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HomeMy WebLinkAboutCC 14 T.T. MAP 14188 06-18-90ft&.t�ij�9fl'�6- 90 DATE: TO: FROM: SUBJECT: JUNE 18, 1990 WILLIAM A. HUSTON, CITY MANAGER COMMUNITY DEVELOPMENT DEPARTMENT VESTING TENTATIVE TRACT MAP 14188 RECOMMENDATION It is recommended that the City Council: CONSENT CALENDAR NO. 14 6/18/90 Inter - Com 1. Approve the Environmental Determination for the project by adopting Resolution No. 90-70. 2. Approve Vesting Tentative Tract Map 14188 by adopting Resolution No. 90-71. BACKGROUND At their regular meeting on May 29, 1990, the Planning Commission adopted Resolution No. 2767, recommending to the City Council approval of Vesting Tentative Tract Map 14188, and Resolution No. 2766, approving Design Review 89-82. The proposal is to subdivide an approximate 19 -acre site into 57 numbered and four lettered lots for the purpose of developing 57 single-family detached dwelling units. The project site is located in Sector 8 of the East Tustin Specific Plan (ETSP),-and bordered by Township Drive to the east, Lot 4 of Tract 12870 to the south, Lot 26 of Tract 13627 to the north and unincorporated residential properties to the west. PROJECT DESCRIPTION/SITE PLAN The ETSP designates the project site as Low Density Residential. Generally, maximum allowable density for this land use designation would be five dwelling units per acre, with a minimum required lot area of 5,000 square feet per unit. However, special policies for Sector 8 restrict the maximum density to four dwelling units per acre and also require the first row of residential lots adjoining the existing homes to the west to have a minimum lot size of 10, 000 City Council Report Vesting Tentative Tract Map 14188 June 18, 1990 Page 2 square feet. Proposed density is 2.975 dwelling units per acre, approximately 25 percent less than the allowable. The project is located in a private gated community established by approval of Design Review 88-67. Access to the site is from two ingress/egress points along Township Drive. The internal circulation system consists of a main loop connecting short cul- de-sacs. The layout, which meets City standards for private streets, provides approximately 125 on -street parking spaces. A three -foot -wide easement, located behind the sidewalk, is provided for mailboxes, streetlights, fire hydrants and utility equipment. An existing five -foot -wide concrete drainage ditch, located along the west boundary of the site, will be slightly redesigned in conjunction with the project. Storm water runoff from the existing residential lots and street above will flow from a below -grade system to the open ditch. From the ditch, water will be carried below -grade along private storm drain easements on Lots 6, 14 and 17 to the in -street storm drain system. A permanent access and maintenance easement for the open ditch will be provided on Lot 6. For security purposes, the access easement will be gated; however, maintenance crews will be provided with keys so that up -keep can occur on a regular basis. If necessary, the ditch can also be accessed via the Lot 14 storm drain easement. A condition of approval requires the applicant to create a pedestrian/bicycle paseo (between Lots 47 and 38) thereby providing a shorter route for residents walking from the interior of the project to community or public transit facilities. ARCHITECTURAL DESIGN/LANDSCAPEIHARDSCAPE The architectural style of the proposed dwellings is a contemporary interpretation of the Spanish Colonial and Monterey styles. All units will have terra-cotta (clay) tile roofs and stucco walls. The building mass of each unit is broken up with a variety of architectural features such as multiple -level hip and gable roofs, projecting gables, balconies and courtyards. Development plans propose a total of seven different floor plans, with floor area ranging from 3,448 square feet (SF) to 4,167 SF. Two-story units are approximately 27 feet high. In Sector 8 , the ETSP requires proposed dwellings, located adjacent to existing residential development west of the site, to have a Community Development Department City Council Report Vesting Tentative Tract Map 14188 June 18, 1990 Page 3 minimum 30 -foot rear yard setback. Pursuant to Section 3.13 of the ETSP, the Director of Community Development granted an Administrative Adjustment of the development standards thereby allowing 18 -foot front yard setbacks, 10 percent less than the required 20 -foot setback, on Lots 15 and 16. The adjustment will increase separation between the two new dwellings and some of the existing homes to the west, where owners are especially sensitive to the proposal. The ETSP also requires that new units, adjacent to existing units to the west, be single -story. However, the plan does not indicate a maximum allowable building height for such structures. This was an issue raised by adjacent residents when Tract 14188, as well as other projects, were reviewed by the Planning Commission. Therefore, the Community Development Department in coordination with The Irvine Company developed guidelines for establishing the height of single -story dwellings adjacent to existing residences. See the attached Exhibit B. The applicant initially proposed single -story dwellings up to 25 feet in height. However, the structures were redesigned to incorporate the guidelines and minimize impacts on adjacent residents. Single -story dwellings now range from 21 to 23 feet high. The 21 - foot -high Plan 1 units have a simple gable roof form, with an overall ridge length of 72.5 feet. The visible roof area is approximately 798 SF. By comparison, the other two single -story plans, Plans 2 and 3, propose less roof area even though the building height is one to two feet higher. This is due to the hip roof design which shortens the overall ridgeline. See Exhibit C. Plan 2 units are 22 feet high, with an average height of 17 feet, and a ridge length of 41 feet. The roof area is 693 square feet. Plan 3 buildings are 23 feet high with an average height of 17.5 feet. The 627 -square foot roof has a ridge length of 25 feet. The roof design reduces the potential visible roof area by about 70 percent. The proposed roof pitch for all dwellings is 5:12. ENVIRONMENTAL ANALYSIS Based upon review of the subject map as well as Environmental Impact Report 85-2 (as supplemented) it has been determined that environmental issues relating to this project have previously been addressed. Also, appropriate mitigating measures identified in EIR 85-2 are included as conditions of approval for the project. With this information in mind, it is recommended that the City Council Community Development Department City Council Report Vesting Tentative Tract Map 14188 June 18, 1990 Page 4 make the finding that requirements of the California Environmental Quality Act have been met and that no further environmental review is required. CONCLUSION Given the analysis conducted by staff and consideration of comments from other agencies and the public, it is concluded that the proposed project meets the requirements of the East Tustin Specific Plan, the Subdivision Map Act, as adopted, and the California Environmental Quality Act. With the inclusion of conditions of approval listed in Planning Commission Resolution No. 2767 it is recommended that the City Council approve Vesting Tentative Tract Map 14188. Ts#a-r-a R n in Christine A. Shingl on socia a Planner Director of Commun' Development PR:CAS:kbc Attachments: Tentative Tract Map 14188 Site Plan Building Plans Elevations Site Sections Statistical Summary (Exhibit A) Exhibit B Exhibit C PC Resolutions No. 2766 and 2767 Resolution No.s 90-70 and 90-71 Community Development Department ZW, P", . . - I Ui 0! ca OU r , �i r m 413 C' � (7 / 11111 1 cn i 1 , gyp. � � -r I � : t� • ' � 1.y � i ' �� 1 e -� � f sotivdd {1` .61 i . .. - • - - _ : _ ::: . _ E i - � � ai it > -• {. .