBAN RESIDENTIAL (R4)
REQUEST: TO SUBDIVIDE AN APPROXIMATELY 2.25 ACRE SITE FOR
CONDOMINIUM PURPOSES AND CONSTRUCT 26 FOR -
SALE SINGLE FAMILY DETACHED RESIDENCES.
ENVIRONMENTAL: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO
SECTION 15332 (CLASS 32) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PERTAINING TO IN-
FILL DEVELOPMENT.
Planning Commission Report
October 14, 2014
1872 San Juan Street
Page 2
RECOMMENDATION:
That the Planning Commission adopt Resolution No. 4271 approving Tentative Tract
Map (TTM) 17717 and Design Review (DR) 2014 -02 authorizing the subdivision of an
approximately 2.25 acre parcel consisting of one (1) numbered lot for the development
of twenty -six (26) single family detached condominiums.
APPROVAL AUTHORITY:
A tentative tract map is required for all subdivisions creating five (5) or more
condominiums pursuant to Section 66426 of the Subdivision Map Act and Tustin City
Code (TCC) Section 9323b2(a). Section 9321 b of the TCC authorizes the Planning
Commission to review and take action on Tentative Maps. Section 9272d(1) of the TCC
requires the Community Development Department to review applications for design
review accompanying another application such as a tentative tract map before the
Planning Commission. The development of single family dwellings as a condominium
project is a permitted use within the Suburban Residential (R4) zoning district.
BACKGROUND AND DISCUSSION:
The project site is located within the R4 zoning district and has a General Plan Land
Use Designation of High Density Residential. Surrounding properties are predominately
zoned and used for residential purposes with the exception of a school across San Juan
Street which is zoned as and designated by the General Plan for Public and Institutional
(P &I) uses. Abutting properties to the east, south, and west or the project site are
residentially zoned as Planned Development (PD), R4, and Duplex Residential (R2
1500).
Zoning Map General Plan Map
Planning Commission Report
October 14, 2014
1872 San Juan Street
Page 3
A townhome development consisting of twenty -two (22) attached units is located to the
east of the subject property. A private drive aisle serving the existing development runs
the length of the shared property line with garage driveways setting the majority of the
units further back from the subject property. To the south of the subject property lies a
single family housing tract which is also zoned as R4, but has a General Plan Land Use
Designation of Low Density Residential. Six (6) properties within this tract have rear
yards abutting the project site. The main building rear yard setbacks are the same for
both properties which would result in a minimum separation of fifty (50) feet between the
residences. An apartment complex is located opposite of the westerly corner of the
property. To the west of the property abutting subject property is a single parcel
residential use as well as a parking lot area for a church use.
Existing at the subject property are various residential structures which constitute seven
(7) residential units. The majority of these structures are located along the perimeter of
the property where they can be accessed by a drive aisle. City staff has been informed
by the property owner that the units have been vacated in preparation for new
development. There are currently three (3) curb cuts along San Juan Street for site
access which will be reduced to a single point of entry and exit for the new
development. An existing block wall and fencing along property lines divide the project
site from adjacent properties.
Planning Commission Report
October 14, 2014
1872 San Juan Street
Page 4
Project Description
Development of the site would involve the demolition of all structures on the
approximately 2.25 acre property. A one (1) lot condominium subdivision is proposed to
accommodate twenty -six (26) single family detached residences. The density of the
proposed development is 11.56 dwelling units per acre whereas the General Plan Land
Use Designation of High Density Residential allows for a maximum of twenty -five (25)
dwelling units per acre. A single point of entry to the community along San Juan Street
will be provided. The residences are oriented in a manner which has vehicular access
to the units through an attached garage space along the private drive aisle. The front
entry to the dwelling units is located opposite to the private drive and garage entries
along a paseo courtyard.
=W SAN JUAN STREET
Planning Commission Report
October 14, 2014
1872 San Juan Street
Page 5
Site Plan
The project is designed with an internal loop private drive circulation system accessed
from the twenty -eight (28) foot wide main drive. The two -way loop begins after the first
row of houses which front onto San Juan Street to create a community which engages
the street. No gates will be provided to the housing tract. The residences fronting San
Juan Street are provided with private patio areas delineated by low walls. By orienting
the first row of homes towards the street, the development provides an appearance
similar to other single family neighborhoods within the City.
A walkway through the middle of the community provides a linkage between the rear
dwellings and front dwellings and to the street. A paseo in the middle island portion of
the development allows for the residences to front one another. At the rear of the
development a small parkette /open space area is provided for the use of the residents.
The residences at the rear of the property have front entries oriented towards the rear
property line.
While there are no individual lots or property lines within the tract, homeowners will
have designated personal outdoor space for their use. The private open space is
delineated through the use of fencing and low walls. The majority of homes will have a
ten (10) foot wide private side yard space which extends to the side wall of the adjacent
home. All properties are developed with a front entry patio area with low walls. These
personal spaces are to be maintained by the individual homeowners.
Development Standards
As proposed, the development is in compliance with the development standards of the
R4 zoning district and the Tustin City Code. The front units along San Juan Street are
setback 20 feet from the front property line and have low walls which do not exceed
three (3) feet in height. The residences along the side property lines will be setback at
five (5) feet and at thirty -two (32) feet where the private drive occurs. At the rear of the
property atwenty -five (25) foot setback is provided from the property line. All
residences are designed with two (2) stories and the tallest model has a height of 27.5
feet.
Standard
Required..
Proposed
Building Height (Max.)
Two stories or
35 feet
Two stories
and 27.5 feet
Front Yard Setback Min.
20 feet
20 feet
Rear Yard Setback Min.
25 feet
25 feet
Side Yard Setback (Min.)
5 feet
5 — 32 feet
Planning Commission Report
October 14, 2014
1872 San Juan Street
Page 6
Architecture
The development proposes three (3) plan types which identify a Monterey and a
Spanish model for each plan type. Slight variations occur in the Plan 2 where a side
entry model is provided due to the orientation along the private drive. All products
employ the same 4:12 roof slope, but in different configurations. Design elements such
as exposed wood beams /rafters, wall sconces, window muntins /mullions, and balconies
are prominent throughout all product types. The Monterey and Spanish styles are
differentiated from one another through the use of color variation, design features, and
materials.
Spanish Models
Z
Plan 1A Plan 2A Plan 3A
Monterey Models
Plan 1B Plan 213 Plan 313
The Monterey style utilizes a darker color palette consisting of browns and tans while
the Spanish style consists of lighter white, cream, and beige colors. A prominent
feature of the Monterey architectural tradition is a long second floor cantilevered
balcony which is present in the products. Brick veneer is proposed on sections of the
Monterey models along with shutters whereas the Spanish style is traditionally less
embellished with subtle design features. Arched openings and slight curves are present
in the Spanish architecture while more squared -off openings are utilized in the Monterey
products. S -tile roofing materials are proposed for the Spanish products and a textured
slate tile is proposed for the Monterey products. Varying color mixes will occur in the
roofing materials among each plan and model type. In general, the Spanish models will
Planning Commission Report
October 14, 2014
1872 San Juan Street
Page 7
have a reddish orange roofing color and the Monterey models will use a brownish gray
color range. All homes will have window trim and feature window frames in a rich brown
color to provide contrast from the stucco and create visual interest for the buildings.
The plan type and unit mix consists of the following:
Floor plans are similar in design with living areas on the first floor and sleeping areas on
the second floor. Plan 1 offers a den space on the first floor and the larger Plan 3 is the
only plan to offer a bedroom and full bathroom on the first floor. The Plan 3 model also
offers a loft space on the second floor. Currently, the TCC requires three (3) parking
spaces within a fully enclosed garage for residences with five (5) or more bedrooms.
Staff is proposing Condition 5.2 which would require recordation of a deed restriction on
the Plan 3 residences to ensure that the purchasers of these homes and any future
owners are clearly aware of the restrictions of the TCC on the number of bedrooms and
required parking. This is a standard practice of requiring a deed restriction when
homeowners construct additions such as dens, offices, game rooms, loft spaces, etc.
which have the potential to be utilized as a fifth bedroom if the minimum three (3) car
garage parking is not provided.
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Planning Commission Report
October 14, 2014
1872 San Juan Street
Page 8
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Planning Commission Report
October 14, 2014
1872 San Juan Street
Page 9
Landscape / Hardscape
Landscaping for the project consists of a Mediterranean /desert plant palette utilizing
predominately drought tolerant species. Shrubs will be used as ground cover to fill spaces
between trees and provide color for the development. All landscaping outside of the
private homeowner areas (19,230 s.f.) will be maintained by the homeowner's association
(HOA). This includes the street -side landscape along San Juan Street which is visible to
the public. A uniform plant palette and coordinated landscape design along the
streetscape will help to promote cohesion and curb appeal for the development. In
addition, maintenance concerns amongst individual homeowners would not be relevant
since a single party HOA would be responsible. The applicant will be responsible for
installing street trees within the public parkway. The City's Field Services Division has
selected Southern Magnolia trees to match those existing along San Juan Street in the
parkway.
Additional trees and shrubs are proposed throughout the development where areas for
landscaping exist. Paseos will be landscaped and a substantial amount of trees will be
provided along the rear property line to create a buffer between the existing single family
dwellings on the adjacent property. Vines are proposed along the perimeter wall where
possible. A final landscaping plan would be reviewed by City staff at plan check and would
be required to comply with the City's Water Efficient Landscape Ordinance. Decorative
paving occurs at the project entry and within the paseos.
Open Space Recreation Area
Given the size of the development, there are limited opportunities for providing open
space recreation areas such as a clubhouse or pool. The development does however,
provide a barbeque and picnic area at the rear of the property for the use of the
residents. The paseo areas offer opportunities for residents to congregate as well.
Each dwelling will be provided with private open space which totals 14,200 square feet
for the entire development. The amount of open space varies by residence and
location.
Parking and Circulation
The TCC requires two (2) parking spaces within a fully enclosed garage for single family
housing which the developer is providing. Because the project makes use of a
condominium subdivision, guest spaces would be required for the development as well.
The TCC requires one (1) unassigned guest space for every four (4) units which is
being exceeded for the project by providing a total of ten (10) on -site guest parking
spaces.
Guest parking spaces are accessed from the private drive aisle and would not be visible
from the street. Eight (8) parallel parking stalls are located on the sides of the interior
island. The remaining two (2) parking spaces, one (1) of which is accessible, are
standard 90 degree spaces located at the rear of the property next to the barbecue
Planning Commission Report
October 14, 2014
1872 San Juan Street
Page 10
area. Parking is also currently allowed on San Juan Street; however, on- street parking
is for public use and does not count towards the parking requirements.
Standard
Resident Parkin
Re uired
52 covered
Provided
52 garage
Guest Parkin 114 units
7
10
Parking Ratio (Resident
Parking)
2 1unit
2 1unit
Parking Ratio (Guest
Parking)___
0.25 1unit
0.38 1unit
Total Parking Provided
59
62
Interior circulation for the development is provided via a looped private roadway system.
