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Home My WebLink AboutCC 7 T.T. MAP 14168 07-16-90i J., DATE: JULY 16, 1990 TO: WILLIAM A. HUSTON, CITY MANAGER FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: VESTING TENTATIVE TRACT MAP 14168 Ii VIYJLI1 7-16-90 Inter - Com RECOMMENDATION It is recommended that the City Council take the following actions: 1. Approve the Environmental Determination for the project by adoption of Resolution No. 90-84; and 2. Approve Vesting Tentative Tract Map 14168 by adoption of Resolution No. 90-85, as submitted or revised. BACKGROUND The applicant proposes to subdivide an approximate 22.2 acre site into 137 numbered lots to accommodate 137 detached single-family dwelling units. A total of 30 lettered lots would be created for landscaping, private streets, and recreation purposes. Prior to development, the City Council must approve the Vesting Tentative Map for the project pursuant to the provisions of the East Tustin Specific Plan. On June 25, 1990, the Planning Commission adopted Resolution Nos. 2788 and 2789, approving Design Review 89-76 and recommending approval to the City Council of Vesting Tentative Tract Map 14168 respectively (Attachment A). Located in Sector 8 of the East Tustin Specific Plan, the site is bounded by Tustin Ranch Road to the east, Township Drive to the south and west and Rawlings Way to the north. Planned and anticipated development in the vicinity includes 154 single family detached dKellings to the west and south (Lots 3 and 5), 108 condominiums (Lot 27) and 170 apartments (Lot 26) across Tustin Ranch Road to the east and an elementary school and community facility site to the north. PROJECT DESCRIPTIONISITE PLAN The proposed project is in conformance with all applicable development standards identified in the East Tustin Specific Plan (ETSP). Submitted development plans for the project propose City Council Report Vesting Tentative Tract Map 14168 July 16, 1990 Page 2 construction of 137 two-story single-family detached dwelling units resulting in a gross density of 6.2 dwelling units per acre. The ETSP permits a maximum of 18 dwelling units per acre within the Medium Density Residential category. In addition, the development standards of the Medium -Low Density Residential category have been applied as required by the ETSP for development of detached single- family dwellings within the Medium -Density Residential category. Access to the site is provided by two 60 foot wide entries (20 foot ingress lanes and 24 foot egress lanes) from Township Drive on the west, a private street. The private street system within the tract boundaries provides for a 46 foot right-of-way with a 36 foot curb to curb dimension and 5 foot sidewalks on each side of roadways. A 15 foot wide pedestrian paseo is proposed at the "H" Street cul- de-sac connecting to Tustin Ranch Road. All streets and facilities within the development are proposed to be private and will be maintained by the Homeowner's Association. The project contains four different floor plans with 3 elevations each ranging from 1,788 square feet to 2,393 square feet. The lot sizes ranges from approximately 3,900 square feet to 6,800 square feet which exceed the minimum 3,000 square feet required by the ETSP. Please refer to Exhibit 1 for a complete statistical summary of the project. The project proposes a recreation facility consisting of a pool and restroom/shower/equipment building to be located on Lot "V" in the center of the project. This facility would be available for the residents of the project and maintained by the Homeowner's Association. ARCHITECTUREZLANDSCAPING The proposed architectural style is a contemporary interpretation of Spanish Colonial and Monterey styles which are encouraged by the ETSP. All plans possess architectural details including clipped wood eaves and exposed rafter eaves, multi -pitched roofs, balconies, wood window surrounds, decorative chimney caps and entry structures and wrought iron treatments. One unique aspect of this project is the building siting and property configuration. The proposal is a "Z" lot concept where the property is not a typical rectangular configuration but is offset following a diagonal pattern of the building footprint. Similar to a "zero lot line" concept where there is one more usable single 10 foot side yard rather than the more conventional two 5 foot side yards, the front and rear yards also take advantage of this concept in a diagonal configuration. Reciprocal use easements Community Development Department City Council Report Vesting Tentative Tract Map 14168 July 16, 1990 Page 3 and fence location would be utilized to define yard areas rather than actual property lines. Each plan also identifies a portion of the front yards being more privately defined with the use of low walls, railings and/or entry structures. The proposed color palette includes the use of six main stucco and wood trim colors ranging from off-white to tan, accent wrought iron colors of soft blue and red, and roof tile blend of deep terra cotta. While a concept landscaping plan has been prepared, the plan is general in nature as to the specific location, size, quantities and materials that will be used. Final precise landscaping and irrigation plans are required at the plan check stage. The applicant does propose to install front yard landscaping which will be maintained by the individual property