> { ' /r . i _ � _ i ! s - i : s �..rt1 ✓'r `� •r+. r �t ti..� 4 �� . r 1 . t - : i o : Y \/✓• 21 � /tel. 1 r _ }` ! ! =i = � s ( f f ' i ..... .. - t '\ ` `c ` S' \ 1 ��6•�' t�/„ `��/ r •� r� 1. 1� n �, ..� C Z 1, .,, ------ F� �� _ _ - <, i � �,:r F va 0 WE D �I D INS r 13 0 m COI) a 44ht SBS mcn z MONK < rn m > 0 OD -4 0 r c 0 0 U Z r c m 0 z R9 Z ec) I 12 o �i t O O 0 z OD I EXHIBIT A Statistical Summary Vesting Tentative Tract Map 14188; DR 89-82; Variance 90-08 Requirement Proposed Gross Site Area N/A 19.162 acres Residential (Lots 1-57) N/A 15.41 acres Private Streets (Lot A) N/A 3.17 acres Landscape (Lots B, C, D) N/A .57 acre Total Units N/A 57 units Density 4 du/ac (gross) 2.975 du/ac (gross) Lot Area 5,000 sf/unit minimum 8,933 sf 10,000 sf/unit minimum 12,311 sf (adjacent (adjacent to existing (to existing residential areas) residential areas) Lot Coverage Building Setbacks Front Yard Side Yard 50% maximum 20 feet minimum 5 feet minimum Rear Yard 15 feet minimum 30 feet minimum (adjacent to existing residential areas) Height Resident Parking Guest Parking 35 feet maximum 114 spaces (2 covered, assigned spaces per unit) 114 on -street spaces (2 per unit) 22% 20 feet minimum (generally) 18 feet (Lots 15&16) 12 feet (Lots 8, 11 & 14) 5 feet minimum 28 feet minimum 30 feet minimum (without variance) 38 feet minimum (with variance) 23 feet (one-story) 27 feet (two-story) 171 spaces (3 car garage per unit) 125 on -street. spaces Exhibit A May 29, 1990 Page two Unit Floor Plans Sq. Ft. Plan Type Quantity Percentage Plan 1 3,448 4 br/2k ba 3 5 Plan 2 4,077 4 br/3k ba 4 7 Plan 3 41056 4 br/4 ba 5 9 Plan 4 3,600 5 br/4k ba 10 18 Plan 5 31736 5 br/3 ba 11 19 Plan 6 41000 5 br/4k ba 11 19 Plan 7 41167 5 br/5� ba 13 23 � � City of Tustin March 8, 1990 Mr. Norm Smith Vice President - Land Development Foothill Community Builders 550 Newport Center Drive P.O. Box I Newport Beach, California 92658-8904 EXHIBIT B Community Development Department SUBJECT: SINGLE -STORY HEIGHT CRITERIA FOR TUBTIN RANCH Dear Mr. Smith: Thank you for your letter, dated February 13, 1990, which describes criteria for determining the allowable height of single -story dwellings in Tustin Ranch which are adjacent to existing residences. Generally, we agree with the following: Limit single story plate heights to 12 feet measured from the finished floor elevation. Twenty five percent of the floor area may have an 18 foot plate height. Require roof structure vertical dimensions to not exceed single story plate height dimensions. (e.g., if usin a 10' plate height, then 20' height limit). g Limit roof pitches to a maximum of 6 in 12. Utilize a combination of gable, shed and hip roofs in a manner which provides a variety in the mix of roof structures. However, the proposal to limit roof peak elevations to 23 feet above existing adjacent rear finished floor elevations may result in structures that are not compatible with the existing homes - For example, when the finished floor elevation of a new residence is below that of the existing, 75 percent of the floor area with a 12 -foot plate height) could be 24 feet high and 25 percent (with an 18 -foot plate height) could be up to 35 feet high. See the attached Exhibit A. 300 Centennial Way • Tustin, California 92680 • (714) 544.8890 yme, I of Mr. Norm Smith March 8, 1990 Page 2 Therefore, to better insure congruence with existing residences, we recommend that the height of single -story dwellings adjacent to the existing residences be limited to a maximum of 24 feet, from finished floor elevation of the new structure to roof peak. See Exhibit B. If you have questions, or wish to discuss this matter further, please contact me at 544-8890, extension 257. Sincerely, Christine A. Shingleton Director of Community Development PR : CAS : kbc Attachments ?w 2 of '�- Paula Rankin Associate Planner PR : CAS : kbc Attachments ?w 2 of '�- V S: o.� L N s:. I LU �� -22 Of r O LL.7 C,3 � t �3 W X Exhibit C �*ett l of 5 mI 1] ghee+ z of 5 i JOOU Z NVIc it (./ + i(,G d 0 000 0 meet � of 5 ghee+ 4 of 5 Z�heRjfi t� of �, 1 3' 4 5 6 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 90-70 A RESOLUTION OF THE CITY COUNCIL OF ,THE CITY OF TUSTIN FINDING THAT FINAL ENVIRONMENTAL IMPACT REPORT (EIR) FOR THE EAST TUSTIN SPECIFIC PLAN (FINAL EIR 85-2, AS MODIFIED BY SUBSEQUENTLY ADOPTED SUPPLEMENTS AND ADDENDA) IS ADEQUATE TO SERVE AS THE PROGRAM EIR FOR VESTING TENTATIVE TRACT MAP 14188 AND ALL FEASIBLE MITIGATION MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: A. That Vesting Tentative Tract Map 14188 and respective development plans are considered "projects" pursuant to the terms of the California Environmental Quality Act; and B. That the projects are covered by a previously certified Final Environmental Impact Report for the East Tustin Specific Plan which serves as a Program EIR for the proposed project. II. The East Tustin Specific Plan Final Environmental Impact Report (85-2) , previously certified on March 17, 1986 as modified by subsequently adopted supplements and addenda, was considered prior to approval of this project. The City Council hereby finds: this project is within the scope of the East Tustin Specific Plan previously approved; the effects of this project, relating to grading, drainage, circulation, public services and utilities, were examined in the Program EIR. All feasible mitigation measures and alternatives developed in the Program EIR are incorporated into this project. The Final EIR, is therefore determined to be adequate to serve as a Program EIR for this project and satisfies all requirements of the California Environmental Quality Act. Resolution No. 90-70 Page 2 Applicable mitigation measures identified in the Final EIR have been incorporated into this project which mitigates any potential significant environmental effects thereof. The mitigation measures are identified as Conditions on Exhibit A of Planning Commission Resolution No. 2767 recommending approval of Vesting Tentative Tract Map 14188 and Exhibit A of Planning Commission Resolution No. 2766 approving Design Review 89-82. PASSED AND ADOPTED by the City Council of the City of Tustin, at a regular meeting on the 18th day of June, 1990. RICHARD B. EDGAR Mayor MARY WYNN City Clerk L r 1 i 11 1' 1' 1; l� 1` 11 1' 1' IL 1' 21 2' 2' 2; 2, 2, 2 2' 2 RESOLUTION NO. 90-71 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN APPROVING VESTING TENTATIVE TRACT MAP NO. 14188 The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: A. That Vesting Tentative Tract Map No. 14188 was submitted to the City Council by Standard Pacific, L.P., for consideration. B. That a public hearing before