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Home My WebLink About13 DEVELOPMENT AGMT 2017-001, TENTATIVE TRACT MAP 18125, DESIGN REVIEW 2017-02 - 218 RESIDENTIAL CONDOS AT TUSTIN LEGACY LOT 19Agenda Item 13 Reviewed: AGENDA REPORT City Manager Finance Director MEETING DATE: JANUARY 16, 2018 TO: JEFFREY C. PARKER, CITY MANAGER FROM: ELIZABETH A. BINSACK, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: DEVELOPMENT AGREEMENT 2017-001, TENTATIVE TRACT MAP 18125, AND DESIGN REVIEW 2017-012 FOR THE DEVELOPMENT OF 218 RESIDENTIAL CONDOMINIUM UNITS WITHIN NEIGHBORHOOD G, TUSTIN LEGACY SPECIFIC PLAN (TRACT 17404 — LOT 19) SUMMARY: The project is a request to construct 218 residential condominium units, a focal park, and other neighborhood amenities. The site is located within Planning Area 15 (Neighborhood G) of the Tustin Legacy Specific Plan and generally bounded by future Moffett Drive to the north, Park Avenue to the east, Victory Road to the south, and Tustin Ranch Road to the west. The proposed project requires approval of Development Agreement (DA) 2017-001, Tentative Tract Map (TTM) 18125, and Design Review (DR) 2017-012. On November 28, 2017, the Planning Commission adopted Resolution No. 4356 recommending that the City Council approve the proposed project. On December 19, 2017, the City Council continued the project to the January 16, 2018, public hearing at the request of City staff and the applicant. APPLICANT: CalAtlantic Inc. PROPERTY OWNER: City of Tustin 15360 Barranca Parkway 300 Centennial Way Irvine, CA 92618 Tustin, CA 92780 FISCAL IMPACT: The applicant has paid the required application fees for DA 2017-001, TTM 18125, and DR 2017- 012. CORRELATION TO THE STRATEGIC PLAN: The proposed project furthers the objectives of the following Strategic Plan goals: • Goal A: Economic and Neighborhood Development — The proposed project would enable business, development, and job opportunities and would enhance the vibrancy and quality of life in that the Tustin Legacy and other areas of the community. • Goal B: Public Safety and Protection of Assets — The proposed project would ensure Tustin is an attractive, safe and well maintained community in which people feel pride. City Council Report January 16, 2018 CalAtlantic Inc. Page 2 RECOMMENDATION: That the City Council: Introduce and have first reading by title only of Ordinance No. 1489 for DA 2017-001 to facilitate the development and conveyance of an approximate 20 -acre site within the boundaries of the Tustin Legacy Specific Plan and set the second reading of the ordinance for the next City Council meeting. 2. Adopt Resolution No. 17-57 approving TTM 18125 to subdivide an approximate 20 -acre site into eight (8) numbered lots and two (2) lettered lots; and approving DR 2017-012 for the design and site layout of 218 residential condominium units, a community facility, and other neighborhood amenities. APPROVAL AUTHORITY: • Development Agreement: The Tustin Legacy Specific Plan Section 4.2.7 requires a DA in conjunction with or prior to approval of any entitlements associated with private development. Pursuant to Tustin City Code (TCC) Section 9607, the Planning Commission shall consider the DA and make a recommendation thereon to the City Council. On November 28, 2017, the Planning Commission adopted Resolution No. 4356 recommending that the City Council approve DA 2017-001. Pursuant to TCC Section 9613, after the City Council completes the public hearing and considers the recommendation of the Planning Commission, the City Council may accept, modify or disapprove the DA. Pursuant to TCC Section 9614, the DA shall be approved by the adoption of an ordinance. • Tentative Tract Map: TCC Section 9321b authorizes the Planning Commission to review and take action on Tentative Maps; however, since the proposal includes other entitlement applications that require City Council approval, TTM 18125 is forwarded to City Council for concurrent consideration. On November 28, 2017, the Planning Commission adopted Resolution No. 4356 recommending that the City Council approve TTM 18125. Design Review: Section 4.2.2 of the Tustin Legacy Specific Plan requires each development to submit and obtain approval of a Site Plan and DR pursuant to the TCC following or concurrent with the approval of a Concept Plan. TCC Section 9272 authorizes the Community Development Director to consider the DR application; however, since the proposal includes other entitlement applications that require City Council approval, DR 2017-012 is forwarded to City Council for concurrent consideration. On November 28, 2017, the Planning Commission adopted Resolution No. 4356 recommending that the City Council approve DR 2017-012. City Council Report January 16, 2018 CalAtlantic Inc. Page 3 BACKGROUND AND DISCUSSION: Site Location The 20 -acre project site is located within the Tustin Legacy Specific Plan and is bounded by future Moffett Drive to the north, Park Avenue to the east, Victory Road to the south, and Tustin Ranch Road to the west. Surrounding uses include the Anton Legacy apartments to the south, the Greenwood residential community to the east, and vacant sites to the north and west (Figure 1). Figure 1 — Project Site Aerial The subject parcel is within Planning Area 15 of Neighborhood G of the Tustin Legacy Specific Plan (Figure 2). The site is currently owned by the City and will be transferred to CalAtlantic Inc. upon execution of the Disposition and Development Agreement (DDA). The Economic Development Division will present the DDA for City Council consideration at a future meeting. The proposed project is tied to the DDA through Condition 1.6, which specifies that the DA, TTM and DR are contingent on the approval and execution of the DDA. City Council Report January 16, 2018 CalAtlantic Inc. Page 4 Figure 2 — Tustin Legacy Specific Plan Planning Area Map On November 28, 2017, the Planning Commission considered the proposed project and adopted Resolution No. 4355 finding that the proposed project is in conformity with the adopted General Plan. The Planning Commission also adopted Resolution No. 4356 recommending that the City Council approve DA 2017-001, TTM 18125 and DR 2017-012, approving the proposed residential condominium development. Public Hearing and Noticing The City Council public hearing for the project was duly noticed to be held on December 19, 2017. On December 8, 2017, the City and applicant requested to continue the item to allow for time to finalize real estate transaction documents related to the project. On December 19, 2017, the City Council continued the item to the January 16, 2018, public hearing. The public hearing for this project was publicly noticed through the following methods: • Newspaper • Direct mail to property owners and residents of properties within 300 feet of the project boundary • Direct mail or e-mail to Planning Commission attendees and to those who have provided their e-mail address to the City and Greenwood Homeowners Association • Posted notices on the project site and at the Greenwood clubhouse F-AG3RAltl� PA 4-5 I PA 7 '� •, `.