owner. The conceptual plan does include a plant palette consisting of street tree, front and side yard trees, entry trees and neighborhood trees consisting or carrot wood, rusty leaf fig, magnolia, victorian box, brisbane box, bronze loquat, crepe myrtle, eucalyptus and others. Shrubs include mock orange, wheeler's dwarf, india hawthorn, hibiscus, red escallonia and xylosma. Ground cover includes Star Jasmine and tall fescue. Vines include the use of bougainvillea, cats claw and evergreen greape. All perimeter walls and boundary landscaping proposed is consistent with the approved (as amended) treatment for Tract 12870. Perimeter walls and landscaping along Tustin Ranch Road would be the responsibility of the Irvine Company. All other walls and landscaping would be the responsibility of the applicant. Interior property block walls will include a stucco finish consistent with the architecture of the buildings. The section along Township Drive at the Recreation center would include a wrought iron treatment rather than a block wall to provide added interest to the street scape and improve security opportunities. ISSUES There are no outstanding issues related to the project. ENVIRONMENTAL ANALYSIS Based upon review of Vesting Tentative Tract Map 14168, 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 Community Development Department City Council Report Vesting Tentative Tract Map 14168 July 16, 1990 Page 4 the project. With this information in mind, it is recommended that the City Council make the finding that requirements of the California Environmental Quality Act have been met and that no further environmental review is required. CONDITIONS OF APPROVAL A list of conditions of approval is included within the attached Resolutions. Outside of specific issues discussed in this report, conditions of approval are standard conditions required by either the Specific Plan, other applicable municipal codes, the approved Development Agreement for the project area, or requirements of City Departments or outside reviewing agencies. CONCLUSION Given the analysis conducted by the Community Development Department 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. It is recommended that the City Council approve Vesting Tentative Tract Map 14168 by adoption of Resolution No. 90-85, subject to the co 'tion listed in Exhibit A of Planning Commission Resolutions o. 2 89 Daniel Fox Christine Shingleto Senior Planner Director of Community Development DF:CAS:mas Attachments: Exhibit 1 (Standard Summary) Resolution Nos. 90-84 & 90-85 Attachment A; PC Resolutions 2788 and 2789 Site Plan Tentative Tract Map 14168 Elevations Community Development Department EXHIBIT 1 Statistical Summary Vesting Tentative Tract Map 14168; DR 89-76 Requirement Proposed Gross Site Area N/A 22.23 acres Residential (Lots 1-137) N/A 15.14 acres Private Streets (Lot V -BB) N/A 5.15 acres Landscape (Lots A -U) N/A 1.94 acre Total Units N/A 137 units Density 18 du/ac (gross) 6.16 du/ac (gross) Lot Area 3,000 sf/unit minimum 3,900-6,800 sf Lot Coverage 70% maximum 21% - 45% Building Setbacks Front Yard 15 feet minimum Side Yard aggregate minimum Rear Yard Height Resident Parking Guest Parking Unit Floor Plans Plan 1 Plan 2 Plan 3 Plan 4 10 feet 10 feet minimum 35 feet maximum 274 spaces (2 covered, assigned spaces per unit) 69 on -street spaces (.5 per unit) 15 feet minimum aggregate minimum 10 feet 10 feet minimum 27 feet 274 spaces (2 car garage per unit) 94 on -street spaces Sq. Ft. Plan Type Quantity Percentage 11788 3 br/2? ba 34 25 11937 3 br/2? ba 37 27 21046 3 br/2 z ba 34 25 2,392 3 br + Den 32 23 2 3/4 ba Community Development Department 1 V 3 4 5 6 8 9 10 11 12 13 14 15 16 17 18 1� 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 90-84 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 14168 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 14168 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 bysubsequently 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. 1 3 4 5 6 7 8 0 10 11 12 13 14 13- 16 516 17 18 D 20 21 22 23 24 25 26 27 28 Resolution No. 90-84 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. 2789 recommending approval of Vesting Tentative Tract Map 14168 and Exhibit A of Planning Commission Resolution No. 2788, approving Design Review 89- 76. PASSED AND ADOPTED by the City Council of the City of Tustin, at a regular meeting on the 16th day of July, 1990. MARY WYNN City Clerk RICHARD EDGAR Mayor 1 3 4' 5 G 7 8 9 10 11 12 13 14' 15 16 17 18 A 20 21 22 23 � 24I 25 26 27 28 RESOLUTION NO. 90-85 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN APPROVING VESTING TENTATIVE TRACT MAP NO. 14168. 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. 14168 was submitted to the City Council by Baycrest Development Associates for consideration. B. That a public hearing was duly called, noticed and held for said map on June 25, 1990, before the Planning Commission. 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 dwellings. E. The 1.3974 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 14168 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 3 4 5 6 8 9 10 11 12 13 14 15 161 17 18 i9 20 21 22 23 24'. 25 26 27 28 Resolution No. 90-85 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 City Council hereby approves Vesting Tentative Tract Map No. 14168 subject to the conditions contained in Exhibit A, of Planning Commission Resolution No. 2789, incorporated herein by reference. PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on the 16th day of July, 1990. MARY WYNN City Clerk RICHARD EDGAR Mayor ' y pp I —lit . � •: .V J � �1' '%� �' .