This will provide for easy access for residents and guests within the development. More
importantly, it will also allow for emergency response vehicles to serve the community
more efficiently. Individual trash collection can be accommodated with the looped
roadway so that community dumpsters are not necessary. The private drive is at its
widest at twenty -eight (28) feet at the main entry. It then narrows to twenty -four (24)
feet where garages are accessed with a further reduction to the minimum width of
twenty (20) feet at the side adjacent to the property lines.
Rolled curbs are proposed within the development where garages are accessed and for
drainage conditions. This would require a deviation from the City's Construction
Standards for Private Streets, Strom Drain and On -site Private Improvements related to
curb and gutter. The applicant wishes to use rolled curbs in lieu of the typical 6"
standard curb and gutter. Pursuant to the standards, any deviation will require approval
of the Building Official. The proposed deviation has been reviewed by the Building
Official and has been determined to be consistent with the intent of the established
standards. Appropriate findings have been included to support the request.
Tentative Tract Map
TCC Section 9323b2 requires a tentative tract map be prepared for subdivisions
creating five (5) or more condominiums as defined in Section 4125 of the California Civil
Code. TTM 17717 is a subdivision of an approximately 2.25 acre site into one (1)
numbered lot for the development of twenty -six (26) single family detached
condominium units and related improvements. As a requirement of approval of TTM
17717 the developer shall dedicate in fee title, at no cost to the City, the thirty -three (33)
foot wide street rights -of -way to centerline along San Juan Street adjacent to property
frontages.
Pursuant to TCC Section 9331d2, 0.0086 acres of parkland per dwelling unit (in a
medium density development with 7.1 -15 dwelling units per acre) are required to be
dedicated for park purposes. When the subdivision consists of fewer than fifty (50)
parcels, TCC Section 9331 d3 allows the subdivider to pay a park in -lieu fee. Since the
Planning Commission Report
October 14, 2014
1872 San Juan Street
Page 11
private open space provided for the residences does not qualify for park credit, park in-
lieu fees will be required for this project (Condition 4.9).
To ensure operational standards that are consistent with the intent of the community, a
HOA, Conditions, Covenants, and Restrictions (CC &Rs) and homebuyer notifications
would be required for the project. These mechanisms are necessary to provide for the
maintenance of the common areas of the community. Responsibilities of the HOA
typically include: Parking enforcement, maintenance, and architectural review.
Other Agencies Input
In compliance with State Subdivision Map Act, the City sent out letters, along with a
copy of the Tentative Tract Map, to affected agencies. Agencies which provided
responses to the City are contained within Attachment D. The Department of
Transportation, District 12, indicated that they have no comments at this time. The
Southern California Gas Company advised that the proposed map will not unreasonably
interfere with the free and complete exercise of the Southern California Gas Company
rights within the within the boundaries of said map. The Orange County Sanitation
District (OCSD) provided preliminary comments regarding the sewer connection and fee
structure as well as inquired regarding the environmental review process. CR &R
Environmental Services have identified that they can accommodate the development
with residential cart service.
The City of Irvine provided comments which requested identification of the limits of the
traffic study area for this project and to explain and provide supporting information on
any potential adverse short -term and /or long -term impacts that the proposed project
may have on the following intersections; Red Hill Avenue & Irvine Boulevard and
Browning Avenue & Irvine Boulevard. The City's Public Works Engineering Division did
not find a traffic study necessary for the project. However, in response to the City of
Irvine's concerns regarding intersections within the City, the applicant has prepared a
traffic assessment for the project (Attachment E).
The traffic assessment concluded that a "traffic impact study would not be
required ... that the traffic impact potential associated with the proposed Project will be
insignificant and negligible and the intersections in the vicinity of the Project are not
likely to be significantly impacted due to the nominal amount of traffic generated by the
Project." The City's Public Works Engineering Division has reviewed the traffic
assessment and concurs with the findings. Staff responses to comments are also
contained within Attachment D. No further comments were received.
Utilities
All utilities serving the site are required to be located underground. Water service to the
development will be provided by the City. A looped water system will be provided for
efficiency and will have a connection to the water line on the adjacent townhome
development to the east. Upon completion of the water system the City of Tustin will
Planning Commission Report
October 14, 2014
1872 San Juan Street
Page 12
publicly maintain it as has been requested by the City's Water Services Division. All
other utilities are available to service the site.
Security
The City's Police Department has reviewed and approved the proposed project. The
project will provide site lighting which meets the requirements of the City's security
ordinance of a minimum one (1) foot - candle of light on the private drives and parking
surfaces and a minimum of one - quarter (.25) foot - candle of light on the walking
surfaces. Additional lighting will be provided in the paseo areas and on the homes
themselves. No gates will be provided on the community.
Environmental Re vie w
This project is Categorically Exempt pursuant to Section 15332 of the California Code of
Regulations (Guidelines for the California Environmental Quality Act) pertaining to in -fill
development projects. The development meets all of the following requirements for
categorical exemption under Section 15332.
a) The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designation
and regulations.
As proposed, the project meets the intent of the High Density General Plan
Land Use Designation and is in compliance with the development standards
contained within the City Zoning Code.
b) The proposed development occurs within City limits on a project site of no
more than five (5) acres substantially surrounded by urban uses.
The project site is located within City limits on an approximately 2.25 acre
parcel and is surrounded by built out urban uses.
c) The project site has no value, as habitat for endangered, rare or threatened
species.
The property is within an urbanized area and is currently developed for
residential purposes. The site has no value as habitat for endangered, rare,
or threatened species.
d) Approval of the project would not result in any significant effects relating to
traffic, noise, air quality, or water quality.
The applicant has provided a traffic assessment, noise analysis, and
preliminary water quality management plan for the proposed project. The
traffic assessment concluded that the project would not have a significant
Planning Commission Report
October 14, 2014
1872 San Juan Street
Page 13
impact in intersections within the vicinity and no further analysis was
recommended. All recommendations of the noise and water studies will be
implemented in the construction of the development. The proposed project is
below the thresholds of significance established by Tables 6 -2 (operation
thresholds) and 6 -3 (construction thresholds) of the Air Quality Management
District's CEQA Air Quality Handbook.
e) The site can be adequately served by all required utilities and public services.
The project site is already being served by existing utilities. Utility providers
were notified of the proposed project and appropriate connections are
available to serve the site.
CONCLUSION:
As proposed, the project meets the applicable development standards set forth in the
TCC and General Plan. TTM 17717 is consistent with the Subdivision Map Act and the
City's Subdivision Ordinance. Analysis of DR 2014 -02 has determined that the location,
size, architectural features, and general appearance of the proposal will not impair the
orderly and harmonious development of the area, the present or future development
therein, or the occupancy as a whole. The project is Categorically Exempt from further
environmental review in accordance with Section 15332 of the California Code of
Regulations (Guidelines for the California Environmental Quality Act) pertaining to in -fill
development projects. Accordingly, staff recommends that the Planning Commission
approve TTM 17717 and DR 2014 -02 for the proposed project. A decision to approve this
request may be supported by the findings contained within Resolution No. 4271
Ryan Swiontek Elizabeth A. Binsack
Senior Planner Community Development Director
Attachments:
A. Location Map
B. Land Use Fact Sheet
C. Submitted Plans
D. Other Agency Comments
E. Traffic Assessment dated September 11, 2014
F. Planning Commission Resolution No. 4271
ATTACHMENT A
LOCATION MAP
LOCATION MAP
TTM 17717 & DR 2014 -02
1872 SAN JUAN STREET
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ATTACHMENT B
LAND USE FACT SHEET
LAND USE APPLICATION FACT SHEET
1. LAND USE APPLICATION NUMBER(S): TTM 17717 & DR 2014 -02
2. LOCATION: SAN JUAN ST. & BROWNING AVE. 3. ADDRESS: 1872 SAN JUAN ST.
4. APN(S): 500 - 074 -12
5. PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: NONE
6. SURROUNDING LAND USES:
NORTH: C.E. UTT MIDDLE SCHOOL SOUTH: SINGLE FAMILY RESIDENTIAL
EAST: TOWNHOME RESIDENTIAL WEST: CHURCH /RESIDENTIAL
7. SURROUNDING ZONING DESIGNATION:
NORTH: P &I SOUTH: R4 EAST: PD WEST: R4
8. SURROUNDING GENERAL PLAN DESIGNATION:
NORTH: PUBLIC /INSTITUTIONAL SOUTH: LOW DENSITY RESIDENTIAL
EAST: HIGH DENSITY RESIDENTIAL WEST: HIGH DENSITY RESIDENTIAL
9. SITE LAND USE:
A. EXISTING: RESIDENITAL (MULTI FAMILY B. PROPOSED: RESIDENTIAL (SFD CONDOS)
C. GENERAL PLAN: HIGH DENSITY RESIDENTIAL D. ZONING: R4
PROPOSED GP: SAME PROPOSED ZONING: SAME
DEVELOPMENT FACTS:
10. LOT AREA: 98,131 NET S.F. 2.25 NET ACRES
11. DWELLING UNITS /ACRE: 25 MAX. PERMITTED 11.56 PROPOSED
12. LANDSCAPING /OPEN SPACE: 14,200 SF PRIVATE SPACE 19,230 COMMON AREA
13. PARKING: 2 CAR GARAGE REQUIRED 2 CAR GARAGE PROPOSED
7 GUEST SPACES REQUIRED 10 GUEST SPACES PROPOSED
14. BUILDING HEIGHT: 2 STORIES /35 FEET MAX 2 STORIES /27.5 FEET PROPOSED
15. BUILDING SETBACKS: REQUIRED PROPOSED
FRONT: 20 FEET 20 FEET
SIDE: 5 FEET 5 FEET
REAR: 25 FEET 25 FEET
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COLOR: DEW383 COOL DECEMBER
DOORS /GARAGE DOOR COLOR:
MANUF: DUNN EDWARDS PAINTS
COLOR: DE6063 BLACK WALNUT
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MANUF: MILGARD
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2716OMan Park MW Suke -2925
Sanm Mowa, f' A 90405
(319)314 2430
CONCRETE ROOF TILES:
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STUCCO:
MANUF: OMEGA
COLOR: DEW383 COOL DECEMBER
FINISH: 20/30 SAND
SAN JUAN STREET PASEo HOMES
TUSTIN, CALIFORNIA
PLAN IA
SPANISH
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ARCHITECTURE • PLANNING • INTERIORS —0
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COLOR: DE6126 STOCKHORSE
ENTRY DOOR &SHUTTER COLOR:
MANUF: DUNN EDWARDS PAINTS
COLOR: DEC771 SHAGGY BARKED
WINDOWS:
MANUF: MILGARD
COLOR: TAUPE
COLOR /MATERIALS BOARD
TITWATT
:716 Ckran PafkH}vdSufu2gS
Santa Mnnira,i'A W405
(316).314 -2450
CONCRETE ROOF TILES:
MANUF: EAGLE - PONDEROSA
5502 ARCADIA
STUCCO:
MANUF: OMEGA
COLOR: DEC767 RIVERBED
FINISH: 20/30 SAND
SAN JUAN STREET PASEo HOMES
TUSTIN, CALIFORNIA
PLAN IB
MONTEREY
NEWIMANGARRISON
ARCHITECTURE' PLANNING' i#IT mRI T;
3100 BRISTOL SUITE x;00 X
COSTA MESA, CA 92626 �
P: 949- 756 -oSiS z
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PROJECT: 13027
DATE: 05.05 -14 V1
TRIM /ACCENT COLOR:
MANUF: DUNN EDWARDS PAINTS
COLOR: DEC769 RANIER WHITE
DOORS /GARAGE DOORS COLOR:
MANUF: DUNN EDWARDS PAINTS
COLOR: DE6062 TEA BAG
WINDOWS:
MANUF: MILGARD
COLOR: CHOCOLATE BROWN
COLOR /MATERIALS BOARD
TjTWATT
tw,u
M1G [k ran Park Nvd Suite 7025
Santa Monica, E A 90405
(310) 314 -2430
CONCRETE ROOF TILES:
MANUF: EAGLE - CAPISTRANO
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STUCCO:
MANUF: OMEGA
COLOR: DEC769 RANIER WHITE
FINISH: 20/30 SAND
SAN JUAN STREET PASEo HOMES
TUSTIN, CALIFORNIA
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COLOR: DEC750 BISON BEIGE
ENTRY DOOR &SHUTTER COLOR:
MANUF: DUNN EDWARDS PAINTS
COLOR: DE6069 BANNISTER BROWN
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MANUF: MILGARD
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271fi 4xeam Park ®W %4e 2025
Santa Mooka, FA 90405
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COLOR: DE6129 RUSTIC TAUPE
FINISH: 20/30 SAND
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TUSTIN, CALIFORNIA
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DATE: 05 -05.14 iJ3
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MANUF: DUNN EDWARDS PAINTS
COLOR: DEC755 COCOA
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MANUF: MILGARD
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271E O van Pazk *A Suite IMS
Sava hR wa, CA 904(M
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FINISH: 20/30 SAND
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TUSTIN, CALIFORNIA
PLAN 3A
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ARtH17ECTURE - PLA Aunt - INTERIOkS -0
3100 BRISTOL SUITE 400 >
COSTA MESA, CA 92626 1
P: 949-756 o818 Z
PROJECT: 13037
DATE: 05.03 -14 N
BRICK VENEER:
MANUF: BELDEN BRICK
STYLE: GARNET BLEND A 10 -31
SIZE: JUMBO
TRIM /ACCENT COLOR:
MANUF: DUNN EDWARDS PAINTS
COLOR: DE6068 COBBLESTONE PATH
ENTRY DOOR &SHUTTER COLOR:
MANUF: DUNN EDWARDS PAINTS
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22716 thrati Park MM Suite 2025
Santa Mw Ka, CA O W S
(310) 314.Z430
CONCRETE ROOF TILES:
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STUCCO:
MANUF: OMEGA
COLOR: DEC751 ASH GREY
FINISH: 20/30 SAND
SAN JUAN STREET PASEo HOMES
TUSTIN, CALIFORNIA
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3100 BRISTOL SUM 400
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PROJECT: 13027 ;v
DATE: 05- fly -14
ATTACHMENT D
OTHER AGENCY COMMENTS
t
R
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w
a.
August 5, 2014
City of Tustin
Community Development Department
300 Centennial Way
Tustin, Ca. 92780
Attn: Ryan Swiontek
Subj ect: Non - Interference Letter —for Tentative Tract Map 17717
We have received notice of the proposed Final Map listed above. Pursuant to Government Code
Section 66436 (a)(3)(A)(i) of the Subdivision Map Act, this is to inform you that the division and
development of the property in the manner set forth in the proposed Final Map listed above will
not unreasonably interfere with the free and complete exercise of Southern California Gas
Company's ( "The Gas Company ") rights within the boundaries of said Map, provided we are
able to maintain our easement(s) as recorded. The Gas Company has no objection to the
recordation of said Map without our signature provided the following conditions for
construction over our easement(s) are met:
1. No change of grade without prior written approval of The Gas Company.
2. No temporary or permanent structures within the easement(s): i.e. buildings, concrete pads,
walls, vaults, etc. Should The Gas Company have to remove any temporary /permanent
structures, the demolition would be at the property owners' expense.
3. No planting of trees or deep rooted plants.
4. No poles, signs or fence posts to be installed without the written approval of The Gas
Company.
5. Ingress and egress rights to and from the easement(s) must be maintained.
This letter should not be construed as a subordination of The Gas Company's right, title and
interest in and to said easement(s) nor should this letter be construed as a waiver or amendment of
any of the provisions contained in said easement(s).
Should you have any questions or require additional information, please contact me at 714 -634-
5065 or rdunn2 @sernprautilities.com.
Sincerely,
e
Ralph Dunn
Pipeline Planning Associate
Page 1 of 1
Non - Objection Letter
Reviewed by Legal Dept. Andrew Cheung 12/31/2009
e,y
STATE QF_CALjF0RN1A=�-,AL1F0RN1A STATE TRA.NSPORTATIQN AQxEN 61 E DMUND BRAWN Jr G QQyernvr
DEPARTMENT OF TRANSPORTATION
DISTRICT 12
3347 MICHELSON DRIVE, SUITE 100
IRVINE, CA 92612-8894
PHONE (949) 724-2086
FAX (949) 724-2592
TTY 711
www.dot.ca.gov
August 5, 2014
Mr. Ryan Swiontek
Community Development Department
City of Tustin
300 Centennial Way
Tustin, CA. 92780
Dear Mr. Swiontek:
Serious drought.
RECEIVED Help scne water!
AUG 08 2014
COWAUNITY DEVELOPMENT DEPT
File: 1GR/CEQA
SCH#: None
Log #: 3936
1-5
Thank you for the opportunity to review and comment on Tentative Tract Map 17717.
Requesting to subdivide an existing 2.25 gross acres parcel for condominium purposes. The
condominium subdivision proposes to develop twenty seven (27) single family detached
residences located at 1872 San Juan Street in the City of Tustin.
The Department of Transportation (Department) is a commenting agency on this
project and has no comment at this time. However, in the event of any activity in the
Department's right of way, an encroachment permit will be required.
Please continue to keep Lis informed of this project and any future developments that
could potentially impact State transportation facilities. If you have any questions or need
to contact us, please do not hesitate to call Aileen Kennedy at (949) 724-2239.
Sincerely,
A
MAUREEN EL HARAKE
Branch Chief, Regional - Community- Transit Planning
District 12
c: Jose Hernandez, Traffic Operations South
"Provide a safe, sustainable! integrated and efficient transportation system
to enhance California's econon y and livability"
From: Smith, Wendy [mailto:WSmith @OCSD.COM]
Sent: Monday, August 04, 2014 12 :15 PM
To: Swiontek, Ryan
Cc: Smith, Wendy
Subject: Tentative Tract Map 17717
Orange County Sanitation District (OCSD) has reviewed the subject tract map received on July 28,
2014. The proposed subdivision of this parcel into 27 single family residences may impact OCSD sewers
by increasing the flow. Please forward the following comments to the developer /property owner for
consideration:
1) The environmental document should address the potential environmental impacts of higher
density development on the local and regional sewer system.
2) Please submit plans showing the proposed physical connection to the sewer. When ready,
please submit a request to OCSD for as -built plans of the sewer located in San Juan Street.
3) OCSD staff will need to review final floor plans for the development prior to providing fee
information; however, the applicant should be aware of how the OCSD fee structure works as
they move through the design phase. OCSD current fee structure is attached; the applicant can
call with any questions they may have.
Wendy Smith, P.E.
Orange County Sanitation District I Planning Division
Engineer
714.593.7880 ph
wsmith@ocsd.com
g
Rates & Fees
(Effective July 1, 2014 — June 30, 2015)
Annual Regional Sewer Service User Fees
Residential Users
Single Family Residential
$316.00
Multi Family Residential
$221.20
Annual Local Sewer Service User Fees
Residential Users
Single Family Residential
$216.00
Multi Family Residential
$151.20
* All properties located within Revenue Area No. 14 pay no annual services fees. District costs
relating to providing service to these properties are billed by the District directly to Irvine Ranch
Water District
Class I and Class II Permitees and
Special Purpose Dischar a Permitees
Class I and II Permit User
Flow(*)
$1315.58
B.O.D. ( * *)
$625.33
S. S. * **
$665.14
Special Purpose Discharge Permit
As defined in table above
Flow( *)
$1315.58
( *) Flow Per million gallons of flow
( * *) B. O.D Per* thousandpounds of Biochemical. Oxygen Demand
(* * *) S.S. Per thousand pounds of Suspended Solids
Administrative Fees and Charges
Relating to Permitees
Permit Fees
Class I Wastewater Discharge Permit
$785.00 /year
Class II Wastewater Discharge Permit Issue
$170.00/ ear
Special Purpose Discharge Initial Permit Issue
$1,050.00 /year
Nonrefundable Deposit for First 1 Million
Gallons — New Permit Only
As defined in table above
Special Purpose Discharge Permit
Renewal
$750.00
Wastehauler Discharge Permit
$190.00
Wastehauler Fees
Permit Decal Initial Issue
$25.00
Permit Decal Replacement
$50.00
Entry Card Initial Issue
$50.00
-Entry Card Replacement
$100.00
After Hours Discharge - Prearranged
$102.00 /per event
After Hours Discharge - Emergency
$165.00 /per event
-Administrative/Processing Fees
District's Collection of Tax Data
$100.00/perm it
District's Collection of Water Consumption
Data
$100.00
Appeal Hearing Filing Fee
$400.00
Capital Facilities Capacity Charges
User Category
Rate Basis
Base Charge
Commercial - Industrial
Low Demand 2
Per 1,000 square feet
$299.00,
Demand 4
Per 1,000 square feet
$11862.00,
-Average
High Demand
Per 1,000 square feet
$41422.00,
User Category
Base Charge
Single Family Residential
(SFR) S
5+ Bedrooms Per Unit)
$41985.00
4 Bedrooms Per Unit
$47269.00
3 Bedrooms (Per Unit)
$31588.00
2 Bedrooms (Per Unit)
$21905.00
1 Bedrooms (Per Unit )
$21222.00
User Category
Base Charge
Multi Family Residential
(MFR)
4 + Bedrooms Per Unit
$31876.00
3 Bedrooms Per Unit
$31192.00
2 Bedrooms Per Unit
$21509.00
1 Bedrooms (Per Unit )
$11793.00
Studio Per Unit
$11152.00
CFCC for Permit Users, includes 5% cost of funds.