� K rl I ru - J A 1-A - YAIIGNAYNUL PA 15-A I ��_l IProject PA 2 PA 21 P�11- C Site ' PA 1-E f IMIA - YAIBKNAtWJC � - � NJhPfP 09�E IPPA 3 PA 1-D PA 6 4 ' PA 1-B w - PA 15 B -K u �A1 K b " PA 21 f; PA 1-1 PA 1-L — 1 ,PA 15 = PA 14 PA 1-G PA 8,13&14 ... -.. I 'NNN!P AHMG _ MMMIN lVFHIf r PA 9-12 -PA 16-19 - PA 22 I l J 4&NMNUPAM.WAY �� lAnWKN AVENUE Figure 2 — Tustin Legacy Specific Plan Planning Area Map On November 28, 2017, the Planning Commission considered the proposed project and adopted Resolution No. 4355 finding that the proposed project is in conformity with the adopted General Plan. The Planning Commission also adopted Resolution No. 4356 recommending that the City Council approve DA 2017-001, TTM 18125 and DR 2017-012, approving the proposed residential condominium development. Public Hearing and Noticing The City Council public hearing for the project was duly noticed to be held on December 19, 2017. On December 8, 2017, the City and applicant requested to continue the item to allow for time to finalize real estate transaction documents related to the project. On December 19, 2017, the City Council continued the item to the January 16, 2018, public hearing. The public hearing for this project was publicly noticed through the following methods: • Newspaper • Direct mail to property owners and residents of properties within 300 feet of the project boundary • Direct mail or e-mail to Planning Commission attendees and to those who have provided their e-mail address to the City and Greenwood Homeowners Association • Posted notices on the project site and at the Greenwood clubhouse City Council Report January 16, 2018 CalAtlantic Inc. Page 5 Project Description DA 2017-001, TTM 18125 and DR 2017-012 are applications associated with the development of 218 residential condominium units, a community facility, and other amenities and linkages to other developments within the Tustin Legacy (Figure 3). The project, called Levity At Tustin Legacy, has been designed to enhance livability by integrating three (3) distinctive housing styles connected to a centralized community recreation facility and greenbelt linkages. The three (3) housing products are Fleet, Velocity and Icon (details are discussed under the DR section of this report). The community facility will be centrally located and include outdoor furniture and barbeques that will be accessible to the public. This is accomplished through the requirement that the community facility must be accessible via a recorded easement to allow public access. The community facility will also include a swimming pool, spa, outdoor furniture, shade structures, showers and restroom, all of which are located within a fenced area and accessible to Levity residents and their guests. i — ICON (Single Family) ..ham .... __�... Figure 3 — Site Plan VELOCITY (Flats) City Council Report January 16, 2018 CalAtlantic Inc. Page 6 Design Review Section 4.2.2 of the Tustin Legacy Specific Plan requires applicants for each development to submit and obtain approval of a DR pursuant to the TCC. DR 2017-012 provides for the design and site layout of the proposed residential community. The proposed project has a contemporary approach to its design. Throughout the buildings, various elements such as flat roofs, roof top decks, large windows, 90 -degree angles, wall pop outs and wall step backs work together to present a new and modern feel to this residential community. The three (3) housing products proposed are as follows: Fleet: This product is a three-story townhome.(Row/Court Townhomes) Fleet consists of 101 units comprised of five Square Feet �,37� to z,�44 (5) floorplans. There are three (3) building Bedrooms 2 to 4 types, two (2) of which include five (5) residential units and a third building type Bathrooms 2.5 to 3.5 includes twelve (12) residential units. There Parking z -car garage are thirteen (13) five-plex buildings and three 2 -car tandem garage (3) twelve-plex buildings aligned along Moffett Drive, Tustin Ranch Road and Victory Road. The floorplans offer amenities such as decks, dens, walk-in pantries, and laundry rooms. Some units offer two -car tandem garages. Exterior building massing is consistent with the alignment of the units and the vertical elements of like materials provide identifiable visual distinction of each unit. (See Figure 4) Figure 4 — Fleet • Velocity: This product offers two- and three-story VELOCITY (Flats) flats. Velocity consists of 60 units comprised of Square Feet 1,485 to 2,966 five (5) floorplans. There are six (6) buildings with ten (10) units each and are centrally located Bedrooms 2 to 3 on the project site. The floorplans offer Bathrooms 2 to 3 Parking 2 -car garage City Council Report January 16, 2018 CalAtlantic Inc. Page 7 amenities such as decks, balconies, roof top decks, dens, walk-in pantries, and laundry rooms. Velocity floorplans have all living functions including bedrooms on one (1) level, leading to more horizontal massing on the exterior. (See Figure 5) V, Figure 5 — Velocity • Icon: This product is a three-story single family.(Single Detached) detached unit, built in clusters of six (6) units Square Feet 1,957 to 2,688 using a shared drive. Icon consists of 57 units comprised of four (4) floorplans. These units are Bedrooms 3 to 4 located along Moffett Drive, Park Avenue and Bathrooms 2.5 Victory Road. The floorplans offer amenities Parking 2 -car garage such as decks, balconies, roof top decks, private yards, bonus rooms, walk-in pantries, and laundry rooms. Exterior building designs incorporate ample glazing, architectural projections and straight lines that carry through the contemporary design of the community. (See Figure 6) Figure 6 — Icon City Council Report January 16, 2018 CalAtlantic Inc. Page 8 The centralized community facility is approximately 0.58 acres in size and would be accessible to Levity residents and the public. The proposed community facility will provide opportunities for recreation, social gathering, and outdoor lounging. The public portion of the facility is designed with a plaza area and outdoor barbeque. The private areas will be enclosed by fencing and consist of a swimming pool, spa, shade structures, showers and restrooms. The shower and restroom building is consistent with the rest of the community in that the same exterior design and materials are proposed including composite wood, large window areas and flat roofs. (See Figure 7) Figure 7 — Community Facility As proposed, this area of the community will also have the community's centralized mail pavilion, near the southern entry off of Victory Road. Parking As required, each residential unit provides a 2 -car garage. Velocity and Icon provide 2 -car garages with side-by-side parking. Fleet provides 2 -car garages with side-by-side parking on all floor plans with the exception of two (2) plans that offer 2 -car tandem garages, Plan 1 and Plan 2 of the 12-plex townhome product. There are twelve (12) units with tandem garages. The