\�. \ U ! +y,.-!. 1�"1 y S' rR U7li� •�II J r7 III I'I � .y � i € u' .f V� �• a ,+7 � 1f I I l•V v �> J i V a0,� { , C ro l CU t t9��f�7 I I ! 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The Planning Commission finds and determines as follows: A. That a proper application, Design Review 89- 76 was filed by Baycrest Development Co., requesting approval of a 137 unit single- family detached residential project. B. That a public hearing was duly called, noticed and held on said application on June 25, 1990. C. Pursuant to Section 9272 of the Tustin Municipal Code, the Commission finds that the location, size, architectural features and general appearance of the proposed development 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 Commission has considered at least the following items: 1. Height, bulk and area of building. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors and other openings. 6. Towers, chimneys, roof structures, flagpoles, radio and television antennae. 7. Landscaping, parking area design and traffic circulation. 8. Location, height and exterior illumination. standards of ATTACHMENT A 1 3 4 5 G �I 8 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 2788 Page,2 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 signing. 14. Development Guidelines and criteria as adopted by the City Council. ' II. The Planning Commission hereby conditionally approves Design Review 89-76 authorizing construction of a 137 single-family detached residential 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 25th day of June, 1990. DONALD LE UNE Chairman. P NNI FOLEY, Secretary EXHIBIT A DESIGN REVIEW 89-76 CONDITIONS OF APPROVAL RESOLUTION NO. 2788 GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped June 25, 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 building permits are issued within eighteen (18) months of the date of this Exhibit. (1) 1.4 The applicant shall sign and return an Agreement to Conditions Imposed form prior to the issuance of any permits. PLAN SUBMITTAL 2.1 At building plan check the following items 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.,2788 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 all 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 of the Community Development Department. Subject grading submittal shall comply with all requirements of Condition 4.1 throught 4.3 in Exhibit A of Planning Commission Resolution No. 2789. (2) D. A precise soils engineering report provided by a (3) soils engineer within the previous twelve (12) months from the date of plan check submittal. (2) E. 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. F. A model complex plan identifying all temporary fencing, landscaping, elevation alterations, parking facilities and other temporary model complex facilities. (1) 2.2 Detailed plans for pool and spa areas must be approved by the Orange County Health Department. All pool and spa areas must be enclosed by a five (5) foot high fence with self-closing and latching gates with access by key only and with vertical openings as established by the City's Uniform Swimming Pool and Spa Code. (1) 2.3 Consideration shall be given to include rough plumbing for future solar heating options for recreation buildings. Copper shall be installed from hot water closet and the hot water closet shall be adequate to accommodate a solar water heater and the addition of a 110V electrical outlet. (1) 2.4 Applicant shall be permitted to obtain grading permits and building permits for model unit construction prior EXHIBIT A DESIGN REVIEW 89-76 CONDITIONS OF APPROVAL RESOLUTION NO. 2788 GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped June 25, 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 building permits are issued within eighteen (18) months of the date of this Exhibit. (1) 1.4 The applicant shall Conditions Imposed permits. PLAN SUBMITTAL sign and return an Agreement to form prior to the issuance of any 2.1 At building plan check the following items 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.,2788 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 all 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 of the Community Development Department. Subject grading submittal shall comply with all requirements of Condition 4.1 in Exhibit A of Planning Commission Resolution No. 2789. (2) D. A precise soils engineering report provided by a (3) soils engineer within the previous twelve (12) months from the date of plan check submittal. (2) E. 