the Planning Commission was duly called, noticed and held for said map on May 29, 1990. C. That an Environmental Impact Report (EIR 85- 2 for the East Tustin Specific Plan) has been certified in conformance with the requirements of the California Environmental Quality Act for the subject project area. D. That the proposed subdivision is in conformance with the Tustin Area General Plan, adopted East Tustin Specific Plan, Development Agreement and Subdivision Map Act as it pertains to the development of single family detached dwellings. E. The 0.7182 acres of parkland required for this development was previously dedicated with recordation of Tract 12870. F. That the City has reviewed the status of the School Facilities Agreement between the Irvine Company and the Tustin Unified School District, the East Tustin Specific Plan, EIR 85-2 with subsequently adopted supplements and addenda, the impacts of Vesting Tentative Tract 14188 on School District facilities, and reviewed changes in State law, and finds and determines that the impacts on School District facilities by approval of this map are adequately addressed. l c E t 11 1� 1` 1; 1� 1` 11 1' 1' 1' 21 2' 2' Z 2, 2, 21 2' 2 Resolution No. 90-71 Page two G. That the site is physically suitable for the type of development proposed. H. That the site is physically suitable for the proposed density of development. I. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife in their habitat. J. That the design of the subdivision or the type of improvements proposed will not conflict with easements acquired by the public -at - large, for access through or use of the property within the proposed subdivision. K. That the design of the subdivision or the types of improvements proposed are not likely to cause serious public health problems. II. The City Council hereby approves Vesting Tentative Tract Map No. 14188 subject to all conditions contained in Exhibit A, of Planning Commission Resolution No. 2767, incorporated herein by reference. PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on the 18th day of June, 1990. MARY WYNN City Clerk RICHARD B. EDGAR Mayor 1 2 3 4 5 6 8 161 17 18� I 19 i ?GI ?11 i 22 23 24 � 21 51 26I 27 281 RESOLUTION NO. 2767 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING TO THE TUSTIN CITY COUNCIL APPROVAL OF VESTING TENTATIVE TRACT MAP NO. 14188 The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That Vesting Tentative Tract Map No. 14188 was submitted to the Planning Commission by Standard Pacific L.P., for consideration. B. That a public hearing was duly called, noticed and held for said map on May 29, 1990. C. That an Environmental Impact Report (EIR 85- 2 for the East Tustin Specific Plan) has been certified in conformance with the requirements of the California Environmental Quality Act for the subject project area. D. That the proposed subdivision is in conformance with the Tustin Area General Plan, adopted East Tustin Specific Plan, Development Agreement and Subdivision Map Act as it pertains to the development of single family detached dwellings. E. The 0.7182 acres of parkland required for this development was previously dedicated with recordation of Tract 12870. F. That the City has reviewed the status of the School Facilities Agreement between the Irvine Company and the Tustin Unified School District, the East Tustin Specific Plan, EIR 85-2 with subsequently adopted supplements and addenda, the impacts of Vesting Tentative Tract 14188 on School District facilities, and reviewed changes in State law, and finds and determines that the impacts on School District facilities by approval of this map are adequately addressed. 1 2' 3 4 61 i ..i 71 8) 9, i I0 11 12 13 14� 16 16� i i 17i 18' 1 i 19 20I 22 23 24i 251 26 27 28 Resolution No. 2767 Page 2 G. That the site is physically suitable for the type of development proposed. H. That the site is physically suitable for the proposed density of development. I. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife in their habitat. J. That the design of the subdivision or the type of improvements proposed will not conflict with easements acquired by the public -at - large, for access through or use of the property within the proposed subdivision. K. That the design of the subdivision or the types of improvements proposed are not likely to cause serious public health problems. II. The Planning Commission hereby recommends to the City Council approval of Vesting Tentative Tract Map No. 14188 subject to the conditions attached hereto as Exhibit A. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 29th day of May, 1990. I)EN14I FO , Secretar t / EXHIBIT A VESTING TENTATIVE TRACT MAP 14188 RESOLUTION NO. 2767 CONDITIONS OF APPROVAL PUBLIC/PRIVATE INFRASTRUCTURE IMPROVEMENTS (1) 1.1 Prior to recordation of final map, the Subdivider shall (2) prepare plans for and construct or post security guaranteeing (3) construction of all public and/or private, infrastructure (6) improvements within the boundary of said tract map in conformance with applicable City standards, including but not limited to the following: A. Curb and gutter/cross gutters B. Sidewalks including access facilities for physically handicapped persons C. Drive aprons/approach D. Street paving E. Street signing and paving F. Landscaping/irrigation facilities G. Sanitary sewer service facilities H. Domestic water service facilities I. Reclaimed water service facilities J. Utility connections (i.e., gas, electric, telephone, and cable T.V. facilities) K. Traffic signal systems and other traffic control devices L. Street and paseo lighting M. Storm drains and subdrains (* The storm drain facilities within this tract will be private drains to be maintained by homeowner's association) N. Undergrounding of existing and proposed utility distribution lines 0. Lot monumentation P. Fire hydrants (1) The amount of acceptable security for construction of public (6) improvements shall be reviewed and approved by the Public Works Department. The amount and acceptable security for private improvements shall be reviewed and approved by the Building Official. --------------------------------------------------------------- SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW --*** EXCEPTION xhibit A Resolution No. 2767 Page 2 (1) 1.2 All construction within a public right-of-way and/or public easement must be shown on a separate 24" X 36" plan with all construction referenced to applicable City, County, or Irvine Ranch Water District standard drawing numbers. (1) 1.3 All changes in existing curbs, gutters, sidewalks and other (6) public improvements shall be responsibility of subdivider. (1) 1.4 Preparation of plans for and construction of: (2) (6) A. All sanitary sewer facilities must be submitted as required by the City Engineer and local sewering agency. These facilities shall include a gravity flow system per standards of the Irvine Ranch Water District. B. A domestic water system must be to the standards of the Irvine Ranch Water District/City of Tustin Water Service, whichever is applicable at the time of plan preparation. Improvement plans shall also be reviewed and approved by the Orange County Fire Department for fire protection purposes. The adequacy and reliability of water system design