Tustin Legacy Specific Plan does not count the tandem garage space towards the parking requirement. As conditioned, the applicant will be required to maintain twelve (12) surface parking spaces to be allocated to the units with the tandem garages. These surface parking spaces are not counted toward the required guest parking spaces. Guest parking spaces are required for multifamily units (Fleet and Velocity) at a ratio of one (1) parking space for every four (4) units. The Tustin Legacy Specific Plan requires 40.25 guest parking spaces to accommodate the 161 multifamily units. As proposed, there are forty-six (46) City Council Report January 16, 2018 CalAtlantic Inc. Page 9 guest parking spaces provided as on -street parallel parking or head -in parking and complies with the guest parking requirements. Tentative Tract Map TTM 18125 is a subdivision of an approximate 20 -acre site into the Moffett Drive extension, eight (8) numbered lots and two (2) lettered lots for the development of 218 residential condominium units, a community facility, and other neighborhood amenities. The Levity community will encompass about 14.5 acres of the 20 -acre site. Also included in the map are proposed easements for sewer, water, and other utility; dedication of Moffett Drive; non- exclusive easements for emergency vehicles and public services; and public access easement over private streets, the community facility and the proposed plaza/pedestrian bridge location at the future corner of Moffett Drive and Tustin Ranch Road. With respect to circulation system within the tract, the applicant proposes deviation from the City's Construction Standards for Private Streets. The following table provides a summary of the proposed deviations from the Private Street Standards. Street Pavement Width Street Curb On -street parallel parking; Curb parking 36, 6" curb and gutter 9'x22' 24'- no parking 26'- no parking 28'- no parking 32'- curb parking one side Flared and shed curb 6" curb and gutter 8'X 22' 8'X 20' (end spaces) Sheet 2 of TTM 18125 shows the sections of the proposed streets and drives, and identifies which sections would deviate from the Private Street Standard. In each proposed deviation, the applicant is providing minimum twelve (12) feet wide vehicle travel lanes. The applicant is also proposing parallel parking spaces that are 8 -feet wide and 20 -feet long and flared curbs. Pursuant to the standards, any deviation requires the Building Official's approval. The proposed deviations have been reviewed by the Building Official and have been determined to be consistent with the intent of the established standards. Appropriate findings have been included in Resolution No. 17-57 to support the request. Construction Phasing Plan The project is proposed to be constructed in eleven (11) phases, including models and build -out (Figure 8). The first area of the community that will be constructed is at the southern entry, off of Victory Road. One of each building type will be constructed in this area to serve as models. The developer will also construct the community facility in the initial phases to showcase the amenity as well as have it available for residents as they move in. After the models open, construction access will be restricted to Moffett Drive and public access will be from Victory Road. City Council Report January 16, 2018 CalAtlantic Inc. Page 10 In general, most phases will involve constructing one (1) or two (2) Fleet townhome buildings, one (1) Velocity flats building, and six (6) Icon single-family detached units. The applicant anticipates starting grading activities in March 2018 and the models to open in December 2018. Figure 8 — Construction Phasing Plan Development Agreement To strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic risk of development, the California Legislature adopted the Development Agreement Statute of the Government Code. Pursuant to the Statute, the City may enter into an agreement with any person having a legal or equitable interest in real property and to provide for the development of such property and to establish certain development rights therein. In addition, the Tustin Legacy Specific Plan Section 4.2.7 requires a DA in conjunction with or prior to approval of any entitlements associated with private development. DA 2017-001 included herewith as Attachment F will provide for the orderly implementation of the General Plan, MCAS Tustin Specific Plan, the phased development and completion in accordance with the DDA, and certain assurances to the Developer and the City. These assurances require the cooperation and participation of the City and Developer and could not be secured without mutual cooperation in and commitment to the comprehensive planning effort that has resulted in the DA and the Specific Plan. ,. i�..TIT•.•.•r-1- -�•.-�9-rs-.-. . ... -RT.-, '' 0 rdO ON 3 }} t Y r.- rl I 17 - I s V Figure 8 — Construction Phasing Plan Development Agreement To strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic risk of development, the California Legislature adopted the Development Agreement Statute of the Government Code. Pursuant to the Statute, the City may enter into an agreement with any person having a legal or equitable interest in real property and to provide for the development of such property and to establish certain development rights therein. In addition, the Tustin Legacy Specific Plan Section 4.2.7 requires a DA in conjunction with or prior to approval of any entitlements associated with private development. DA 2017-001 included herewith as Attachment F will provide for the orderly implementation of the General Plan, MCAS Tustin Specific Plan, the phased development and completion in accordance with the DDA, and certain assurances to the Developer and the City. These assurances require the cooperation and participation of the City and Developer and could not be secured without mutual cooperation in and commitment to the comprehensive planning effort that has resulted in the DA and the Specific Plan. City Council Report January 16, 2018 CalAtlantic Inc. Page 11 The DA will include, but not be limited to, the following provisions: • The term of the DA. • Public benefits. • The timing of development as set forth in the DDA. • Construction of infrastructure and public facilities. • Annual review of Developer's performance, etc. The timing of the proposed development depends upon market conditions. However, the following timeline is currently anticipated: • March 2018 — Grading commences • December 2018 — Models Open • March 2019 — First escrows close • December 2020 (projected) — Closeout The Planning Commission considered the proposed DA at the November 28, 2017, hearing and made a recommendation that the City Council approve the DA. Environmental Review On January 16, 2001, the City of Tustin certified the program FEIS/EIR for the reuse and disposal of MCAS Tustin. On December 6, 2004, the City Council adopted Resolution No. 04-76 approving a Supplement to the FEIS/EIR for the extension of Tustin Ranch