-Supplemental
Flow
Gallons per day
$0.001802
BOD
Pounds per day
$0.386380
SS
Pounds per day
$0.207200
1 Provided that the minimum Capital Facilities Capacity Charge for such new construction shall be
$3,588; and all calculations shall be on a 1, 000 square foot, or portion thereof, basis. A schedule
of the Capital Facilities Capacity Charges specified herein will be on file in the Office of the Board
Secretary of the District, and in the Building Department of each City within the District.
2 Low Demand connections are the following categories of Users: Nurseries; Warehouses;
Parking Structures; RV Storage; Churches; Truck Terminals; RV Parks; Lumber /Construction
Yards Public Storage buildings; and other facilities with restrooms, offices, lobbies and /or
dischargers whose flow is similar in volume to these listed categories.
3 High Demand connections are the following categories of users: Restaurants, Supermarkets;
Car Washes; Coin Laundries; Amusement Parks; Shopping Centers with one or more
Restaurants, or Food Court; Food Processing Facilities; Textile Manufacturers; and other
dischargers whose flow is similar in volume to these listed categories.
4 All other connections are Average demand users includina: Hotels, Strip Malls without
restaurants, Music Halls without food facilities, Office Buildings, Senior Housing with individual
living units without kitchens but with a common kitchen.
5 Bedroom additions are considered a change of use and a CFCC must be paid. Bedrooms
include loft additions, bonus rooms that may be used as offices, workout rooms, media rooms, or
libraries, or any other additions, which could potentially be used as a bedroom. Any detached
building such as an addition over an existing garage or a new building with the same designation
as mentioned above will be considered a separate living residence (SFR).
6 MFR units consist of multiple units that receive one secured property tax bill such as
apartments. Senior housing with individual living units that include a kitchen are considered MFR
units.
' Studio — one single room with no separating doors or openings leading to another part of the
room (except for a bathroom).
SFR - The rates for each size of the SFR and MFR are established with a 3- bedroom SFR
having a base of 1. 0, and all others are a relative percentage higher or lower than 1. 0, depending
on size of unit, as noted.
Plan Check and Inspection Fees
Inspection Fees
Fee
Normal Lateral installation to property line
$500.00
with clean out.
Lateral installation to existing manhole stub
$500.00
with clean out
Core drilling in to an existing manhole base
$300.00
- add
Installation of new manhole with stub over
$11000.00
-existing line
Plan check and inspection fees of 20% of the sewer construction costs for new tract sewer, sewer
extensions, or special facilities are required when plans are submitted for plan check. If
additional funds are needed, they must be deposited as soon as they are requested to complete the
inspection on the project. If funds are required after the work is completed they must be paid
before OCSD finals the sewer project.
From: Swiontek, Ryan
Sent: Friday, August 15, 2014 11:21 AM
To: 'Smith, Wendy'
Cc: Willkom, Justina
Subject: RE: Tentative Tract Map 17717
Hi Wendy,
Thank you for the email and comments. in reference to comment 1, the project qualifies for a
categorical exemption under Section 15332 of the CEQA Guidelines as In -Fill Development. The project
is in compliance with the existing General Plan Land Use Designation of High Density Residential which
allows for up to 25 dwelling units per acre. The project has been reduced to 20 units and would provide
a density of 11.5 dwelling units per acre. The project also meets the development standards of the
Suburban Residential (R -4) zoning district. The project is not proposing a higher density than that
already allowed.
I will transmit your, other comments and fee information to the applicant. Please let me know if you
have any additional questions or concerns.
Thank you,
Rya n
From: Smith, Wendy [mailto:WSmith @OCSD.C}M]
Sent: Monday, August 04, 2014 12:15 PM
To: Swiontek, Ryan
Cc: Smith, Wendy
Subject: Tentative Tract Map 17717
Orange County Sanitation District (OCSD) has reviewed the subject tract map received on July 28,
2014. The proposed subdivision of this parcel into 27 single family residences may impact OCSD sewers
by increasing the flow. Please forward the following comments to the developer /property owner for
consideration:
The environmental document should address the potential environmental impacts of higher density
development on the local and regional sewer system.
Please submit plans showing the proposed physical connection to the sewer. When ready, please
submit a request to OCSD for as -built plans of the sewer located in San Juan Street.
OCSD staff will need to review final floor plans for the development prior to providing fee information;
however, the applicant should be aware of how the OCSD fee structure works as they move through the
design phase. OCSD current fee structure is attached; the applicant can call with any questions they
may have.
Wendy Smith, P.E.
Orange County Sanitation District I Planning Division
Engineer
714.593.7880 ph
wsmith @ocsd.com
August 12, 2014
C I
-OMMILRdty Development-
City (_) f lrvirn, One Civic Genitr
Oiaza P0. EBOX 19k-
J, , -Y5 , I ,
Irvine, California 926239575
Mr. Ryan Swiontek
Senior Planner
City of Tustin
Community Development Department
300 Centennial Way
Tustin, CA 92780
Subject: Tentative Tract Map 17717
Dear Mr. Swiontek:
Thank you for the opportunity to comment on Tentative Tract Map 17717 which would
subdivide an existing 2.25-acre parcel for condominium purposes. City staff has
reviewed the proposed project and has the following comments:
1. Identify the limits of the traffic study area for this project.
2. Explain and provide supporting information on any potential adverse short-term
and/or long-term impacts that the proposed project may have on the following
intersections; Red Hill Avenue & Irvine Boulevard and Browning & Irvine Boulevard.
These two intersections have been identified as deficient in past traffic analyses.
If you have any questiol"s -0 A
I atl . I , please contact me at "rrcli-724-6314 or at
�lawcityofirvine. orc
Sincerely,
David R. Law, AICP
Senior Planner
c: Barry Curtis, Manager of Planning Services
Bill Jacobs, Principal Planner
Sun-Sun Murillo, Supervising Transportation Analyst
,%,,.,itYofir-Ane,org
'949) 7�4-6000
MEMoull-111. IMF* mo-M
September 30, 2014
David R. Law, Alu"P
Senior Planner
City of Irvine
Community Development
One Civic Center Plaza
P.O. Box 19575
Irvine, CA 92623-9575
i � � I 111111�11111 11111!
�4�00. � !, XFJ'1111ii�
Dear Mr. Law:
TUSTIN
HISTORY
BUILDING OUR FUTURE
HONORING OUR PAST
Thank you for your letter, received on August 12, 2014, providing comments pertaining to
Tentative Tract Map 17717 within the City of Tustin. The project proposes to subdivide an
approximately 2.25 acre parcel for condominium purposes which would accommodate 26 single
family dwellings. The subject project is located at 1872 San Juan Street.
Comments received by Irvine City Staff requested the following:
1. Identify the limits of the traffic study area for this project; and
2. Explain and provide supporting information on any potential adverse short-term and/or
long-term impacts that the proposed project may have on the following intersections; Red
Hill Avenue & Irvine Boulevard and Browning Avenue & Irvine Boulevard.
The project applicant has prepared a traffic assessment for the project to address the City of
Irvine's concerns regarding the potential impact on intersections within the City of Tustin
(Attached). The traffic assessment concludes that a "traffic impact stud y would not be
required... that the traffic Impact potential associated with the proposed Project will be insignificant
and negligible and the intersections in the vicinity of the Project are not likely to be significantly
impacted due to the nominal amount of traffic generated by the Project." The City of Tustin Public
Works Engineering Division has reviewed the traffic assessment and concurs with the findings.
Should you have any additional questions or concerns, please do not hesitate to contact me at
(714) 573-3123 or via electronic mail at rswiontek@ ustinc
Sincerely,
Ryan Swiontek
Senior Planner
Attachment: Traffic Assessment prepared by LLG Engineers dated September 11, 2014
CC: Barry Curtis, City of Irvine Manager of Planning Services
Bill Jacobs, City of Irvine Principal Planner
Sun-Sun Murillo, City of Irvine Supervising Transportation Analyst
Ken Nishikawa, Deputy Public Works Director - Engineering
Krys Saldivar, Public Works Manager
300 Centennial Way, Tustin, CA 92780 ® P: (714) 5 73 -3 10 0 0 .- F (714) 573-3113 0 wwwtustinca.org
a ��� �_�
environmental services
September 18, 2014
Mr. Sean Leary
Assistant Project Manager
Watt Companies
Z7l6 Ocean Park Blvd #2OZS
Santa Monica, 9O4OS
Re: Will Serve Letter
Dear Mr. Leary,
Upon reviewing the site plan for San Juan Street Paseo Homes, CR&R has determined we are able to
accommodate the property with residential cart service.
Ty|erDouthht
Community Relations Compliance Coordinator
Cc: Norma Zarate,[R&RIncorporated
FiUberto Hernandez, [R&RIncorporated
Stephanie Del Rosario, CR&R Incorporated
ATTACHMENT E
TRAFFIC ASSESSMENT DATED SEPTEMBER 11, 2014
September 11, 2014
ftialkets A perms
Traffic
Trampartation
I &A
Mr. Efrem Joelson, Senior Project Manager
Watt Companies
Limcm Law
' Offeenqw. Engineers
2716 Ocean Park Boulevard, Suite #2025
2 Executive Dicle
Santa Monica, CA 90405
Swite 50
I��¢ CA. 92614
LLG Reference No. 2.14.3510.1
,,M T
M1
Subject: Traffic Assessment For Tentative Tract No. 17717
wwAlgeog'nee ac
at 1872 San Juan Street
Tustin, California
Pasadena
If*"
Dear Mr. Joelson: Woodland
Hilts
As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this
Traffic Assessment for Tentative Tract No. 17717, a proposed 26 -unit residential
project in the City of Tustin, California. This assessment has been prepared in
response to City of Irvine's comment relative to the project's potential impact at the
intersections of Irvine Boulevard at Redhill Avenue and Irvine Boulevard at
Browning Avenue, both of which have been identified as deficient in past traffic
analyses. The Project site is located along the south side of San Juan Street, west of
Browning Avenue at 1872 San Juan Street. Figure 1, located at the rear of this letter
report, presents a vicinity map, which illustrates the general location of the project
site and depicts the surrounding street system. Figure 2 presents an existing aerial of
the Project site.
This traffic assessment that the trip generation of the proposed Project and the potential
impact of added Project trips to the surrounding street system. Generation factors used
in this analysis are based on information found in the 9t" Edition of Trip Generation,
published by the Institute of Transportation Engineers (ITE) [Washington, D.C., 2012].