and the distribution of fire hydrants will be evaluated. The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Department. Any required reclaimed water systems shall be to the standards as required by the Irvine Ranch Water District. C. Sewer and water facilities shall be clearly indicated as publicly maintained. Maintenance access to water facilities shall be the responsibility of the homeowner's association and accommodations for such access shall be established prior to building permit issuance. (1) 1.5 Proposed private streets shall be designed to the (5) following specifications: (6) A. All proposed streets shall be designed in substantially the same width and alignment as shown on the approved vesting tentative map unless modified and approved by the Directors of Community Development and Public Works. B. All private streets and drives shall be constructed in accordance with City requirements in terms of xhibit A Resoluticn No. 2767 Page 3 type and quality of materials used. C. Sidewalk areas shall flare around the placement of all above ground facilities, such as signing, street lights and fire hydrants unless located outside of sidewalk widths within public utility easement areas subject to condition 7.1 P. of this Exhibit. D. Parking shall only be permitted on private streets as approved by the Police and Fire Departments. Signage and red curbing shall be installed where appropriate. E. Street names are subject to approval of the Tustin Street Naming Committee and Community Development Department. -'1) 1.6 Private streets, storm drain, water & sewer improvement plans 6) shall comply with the "City of Tustin" Minimum Design (8) Standards for on-site Private Street and Storm Drain Improvements. 1.7 Prior to recordation of Final Tract Map 14188, the applicant shall execute a covenant relating to drainage issues of Tract 12870, subject to approval of the Director of Public Works. 1.8 A pedestrian/bicycle paseo lot with a minimum width of six feet connecting the end of the cul-de-sac at Lots 47 and 38 with Township Drive shall be provided subject to approval of the location by the Director of Community Development. CONSTRUCTION ACTIVITIES ADJACENT TO PUBLIC RIGHT-OF-WAY 1) 3.1 Prior to recordation of the final map, subdivider shall post (2) with the Community Development Department a minimum $2,500 DEDICATIONSZRESERVATIONS/EASEMENTS (1) 2.1 The subdivider shall satisfy dedication and/or reservation (2) requirements as applicable, including but not limited to (5) dedication of all required street and flood control (6) right-of-way easements, vehicular access rights, sewer (8) easements and water easements defined and approved as to specific location by the City Engineer and other reasonable agencies. CONSTRUCTION ACTIVITIES ADJACENT TO PUBLIC RIGHT-OF-WAY 1) 3.1 Prior to recordation of the final map, subdivider shall post (2) with the Community Development Department a minimum $2,500 xhibit A Resolution No. 2767 Page 4 (6) cash deposit or letter of credit to guarantee the Sweeping of streets and clean-up of streets affected by construction activities. In the event this deposit is depleted prior to completion of development or City appearance of public streets, an additional incremental deposit will be required. (1) 3.2 Any damage done to existing street improvements and utilities (6) shall be repaired before acceptance of the tract and/or issuance of a Certificate of Occupancy for the development on any parcel within the subdivision. (1) 3.3 Prior to any work in the public right-of-way, an Excavation Permit must be obtained from and applicable fees paid to the Public Works Department. GRADINGfGENERAL .1) 4.1 Prior to issuance of grading permits: (2) (6) A. A detailed soils engineering report shall be submitted to and approved by the Building Official conforming to the requirements of the Uniform Building Code, City Grading Requirements, and all other applicable State and local laws, regulations and requirements. B. Preparation and submittal of a grading plan subject to approval by the Department of Community Development delineating the following information: 1. Methods of drainage in accordance with all applicable City standards. 2. All recommendations submitted by geotechnical or soils engineer and specifically approved by them. 3. Compliance with conceptual grading shown on tentative tract map. 4. A drainage plan and necessary support documents such as hydrology calculations to comply with the following requirements: a. Provision of drainage facilities to remove any flood hazard to the satisfaction of the City Engineer which will allow building pads to be safe from inundation from rain fall which may be expected from all storms up to and including the theoretical 100 year storm and dedication xhibit A Resolution Page 5 No. 2767 of any necessary easements on the final map as required. b. Elimination of any sheet flow and ponding across lot lines. C. Provision of drainage facilities to protect the lots from any high velocity scouring action. d. Provision for tributary drainage from adjoining properties. 5. All flood hazard areas of record. 6. A note shall be placed on the grading plan requiring Community Development Department approval of rough grading prior to final clearance for foundations. The Department will inspect the site for accuracy of elevations, slope gradients, etc. and may require certification of any grading related matter. 7. Note on plans that a qualified paleontologist/ archeologist, as appropriate, shall be present during rough grading operations. If resources are found, work shall stop in the affected area and all resources shall be excavated or preserved as deemed appropriate or as recommended by the paleontologist/archeologist subject to review and approval by the Department of Public Works and Community Development. All "finds" shall be reported immediately to the Department of Community Development. The paleontologist/archeologist shall attend the pregrade construction meeting to ensure that this condition and necessary procedures in the event of a "find" are explained. 8. Preparation of a sedimentation and erosion control plan for all construction work related to the subject tract including a method of control to prevent: dust and windblown earth problems. C. Submittal of a construction traffic routing plan to be reviewed and approved by the Director of Public Works. (1) 4.2 All earthwork shall be performed in accordance with the City (3) of Tustin Municipal Codes and grading requirements. FIRE DEPARTMENT 5.1 Prior to the recordation of a final tract map, water improvement plans shall be submitted to and approved by the xhibit A Resoluticn No. 2767 Page 6 Fire Chief for adequate fire protection and financial security posted for the installation. The adequacy and reliability of water system design, location of valves, and the distribution of fire hydrants will be evaluated in accordance with Insurance Services Office suggested standards contained in the "Grading Schedule" for Municipal Fire Protection. 5.2 Prior to the issuance of building permits for combustible construction, evidence that adequate water supply for fire protection is available shall be submitted to and approved by the Fire Chief. Fire hydrants shall be in place and operational to meet required fire -flow prior to commencing construction with combustible materials. 