Road between Walnut Avenue and the future alignment of Valencia north loop road. On April 3, 2006, the City Council adopted Resolution No. 06-43 approving an Addendum to the FEIS/EIR and, on May 13, 2013, the City Council adopted Resolution No. 13-32 approving a Second Addendum to the FEIS/EIR. On July 5, 2017, the City Council adopted Resolution No. 17-23 approving a second Supplement to the FEIS/EIR. The FEIS/EIR, along with its addendums and supplements, is a program EIR under the California Environmental Quality Act (CEQA). The FEIS/EIR, addendums and supplementals considered the potential environmental impacts associated with development on the former MCAS, Tustin. An Environmental Checklist has been prepared and concluded that the proposed actions do not result in any new significant environmental impacts or a substantial increase in the severity of any previously identified significant impacts in the FEIS/EIR. Moreover, no new information of substantial importance has surfaced since certification of the FEIS/EIR. Other Agencies Input In compliance with State Subdivision Map Act, the City sent out letters along with a copy of the TTM 18125 to affected agencies. At the time of finalizing this report, responses were received from five (5) agencies (Attachment C). The Rancho Santiago Community College District (RSCCD) indicated that the District did not have concerns. The Southern California Air Quality Management District (AQMD) stated that, should a CEQA document be prepared for the proposed project, AQMD may provide recommendations regarding the analysis of potential air quality impacts. The City has provided AQMD with a copy of the environmental checklist. The City of Irvine requested information regarding the number of residential units in Neighborhood G that have been entitled and are pending entitlement. This information has been provided to the City Council Report January 16, 2018 CalAtlantic Inc. Page 12 City of Irvine. The Irvine Ranch Water District (IRWD) stated that the applicant shall meet with the District prior to submitting plans for agency review. Southern California Edison (SCE) stated that the proposed project will not unreasonably interfere with SCE easements or facilities, and the developer shall be responsible for the cost of facility relocation required by the proposed project. No further comments were received. Public Input Public inputs regarding the proposed project were received. In summary, the following general concerns were expressed: • The project is too dense • The project will result in an increase in crime, impacts on parking, increase in traffic, residents use of Greenwood's park, increase in noise, televisions on balconies • Single-family homes should be constructed at the project site • If homebuyer payment of Mello -Roos for the project would be required and how much Documentation of the public comments received is provided in Attachment D — Public Input and Attachment E — Planning Commission Minutes. Planning Commission Action On November 28, 2017, the Planning Commission considered the proposed project and provided comments regarding the project including: Timing of development needs to be clarified. Architecture of the project and having softer project edges along Park Ave. Clarify the spatial relation of building height with the Greenwood homes. Add a crosswalk to Victory Park. Parking enforcement. Residents adjacent to Park Avenue did not receive notice of the Planning Commission hearing. Asked for clarification if single- family homes were originally planned for the project area. The project is anticipated to begin grading in March 2o18 and close out in 2020. The architecture has step -backs and variations in two- to three-story heights. This project edge will have landscaping of various heights. The buildings are approximately 16o'to 170' from the homes in Greenwood (See Attachment E). Condition 4.1 includes provisions for Community Development to review enhanced architectural articulation and projections. Crosswalks are currently provided across Victory Road at the Tustin Ranch Road and Park Avenue intersections. No mid - intersection crosswalk is planned at Victory Park and "Street A". The homeowner's association will include parking enforcement as part of its budget at the very beginning. Notices were mailed to property owners based on County Assessor data. Additional efforts were made to notify property owners/residents of the City Council meeting. Varying land uses are permitted within the Planning Area including: single-family units, multifamily units, retail commercial, service commercial, office and public/institutional. City Council Report January 16, 2018 CalAtlantic Inc. Page 13 The Commission adopted Resolution No. 4355 finding that the project is in conformity with the adopted General Plan, and adopted Resolution No. 4356 recommending that the City Council approve the proposed project. CONCLUSION The proposed DA 2017-001, TTM 18125, and DR 2017-012 are consistent with the Tustin Legacy Specific Plan and the General Plan and would not have any significant impact to the overall development potential currently allowed. Accordingly, staff recommends that the City Council approve DA 2017-001, TTM 18125, and DR 2017-012. Edmelynn . Hutter Elizabeth A. Binsack Senior Planner Director of Community Development Attachments: A. Location Map B. Submitted Plans C. Other Agencies Comments D. Public Input E. Section Exhibit showing Project, Park Ave., and Greenwood homes F. Planning Commission Minutes of November 28, 2017, and Resolution Nos. 4355 & 4356 G. Ordinance No. 1489 • Exhibit A — Development Agreement 2017-001 H. City Council Resolution No. 17-57 (Tentative Tract Map and Design Review) • Exhibit A — Tustin Legacy Specific Plan EIS/EIR Initial Study & Checklist • Exhibit B — Conditions of Approval ATTACHMENT A Location Map LOCATION MAP DA 2017-0019 TTM 18125, OR 2017-012 CALATLANTIC: LEVITY 1 ATTACHMENT B Submitted Plans I' .�s E , r rw w: a i i Y yy Fn r M �.ux.,rwwaan+ L : .. w- L,JAL MM r M1� i i C ::r r ae I v i w y� w c 1 ` ,�:h -e . •�I : r y .. ...... � . . ., Note: Artist's conception; colors, materials and application may vary. n �n • I I 2015290 11-20-2017 CAL ATLANTIC HUNSAKER & ASSOC. INC. CANDELA ENGINEERING Contact: Crystal Burckle Contact: Aylene Chu CANDELA Contact: Don DiDomizio CALATLANTIC f�~+ I ' I: I 15360 Barranca Parkway, Irvine, CA 92618 � � 3 Hughes, Irvine, CA 92618 25635 Calle La Fuente, San Juan Capistrano, CA H 0 M E Ssm 949.789. 1600 1 www.calatlantichomes.com 949.583. 1010 1 www.hunsaker.com `� .. ,� � 949.201 . 