Our method of analysis, findings and recommendations are described in detail in the
following sections of this report. Jack M. 5teemspan, PE (Pwj
ism UW. Pe 4I
PROJECT DESCRIPTION Job n P Kealin
!amid' & shoodet, P
Table 1, attached to this letter, presents a development summary of the Project Jan A. Brman, PE
program. The Project site is currently developed with seven (7) single family Vare K L%*yJaegei, PE
gait D. h1a rry, RE
Mr. Efrem Joelson
September 11, 2014
Page 2
residential homes. The proposed Project includes the development of a 26 -unit
single- family residential community, with each unit providing atwo -car garage; 10
open guest parking spaces are proposed. Figure 3 illustrates the proposed site plan
for the Project. Access to the subject property is proposed via one (1) full access
driveway on San Juan Street.
TRAFFIC ANALYSIS
Project Traffic Generation Forecast
Traffic generation is expressed in vehicle trip ends, defined as one -way vehicular
movements, either entering or exiting the generating land use. Generation equations
and /or rates used in the traffic forecasting procedure are found in the 9t" Edition of
Trip Generation, published by the Institute of Transportation Engineers (ITE)
[Washington D.C., 2012].
Table 2 summarizes the trip generation rates used in forecasting the vehicular trips
generated by the existing development and the proposed Project. As shown in the upper
portion of Table 2, trips generated by the existing homes and proposed Project were
estimated using ITE Land Use Code 210: Single- Family Detached Housing trip rates.
As shown in lower half of Table 2, the proposed Project is forecast to generate 247
daily trips on a typical weekday, of which 20 trips (5 inbound, 15 outbound) are
expected to occur during the AM peak hour, and 26 trips (16 inbound, 10 outbound)
could be generated during the PM peak hour.
For the existing land use, a review of lower portion of Table 2 shows the existing trip
generation potential of the seven homes totals 67 daily trips, with 5 trips (2 inbound,
3 outbound) produced in the AM peak hour and 7 trips (4 inbound, 3 outbound)
produced in the PM peak hour.
Qualitative Traffic Impact Assessment
Typically, one of factors used to determine whether a Traffic Impact Study is required
of development projects is whether a project is forecast to generate a minimum of "50
vehicles per hour" during the weekday AM peak hour or PM peak hour. As noted in
Table 2, the proposed Project is forecast to result in no more than 15 additional AM
peak hour trips (3 in, 12 out) and no more than 19 additional PM peak hour trips (12
in, 7 out). Hence, a traffic impact study would not be required. Further, we conclude
NA3500\2143510 - 1872 San Juan Street Tustin \Letters \3510 Tustin San Juan Street 26 -Du Traffic Evaluation 9- 11- 2014.doc
Mr. Efrem Joelson
September 11, 2014
Page 3
that the traffic impact potential associated with the proposed Project will be
insignificantl and negligible and the intersections in the vicinity of the Project are not
likely to be significantly impacted due to the nominal amount of traffic generated by the
Project.
Relative the Project's potential traffic impact to the intersections of Irvine Boulevard at
Redhill Avenue and Irvine Boulevard at Browning Avenue, the added Project
generated volumes to these two locations would amount to no more than three (3)
trips based on the traffic distribution characteristics summarized on Table 3 and the
traffic generation forecast presented in Table 2. The added Project volumes to these
two intersections would result in an ICU (V /C ratio) increment of less than 0.010 and
therefore would not have a significant traffic impact based on the City of Tustin Level
of Service standards and significant impact criteria.
We appreciate the opportunity to prepare this traffic assessment for Watt Companies.
Should you have any questions or need additional assistance, please do not hesitate to
call me at (949) 825 -6175.
Very truly yours,
Linscott, Law &Greenspan, Engineers
Richard E. Barretto, P.E.
Principal
Attachments
1 The City of Tustin considers Level of Service (LOS) D to be the minimum acceptable intersection service level for peak
hour operation in the City. The City of Tustin in past traffic analyses has utilized the following definition to determine if a
Project would have a significant impact:
❑ A significant impact is defined as a 0.010 increase in ICU (V /C ratio) due to Project- specific traffic, at a
signalized location that currently, or in the future, operates at, or with the addition of Project traffic, will
operate at an unacceptable level of service (LOS E or F).
NA3500\2143510 - 1872 San Juan Street Tustin\Letters \3510 Tustin San Juan Street 26 -Du Traffic Evaluation 9- 11- 2014.doc
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TABLE 1
PROJECT DEVELOPMENT SUMMARY2
TENTATIVE TRACT NO. 17717 AT 1872 SAN .JUAN STREET, TUSTIN
Land Use / Project Description
Project
Development Totals
Existiniz Development
❑ Single Family Residential Homes
7 Units
Tentative Tract No. 17717 Project
❑ Single Family Detached Homes
26 Units
Parking Supply
❑ 2 -car Garage per unit
52 spaces
❑ Open Guest
10 spaces
Total Parking Supply:
62 spaces
Source: Watt Companies/Moran Consulting Corporation.
N X3500\2143510 - 1872 San Juan Street Tustin\Letters \3511) rustin San Juan Street 26 -DU "traffic Evaluation 9- 11- �014.doe
TABLE 2
PROJECT TRIP GENERATION FORECASTS
TENTATIVE TRACT N0. 17717 AT 1872 SAN JUAN STREET, TUSTIN
ITE Land Use Code /
Daily
AM Peak Hour
PM Peak Hour
Enter
Exit
Total
Enter
Exit
Total
Project Description
2-WaY
Generation Rates:
■ 210: Single- Family Detached Housing
(TE/DU)
9.52
0.19
0.56
0.75
0.63
0.37
1.00
Generation Forecasts:
Proposed Project
■ Tentative Tract No. 17717 (26 DU)
247
5
15
20
16
10
26
Existing Land Use
■ Single Family Homes (7 DU)
67
2
3
5
4
3
7
Net Difference Trip Generation Forecast
+180
+3
+12
+15
+12
+7
+19
Proposed Project vs. Existing Land Use
Notes:
TE /DU = Trip end per dwelling unit
Source: Trip Generation, 9th Edition, Institute of Transportation Engineers (ITE), Washington, D.C. (2412).
ti:\3500\2 143510 - 1.872 San 3uan Strut `1'ustinA.1 -tters \3510 Tustin San Juan Street 26 -Du Traffic Evaluation 9 -1 1 -2014. doe
TABLE 3
PROJECT DIRECTIONAL DISTRIBUTION PATTERN4
Distribution
Percentage
Orientation/Direction
20%
To /from the southeast via I -5 Freeway
35%
To /from the northwest via I -5 Freeway
10%
To /from the north via Redhill Avenue
15%
To /from the south via Redhill Avenue
10%
To /from the north via Browning Avenue
10%
To /from the south via Tustin Ranch Road
100%
Total
4 Project traffic volumes both entering and exiting the project site have been distributed and assigned to the adjacent street system based on
the following considerations:
■ location of site access points in relation to the surrounding street system,
• the site's proximity to major traffic carriers and regional access routes (i.e. I -5 Freeway, SR -55, Redhill Avenue, Tustin Ranch Road,
Irvine Boulevard, etc.),
• physical characteristics of the circulation system such as lane channelization and presence of traffic signals that affect travel patterns,
• presence of traffic congestion in the surrounding vicinity, and
■ ingress /egress availability at the project site.
N:\3�00Q) 143510 - 1872 San Juan Street' rustin'\Letters`.3510 Tustin San Juan Street 26-Du Traffic Evaluation 9 -1 1- 20W.doe
ATTACHMENT F
RESOLUTION NO. 4271
RESOLUTION NO. 4271
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, CALIFORNIA, APPROVING TENTATIVE
TRACT MAP 17717 AND DESIGN REVIEW 2014 -02
AUTHORIZING THE SUBDIVISION OF AN APPROXIMATELY
2.25 ACRE PARCEL CONSISTING OF ONE (1) NUMBERED
LOT FOR THE DEVELOPMENT OF TWENTY -SIX (26) SINGLE
FAMILY DETACHED CONDOMINIUM RESIDENCES LOCATED
AT 1872 SAN JUAN STREET.
The Planning Commission of the City of Tustin does hereby resolve as follows:
I. The Planning Commission finds and determines as follows:
A. That proper application has been submitted by Watt Communities LLC for
Tentative Tract Map 17717 and Design Review 2014 -02 for the subdivision
of an approximately 2.25 acre parcel consisting of one (1) numbered lot for
the development of twenty -six (26) single family detached condominiums
located at 1872 San Juan Street.
B. That the property is zoned as Suburban Residential (R4) and has a General
Plan Land Use Designation of High Density Residential. In addition, the
project has been reviewed for consistency with the Air Quality Sub - element
of the City of Tustin General Plan and has been determined to be consistent
with the Air Quality Sub - element.
C. That a public hearing was duly called, noticed, and held for Tentative
Tract Map 17717 and Design Review 2014 -02 on October 14, 2014, by
the Planning Commission.
D. That as conditioned, the map would be in conformance with the State
Subdivision Map Act and Tustin City Code Section 9323 (Subdivision Code)
in that;
1. The proposed Tentative Tract Map 17717 and improvements are
consistent with the Tustin General Plan (High Density Residential),
Suburban Residential (R4) zoning designation, Tustin City Code, and
Subdivision Map Act.
2. The site is physically suitable for the type of development and
proposed density in that the development of twenty -six (26) dwelling
units on an approximately 2.25 acre parcel is within the allowable
density requirements.
3. The design of the proposed subdivision and improvements are not
likely to cause substantial environmental damage or substantially and
Resolution No. 4271
Page 2
avoidably injure fish or wildlife or their habitat in that the development is
located on an improved parcel within an urbanized area.
4. The design of the subdivision or the types of improvements proposed
are not likely to cause serious public health problems in that the
development is in compliance with the Zoning Code and will be
required to comply with the applicable building and life safety codes.
5. That the design of the subdivision or the type of improvements will not
conflict with easements, acquired by the public at large, for access
through or use of property within the proposed subdivision in that
existing easements will remain and new easements will be established
for servicing the development.
6. That the waste discharge from the proposed subdivision into a
community sewer system will not result in or add to violations of
existing requirements prescribed by the Regional Water Quality
Control Board in that the development will be permitted through the
Orange County Sanitation District to utilize community sewer
facilities.
7. That corrective measures have been proposed by a civil engineer
registered by the State for the highly expansive soils identified in the
geotechnical engineering investigation. All recommendations will be
implemented in the plan design prior to issuance of building permits
for the project.
E. That the City's Public Works Department has reviewed the map and
determined that, as conditioned, it is technically correct.
F. That the subject property currently extends to the centerline of San Juan
Street and the subdivider will be required to dedicate in fee title, at no cost
to the City of Tustin, the street rights -of -way along San Juan Street
adjacent to property frontages.
G. That Tustin City Code Section 9331 d requires the subdivider to pay a fee
in lieu of providing a parkland dedication.
H. That the location, size, and general appearance of the proposed project as
conditioned is compatible with the surrounding area in that there are
existing two story single family residences in the area of a similar massing
and scale. In addition, the architectural design, features, and color palette
are representative of other single family residences throughout the City.