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. F. A model complex plan identifying all temporary fencing, landscaping, elevation alterations, parking facilities and other temporary model complex facilities. (1) 2.2 Detailed plans for pool and spa areas must be approved by the Orange County Health Department. All pool and spa areas must be enclosed by a five ( 5 ) foot high fence with self-closing and latching gates with access by key only and with vertical openings as established by the City's Uniform Swimming Pool and Spa Code. (1) 2.3 Consideration shall be given to include rough plumbing for future solar heating options for recreation buildings. Copper shall be installed from hot water closet and the hot water closet shall be adequate to accommodate a solar water heater and the addition of a 110V electrical outlet. (1) 2.4 Applicant shall be permitted to obtain grading permits and building permits for model unit construction prior Exhibit A Resolution No, 2788 Page 3 . to approval of Final Map 14168 provided all Building Code requirements have been met including Public Works, Fire Department and Community Development Department requirements and approvals. (1) 2.5 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 (1) 3.1 Stucco colors P-6 and P-921 shall be eliminated from the (4) material palette. All other exterior colors to be used shall be subject to review 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. (4) 3.2 Window muntins shall be added to Plans lc, 2c, 3c and 4c. Details for such shall be incorporated into the working drawings subject to review and approval of Community Development Department. (1) 3.3 A note shall be included on final plans that requires a six foot high chain linked,fence to 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) 3.4 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 from frontage of the project. (1) 3.5 On-site subdivision walls shall be constructed by (3) subdivider including block walls within interior of (4) project. Show type wall cap'and type of color, exterior *** materials on subdivision walls which should be consistent Exhibit A Resolution No. 2788 Page 4 with wall concepts approved for Tract 12870 and decorative treatment of all exposed walls. Stucco block walls which do not also serve as perimeter walls for project shall be consistent with main building treatments. (1) 3.6 Mailbox details shall be provided with the working (4) drawings which shall be decorative in design and consistent with the architecture of the project, subject to review and approval of the Community Development Department. (1) 3.7 A note on the plan shall be added to read as follows: (7) "The pedestrian Paseo on 'H' Street shall remain open and accessible to the public at all times." LANDSCAPING, GROUNDS AND HARDSCAPE ELEMENTS (1) 4.1 Submit at plan check complete detailed landscaping and (7) irrigation plans for all landscaping areas consistent with adopted City of Tustin Landscaping and Irrigation Submittal Requirements. Landscaping plans shall be approved by the Community Development Department prior to the issuance of any building permits. Provide summary table applying indexing identification to plant materials in their actual location. The plant table shall list botanical and common names, sizes, spacing, actual 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: Exhibit A Resolution NQ. 2788 Page 5 A. Turf is unacceptable for* grades over 25%. A combination of planting materials must be used, ground cover on large areas alone 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. D. Up along fences and/or walls and equipment areas visible from the streets, provide landscaping screening with shrubs and/or vines and trees on plan check drawings. E. All plant materials shall be installed in a healthy vigorous condition typical to the. species and landscaping must be maintained in a neat and healthy condition, this will include but not be limited to trimming, mowing, weeding, removal of litter, fertilizing, regular watering, or replacement of diseased or dead plants. F. Major points of entry to the project, courtyards and pedestrian internal circulation routes shall receive specimen trees to create and identification theme. G. Land adjacent to right-of-way shall be coordinated with parkway landscaping. (7) 4.3 The use of Hahn's Ivy shall be eliminated and replaced with a variety of ground cover, subject to approval of the Community Development Department. (7) 4.4 Provide details, colors, and materials for all exterior walkways, stairs and walls. Design interior walkways to create a reinforced pedestrian corridor with accessory landscaping treatment. (7) 4.5 All walls, fences or landscaping should be designed to provide adequate sight distance for vehicles at all intersections. (7) 4.6 Entryways to the project site should be focal points. ;a In addition to larger tree treatments these areas should be provided with a variety of color and treatment of Exhibit A Resolution No. 2788 Page 6 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 design, location, sizes, colors, and materials shall be submitted for review and approval by the Department of Community Development. The sign program shall include project identification, addressing and directional signs to direct autos to proper access, parking and loading. (1) 4.8 Indicate lighting scheme for project, note locations of all exterior lights and types of fixtures, lights to be installed on building 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. DF : kbc 1 3 4 5 G 8 J 1 C1 111 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 2789 A RESOLUTION OF THE PLANNING COMMISSION, OF THE CITY OF TUSTIN RECOMMENDING TO THE TUSTIN CITY COUNCIL APPROVAL OF VESTING TENTATIVE TRACT MAP NO. 14168 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. 14168 was submitted to the Planning Commission by Baycrest Development Co. for consideration. B. That a public hearing was duly called, noticed and held for said map on June 25, 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 dwellings. E. The 1.3974 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 14168 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 r 3 4 5 G 7 8 9 1 C1 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 2789 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. 