1333 www.candelaengineering.com ARCHITECTS . PLANNERS . DESIGNERS WHA. Architects . Planners . Designers . BRIGHTVIEW LANDSCAPE Contact: Jeff Chelwick Contact: Mark Carlos 2850 Redhill Ave, Suite 200 Santa Ana, CA 92705949.238.4900 www.vcdesi n rou 8 Hughes, Irvine, CA 92618 www.WHAinc.com 949.250.0607 Bri* ghtVieew .com � � g g p ORANGE COUNTY. LOS ANGELES . BAY AREA SHEET INDEX: SP.1 Architectural Site Plan LANDSCAPE VELOCITY POOL BUILDING: L. 1 Conceptual Landscape Plan A3.1 Partial 'E' Street Streetscene L.2 Pedestrian Circulation Plan A3.2 Bldg 300 10-Plex Motorcourt Flats: Floor Plans A5.1 Partial 'E' Street Streetscene L.3 Wall and Fence Plan A3.3 Bldg 300 10-Plex Motorcourt Flats: Floor Plans A5.2 Pool Building: Floor Plans L.4 Details and Materials A3.4 Bldg 300 10-Plex Motorcourt Flats: Floor Plans A5.3 Pool Building: Elevations L.5 Details and Materials A3.5 Bldg 300 10-Plex Motorcourt Flats: Roof Plans L.6 Community Entry Enlargement and Elevations A3.6 Bldg 300 10-Plex Motorcourt Flats: Elevations CIVIL L.7 The Connection Enlargement and Elevations A3.7 Bldg300 10-Plex Motorcourt Flats: Elevations L.8 Corner Enlargements and Elevations C. 1 Title Sheet L.9 Perimeter Elevations C.2 Statistical Summary and Details L. 10 Perimeter Elevations ICON C.3 Typical Street Sections L. 11 Perimeter Elevations A4.1 Partial Park Avenue Streetscene C.4 Perimeter Setback Plan L. 12 Perimeter Elevations A4.2 Single Family Cluster: Floor Plans C.5 Site Plan A4.3 Single Family Cluster: Floor Plans C.6 Conceptual Utilities Plan A4.4 Single Family Cluster: Floor Plans C.7 Trash Pick-up Plan A4.5 Single Family Cluster: Roof Plans C.8 Open Space Plan COLOR AND MATERIALS g y C.9 Phasing Plan CMA Color and Materials A4.6 Single Family Cluster. Plan 1A Elevations C. 10 Conceptual Grading Plan CM.2 Color and Materials A4.7 Single Family Cluster: Plan 1 B Elevations CM.3 Elevation Assignments A4.8 Single Family Cluster: Plan 1XA Elevations g A4.9 Single Family Cluster: Plan 1XB Elevations PHOTOMETRIC FLEET A4.10 Single Family Cluster: Plan 1YB Elevations EP-1 Site Photometric Plan A1 .1 Partial Tustin Ranch Road Streetscene A4.11 Single Family Cluster: Plan 2A Elevations EP-2 Site Photometric Plan A1 .2 Bldg. 100 5-Plex Row Townhome: Model Floor Plans A4.12 Single Family Cluster: Plan 2B Elevations EP-3 Site Photometric Plan g A4.13 Single Family Cluster: Plan 2XA Elevations EP-4 Site Photometric Plan A1 .3 Bldg. 100: 5-Plex Row Townhome Model Elevations g y EP-5 Site Photometric Plan A1 .4 Bldg. 101 5-Plex Row Townhome: Alternate Floor Plans A4.14 Single Family Cluster. Plan 2XB Elevations g A4.15 Single Family Cluster: Plan 3A Elevations EP-6 Site Photometric Plan A1 .5 Bldg. 101 5-Plex Row Townhome: Alternate Elevations g y EP-7 Site Photometric Plan A1 .6 Bldg 102 5-Plex Row Townhome: Floor Plans A4.16 Single Family Cluster: Plan 3B Elevations A1 .7 Bldg 102 5-Plex Row Townhome: Elevations A4.17 Single Family Cluster: Plan 4A Elevations A2.1 Bldg 201 12-Plex Court Townhome: Floor Plans A4.18 Single Family Cluster: Plan 4B Elevations A2.2 Bldg 201 12-Plex Court Townhome: Floor Plans A2.3 Bldg 201 12-Plex Court Townhome: Elevations A2.4 Bldg 200 12-Plex Court Townhome: Elevations 2 Index Sheet ARCHITECTS . PLANNERS . DESIGNERS a 0111ti1110011U01ti11 0 .................. ---------- 6, VV U AT A T LAN T I - . . 2015290 11-20-2017 H 0 M E S SM ORANGE COUNTY. LOS ANGELES . BAY AREA j LJ — Typical --,�_._.___ ,- Project Summary FLEET Row & Cour own omes , Gross Site Area: + 20.07 Acres • + 1 .,357 - 2,144 S.F. Net Site Area: + 14.6 Acres 4 � • 2 - Bedrooms ' �`'�,`0F�L TT DR1 VE ■ 2 c r garages Total Units: 218 Homes (57) ICON - Single Family Detached Cluster Homes -- -- l - - _ _ _ (60) VELOC TY - Motorcourt Flats /7 (10 1 ) FLEET - low & Court Townhomes 1 I 75 77 , S6 87 � 96� 97 i 55 I o _ ADA. SR ��• rADA��) 5R DAr I AD A y 1 SR 1aAr 3R ^.s o-' ` 3R o. i . ...r .-• 3.5 _ 24 i f I 75 78 • g5 88 r • 95 Net Density. 15.03 Homes per Acre - 2�• 3R 3� -= 3R 3 4R 3RD — ni 74 79 r 84 �� 9 �� 94 0 99 j ----- 4R I� �� 3R + �3 3R �3 4R U i 3 '':I 1 ------ i r 4R PaCl�In� 4R r 56 - Required: 477 Spaces 2. 19 spaces per home - 24.5` So q P ( P P ) I i - w 73 8i1 m • 83 a 90 I ' 93 a a _� 53 ZX " 44 3p o� �� 24,r — IFr- 0 I I 'I 3� _ 4R s Q 1X r 24; 41 38 ; I • (218) Homes x 2.0 - 436 Spaces 72 35 $, . . Sz 9, �z 10 , 3' (1 bl ) Guest x o.25 = 4a.25 S aces - - o - ■ � n 5R ■ • 5R 5R d lam _� : ° P I I 46 Guest spaces are only required for VELOCITY 57 -;r-7 ;RJ - I and FLEET units ADA BLD E,02R N C REL f Provided: 494 Spaces (2.26 spaces per home) fi7 fi 69 70 71 _ 5R 4 4R 4R SR p n 32 33 N a 43 ry r ac o Garage: 436 Spaces Y � !\ 1 # a aces 9' 8') w PRI VA rE COOP r ,.F„ I , Parallel. 41 aces ( x 22 ) 4 � S 9 [� 65 �� r 48ti ° 26 o s (!25 1 3R 3 4 5 24 — 28 'fllV tir- -1 r i -f1-- -t�-i- �2B 1 �2� , za' 139 , ° — f � 2 .A a 3 X a+ _ll, 24 1 =2 j r ■ ,,� 27 46 PRI VA FE COURT " 1 18 26 36 P6 c s.3' 3 LU ■ 5 ALTA as 1 1x I' _ 4 pg 2E4 2' 21• '33 :.« : '45 ii r-- 47 46• 4 5' i to' i_____ L I 46 �I 33 a 3.. I_ .. �58�Cf dR �C ��s 57 5s 59 6a AE7A� z �__ r aa; ACOA ra' a o I I t ' — ' PRr'I TE COU'R 1 E. 23 d v 51 3U 29 , - -• • �I - � rG -- 2R � 2X I I I 53 52 51 � 49 n • o S 3B 3 4 5t I ` IV 1W;r---Z _rti___ _ _1 � - - ," � `__ � ;° h \3RD' �' 32' 1t' i - - AtaA PRrIA' CO RT ' - -44. - - Typical d— q-- 5Br� � ADA r AC1A s 4 , ■ _ I I Detached I t - .- r Homes ❑ J t 43 ■ r --- 21 Vr r 4 a 3� �r X.. 3 - I • + 2,034 - 2,826 S.F. 4445 46 47 48 suL ,,r"� ;)o a_a' ?_[rc•TYPE sel �4 2U ; -5' -__,: m 1. �. _ - -----, � ___, ' -� • 3 4 Bedrooms r r 1 ti 3 48 ' X24 _ � r _ 35' a - a ,W z� �: 2 car garages F � ' .5 ui 'J %23 24 12 11 I 5 t2x� PRIV,4TE COURT ❑ \ 10' 4 � � 1� s 4 k .��.� � 2 " ti.41 - - 3.5' i 22 I tom' . ., - — -�; � r i Pedestri n laza at 4, 4a 39 38 37 's _�, :; — —� � �?iA' ':OURT . 3R I 1 , 4) 1) � M 1 39 3 4 5 - I future p d strion - -_ K' 2 , bridge ■I .----- - �, • 10 • s3 ' f -_ Typical 2 h ■ 3-5' 5R 32 33 34 351 1� 3B \4 5 4[I ¢ ■ II y 19 2 3.5. 12 ■ 4 2 3.5�_ y ■ a - w - VELOCITY - Motorcourt Flats 4R 4 13 8 3 r � [/� S' 2 24' �R ti: 3 3R 3 y 3R k 3 x 3.�' Q i - z r' # + 1 ,48$ 2,964 S.F. a 24 I f 17 14 r ■ILI 7 4 • ~ ! 8o z4'� 7i `' ?R,' ' • 2 - 3 Bedrooms 30 29 28 27 26 Q ' 3R �1 5 4 4 4 5 8 26` r � � r � _ � 2 car garages -r - esti--- sz _ rz--- �` (, 3.5 25 �. ■ 5 .� ,6 3.5' is :aAf] rAl7 fi 3 �rABAr s43 r ; G _` 1 v. 14 ' � • g Motes, ADA B DC TYPE , 2 5 � r 5R ti r 5R ti i `-V ka L-___, 1. Site plan is for conceptual purposes only. 17 -1 ; 2. Site plan must be reviewed by planning,building,and fire departments for code compliance. 3. Base information per civil engineer. j 4. Civil engineer to verify all setbacks and grading information 5. Building Footprints might change due to the final design 4 elevation style. _ 4° . "_ 6. Open space area is subject to change due to the balcony VICTORY ROAD ` � - ) `� _ � design of the elevation. 7. Building setbacks are measured from property lines to building foundation lines. spi Architectural Site Plan ARCHITECTS PLANNERS DESIGNERS e 25 50 100 CALATLANTIC 2015290 1 11-20-2017 H 0 M E S SM ORANGE COUNTY. LOS ANGELES . BAY AREA PROPOSED TREE LEGEND r BU-APdICALNAME COIANIONNAME QUANTITYI' — -�� A M E N I T I E S L E G E N D ---- VFCiPo1FN 111FI-S JAGARANOti fv11PAO51FC[IA Jr _ TERRACE GARDENPLATANUS RAGEMOSA CALJFDRNIA YAMORE MOFFETTGUEtTCUS AGRIFOLIA I,DaST LrVE OM DRIVE SCH4.U','.1C•LLE , .TORNIA PEPPER I TIPUAr IPU I 113tE I � ULBEACON h1!JSr -''F,v,l BE els K' ",Clrl`,FSFELM I ACON L I F E E A c_1.1T COMMUNITY ENTRE j GUADALUPr I 4_1 , ' — � - CCt t I_I A RIEDJOOL' ME4J4DLa F 111.1:-ERA CALIFDRNIA F,.,'ALM ' " - � � THE CONNECTION — dDAb ADA- -ADA �Lr'1ADDS � r , ! Li} ! WHITE ALDER ARBUTUS V MARINA STRAWBERRY TREE - <, + � • * LAURU. SWEET BAY r L GEIJERIiF F I:.IIh AUSTR;'l IAN WILLOW MEL rI I 11 I)Ur RVIA BROAD-LEAVED PAPERBARK I i L JI OLNEr T RON0001) 1L ` � N _ PARKI.S..al; :F F.iIAU FUN1' ra9E%IC.AiJPALCVERQE � I _. a ■ .