The proposal will not impair the orderly and harmonious development of the
area, the present or future development therein, or the occupancy as a
whole. In making such findings, the Planning Commission has considered
at least the following items:
Resolution No. 4271
Page 3
1. Height, bulk, and area of proposed structure.
2. Setbacks and site planning.
3. Exterior material and colors.
4. Type and pitch of roofs.
5. Size and spacing of windows, doors and other openings.
6. Towers, chimneys, and roof structures.
7. Landscaping, parking area design and traffic circulation.
8. Location, height and standards of exterior illumination.
9. Location and appearance of equipment located outside of an
enclosed structure.
10. Location and method of refuse storage.
11. Physical relationship of proposed structures to existing structures in
the neighborhood.
12. Appearance and design relationship of proposed structures to
existing structures and possible future structures in the neighborhood
and public thoroughfares.
13. Proposed Signage
14. Development guidelines and criteria as adopted by the City Council.
I. That the City Building Official has approved a deviation from the
Construction Standards for Private Streets, Storm Drain and On -Site
Private Improvements for the use of rolled curbing within the development.
J. That this project is Categorically Exempt pursuant to Section 15332 of the
California Code of Regulations (Guidelines for the California Environmental
Quality Act) pertaining to in -fill development projects. The development
meets all of the following requirements for categorical exemption under
Section 15332.
a) The project is consistent with the applicable general plan
designation and all applicable general plan policies as well as with
applicable zoning designation and regulations.
As proposed, the project meets the intent of the High Density
General Plan Land Use Designation and is in compliance with the
development standards contained within the City Zoning Code.
b) The proposed development occurs within City limits on a project
site of no more than five (5) acres substantially surrounded by
urban uses.
The project site is located within City limits on an approximately
2.25 acre parcel and is surrounded by built out urban uses.
Resolution No. 4271
Page 4
c) The project site has no value, as habitat for endangered, rare or
threatened species.
The property is within an urbanized area and is currently
developed for residential purposes. The site has no value as
habitat for endangered, rare, or threatened species.
d) Approval of the project would not result in any significant effects
relating to traffic, noise, air quality, or water quality.
The applicant has provided a traffic assessment, noise analysis,
and preliminary water quality management plan for the proposed
project. The traffic assessment concluded that the project would
not have a significant impact in intersections within the vicinity
and no further analysis was recommended. All recommendations
of the noise and water studies will be implemented in the
construction of the development. The proposed project is below
the thresholds of significance established by Tables 6 -2
(operation thresholds) and 6 -3 (construction thresholds) of the Air
Quality Management District's CEQA Air Quality Handbook.
e) The site can be adequately served by all required utilities and
public services.
The project site is already being served by existing utilities. Utility
providers were notified of the proposed project and appropriate
connections are available to serve the site.
II. The Planning Commission hereby approves Tentative Tract Map 17717 and
Design Review 2014 -02 authorizing the subdivision of an approximately 2.25
acre parcel consisting of one (1) numbered lot and the development of twenty -six
(26) single family detached condominiums located at 1872 San Juan Street,
subject to the conditions contained within Exhibit A, attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular
meeting on the 14th day of October, 2014.
JEFF R. THOMPSON
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
Resolution No. 4271
Page 5
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 4271 was
duly passed and adopted at a regular meeting of the Tustin Planning Commission, held
on the 14th day of October, 2014.
PLANNING COMMISSIONER AYES:
PLANNING COMMISSIONER NOES:
PLANNING COMMISSIONER ABSTAINED:
PLANNING COMMISSIONER ABSENT:
ELIZABETH A. BINSACK
Planning Commission Secretary
EXHIBIT A
RESOLUTION NO. 4271
TENTATIVE TRACT MAP 17717 ANX
DESIGN REVIEW 2014-02
CONDITIONS OF APPROVAL
K411:1:1111
1.1 The proposed project shall substantially conform with the submitted plans
for the project date stamped October 14, 2014, on file with the Community
Development Department, as herein modified, or as modified by the
Director of Community Development in accordance with this Exhibit. The
Director • Community Development may also approve subsequent minor
modifications to plans during plan check if such modifications are
consistent with provisions of the Tustin City Code.
(1) 1.2 Within twenty-four (24) months from tentative map approval, the applicant
shall record with appropriate agencies a final map prepared in accordance
with subdivision requirements of the Tustin City Code, the State Subdivision
Map Act, and applicable conditions contained herein unless an extension is
granted pursuant to Section 9323 of the Tustin City Code. The Final Map
shall be submitted at least 90 days prior to the expiration of the Tentative
Map for review, processing, and recording prior to the expiration of the
Tentative Map. Time extensions shall be in conformance with the provision
of the Tustin City Code and State Subdivision Map Act.
(1) 1.3 Approval of Design Review 2014-02 shall become null and void unless
permits for the proposed project are issued and substantial construction is
underway within one (1) year of the date of this Exhibit. Time extensions
may be considered if a written request is received by the Community
Development Department within thirty (30) days prior to expiration.
1.4 Unless otherwise specified, the conditions contained in this Exhibit shall be
complied with as specified, subject • review and approval by the
Community Development Department.
1.5 The applicant shall be responsible forcosts associated with any necessary
code enforcement action, including attorney fees, subject to the applicable
notice, hearing, and appeal process as established by the City Council •
ordinance-
SOURCE.CODES
(1)
STANDARD CONDITION
(5)
RESPONSIBLE AGENCY REQUIREMENTS
(2)
CEQA MITIGATION
(6)
LANDSCAPING GUIDELINES
(3)
UNIFORM BUILDING CODE/S
(7)
PC/CC POLICY
(4)
DESIGN REVIEW
EXCEPTIONS
(1) 1.7 Approval of Tentative Tract Map 17717 and Design Review 2014-02 is
contingent upon the applicant and property owner signing and returning to
the Community Development Department a notarized "Agreement to
Conditions Imposed" form and the property owner signing and recording
with the County Clerk-Recorder a notarized "Notice of Discretionary Permit
Approval and Conditions of Approval" form. The forms shall be established
by the Director of Community Development, and evidence of recordation
shall be provided to the Community Development Department.
(1) 1.8 As a condition of approval of Tentative Tract Map 17717 and Design
Review 2014-02 the applicant shall agree, at its sole cost and expense, to
defend, indemnify, and hold harmless the City, its officers, employees,
agents, and consultants, from any claim, action, or proceeding brought by a
third party against the City, its officers, agents, and employees, which seeks
to attack, set aside, challenge, void, or annul an approval of the City Council,
the Planning Commission, or any other decision-making body, including
staff, concerning this project. The City agrees to promptly notify the
applicant of any such claim or action filed against the City and to fully
cooperate in the defense of any such action. The City may, at its sole cost
and expense, elect to participate in defense of any such action under this
condition.
BUILDING PLAN SUBMITTAL
(3) 2.1 At the time of building permit application, the plans shall comply with the
latest edition of the codes (2013 California Residential Code, 2013
California Green Building Code), City Ordinances, State, Federal laws,
and regulations as adopted by the City Council of the City of Tustin.
(1) 2.2 All private on-site design and construction of improvement work shall be
designed and performed in accordance with the applicable portions of the
City of Tustin's "Grading Manual" and "Construction Standards for Private
Streets, Storm Drain and On-Site Private Improvements, 77 except as
otherwise approved by the Building Official. Said plans shall include, but
not be limited to, the following:
A. Curbs and gutters on all streets;
B. Sidewalks on all streets, including curb ramps for the physically
disabled; all sidewalks, pathways, and paseos shall comply with the
provisions of the American with Disabilities Act;
C. Drive aprons,
Exhibit A
Resolution No. 4271
Page 3
E. Street and drive aisle paving; all private streets, drive aisles, and
curb return radii shall be consistent with the City's design standards
for private street improvements, unless otherwise approved by the
Building Official, and all roadway and driveway widths and parking
area widths (and lengths where appropriate) shall be dimensioned
• the plans;
F. Sanitary sewer facilities: All sanitary sewer facilities must be
submitted as required by the Building Official and Orange County
Sanitation District (OCSD). These facilities shall be consistent with
the standards of the OCSD;
G. Underground utty connections: All utty lines shall be placed
underground;
H. Fire hydrants; and
I. Telecommunications facilities including, but not limited to,
telephone and cable television facilities. Developer is required to
coordinate design and construction of cable television facilities with
a City-franchised system operator and shall not place an undue
burden upon said operator for the provision of these facilities.
( * * *� 2.3 The development plans shall incorporate all recommendations from the
Geotechnical Engineering Investigation to mitigate the impacts of the
highly expansive soil. All foundation systems shall be designed to resist
the expansive characteristics of the soil.
(3) 2.4 A minimum of one (1) disabled parking space shall be "Van Accessible."
(3) 2.5 All roofing materials shall be class A rated.
2.6 Prior to the issuance of building permits, the applicant shall submit a
photometric lighting plan showing compliance with the Tustin Security
Code, which requires a minimum one foot-candle of light on the private
drives and parking surfaces and a minimum of one-quarter foot-candle of
light on the walking surfaces. The lighting plan is to be overlaid onto a
tree landscape plan.
(1) 2.7 If project phasing is proposed, the applicant shall submit a phasing plan to
the Community Development Department for review and approval.
Exhibit A
Resolution No. 4271
Page 4
O06-]MX4&t]11
(4) 3.2 All exterior windows and doors shall be articulated with trim complimentary
to the architectural style of the residence. Window frames and
mullions/muntins shall be of a rich color characteristic of the proposed
Spanish and Monterey architectural styles to provide contrast.
(4) 3.3 All mechanical and electrical fixtures and equipment shall be adequately
and decoratively screened. The screen shall be included as an element of
the overall design of the project and blend with architectural design of the
building. All telephone and electrical boxes shall be identified on the
construction plans. Electrical transformers shall be located toward the
interior of the project to minimize visual impacts and screened by
adequate landscaping or other effective screening devices.
(1) 4.1 At plan check complete detailed landscaping and irrigation plans for all
landscaping areas, including the model complex, consistent with adopted
City of Tustin Landscaping requirements. The plans shall include the
following:
A. Include • summary table identifying plan materials. The plant table
shall list botanical and common names, sizes, spacing, location, and
quantity of the plant materials proposed.
Show planting and berming details, soil preparation, staking, etc. The
irrigation plan shall show location and control of backflow prevention
devices, pipe size, sprinkler type, spacing, and coverage. Details for
all equipment must be provided.
C. Show all property lines • the landscaping and irrigation plans, public
right-of-way areas, sidewalk widths, parkway areas, and wall locations.
D. The Community Development Department may request minor
substitutions of plant materials or request additional sizing or quantity
of materials during plan check.