14168 subject to the conditions attached hereto as Exhibit A. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 25th day of June, 1990. DO ALD LE. JEUN Chairman P NNI FOLEY Secretary - EXHIBIT A VESTING TENTATIVE TRACT MAP 14168 RESOLUTION NO. 2789 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. B. C. D. E. F. G. H. I. J. K. L. M. N. O. Curb and gutter/cross gutters Sidewalks including access facilities for physically handicapped persons Drive aprons/approach Street paving Street signing Landscaping/irrigation facilities Sanitary sewer service facilities Domestic water service facilities Reclaimed water service facilities Utility connections (i.e., gas, and cable T.V. facilities) Street and paseo lighting Storm drains and subdrains (* The within this tract will be private by homeowner's association) electric, telephone, storm drain facilities drains to be maintained Undergrounding of existing and proposed utility distribution lines Lot monumentation Fire hydrants The amount of acceptable security for construction of public improvements shall be reviewed and approved by the Public Works Department. The amount and acceptable security for private improvements shall be reviewed and approved by the Building Official. --------------------------------------------------------------- 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 Pxhibit A esolution No. 2789, 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 designed and installed to the standards of the Irvine Ranch Water District or City of Tustin Water Department, whichever is applicable at the time of plan preparation. Improvement plans shall also be reviewed and approved by the Orange County Fire 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. (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 public and/or private streets shall be constructed in accordance with City requirements in terms of type and quality of materials used. C. The cul-de-sacs for Streets "H", "I" and "J" must be posted and redcurbed for "No Parking" in accordance with Fire Department regulations condition 5.4 Exhibit A Resolution No. 2789: Page 3 D. Prior to final map approval, street names shall be approved by the Street Naming Committee. (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 14168, the applicant shall execute a covenant relating to drainage issues of Tract 12870, subject to approval of the Director of Public Works. DEDICATIONS/RESERVATIONS/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 appropriate 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 (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 acceptance 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. Exhibit A Aesolution No. 2789. Page 4 GRADING/ GENERAL (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 of 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 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. k* �7. Note on plans that a qualified paleontologist/ archeologist, as appropriate, shall be present Exhibit A tesolution No. 2789 Page 5 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. C. 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. D. Submittal of a construction traffic routing plan to be reviewed and approved by the Director of Public Works. E. Written approval must be obtained from adjacent property owners for rights -of -entry for construction activity across lot lines. (1) 4.2 All earthwork shall be performed in accordance with the City (3) of Tustin Municipal Codes and grading requirements. (1) 4.3 All slopes with retaining walls greater than 5 feet in height shall make provisions for access to those slope areas (i.e. stairs) . FIRE DEPARTMENT (1) 5.1 The subdivider shall comply with all requirements of the (5) Orange County Fire Marshall, including required fire flow, installation where required of fire hydrants subject to approval as to location by the fire Department, City of Tustin Public Works Department and Irvine Ranch Water District, and compliance with all requirements pertaining to construction. (1) 5.2 Prior to the issuance of building permits for combustible `5) construction, evidence that adequate water supply and operational fire hydrants are available shall be submitted to and approved by the Orange County Fire Marshall. The exhibit A esolution No. 2789 Page 6 subdivider shall also submit water improvement plans for approval of Fire Marshall. (1) 5.3 A construction phasing plan shall be submitted for review and (5) approval by the Fire Chief for the evaluation of emergency vehicles access. (1) 5.4 Prior to the issuance of any certificates of use and (5) occupancy, the cul-de-sacs of streets "H", "I" and "J" shall be redcurbed and posted "No Parking -Fire Lane" as per 1985 Uniform Fire Code Section 10.207 in a manner meeting the approval of the County Fire Chief. 