• I f _ � — r r PLATANUS ACER FOLIA LONQQN F_ Ri E . ■ ■ PLATANUS ME?GL h h+FkICA:4 RF __ PRO gOH' S AL.Fr.( I)(r COLORADO 1 . � � � � � 0. QUERCUS SPP OAK I "low I �' RHUS LANCFA AFRICAN SUMAC TRISTANIA CONFERTA BRISBANE BOti =------ �- -._. 24 BOX MINIMUMF- r �r PROPOSED SHRUB LEGEND f ' r r r•:U I I ..`.? I .-I I i:';f! I i. ';1: � SHRUBS ANDACOA GR0.�I'•1C1� C�� R + _�• � —.. � m. — E' STREE_T JA41A SPR +JATTLE r I I H!NIJ TARRSOREEITALIS TPRRO-THE•NILE � � �� dF;..1EN,UA`A ,lie,[AGAVE A ", ..„ '.:. �,. ...._ .-...__ �� .�, :,y. T - W I v i C� • UGA REP AN$ ,ARPET BUGLE - -�- I ,~_ '! �e r� µ p a _ .,mow H;3LLYHOCKI!<�SLee_ _ a;;l f CEr IRV AWE I :,IJAPDA,AGON A • � I � � 9 ' • ! _.- GG"I-.UriBlraE wp I � I � _ . 111 ,. 7RA'NI3FRRYTREE L e Iv1ANZANI[A �.L ° ;f:A TliRiFT I � 1 11 ,•iTErv1131A .+ � I: -rP. ':10YU1F RUSH .T D I J F. EAMBOD ,i ,I, :.:,,,,.A! F i..,------- . .. BU1 TcRFt1'645Fr � , .._. w FIN00 PALM z.,F I I.,.,.• 'KEEN S r JAPANESE BOITN4UD ] �- q � t :I I .LC,rIaTOC€PHALA I'INK PC-W'UE'RPUFF 1 �'I C PP. PELLFLOWER I CEAf! F IJ rSP. 41 � i LT ijIL.AG I tiRUBER JUPITER BEARD C€RCIS{FCENTRArADA CHIACF _H.UrAILIS VEDTERRIANEAN FAN PALM ROCK ROSE . L i I r Fr CITRUS t, I L Er_ _ r,41RROR PLA JT } F- -f -i _ ..:._ ._ ....��_, L.{r....lr J i I � 6PLU 1 u. �, J ADA^ Ix w ! r ADA ,. h -- .,L..rLDR.I!:�. PLLy". 'OG"v"+OO[1 CUhIICAHYSWIFOLIA r4LS= IISA CYCAS REVOLUTA .AGO P,ALId - bASVL.IrRION SPP ,pT4L I I I F... DE'_ H IU'r1 ELATUM CANDLE LARKSPUR � r� Cr "°' "'V f--« ! ' I^h�: I IFF,4JBERECTA URllLiUAY1;N FIRtURAGKEH - • ` r _ .I - _ 1eer�l.e.� -- - I L'TI F1.0DIS mRTN1GHT:II.V LU - j DlJl .i_:L`tE'aIOvTA kJ'_OVE LU i;l 1, I?A!I +ice,S '.;.tiNO CFI}Gs SF"— CI 3F MADEIRA _ Li:ti I i!iJ[ I�li'YBRID ULA ...• 'i:ill I �AppICANS FEIII{7._'.,S H.FI'-FA`"FI IX -..I H IV'!' I� ° � --- _ � Hr: CriTT�li ll^;I,SEMPF.RViRENS ti a ".: if",. ! .i_.. li ADA HET:ROhAE_ES ARBUTIFGLIA �+ ; + 9 �... I D •PS I �pp �L r i r _ ; � 1 ADA ' _ ._.. _ -_ -- ADA : f ciJ: LIONS TAIL _ I I i - ----- Y 1I lUM NEW ZEALAND TEA TREE u' 711_.. U`'. CANYON PRINCE CANYON PRINCE WILD RYE Ty F Ir SEA LAVENDERIrl -- I t,IEA 51ANT LILY TURF tit 11 L i �q d _I,iOFEBIG BLUE LILY TURF CJN LEh a 1,:.I'w! 1 �':I ',:< HALT'S H6NEYSUCI LE i�.....,. '! . -: '.,. ..: R 1 - _ I , s, A til Mu�IIP"GI,%i i�� i i "! 91EGONGRAPE L'IhdULJ S AURAN T IAGUS ti71C YY MONKEY FLOWER f - r:dyGANT'HUS SPP I I ''SS h"UIP DNBERGP SPP, j_ I i I G�' 1�LQA PAGI�CJp.1 rvyYC}R',S+s Ulna 'y , ---. .. __ .. c9N`., � I �i. I" �iP0ARVIFQ11;!,! CREEPING MYDPORUM '1 �. "' !€ ••• - _, _ ) rr.., I h 1, ' ..V%I ',^; "10NMYRTLE A' .'.'-'ACT W9TL€ n r " P I - - r _ r I"-C +;HiNESE PHOTINIA I _... ., _ T i• I — I '� i , -t i,l { f i,J"I(.U51 CR.'''. 1 1. PGIv4E,.FAk..ATC ..... M ,... Y IIAMhII bUCKrHGRN -._— -- - � `,, L �i _ _ _ 4 TREE _ . ::FiJ I+1 7C.:I":-1r. I EMONADL BERRY QUhI�CO4+ `' _ _.4 --�-� LL, l I J? ER ROSE I r J - f - --------------- I'i7;rMKRf,..'r'IIUNTIrJ:i.'q!i.�.f4f.ET, I _� - ___- ,.rl rAAhl ,.?gFFIC1,,..,5al.l. -°• � -- - • _ e.. _�� - -... . -_. C �, � �ry� -____ :tiENS f' r:: L-. I Y � _ _ ----- .+_ n I I .,•..nRkLLrSC,�E ,-,: .I.!.E:� - ------------- -ADA! - - I r I \ •.....111+,1'.'_hWFA -.f:li .:F .. I VADA' • i I ,,..: I fI — - - _ , � I , , L:.:I .•111.:;7A i,.LAC ,,1 '; - '.. . -- .. � i f J ILL A,'A FRIN" F' � I i',FI MNI)MILL PA°L1 ?f • . 1 +- - _'1 1" 9 . 7 MICA UAYLAUREE v=RBENA _ 1 LAURJSIINUS if , 'CI+S!'IASCH T 7XAYOL(O;ESRMA[ ' : ,. f T + RA 5 iai+IlfOLIA �.:,:.-r:,+a 5S - _, I VOTANICAL NAME CO'AMON NAME VINES ' 1 � � � ADP, � E p A, , I R A& r =__} B"d.iddl`,•.I I CA SPP. !i,.�lka411..1_EA r111t1 F-' J �. � I I I � � r)IS Cif CCINATCRIA l RC"TPllrv'f'C t i t * Ilyf+ rL PATiTHE+v I �US1�r'I:-I'IOA1,, : '. _ _. . ., - ;; � -�-...-� j __ !f A(H = f^Lk "NO IK A., TP - --Y� '. J GHIACE y PLANTING NOTES 1. ALL LANDSCAPE i,)RM TO CITY -- _ FT..tlrt rl.• I_, ;lr'd,CAFDa. VICTORY ROAD rY + 1 l+ 2. m.I :,- : - - .:. s[IDE'..jILY SCREENED WITH , 3. 0 i:..I'E OF PLANT MATERIALS DEPICTED ON THIS PLAN _-- 4. ALL F:.' 5. SHRUBS SHALL BE A r,If, i WHEN INTENDED AS$GREEN FLANT03 S. ONE(1}GALLON PLANT SEES MAYBE USED r+ WHEN NOT USED FOR SCREENING S'F°i'r' i<J'VAL BY THE COMMUNITY DEVELOPMENT DEPAR I'•,I_':' i. SHRUBS SHALL BE PLANTED M AS TO NO I '':STRICT VISIBILITY OF PARK USERS AND POLICE PATROL::. Conceptual Landscape Plan 1isa�,g�Vkz� i a 20 40 � CALATLANTIc HOMES�"" , --- PEDESTRIAN CIRCULATION LEGEND DRIVE ------ 5' INTERIOR PEDESTRIAN WALKWAY - NATURALMOFFETT GRAY CONCRETE WITH BROOM FINISH I I 5' EXTERIOR PEDESTRIAN WALKWAY - NATURAL — - , �' i i ` ••• '"• ��' ■r. GRAY CONCRETE WITH BROOM FINISH — ; _ _ — ` o m �s�'dA� z �"' �.. +�s '�. .■■ .■� .■r _ � .� -------- 8' ENTRY WALKWAY - NATURAL GRAY CONCRETE — _-' ____ ,A — ; .rte �■. WITH BROOM FINISH ADP* ADA 'ADAI , " s 1 4'-1 O' PAS EO WALKWAY - INTEGRAL G(}LQR CONCRETE WITH ACID ETCH FINISH (GRAY TONE) r AGCESSIBLE PATH 1 STREET CROSSING - VARIES _a TE AND CON. 1 _ (CONCRETE CRETE PAVERS) I — J , IL --------- A A i I Fi - m LLJ I( ICDA '— ��i s ' E' STREET • ww• F n_ 1 ' a _ } _____crane .....c__—J I .•} ,-.. �I I J eLU p -- . p :« S + A _ • � I � � I ASA; � -� r---- ,�� _ � Ip _-:I � � I■■l..,I LU 11 I U __ .., W cn_ C/3 I CLI A G A[`li+ I r � _ P ADA r I AEi , �. ! r, r _.. -- -------n ----------- II I 1 r� 4 _ e I _ e J �- I I'p I f — s e STREET low a_ �I p W - II ■ _AD4 AD�' ADS a ! NNWddb•y `+ awn I VICTORY ROAD L22 Pedestrian Circulation Plan wr �� .......... 20 A so CA-LATLANTic Br i* ghtView M 9d„ , � _.,., HOME sM illill,vRON!,.,.. � �� ,,,,�';<< „ 1 \Fy�ti kin»1 1 1 ' • • � I I 111 • III � • ______ .11 � �' -- 1 onuunonuw° I II II I i � � � I ��_�='_= i � w ` 111 • ■I I � 1 1 1 IIII _=_==_ � --- �1 • �I � �I � I � � MID ===—_ • L i • III ====-=_=_=_=_______'===__�_ • I.1• i • In, ' t r I � .� � .. � t �---- II,I,I Ir I IIIIII � � !IIIIII - � j � i; �I � • � ■� �■ IIII MON / — ■ I �I�Id � ��i I _■�■ ■�._ I I I I (IIIIII i!!!!! I► � J I rii!!! I I �mn -■ , 111111 �� Ililh © II �� ■■ � II 01 I'I'I ------------- ------------ IIIIII - __L' ® �33 = �■ _ L1.1 — � ; �i� � P� — � II�J� �• '■`!il _ r — _ . � � 1117 • • I�1IIII�� ■ !mill ' 1 � ! \ � � � I — ��llll � 1.1.1. � »� ' ► ■��■ • I {1�1�1 • . , I �I I I I I � ddii I � � � � � `� ■—� ■i�` 14111 I I I ■ I ■ �■ 1 i' �iiul �-1 �li� �I I i2 � � 1•I•I n ua , � I ■ �� \\ � � ,Loom � � mm�J, ■` — — nom ' ii=—.i 111111 I1111111 1111111 !!!!!i! 1111111 11 i _ � 114111 __ 7 -------------------- == _=_= FM ff 1 215 mo \ ;;, � � � �y��_ \��®-�'-- _ •� X11 � � �u I I 1 � � • I in Tustin Legacy COMPOSITE WOOD CMU WALL WITH DARK METAL POSTS GRAY STUCCO FINISH D D 0 Material Is Palette for Walls QX 4 X z ¢ WALL WITH DARK and Fences o o o GRAY STUCCO FINISH CO N M 4�-,m��`' ��,� .,—„•ate.,_ w ��',�� , , ,�°wW. RETAINING WALL z_ Q PER CIVIL ENGINEER ' _ WITH DARK GRAY o �IM STUCCO FINISH N 76 . 