Exhibit A
Resolution No. 4271
Page 5
G. Shrubs shall be a minimum of five (5) gallon size and shall be placed a
maximum of five (5) feet on center. Other sizes and spacing may be
permitted subject to approval of the Community Development
Department.
H. Ground cover shall be planted eight (8) to twelve (12) inches on center,
or as approved by the Community Development Department.
1. Fences, wall, and equipment areas shall be screened with walls, vines,
and/or trees.
J. All plant materials shall be installed in a healthy vigorous condition
typical to the species and shall be maintained in a neat and healthy
condition. Maintenance includes, but is not limited to, trimming,
weeding, removal of litter, fertilizing, regular watering, and replacement
of diseased or dead plants.
(4) 4.2 On-site walls and fences shall be noted on the plans with specific
materials, colors, and decorative treatments subject to the review and
approval of the Community Development Department.
(4) 4.3 The perimeter wall shall be constructed of high quality materials and
complementary to the project architecture subject to final approval of the
Community Development Department.
(1) 4.4 Trees in the landscape setbacks adjacent to public rights-of-way shall be
provided in a variety of sizes to ensure initial maturity along project
perimeter.
(4) 4.5 The subdivider shall utilize existing on-site trees where possible and when
feasible to relocate. There are a number of very mature specimen cycas
species (sago palm) on-site, which is a species identified in the
preliminary plant palette, that can be reused to enhance the landscaping
and overall appearance of the development. Prior to issuance of a
demoon or grading permit, is state licensed landscape architect shall
evaluate which if any trees on-site can be relocated.
Exhibit A
Resolution No. 42T]
Page 6
(4) 4.6 An enhanced entry to the community shall be provided and consist of
mature specimen trees. Community signage may be incorporated into the
project entry in accordance with the Tustin Sign Code.
(4) 4.7 Trees shall be provided along the rear property wall with a dense spacing
to create a buffer between the development and the adjacent single family
residences.
(1) 4.8 Backflow devices and double detector checks shall be painted to matc
surrounding landscaping when in planters or painted to match the buildin
when located adjacent to. Landscaping shall be utilized to screen th
devices where possible. I
(1) 4.9 The subdivider shall pay park fees in lieu of dedication in compliance with
Tustin City Code Section 9331d. Said fees shall be paid prior to issuance
of Certificate of Occupancy for the first dwelling unit.
L11141. V *"3 9 V 10 0 ,
(5) 5.1 Individual trash cart service may be provided on the site. Trash carts shall
be placed only in the locations identified on an approved "Trash Pick-up
Plan" up to twelve (12) hours prior to regularly scheduled trash collection
and shall be removed within twelve (12) hours of trash collection.
(1) 5.2 No outdoor storage shall be permitted during grading or building stages,
except as approved by the Community Development Director.
{ * * *) 5.3 Design and construction of all on-site and off -site developer required
public infrastructure and in-tract private streets and utility systems shall be
constructed prior to issuance of the first Certificate of Occupancy. Model
units may be constructed prior to completion of infrastructure if adequate
ingress and egress is provided to the satisfaction of the Building Official
and Orange County Fire Authority.
(1) 5.4 Single family residences with five (5) or more bedrooms require three (3)
parking spaces within a fully enclosed garage pursuant to Tustin City
Code Section 9263. Plan 3 offers a loft space which has the potential for
conversion to a fifth bedroom. An additional parking space within an
enclosed garage would need to be provided in order to utilize the loft
space as a bedroom. Prior to building permit issuance, a deed restriction
shall be recorded to the Plan 3 properties to ensure that purchasers of the
property and future owners are aware of the restrictions on the use of the
dwelling.
Exhibit A
Resolution No. 4271
Page 7
(1) 6.1 All organizational documents for the project including any covenants,
conditions, and restrictions (CC&Rs) shall • submitted to and approved
by the Community Development Department, City Attorney's Office, and
Special Counsel. Costs for such review shall be borne by the subdivider.
The approved CC&Rs shall be recorded with County Recorder's Office
prior to issuance of the first certificate of occupancy. A copy of the final
documents shall be submitted to the Community Development
Department after recordation.
(1) 6.2 No Certificate of Occupancy shall be issued, unless a homeowners
association has been legally formed with the right to assess all these
properties which are jointly owned or benefited to operate and maintain all
other mutually available features of the development including, but not
limited to, open space, amenities, landscaping, or slope maintenance
landscaping, private streets, and utilities. No dwelling unit shall be sold
unless all approved and required open space, amenities, landscaping, or
other improvements, or approved phases thereof, have been completed or
completion is assured by a development agreement or financing
guarantee method approved by the City. The CC&Rs shall include, but not
be limited to, the following provisions:
A. The City shall be included as a party to the CC&Rs 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&Rs.
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 amenities, landscaped areas and lots, walls and fences,
private roadways, and paseos.
D. Membership in the homeowners association shall be inseparable
from ownership in individual units.
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, exterior mechanical equipment,
television and radio antenna, consistent with the Tustin City Code.
F. Maintenance standards shall be provided for applicable items listed
in Section C above in CC&Rs. Examples of maintenance
standards are shown below.
Exhibit A
Resolution No. 4271
Page 8
All common area landscaping and private areas visible fron
any public way shall be properly maintained such that
are evenly cut, evenly edged, free of bare or brown spots
debris, and weeds. All trees and shrubs shall • trimmed s( •
they do not impede vehicular or pedestrian traffic. Treeg.
shall be pruned so they do not intrude into neighborin(
properties and shall be maintained so they do not hav(
droppings • create other nuisances to neighborin(
properties. All trees shall also be root pruned to eliminat(
exposed surface roots and damage to sidewalks, driveways
and structures.
2. All private roadways, sidewalks, and open space areas 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.
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.
G. Homeowners 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&Rs.
H. Private open space areas within the common area shall be
illustrated on a "Private Open Space Exhibit" and shall be made
part of the CC&Rs and shall specify those portions of the common
open space area that are allocated for private use. The CC&Rs
shall include provisions for authorized uses and structures, access,
maintenance, and restrictions in the private use areas.
A "Parking and Circulation Exhibit" shall be made part • the
CC&Rs and shall be enforced by the homeowners association. In
addition to the exhibit, provisions regarding parking shall be
included in the CC&Rs, including the following:
1 . All units are required to maintain a two-car garage.
Exhibit A
Resolution No. 4271
Page 9
2. A minimum of ten (10) unassigned guest parking spaces
shall be permanently maintained in locations shown on the
"Parking and Circulation Exhibit."
3. 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 space,
driveway, or private street area except for the purpose of
loading, unloading, making deliveries or emergency repairs
except that the homeowners association may adopt rules
and regulations to authorize exceptions.
4. Residents shall park vehicles in garage spaces. Storage of
personal items may occur in the garages only to the extent
that vehicles may still be parked within the required garage
spaces.
5. The homeowners association shall be responsible for
monitoring and enforcing all parking and traffic regulations
on private streets. The proposed CC&Rs shall include
provisions requiring the association to develop and adopt an
enforcement program for parking and traffic regulations
within the development which may include measures for fire
access and enforcement by a private security company.
J. Provisions for enforcing individual trash cart placement at
designated curb areas as shown on the approved "Trash Pick-up
Plan" no earlier than twelve (12) hours prior to the scheduled
collections and removed within twelve (12) hours of collection.
K. Maintenance of all common areas, public and private park areas,
streets, alleys, paseos, etc., shall be by the homeowners
association.
L. Television and radio antennas shall be installed in accordance with
the requirements of the Tustin City Code.
M. All utility services serving the site shall be installed and maintained
underground.
Exhibit A
Resolution No. 4271
Page 10
0. The homeowners association shall be responsible for establishing
and following procedures for providing access to public utilities for
maintenance of their facilities within the project area, subject to
those agencies' approval.
P. No amendment to alter, modify, terminate, or change the
homeowners association's obligation to maintain the common areas
and the project perimeter wall 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.
l�� '111 1 1 111,
(1) 7.1 Prior to recordation of the final map, the subdivider shall submit to the
Community Development Department for review and approval a
homebuyer notification document that includes the notifications listed
below. The notification document shall be signed by each homebuyer
prior to final inspection and occupancy, and a copy of the signed
notification shall be provided to the Community Development Department
prior to final inspection and/or issuance of each Certificate of Occupancy.
A. A notice regarding units that are adjacent to aboveground utilities or
structures (such as light standards and fire hydrants) identifying the
type of structure and their locations.
B. A notice indicating that any use of a residence for a business shall
be subject to the City's Home Occupation Ordinance and may
require zoning clearance and a business license.
C. A notice explaining the easements, facilities, amenities, and
dedications that will be provided and indicating all on-site streets,
alleys, paseos, and common areas are to be maintained by the
homeowners association.
D. A notice stating trash bins shall be placed in designated curb areas
as shown on the approved "Trash Pick-up Plan" no earlier than
twelve (12) hours prior to the scheduled collections and removed
within twelve (12) hours of collection.
E. A notice explaining and providing a copy • the approved "Parking
Plan" and related CC&Rs provisions.
Exhibit A
Resolution No. 4271
Page 11,
(1) 8.1 Prior to issuance of a grading permit the applicant or responsible part
shall submit a fire master plan (service code PR145) to the Orang
County Fire Authority for review. Approval shall be obtained prior to th
issuance of grading or building permits.
8.2 Prior to issuance of a building permit, the applicant or responsible part''
shall submit a fire sprinkler system (service codes PR400-PR465) to th
Orange County Fire Authority for review. Approval shall be obtained prio
to the issuance of building permits.
(1) 8.3 Specific submittal requirements may vary from those listed above depending
on actual project conditions identified or present during design development,
review, construction, inspection, or occupancy. Standard notes, guidelines,
submittal instructions, and other information related to plans reviewed by the
OCFA may be found by visiting www.ocfa.org and clicking on "Fire
Prevention" and then "Planning & Development Services."
I'k1 [01 M
(1) 9.1 In accordance with the Noise Analysis, all units shall be constructed with
the recommended sound attenuation construction details to achieve the
minimum noise level standards pursuant to the City's Noise standards.
The construction methods shall incorporate the following:
A. Roofs incorporating tiles on the exterior and gypsum drywall on the
interior surface. Joist spaces which are insulated and roofs sloped.
B. Exterior walls with wood stud construction with stucco on the exterior
and gypsum drywall on the interior. All exterior walls shall include
insulation in the stud cavities.
C. All operable and fixed windows and French and sliding glass doors
must have a STC rating of at least 26. Glass on windows and doors
must be dual glazed or double paned.
D. All window and door assemblies shall be well fitted and well weather-
stripped. The perimeters of all windows and door frames shall be
sealed to the exterior wall construction with weather resistant sealant.
[CJ ZIA 111��
(1) 10.1 This development shall comply with all applicable provisions of the City of
Tustin Water Quality Ordinance and all Federal, State, and Regional
Water Quality Control Board rules and regulations.