5.3 Lots 6, 16, 17 shall be protected with Residential 13D automatic fire sprinkler systems. Prior to issuance of any building permits, plans for the required systems shall be approved by the Fire Chief. Such systems shall be operational prior to the issuance of a Certificate of Use and Occupancy. NOISE (1) 6.1 Prior to the issuance of any building permits: (2) (3) A. A final acoustical analysis report describing the acoustical design features of the structures required to satisfy the exterior and interior noise standards shall be submitted to the Tustin Community Development Department for approval along with satisfactory evidence which indicates that the sound attenuation measures specified in the approved acoustical report(s) have been incorporated into the design of the project. The acoustical analysis shall be prepared by an expert or authority in the field of acoustics. All residential lots and dwellings shall be sound attenuated against present and projected noises, which shall be the sum of all noise impacting the project, so as not to exceed an exterior standard 65 dBa CNEL in outdoor lighting areas and an interior standard of 45 dBa CNEL in all habitable rooms is required. Evidence prepared under the supervision of an acoustical consultant that these standards will be satisfied in a manner consistent with applicable zoning regulations shall be provided. xhibit A .Resolution No. 2767 Page 7 B. Due to the requirements for Sector 8 of the East Tustin Specific Plan, the report shall address impacts and mitigation. of noise from Tustin Ranch Road on the residences to the west of Tract 14188 and compliance with the maximum 55 CNEL permitted at their foundations. (1) 6.2 Prior to issuance of any Certificates of Use or Occupancy, (3) field testing in accordance with the Title 25 regulations may be required by the Building Official to verify compliance with STC and IIC design standards. (1) 6.3 All construction operations including engine warm up shall be (9) subject to the provisions of the City of Tustin Noise Ordinance and shall take place only during the hours of 7:00 a.m. until 6:00 p.m., Monday through Friday unless the Building Official determines that said activity will be in substantial conformance with the Noise Ordinance and the public health and safety will not be impaired subject to application being made at the time the permit for the work is awarded or during progress of the work. CC&RIS (1) 7.1 Prior to approval of the final map, all organizational (3) documents for the project including any deed restrictions, (8) covenants, conditions, and restrictions shall be Submitted to (9) and approved by the Community Development Department and City Attorney's Office. Costs for such review shall be borne by the subdivider. A copy of the final documents shall be submitted to the Community Development Department after their recordation. CC&R's shall include but not be limited to the following provisions: A. Since the City is interested in protecting the public health and safety and ensuring the quality and maintenance of common areas under control of a Homeowner's Association, the City shall be included as a party to the CC&R's for enforcement purposes of those CC&R provision:s in which the City has interest, as reflected by the following B through N. However, the City shall not be obligated to enforce the CC&R's. B. The requirement that association bylaws be established. C. Provisions for effective establishment, operation, management, use, repair and maintenance of all common xhibit A Resolution No. 2767 Page 8 areas and facilities including landscaped areas and lots, walls and fences, private roadways (i.e., walks, sidewalks,.trails) and paseos. D. Membership in any Homeowner's Association and Master Association shall be inseparable from ownership in individual lots. E. Architectural controls shall be provided and may include but not be limited to provisions regulating exterior finishes, roof materials, fences and walls, accessory structures such as patios, sunshades, trellises, gazebos, awnings, room additions, exterior mechanical equipment, television and radio antenna. F. Maintenance standards shall be provided for applicable items listed in Section C above in CC&R's. Examples of maintenance standards are shown below: (1) All common area landscaping and private lawn areas visible from any public way shall be properly maintained such that they are evenly cut, evenly edged, free of bare or brown spots, free of debris and free of weeds above the level of the lawn. All planted areas other than lawns shall be free of weeds, dead vegetation and debris. All trees and shrubs shall be trimmed so they do not impede pedestrian traffic along the walkways. Trees shall be pruned so they do not intrude into neighboring property and shall be maintained so they do not have droppings or create other nuisances to neighboring property. All trees shall also be root pruned to eliminate exposed surface roots and damage to sidewalks, driveways and structures. (2) All private roadways, sidewalks and paseos shall be maintained so that they are safe for users. Significant pavement cracks, pavement distress, excessive slab settlement, abrupt vertical variations and debris on travel ways should be removed or repaired promptly. (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 Khibit A {esolution No. 2767 Page 9 maintenance such as to be detrimental to public health, safety, or general welfare, or that such a condition of deterioration or disrepair cause harm or is materially detrimental to property values or improvements within the boundaries of the subdivision and Homeowner's Association, to surrounding property, or to property or improvements within three hundred ( 3 00 ) feet of the property may also be added as alternative language. G. Homeowner's Association approval of exterior improvements requiring a building permit shall be obtained prior to requesting a building permit from the City of Tustin Community Development Department. All plans for exterior improvements shall conform to requirements set forth by the ' City and the CC&R' s . All plans submitted to the City shall bear the Association's stamp and authorized signature of approval. H. Residents shall not store or park any non -motorized vehicles, trailers or motorized vehicles that exceed 7 feet high, 7 feet wide and 19 feet long in any parking, driveway or private street area except for purpose of loading, unloading, making deliveries or emergency repairs except that the Homeowner's Association may adopt rules and regulations to authorize exceptions. I. The Homeowner's Association shall maintain membership in and assume all corresponding duties and responsibilities of the established Master Homeowner's Association for purposes of maintaining Township Drive and Rawlings Way, and gated private streets. J. The Association shall be responsible for establishing and following procedures for providing entry gate access to the public utilities for maintenance of their facilities within the project area, subject to those agencies' approval. K. All utility services serving the site shall be installed and maintained underground. L. The Association shall