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. B. The side elevations of Lots 130 and 131 immediately adjacent to the recreation facility and the rear elevations of Lots 9-14 immediately adjacent to the school and entry gates on Rawlings Way shall be sound attenuated against present and projected noises as specified in 'A' above. Exhibit A esolution No. 2789 Page 7 (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 or other hours as the Building Official may determine are 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, 3) 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 provisions in which the City has interest, as reflected by the following B through P. However, the City shall not be obligated to enforce -the CC&R's. B. The requirement that association bylaws be established. C. Provisions for effective establishment, operation, management, use, repair and maintenance of all common areas and facilities including landscaped areas and lots walls and fences, private roadways paseos. D. Membership in any Homeowner's Association shall be inseparable from ownership in individual lots. Exhibit A Resolution No. 2789 Page 8 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 private street 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. In addition, the pedestrian paseo on ' H' Street shall remain open and accessible to the public at all times. (3) Common areas shall be maintained in such a manner as to avoid the reasonable determination of a duly authorized official of the City that - a public nuisance has been created by the absence of adequate maintenance such as to be detrimental to public health, safety, or general welfare, or that such a condition of deterioration or disrepair ca:lse harm or is materially detrimental to property values or improvements within the boundaries of the subdivision and Homeowner's Association, to Exhibit A .2esolution No. 2789 Page 9 surrounding property, or to property or improvements within three hundred (300) 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. 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. All utility services serving the site shall be installed and maintained underground. J. 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 lst of each year with the 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. K. Disclosure information related to aircraft noise impacting the subdivision, as approved by the City of Tustin Community Development Department. L. 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. M. 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 --Exhibit A tesolution No. 2789 Page 10 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. N. 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. O. Maintenance of all manufactured slopes on individual lots shall be the responsibility of the individual property owner. P. This development is also part of a Master Association which is responsible for, among other items, maintenance of Township Drive and landscaping along such, as well as the gated structures on Township Drive and Rawlings Way. TENANTZHOMEBUYER NOTIFICATION (1) 8.1 Prior to issuance of Certificate'of Occupancy: (2) A. A document separate from the deed shall be prepared which will be an information notice to future tenants/homebuyers of aircraft noise impacting the subdivision. The notice shall further indicate that additional building upgrades may be necessary for noise attenuation. This determination is. to be made as architectural drawings become available and/or where field testing determines inadequate noise insulation. 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. 'xhibit A .esolution No. 2789. Page 11 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) Notice to homebuyers that proposed school sites may never be constructed. E. The Subdivider shall provide the City with a statement which must be signed by each tenant/homebuyer which shall contain a comprehensive description of all private and public improvements and developments adjacent to or in close proximity to the proposed development. (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 -- Exhibit A Resolution No. 2789 Page 12 assessment diagram and other required administrative duties related to any Assessment Districts applicable to the subdivision as identified in Condition 8.2 above. (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. 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 1) 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. L) 10.3 Prior to final map approval. Exhibit A Resolution No. 2789 Page 13 A. Subdivider shall submit a current title report. B. 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. (1) 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,, EIR 85-2, and applicable conditions for Tract 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 or square feet of occupied revenue generating (2) uses; or equivalents as shown in the East Tustin Specific Plan Development Agreement. 10.6 The Browning Corridor Aviation Easement and G.C.A. Easement as outlined in the Memorandum of Understanding dated July, 1985 between the United States Marine Corps, the. City of Irvine and the City of Tustin shall be indicated on Tract 14168 if applicable. 10.7 Prior to release of building permits, all conditions of approval of Design Review 89-76 of the subject project shall be complied with as shown on Exhibit A attached to Resolution No. 2788 and incorporated herein by reference. However, applicant will be permitted to obtain building and grading permits for model unit construction prior to approval of Final Map 14168 provided all Building Code requirements have been met including Public Works, Fire Department and Community Development Department requirements and approvals. DF:kbc