Exhibit A
Resolution No. 4271
Page 12
(1) 10.2 Prior to issuance • any permits, the applicant shall submit for approval by
the Community Development and Public Works Departments, a Final
Water Quality Management Plan (WQMP). If the WQMP has been
determined to be a Priority WQMP, it shall identify Low Impact
Development (LID) principles and Best Management Practices (BMPs)
that will be used on-site to retain storm water and treat predictable
pollutant run-off. The Priority WQMP shall identify: the implementation of
BMPs, the assignment of long-term maintenance responsibilities
(specifying the developer, parcel owner, maintenance association,
lessees, etc.), and reference to the location(s) of structural BMPs.
(1) 10.3 Prior to submittal of a Water Quality Management Plan (WQMP), the
applicant shall submit a deposit • $2,700.00 to the Public Works
Department for the estimated cost of reviewing the WQMP.
(1) 10.4 Prior to issuance of any permits, the applicant shall record a ",Covenant
and Agreement Regarding 0 & M Plan to Fund and Maintain Water
Quality BMPs, Consent to Inspect, and Indemnification ", with the County
Clerk-Recorder. These documents shall bind current and future owner(s)
of the property regarding implementation and maintenance of the
structural and non-structural BMPs as specified in the approved WQMP.
(1) 10.5 Prior to issuance of a Grading Permit, the applicant shall submit a copy of
the Notice of Intent (NOI) indicating that coverage has been obtained
under the National Pollutant Discharge Elimination System (NPDES) State
General Permit for Storm Water Discharges Associated with Construction
Activity from the State Water Resources Quality Control Board.
(1) 10.6 Preparation of a sedimentation and erosion control plan for all work
related to this development shall be required.
(1) 10.7 Prior to issuance of a Grading Permit, a final grading plan, prepared by a
California Registered Civil Engineer, shall be submitted and approved.
The grading plan shall be consistent with the approved site and
landscaping plans.
(1) 10.8 Prior to issuance of a Grading Permit, a grading bond (on a form
acceptable to the City) will be required. The engineer's estimate, which
covers the cost of all work shown on the grading plan, including grading,
drainage, water, sewer and erosion control, shall be submitted to the City
for approval.
(1) 10.9 The applicant shall comply with all City policies regarding short- term
construction emissions, including periodic watering of the site and
prohibiting grading during second stage smog alerts and when wind
velocities exceed 15 miles per hour.
Exhibit A
'r-k"esolution No. 4271
"age 13
(1) 11.3 The applicant shall remove the existing driveways, remove the existing red
curb paint adjacent to the old driveway, design and install new curb &
gutter and sidewalk at the old driveway locations, design and construct the
new twenty-seven (27) feet wide (minimum) radius type commercial
driveway per the City of Tustin Public Works Department commercial
driveway standard, and paint 10—feet of red curb on both sides of the new
driveway.
(1) 11.4 Prior to issuance of an Encroachment Permit, the applicant shall submit to
the Public Works Department 24" x 36" reproducible street improvement
plans, as prepared by a California Registered Civil Engineer, for approval.
The plans shall clearly show existing and proposed surface and
underground improvements, including construction and/or replacement of
any missing or damaged public improvements adjacent to this
development. Said plans shall include, but not be limited to, the following:
a) Curb and gutter f) Catch basin/storm drain
b) Sidewalk, including curb laterals/connection to existing
ramps for the physically storm drain system
disabled g) Domestic water facilities
c) Drive aprons h) Sanitary sewer facilities
d) Signing/striping i) Landscape /irrigation
e) Street lighting j) Dry utility lines
(1) 11.5 Prior to issuance of an Encroachment Permit for construction within the
public right-of-way, a 24" x 36" construction area traffic control plan, as
prepared by a California Registered Traffic Engineer, or Civil Engineer
experienced in this type of plan preparation, shall be prepared and
submitted to the Public Works Department for approval.
Current Federal Americans with Disabes Act (ADA) requirements shall
be met at all driveways and sidewalks adjacent to the site. City of Tustin
standards shall apply, unless otherwise approved by the City Engineer.
Depending on the applicable City standard, an easement on private
property for pedestrian access may be required. In this case, a legal
description and sketch of the dedication area, as prepared by a California
Exhibit A
Resolution No. 4271
Page 14
Registered Civil Engineer or California Licensed Land Surveyor, shall be
submitted to the Public Works Department for review and approval.
(1) 11.7 The applicant shall satisfy dedication and/or reservation requirements a
applicable, including, but not limited to, dedication in Fee Title of a
required street rights-of-way; dedication of all required flood control right
of-way easements; and dedication of vehicular access rights, sewe
easements, and water easements defined and approved as to specifi
locations by the City Engineer (at no cost to the City) and/or othe
agencies.
(1) 11.8 CADD Requirements - In addition to the normal full-size map and plan
submittal, all final maps and 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 shall be submitted to the Public Works Department in
computer aided design and drafting (CADD) format to the fsatisfaction of
the City Engineer. The standard file format is AutoCAD Release 2009, or
latest version, having the extension "DWG". All layering and linotype
conventions are AutoCAD-based (latest version available upon request
from the Public Works Department). The CADD files shall be submitted to
the City at the time plans are approved, and updated CADD files reflecting
"as built" conditions shall be submitted once all construction has been
completed. No project bonds will be released until acceptable "as built
CADD files have been submitted to the City.
(1) 11.9 Prior to issuance of a Building Permit(s), the applicant shall provide written
approval from the Orange County Sanitation District for sanitary sewer
service connections.
(1) 11.10 Any damage done to existing public street improvements and/or utilities
shall be repaired to the satisfaction of the City Engineer before
acceptance of the tract and/or issuance of a Certificate of Occupancy for
the development on any parcel within the subdivision.
(1) 11.11 The applicant shall submit legal descriptions and sketches of easements
for emergency vehicle access and public services ingress and egress
purposes over the private streets and driveways at no cost to the City.
Said easements shall be prepared by a California Licensed Civil Engineer
or California Licensed Land Surveyor. A current Title Report, applicable
back up documents, and plan check deposit shall also be submitted to the
Public Works Department for review and approval.
Prior to issuance of an Encroachment Permit, the applicant shall submit
reproducible water improvement plans to the Public Works
Department for review and •i' roval. The plans shall be prepared • a
Exhibit A
Resolution No. 4271
Page 15
(1) 12.2 In accordance with the plans, a backflow prevention device may b
required to protect the public water system from cross connections. i
A. If a double check detector assembly (DCDA) is required, an easement
for public utility access purposes must be dedicated to the City of
Tustin. The easement shall start from the public right-of-way up to
the DCDA with a minimum distance of five (5) feet all around the
DCDA to allow for unobstructed access, inspection, testing, and
maintenance.
B. If a building sprinkler system is required by the Orange County Fire
Authority (OCFA), the applicant shall be required to provide a
backflow prevention device at his or her expense to prevent cross
contamination with the public water system.
C. If the applicant proposes to use an irrigation system, then a separate
water meter may be required. If this is the case, a reduced pressure
principle assembly (RPPA) shall be required to prevent cross-
connection with the public water system.
(1) 12.3 Any easements for construction and maintenance of public water facilities
within private property shall be reviewed and approved by the Public
Works Department prior to recordation with the Orange County Clerk-
Recorder. The applicant shall submit a legal description and sketch of the
area to the Public Works Department for review and approval, as prepared
by a California Registered Civil Engineer or California Licensed Land
Surveyor.
(1) 12.4 The applicant shall design and install a new public fire hydrant along San
Juan Street west of the new drive approach.
The applicant is responsible for all costs related to the installation,
upgrade, alteration, relocation or abandonment of all existing City of Tustin
public water facilities affected by the proposed project.
(1) 12.6 A release/approval from the East Orange County Water District (EOCWD)
shall be obtained prior to receiving water service from the City of Tustin.
The applicant shall submit a water permit application to EOCWD, and is
responsible for all application, connection and other EOCWD fees.
Exhibit A
Resolution No. 4271
Page 16
(1) 12.7 The adequacy of a proposed water system plan for a propose
development project, including the number, size and distribution of fir
hydrants, must be reviewed by the OCFA. Plans meeting OCFA fir
protection requirements must be stamped and approved by that agency. •
(1) 12.8 The proposed domestic water system plans must conform to all applicable
regulations enforced by the Orange County Health Department.
(1) 13.1 Construction and Demolition Waste Recycling and Reduction Plan
(WRRP).
A. The applicant/contractor is required to submit a WRRP to the Public
Works Department. The WRRP must indicate how the applicant will
comply with the City's requirement (City Code Section 4351, et al) to
recycle at least 50% of the project waste material or the amount
required by the California Green Building Standards Code.
B. The applicant will be required to submit a $50.00 application fee and a
cash security deposit. Based on the review of the submitted Waste
Management Plan, the cash security deposit will be determined by the
Public Works Department in the following amounts:
Y Famil
Sin-We Residential. All single family residential projects shall
W
submit a security deposit in the amount of five (5) percent of the
project's valuation as determined by the Building Official, rounded to
the nearest thousand. The minimum deposit amount shall by $500
and the maximum deposit amount shall be $2,500.
(1) 14.1 Preparation and recordation of a final subdivision map shall be required.
(1) 14.2 Prior to recordation of the final map, the applicant is required to execute a
subdivision and monumentation agreement and furnish improvement and
monumentation bonds, all on forms acceptable to the City.
(1) 14.3 Prior to issuance of a Building Permit(s), the applicant shall submit an 8Y2 )I
X 11 71 street address map exhibit to the Public Works Department for
review and approval. The address map exhibit shall be in portable
document format (PDF) and shall include the site plan, foot print of
building(s), and streets.
(1)(5) 15.1 Prior to issuance of each building permit, payment shall be made of all
applicable fees, including but not limited to, the following. Payment shall be
Exhibit A
Resolution No. 4271
Page 17
required based upon those rates in effect at the time of payment and are
subject to change.
a. Building plan check and permit fees to the Community Development
Department based on the most current schedule at the time of permit
issuance.
b. Engineering plan check and permit fees to the Public Works Departmen-Li
based on the most current schedule at the time of permit issuance.
c. OCFA plan check and inspection fees to the Community Development
Department based upon the most current schedule at the time of permit
issuance.
d. Payment of Major Thoroughfare and Bridge Fees to the Tustin Public
Works Department are required at the time a building permit is issued.
e. Sewer connection fees to the Orange County Sanitation District.
f. New development tax fee in the amount of $350.00 per unit or as
updated by the most current rate.
g. School facilities fee in the amount as required by Tustin Unified School
District.
h. Parkland fees in lieu of dedication (prior to first Certificate of Occupancy).
(1) 15.2 Within forty-eight (48) hours of final approval of the project, the applicant
shall deliver to the Community Development Department, a CASHIER'S
CHECK payable to the County Clerk in the amount of fifty dollars
($50.00) 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.