be required to file the names, addresses, and telephone numbers of at least one member of the Association Board and where applicable, a Manager of the project before January 1st of each year with the :hibit A Resolution No. 2767 Page 10 City of Tustin Community Development Department for the purpose of contacting the association in the case of emergency or in those cases where the City has an interest in CC & R violations. M. Disclosure information related to aircraft noise impacting the subdivision, as approved by the City of Tustin Community Development Department. N. Perimeter project block walls to be constructed on private property shall be maintained and replaced, if necessary by a Homeowner's Association. This shall not preclude a Homeowner's Association from assessing charges to individual property owners for structural damage to the wall or fence. O. No amendment to alter, modify, terminate or change the Homeowner's 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 effective without the prior written approval of the City of Tustin Community Development Department. P. Provisions shall be made to specifically identify that street light standards and mailboxes may be located within the three foot public utility easement behind the private street right-of-way. Where such facilities are located on private property within the utility easement, notification shall be given to those owners as to the locations, types and quantities of all facilities as it relates to their specific property. Q. Maintenance of all manufactured slopes on individual lots shall be the responsibility of the individual property owners. R. No second -story additions shall be permitted on Lots 6 - 17. S. All additions on Lots 15, 16 and 18 shall meet the required 30 -foot minimum rear yard setback. The height of additions on those three lots shall not exceed the plate height of the main dwelling. .hibit A resolution No. 2767 Page 11 TENANT/HOMEBUYER NOTIFICATION (1) 8.1 Prior to issuance of Certificate of Occupancy: (2) A. A document separate from the deed, which will be an information notice to future tenants/homebuyers of aircraft noise impacting the subdivision, shall be recorded. The notice shall further indicate that additional building upgrades may be necessary for noise attenuation. This determination to be made as architectural drawings become available and/or where field testing determines inadequate noise insulation. B. The Subdivider shall submit for review and approval of content by the Director of Community Development, a copy of rental/sales literature for the residential project with the approved aircraft/helicopter noise statement and the approved schools notification statement, printed on it. Any changes to the rental/sales literature after initial City approval shall be submitted to the Director of Community Development for approval. C. The subdivider shall provide the City with a copy of the approved aircraft/helicopter noise statement which shall contain a disclosure document on aircraft notification. Said document must be signed by each tenant/homeowner prior to occupancy of any unit. The content of the statement shall be approved by the Director of Community Development prior to circulation. D. The developer shall provide the City with a schools notification statement which shall be reviewed and approved by the Director of Community Development and participation by the governing school district which shall indicate: (1) The location of existing and proposed elementary, middle and high schools which will serve the subdivision (text and map). (2 ) Advice to homebuyers that proposed school sites may never be constructed. E. The Subdivider shall provide the City with a statement, signed by each tenant/homebuyer, containing a comprehensive description of all private and public zibit A resolution No. 2767 Page 12 improvements and developments adjacent or in close proximity to the proposed development. F. The Subdivider shall provide the City with a notification statement, signed by the tenants/homebuyers of Lots 6, 14 and 17, containing a disclosure of the purpose, use restrictions and maintenance of the sewer/storm drain/access easements located on those properties. (1) 8.2 Subdivider shall notify all potential homebuyers of the (6) following Assessment/Maintenance Districts affecting the property: A. Assessment District 86-2 B. City of Tustin 1982 Landscaping and Lighting District as amended. FEES (1) 9.1 Prior to recordation of any final map, Subdivider shall pay (3) plan check and inspection fees for all public and/or private (6) infrastructure improvements within City's responsibility (9) excluding those financed by an Assessment District. (1) 9.2 Prior to issuance of certificates of use or occupancy, the (6) Subdivider shall pay all costs related to the calculation of the revised parcel assessments, the preparation of the revised assessment diagram and other required administrative duties related to any Assessment Districts applicable to the subdivision. (1) 9.3 Prior to issuance of any building permits, payment shall be (3) made of all required fees including: (6) (9 ) A. Major thoroughfare and bridge fees to Tustin Public Works Department. B. Sanitary sewer connection fee to Orange County Sanitation District. C. Grading plan checks and permit fees to the Community -- Development Department. nibit A Resolution No. 2767 Page 13 D. All applicable Building plan check and permit fees to the Community Development Department. E. New development fees to the Community Development Department.. F. School facilities fee to the Tustin Unified School District subject to any agreement reached and executed between the District and the Irvine Company. G. Required East Tustin Facility Fees as may be adjusted to reflect cost of living increases prior to issuance of building permits: 1) Civic Center Expansion Fee 2) Irvine Boulevard Widening Fee 3) Fire Protection Facility Fee GENERAL _) 10.1 Within 24 months from tentative map approval, the Subdivider shall file with appropriate agencies, a final map prepared in accordance with subdivision requirements of the Tustin Municipal Code, the State Subdivision Map Act, and applicable conditions contained herein unless an extension is granted pursuant to Section 9335.08 of the Tustin Municipal Code. (1) 10.2 Prior to occupancy of units, the Subdivider shall record a final map in conformance with appropriate tentative map. (1) 10.3 Prior to final map approval. A. Subdivider shall submit a current title report. B. Provision for landscaping maintenance of landscape lots, paseos and easements adjacent to project private streets shall be the responsibility of the adjoining property owners and/or Homeowner's Association of Tract 14188. C. Subdivider shall submit a duplicate mylar of the Final Map, or 8 1/2 inch by 11 inch transparency of each map sheet prior to final map approval and "as built" grading, landscape and improvement plans prior to Certificate of Acceptance. -'t) 10.4 Subdivider shall conform to all applicable requirements of the State Subdivision Map Act, the City's Subdivision Ordinance, in the East Tustin Specific Plan and Development Agreement, :hibit A Resoluticn No. 2767 Page 14 EIR 85-2, and applicable conditions for Final Map 12870. (1) 10.5 The cumulative number of residential units for which (9 ) certificate :of occupancy may be issued shall not exceed the (5 ) cumulative total of square feet of occupied revenue generating (2) uses; or equivalents as shown in the East Tustin Specific Plan Development Agreement. 