4 ) .0 )) Min . to 4 -6 ” Max. Screen Wall on 6 ' High Side Yard Wall 6 ' High Entry Wall Decorative Pool Wall Retaining Wall SCALE: 3/4" = 1 -0" SCALE: 3/4" = 1 -0" SCALE: 3/4" = 1 -0" 4'-6" Composite Wood CMU WALL WITH COMPOSITE WOOD VENEER X o LOW CMU SCREEN WALL CMU WALL WITH DARK WITH DARK GRAY STUCCO FINISH COMPOSITE WOOD GATE GRAY STUCCO METAL POST FINISH -0" 3' I o X x .. Q o C'7 C'7 ------------- Dark Gray Stucco 7 NOTE; BEACON TO COMPLY WITH CITY OF TUSTIN SIGNAGE REQUIREMENTS AND SHOULD BE APPROVED UNDER SEPARATE PERMIT Beacon 36 " High Front Yard Wall 36 " Composite Wood Gate SCALE: 3/4" = 1 -0" SCALE: 3/4" = 1 -0" SCALE: 3/4" = 1 -0" L04 Details and Materials CALATLANTicBrightView ro, I U, v M VSgWYWS➢YYYYYWYWYBS4R ""'" � N , ,W H I V 1 SM / �. mn nw:� , it Composite Wood SELF CLOSING HINGE 4'-0" MIN. CLR. TYP. PROXIMITY READER PER SECURITY " TEMPERED GLASS CONSULTANT a: r ti W r FF —_--__—_—____—___ 1 n I I & PANEL WIDTH STRIKE STOP PLATE, FULLY COMER STRIKE � I Uj �a � WHEN CLOSED a " -------- KNOX BOX METAL POST _j /0 I — -- I COMPOSITE WOOD , 3/8" TEMPERED G� o ; ----- -- [DOOR HANDLE a Z 0 - I -' � _7 T PANIC Z JLU 0 I HARDWARE 0 0 o u� o Cl- 25% OF 25% OF `"' � � It w WIDTH 50% OF WIDTH WIDTH —---------J, __ -- KICK PLATE ' _ — -- I I GLASS CLAMP w _ •" � a e ~f pv p b A I- II aII THICKENED EDGE ALONG a IIA I I PATH OF GLASS FENCE 36" High Courtyard lull Screen Fall ' High Pool Fence ' High Pool EntryGate SCALE : S/4„ 1 ,_0„ SCALE: 3/4„ = 1 ,_0„ SCALE: /4„ ' 1 ,_0„ GRAY TONE INTEGRAL COLORED CONCRETE WITH ACID ETCH FINISH AT INTERNAL PASEO'S, AMENITY VEHICULAR CONCRETE PATERS WITH TWO SPACES, POOL DECK AND COURTYARDS. TONES OF GRAY IN DUNNING BOND PATTERN NATURAL GRAY CONCRETE WITH BROOM FINISH AT GRAY CONCRETE BAND TO MATCH STABILIZED DECOMPOSED GRANITE ALL PUBLIC SIDEWALKS PAVERS WITH METAL EDGING 2�1c. MIN 77 .` d 4 d d V 5 OpCr Cho oa o U Q� 0 [�Q U Qa 0a o 211 MIN r = r . Natural Gray - Broom Gray Tone - Acid Darla Gray Light Gray ' Finish Etch Finish f PedestrianConcrete PavingVehicular Concrete PaversStabilized Decomposed G ra i-i Ite `dV1, 11xrpl SCALE - 1 " ® 1 ,_ ,� SCALE: 1 „ = 1 ,_0„ SCALE: 1 -1 / „ = 1 _0„ a S n+ ALATLANTI r, > -ail ('i� HOMESsM r I r ' ' I w 1! 'I J — A - • ADA II Ir ,I ' — • w .r° iI+ —,.61mod 44wf� 1a_-.I.—•yp ------------- MI r _I II I J lllr- iVV, u +I ,JJ _ r r r .. II ` - -... _...` — — — �#z'.4 c , , iI Y J ` C ' STREET A'• a �Y w s r.. 11� b .r .F..°„. �r y J I ��. � Tom: _ _ dl x� � N y 0 VICTORY ROAD Street FacingEast SCALE: 1 10 -0 - L I G E N D law BA - C NATURAL GRAY CONCRETE WITH STREETBROOM FINISH 1 i r1 � INTEGRAL COLOR CONCRETE WITH ACID ETCH FINISH (GRAY TONE SHRUB AREA E VEHICULAR CONCRETE PAVERS . TWO TONES OF GRAY 36 COURTYARD WALL COMPOSITE WOODlow -- 6 HIGH ENTRY WALL L If COMPOSITE WOOD STREETVICTORYROAD J CL U-i Elevation BStreet Facing aSCALE : 1 = 1D,-0 - 3 1k , VICTORY ROAD 7Air Plan View - CommunitSOLE: 1 " 20,_01, A STREET EntryEnlargement Elevation C - a Street atVictoryRoad EntrySCALE: 1 = 10 -0 86 CommunityEntryEnlargement and Elevations r, ........... ........... .................. --- ................ MAIMN CALATLANTIc rig iew HQ fel E s�,� �, ,,, , vs,. I i _ § E ' ST E ET .717 r ... .r L ..1—.rte— _ _—L r. . i All— VAN i r I d IJI t r _ w • I ll L. •. II ; w _ n I 9 gong IN l d +} ESTREET-- 7V7 • a, 1 --I! —� f Ir ,m ,..gym .... .. 10 r -0Elevation - ` E ' StreetALES 1AOA ------- -------------- ADA --- ` ----ADA m � a ---------- ADA I —r I d n Will 13 t 1 i � , PRIVATE COURT ------ --- -� r i ; e -- - I a , w _ ...... . .... ' C ' STREET Lu - --- - 0a-0 57 ... � f Street EIt on E - : \�1Y6\�61l,iW1,A k�Zlllll4 SCALE: 1 r) L LEGEND TE - GLASS RESORT STYLE POOL DECORATIVE POOL WALL - OUTDOOR KITCHEN WITH BBQPOOL FENCE AND GA �rCOMPOSITE WOOD POOL EQUIPMENT BUILDING, RESORT STYLE SPA CENTRALIZED MAIL PAVILION WITH OVERHEAD TRELLIS (19) COMPOSITE WOOD DECKRESTROOVAND SHOWERS TRASH f RECYCLE RECEPTACLES GRASS AREA INTEGRAL COLOR CONCRETE SHRUB AREA GAME ZONE STABILIZED I I Li i DECOMPOSED GRANITE WITHE I EmPOOL DECK WITH ACID ETCH FINISH GRAY TONE BENCH - COMPOSITE WOOD SEATING Plan View - The Connection Enlargement SCALE: 1 _ 20, lLs7 .,.,., „ ,.« The Connection Enlarg-ement and Elevations 1� CALATLANTIc ES SIM Wmaw ytsd3uldds �� I--------- MOFFETT DRIVE » _1 � LEGEND ...... __ ._ __ __.�. __ _ 0 * BEACON — COMPOSITE WOOD I �' � .__ _—; �+�, � BEACON — COMPOSITE WOOD — _' ' _� STRUCTURE WITH LOW CMU — — ? � _...._____: � !._------_. _ _ _-__• 4 STRUCTURE WITH LOW CMU WALL (DARK GRAY STUCCO WALL (DARK CRAY STUCCO FINISH) � _ � � .� �� FINISH) 21 COMPOSITE WOOD DECK :�, C! ) SHRUB AREA — CANOPYTREES BENCH — COM POSITF WOOD , STABILIZED DECOMPOSED f y — i PRIVATE COURT ' C ' 4 ; EXISTING PEDESTRIAN WALK GRANITE C.] GRASS AREA DRIVE ALLEY SCREEN TREES �.,.� � � � __ __ � LU _ —�� F �„ c 6 36" HIGH SCREEN WALL — NATURAL GRAY CONCRETE WITH ( N '—" COMPOSITE WOOD BROOM FINISH _ p SHRUB AREA Q INTEGRAL COLOR CONCRETE ADA I WITH ACID ETCH FINISH (GRAY TONE) T � TRASH f RECYCLE RECEPTACLES AICA -_- -- , , VICTORY ROAD 1 Corner Enlargement - Terrace SCALE: 1 „ _ 20'-0" Corner Enlargement - Victory SCALE: 1 " _ 203-0" Garden Road and Tustin Ranch Road m TUSTIN RANCH ROAD AL 1 /4,, = 1 , _T Elevation F - Fall andPlanting Private Courts La8 ........... 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" ,'iA':=": ✓:.:..,. .r..:.... . .. ...W�a -:'.-•, .tea .A t�"iei:.:. C ,Jy 4✓Ja�':: 'Y.. � tE:.✓s �� '^. x , r TUSTIN RANCH RD . Elevation H - Moffett Drive Perimeter Elevations rW7,] • • 0 5 10 20 CALATLANTic Br� Vi H 0 { V I E S SM ■ � 1 MINE IRS : . , ff s� NO .rte. •�'1. ii fir.; '.. Yg 51 »»» j rf{p)�t�m.• 'x,. ' 1 t - .�.Y ..,.f,.: a. ✓ 'y^°t � ,. �,: _ gip, y.' �h .. .;��`' Nib c mi 1° : ., ., .•.::,- � ..1y,�� .„q n r�;�r.,s. ',-;:: 'y.,� -s._:,^�;,_ u" t�: �, , %��x.,;�;^� 1 .tA 1 .A , m ■ .Mil ,,1� ey �—��:, .:� � .� r1 . " Mid , i . X _ C , '. ..-. ,:�, � ':, .. :_.. i. ..Y ).4.G ✓.. -.� .. ., .., 1 u. �- \ ,.4r. -ay. � \ :..,4r. \'.. I :::� I,.\ ..\ .V.Y ..Y :•�,• .1,... rw!,.5 :..�'rhn,, ' F.,p.,-:.: \.::.' \.�,' �L\ Y-' �'Y ^.h.^': :\'" ,r � � �� ■■■� � 'fes � • ■ �..� 1. — — - IBERIA AM -+i f' p Y's{�• o: r, �. .: a -- _. w.wrl h' ?L •» r"`!. .,F ';. sirw! 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"�� i c. rlA,6i, .....e:¢• ... r..... .L, .,a:L•+ ... ._ �:: ,- .d .,rr l,.r Y,`e„ .r i.,r s..s af�£f Mr ,r --- `A STREET h ,;;, � czt�Wl�rrril�wW W I � I o � ' t I 1 4 III ui V z � I J W 2 > I Uo = _ - • w ,a � d s w f° e kma, _ • ,,..:. ,. .. _ rr ,: r,+� .r .,, �- ,,, � a ..... ,.r . rr ..? _ :r.. s� r, .:..1 _- ,r .�, z�aa a r...,: .�. -..>,:..