10.6 Prior to release of building permits, all conditions of approval of Design Review 89-82 of the subject project shall be complied with as shown on Exhibit A attached to Resolution No. 2766 and incorporated herein by reference. However, applicant will be permitted to obtain building permits for model unit construction prior to approval of Final Map 14188 provided all Building Code requirements have been met including Public Works, Fire Department and Community Development Department requirements and approvals. 10.7 The subdivider of Lots 5 & H of Tract 12870, and subsequently the project Homeowner's Association shall maintain membership in the established Master Homeowner's Association for purposes of maintaining Township Drive and Rawlings Way, the gated private streets. 1 RESOLUTION NO. 2766 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, CONDITIONALLY 3 APPROVING DESIGN REVIEW 89-82 FOR A PROJECT WITH 57 SINGLE-FAMILY DETACHED DWELLINGS ON 4 19.162 ACRES ON LOTS 5 AND H OF TRACT 12870 5 The Planning Commission of the City of Tustin does hereby resolve as follows: 6 I. The Planning Commission finds and determines as j follows: 8 A. That a proper application, Design Review 89- 82 was filed by Standard Pacific, L.P. 9 requesting approval of a 57 single-family dwelling project on a 19.162 acre site 10 identified as Lots 5 and H of Tract 12870. 11 B. That a public hearing was duly called, noticed and held on said application on May 29, 1990. 12 C. Pursuant to Section 9272 of the Tustin 13 Municipal Code, the Commission finds that the location, size, architectural features and 14 general appearance of the proposed development will not impair the orderly and harmonious 15 development of the area, the present or future development therein, or the occupancy as a 16 whole. In making such findings, the Commission has considered at least the 17 following items: 18 1. Height, bulk and area of building 19 2. Setbacks and site planning 20 3. Exterior materials and colors. 21 4. Type and pitch of roofs. 22 5. Size and spacing of windows, doors and other openings. 23 6. Towers, chimneys, roof structures, 24 flagpoles, radio and television antennae. 25 7. Landscaping, parking area design and traffic circulation. 26 8. Location, height and standards of 27 exterior illumination. 28 1 2 3 4 5 6 71 8'' 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 2766 Page 2 9. Location and appearance of equipment located outside of an enclosed structure. 10. Physical relationship of proposed structures to existing structures in the neighborhood. 11. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 12. Development Guidelines and criteria as adopted by the City Council. II. The Planning Commission hereby conditionally approves Design Review 89-82 authorizing construction of a 57 unit single-family dwelling project subject to the conditions contained in Exhibit A, attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 29th day of May, 1990. PENNI FO Y, Secreta DONALD LE JEUNE Chairman EXHIBIT A DESIGN REVIEW 89-82 CONDITIONS OF APPROVAL RESOLUTION NO. 2766 GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped May 29, 1990 on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development Department in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are to be consistent with provisions of the East Tustin Specific Plan. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 Design review approval shall become null and void unless all building permits are issued within eighteen (18) months of the date of this Exhibit. 1.4 The applicant shall sign and return an Agreement to Conditions Imposed form prior to issuance of building permits. PLAN SUBMITTAL 2.1 At building plan check the following shall be submitted: (3) A. Construction plans, structural calculations, and Title 24 energy calculations. Requirements of the Uniform Building Codes, State Handicap and Energy Requirements shall be complied with as approved by the Building Official. --------------------------------------------------------------- SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 2766 Page 2 (2) B. Preliminary technical detail and plans for all (3) utility installations including cable TV, telephone, gas, water and electricity. Additionally, a note on plans shall be included stating that no field changes shall be made without corrections submitted to and approved by the Building Official. (2) C. Final grading and specifications consistent with the (3) site plan and landscaping plans and prepared by a registered civil engineer for approval by the Community Development Department. Subject grading submittal shall comply with all requirements of Condition 4. 1, contained in Exhibit A of Planning Commission Resolution No. 2767. D. Information, plans and/or specifications to ensure satisfaction of Conditions 1.1, 1.21 1.31 1.41 1.51 1.6, 1.7 and 1.8 of Exhibit A of Planning Commission Resolution No. 2767. E. Information plans and/or specifications to ensure compliance with Conditions 5.1, 5.2, and 5.3 of Exhibit A of Planning Commission Resolution No. 2767. F. A model complex plan identifying all temporary fencing, landscaping, elevation alterations, parking facilities and other temporary model complex facilities. (2) G. A detailed acoustical noise study prepared by a (3) qualified acoustical expert shall be subject to review and approval by the Community Development Department to insure that interior noise levels do not exceed a maximum of 45 dBa's and that the exterior noise levels on the adjacent properties to the east shall not exceed a maximum of 55 dBa's. The report and any subsequent field inspection shall comply with Condition 6.1 and 6.2 of Exhibit A of Planning Commission Resolution No. 2767. (1) 2.2 Applicant shall be permitted to obtain grading permits and building permits for model unit construction prior to approval of Final Map 14188 provided all Building Code requirements have been met including Public Works, Fire Department and Community Development Department Exhibit A Resolution No. 2766 Page 3 requirements and approvals. (1) 2.3 Architectural plans shall not be submitted for plan check unless accompanied by a letter approving proposed design by the Irvine Company. SITE AND BUILDING CONDITIONS 3.1 The site plan shall be modified as follows: *** A. Provide a 20 -foot minimum front yard setback for all lots, except Lots 15 and 16 where a 18 -foot minimum front yard setback may be provided in accordance with the Administrative Adjustment. *** B. All sloped areas greater than five (5) feet high shall include stairs or other access device to provide access to the top of the slope, subject to approval of the Community Development Department. 3.2 Modify building elevations and proposed exterior materials as follows: A. Provide exact details for exterior doors and window types and treatments (i.e., framing color, glass tint) . B. Provide details of skylights. Lenses shall be of dark -colored, non -reflective material. Frames, trim and flashing shall be painted to match the roof. C. Indicate color and type of metal railings. D. Indicate location of exterior utility meters and include screening details. Screening adequacy, appearance and compatibility shall be subject to approval of the Community Development Department. (2) 3.3 A pedestrian/bicycle paseo, with a minimum width of 6 (6) feet, connecting the end of the cul-de-sac at Lots 47 and 38 with Township Drive shall be provided. The design and location of the paseo shall be subject to review and approval of the Director of Community Development. The paseo may be gated; however, the gate shall remain unlocked at all times. Exhibit A Resolution No. 2766 Page 4• (1) 3.4 All exterior colors to be used shall be subject to review (4) and approval of the Director of the Community Development Department. All exterior treatments shall be coordinated with regard to color, materials and detailing and noted on submitted construction plans and elevations shall indicate all colors and materials to be used. (1) 3.5 Note on final plans that a six -foot -high chain linked fence shall be installed around the site prior to building construction stages. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. (1) 3.6 All mechanical and electrical fixtures and equipment (4) shall be adequately and decoratively screened. The screen shall be considered as an element of the overall design of the project and shall blend with the architectural design of buildings. All telephone and electrical boxes shall be indicated on the building plans and shall be completely screened. Electrical transformers shall be located toward the interior of the project maintaining a sufficient distance to minimize visual impacts on entry points along Township Drive. 3.7 Exterior elevations of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, equipment heights and type of screening. (1) 3.8 On-site subdivision walls shall be constructed by (3) subdivider including property line dividing masonry walls (4) (between units) within interior of project. Provide *** drawings indicating wall materials, cap and other decorative treatments, and color. Walls must be consistent with wall concepts approved for Tract 12870. Interior property line dividing walls which do not also serve as perimeter walls for project shall be consistent with main building treatments. A protective rail or guard shall be installed on top of retaining walls where there is more than a thirty (30) inch drop. Check the building code and provide details for such treatment. Retaining walls shall have exterior treatments consistent with other subdivision walls. Provide wall/fence legend on site plan including retaining walls. (1) 3.9 Submit mailbox architectural detail indicating color and (4) exterior treatment (number of coats of paint, wear and Exhibit A Resolution No. 2766 Page 5 durability features) for review and approval of the Director of Community Development. LANDSCAPING, GROUNDS AND HARDSCAPE ELEMENTS (1) 4.1 Submit at plan check complete detailed landscaping and (7) irrigation plans for all landscaping areas, including the model complex, consistent with adopted City of Tustin Landscaping and Irrigation Submittal Requirements. Provide summary table identifying plant 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. Show all property lines on the landscaping and irrigation plan, public right-of-way areas, sidewalk widths, parkway areas, and wall locations. The Department of Community Development may request minor substitutions of plant materials or request additional sizing or quantity materials during plan check. Note on landscaping plan that coverage of landscaping and irrigation materials is subject to field inspection at project completion by the Department of Community Development. (7) 4.2 The submitted landscaping plans at plan check shall reflect.the following requirements: A. Turf is unacceptable for grades over 25%. A combination of planting materials must be used, ground cover on large areas along is not acceptable. B. Shrubs shall be a minimum of 5 gallon size and shall be spaced a minimum of 5 feet on center. C. Ground cover shall be planted between 8 to 12 inches on center. Exhibit A Resolution No. 2766 Page 6 D. Fences, walls and equipment areas, shall be screened with shrubs and/or vines and trees. E. All plant materials shall be installed in a healthy vigorous condition typical to the species and must be maintained in a neat and healthy condition. Maintenance includes but is not limited to trimming, mowing, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. F. Buffer driveway and parking areas with landscaping berms when possible. G. Earth mounding is essential and must be provided to applicable heights whenever it is possible in conjunction with the submitted landscaping plan. Earth mounding should be particularly provided at project entries. H. A thickly planted landscape shall be installed along the edge of the project. Use natural landscaping and other architectural detailing to soften their visual appearance. I. Major points of entry to the project, courtyards and pedestrian internal circulation routes shall receive specimen trees to create an identification theme. J. Landscape adjacent to the right-of-way shall be coordinated with parkway landscaping. Perimeter walls should be treated with vines in order to relieve large expanses of walls with adding greenery and color. Vine should be informally grouped with training devices installed. (1) 4.3 Screening adjacent to roadways, whenever possible, shall (7) compliment the architecture, color and construction (4) material of primary buildings on the site. (1) 4.4 All walls, fences or landscaping adjacent to streets (7) should be designed to provide adequate sight distance for (4) vehicles exiting the tract via the private streets. 4.5 Provide details, colors, and materials for all exterior walkways, stairs and -walls. Design interior walkways to Exhibit A Resolution No. 2766 Page 7 create a reinforced pedestrian corridor with accessory landscaping treatment. 4.6 Entryways to the project site should be focal points. In addition to larger tree treatments these areas should be provided with a variety of color and treatment of landscaping as well as an incorporation of special decorative signage or pavement treatment (i.e., walls, gates, lighting, etc.). (1) 4.7 A complete, detailed project sign program including (4) design, location, sizes, colors, and materials shall be approved by the Irvine Company then submitted for review and approval by the Department of Community Development. The sign program shall include temporary and permanent project identification, addressing and street signs. Address signs shall be automatically illuminated. (1) 4.8 Indicate lighting scheme for project, note locations of all exterior lights and types of fixtures, lights to be installed on buildings shall be a decorative design. No lights shall be permitted which may create any glare or have a negative impact on adjoining properties. The location and types of lighting shall be subject to the approval of the Director of Community Development. FEES (1) 5.1 Payment of all fees is required in accordance with (6) Condition 9.3 of Exhibit A of Planning Commission Resolution No. 2767. PR: kbc