�:,. .r ,c.: .r.: .,v .ta. LEGEND PARK AVENUE Elevation J - Victory11oad 0 BEACON 3 6' HIGH ENTRY WALL o O2 36" HIGH FRONT YARD WALL (DARK 0 36" HIGH COURTYARD WALL - L01 2 GRAY STUCCO) WITH COMPOSITE COMPOSITE WOOD WITH COMPOSITE WOOD GATES WHERE APPLICABLE WOOD GATES WHERE APPLICABLE Perimeter Elevations .... ... ...... .. ....................... I .,, 10111ti911UI110111ti1110011U111 , i • 0 5 10 20 CALATLANTIC BrightView H0MES`� WHA WHA � �� WHAr �»�.aaEA l FLEET AT LEVITY IN TUSTIN LEGACY FLEET AT LEVITY IN TUSTIN LEGACY E FLEET AT LEVITY IN TUSTIN LEGACY Tustin,California Tustin,California Tustin,California CALATLANTIC HOMES CALATLANTIC HOMES CALATLANTIC HOMES September 25,2017 12017219 September 25,2017 12017219 September 25,2017 12017219 STUCCO#1 STUCCO,rT2 STUCCO#1 STUCCO#2 , Exterior Color & Materials sTucca#s Exterior Color & Materials STUCCO#3 Exterior Color & Materials STUCCO#3 SCHEME 1 OF 3 ROW TOWNHOMES ELEVATIONS ONLY SCHEME 2 OF 3 ROW TOWNHOMES ELEVATIONS ONLY SCHEME 3 OF 3 ROW TOWNHOMES ELEVATIONS ONLY Material Color Manufacturer Material Color Manufacturer Material Color Manufacturer Aluminum Windows(factory finish) Espresso Milgard(or equal) 'Aluminum Windows(factory finish) Espresso Milgard(or equal) 'Aluminum Windows(factory finish) Espresso Milgard(or equal) Siding/Panels(factory finish) PU 08 Trespa Pura(or equal) Siding/Panels(factory finish) PU 22 Trespa Pura(or equal) Siding/Panels(factory finish) PU 17 Trespa Pura(or equal) Romantic Walnut Slate Ebony Aged Ash Stucco#1'(smooth finish) Match Sherwin Williams Omega Stucco#1'(smooth finish) Match Sherwin Williams Omega Stucco#1'(smooth finish) Match Sherwin Williams Omega SW 7757 High Reflective White SW 7757 High Reflective White SlDIINGV ONlT SW 7757 High Reflective White Match Sherwin Williams 5H7N,IG1 UNIT Match Dunn Edwards PANELS DOORS Match Sherwin Williams SIDING, ulf r, Stucco#2'(smooth finish) SW 7650 Ellie Gray Omega PANELS DOORS Stucco#2'(smooth finish) DE 6228 Play On Gray Omega Stucco#2'(smooth finish) SW 6233 Samovar Silver Omega PANELS Stucco#3'(smooth finish) Match Sherwin Williams Omega Stucco#3'(smooth finish) Match Sherwin Williams Omega Stucco#3'(smooth finish) Match Sherwin Williams Omega SW 7605 Gale Force SW 2802 Rockwood Red SW 7061 Night Owl Trim Color(applied to): Trim Color(applied to): Trim Color(applied to): Match Dunn Edwards Match Dunn Edwards Match Dunn Edwards Canopies Sherwin Williams Canopies Sherwin Williams Canopies Sherwin Williams Metal Railing DE 6385 Black Bean Metal Railing DE 6385 Black Bean Metal Railing DE 6385 Black Bean Accent Color(applied to): SW 6711 Accent Color(applied to): DE 6385 Accent Color(applied to): SW 0064 Unit Doors Parakeet Sherwin Williams METAL RAILING Unit Doors Black Bean Sherwin Williams METAL'RAdLING Unit Doors Blue Peacock Sherwin Williams Black Anodized Finish Black Anodized Finish Black Anodized Finish METAL RAILING Garage Doors Model 8800 Wayne Dalton WINDOWS Garage Doors Model 8800 Wayne Dalton 1N41NdQ4Yf5 Garage Doors Model 8800WIN Wayne Dalton DdS NOTE:Notify WHA if any variation occurs between ©2017 WILLIAM HEZMALHALCH ARCHITECTS,INC.DBA WHA. NOTE:Notify WHA if any variation occurs between ©2017 WILLIAM HEZMALHALCH ARCHITECTS,INC.DBA WHA. NOTE: NOTE:Notify WHA if any variation occurs between ©2017 WILLIAM HEZMALHALCH ARCHITECTS,INC.DBA WHA. these schemes and the construction documents prior to CANC1p1ES these schemes and the construction documents prior to these schemes and the construction documents prior to purchase.Contact Karen Moyer. purchase.Contact Karen Moyer. purchase.Contact Karen Moyer. CANOPIES .r..... ...... ._. GARAGE DOORS ' y GARAGE GQIDRS GARAGE COORS I � I SCHEME IN TUSTIN LEGACY SCHIEME 1 FLEET AT LEVITY IN TUSTIN LEGACY FLEET 11AT LEVITY IN TUSTIN LEGACY SCHEME FLEET AT LEVITY , .iwn Row Tis,•anhome Tustin,CaliforniaCalrforotia '=lewbfians Only R13w TDwnhorne Tustin,Califorfua Eleualfans only CALATLANTIG HOMES CALATLANTIC HOMES Elevations Only CALATLANTIC HOMES Septernber25.2017 i 2017219 S8pC8mb8r2y,11117 I M17219 Seplgmpgr25.2017 1201721MIA 4 ■ �4 llul+w SLMILG �.,IE oltarw FLEET WHA. WHA. 1 _ VELOCITY AT LEVITY IN TUSTIN LEGACY VELOCITY AT LEVITY IN TUSTIN LEGACY Tustin,California Tustin,California CALATLANTIC HOMES ...... ... CALATLANTIC HOMES September 25,2017 12017221 September 25,2017 12017221 #4 STUCCO#2 STUCCO#1 STUCCO#2 STUGCtl r3 STUCCO#3 Exterior Color & Materials Exterior Color & Materials SCHEME 1 OF 2 MOTORCOURT FLATS ELEVATIONS ONLY SCHEME 2 OF 2 MOTORCOURT FLATS ELEVATIONS ONLY Material Color Manufacturer Material Color Manufacturer 'Aluminum Windows(factory finish) Espresso Milgard(or equal) 'Aluminum Windows(factory finish) Espresso Milgard(or equal) 'f Siding/Panels(factory finish) P05.5.0 Quartz Grey Trespa Pura(or equal) S;DIN 5 Siding/Panels(factory finish) P12.6.3 Wine Red Trespa Pura(or equal) PANEMatch Sherwin Williams Stucco#1'(smooth finish) Match Dunn Edwards Omega Stucco#1 1(smooth finish) SW 7757 Omega DE 6228 Play On Gray High Reflective White Match Sherwin Williams z Match Sherwin Williams Stucco#2'(smooth finish) Match 7757 High Reflective White Omega -- Stucco#2 (smooth finish) SW 7672 KnittingNeedles Omega Stucco#3'(smooth finish) Match Sherwin Williams Omega Stucco#3'(smooth finish) Match Sherwin Williams Omega SW 7055 Enduring Bronze SW 7605 Gale Force Trim Color(applied to): Match Dunn Edwards Trim Color(applied to): Canopies Sherwin Williams Match Dunn Edwards DE 6385 Black Bean Canopies DE 6385 Black Bean Sherwin Williams Metal Railing hill RAIIIJING Metal Railing Accent Color(applied to): Match Dunn Edwards Sherwin Williams Accent Color(applied to): Match Dunn Edwards Unit Doors DE 6385 Black Bean Unit Doors DE 6385 Black Bean Sherwin Williams METAL RAILING Garage Doors Black Anodized Finish Wayne Dalton Garage Doors Black Anodized Finish Wayne Dalton WINDOWS Model 8800 Model 8800 NOTE:Notify WHA if any variation occurs between ©2017 WILLIAM HEZMALHALCH ARCHITECTS,INC.DBA WHA. NOTE:Notify WHA if any Variation occurs between ©2017 WILLIAM HEZMALHALCH ARCHITECTS,INC.DBA WHA. CANOPIES these schemes and the construction documents prior to these schemes and the construction documents prior to - purchase.Contact Karen Moyer. purchase.Contact Karen Moyer. ni , .GARAGE DOORS VELOCITY AT LEVITY IN TUSTIN LEGACY SCHEME 1 iu,:11n CO[Dr,ro VELOCITY AT LEVITY IN TUSTIN LEGACY SCHEME 2 CALATLANTIC, ntnrcourt la,s TP6Sfln,Caf110rn,a Elevalloa5 01 4' sqpdcw nel a CALATLANTIC HOMES \*4A WHA lA=.•Kt.iN�il.tM1MiW.:,Fn'».li'ii M,1.•�+�.a ..... VELOCITY CM , 1 Color and Materials ARCHITECTS PLANNERS DESIGNERSr6� CALATLANTIC 2015290 11-20-2017 H 0 M E S SIM ORANGE COUNTY. LOS ANGELES . BAY AREA STUCCO#1 WHA o��ErA��r..�o��E�Es.aAv.a� d A WHA STUCCO#2 STUCCO#2 aAv.a� 0� E o r..�e E,Es.aAvaa� STUCCO#2 ICON AT LEVITY IN TUSTIN LEGACY ICON AT LEVITY IN TUSTIN LEGACY ICON AT LEVITY IN TUSTIN LEGACY Tustin,California Tustin,California Tustin,California CALATLANTIC HOMES CALATLANTIC HOMES CALATLANTIC HOMES September 25,2017 12017220 September 25,2017 12017220 September 25,2017 12017220 METAL RAILING/WINI7UWSIC,ANOpIES STUCCO#3 coo) STUCCO#3 METAL.RAIL INGAVIN D OWSICANO PIES STUCCO#3 STUCCO#3 Com' A ELEVATIONS B ELEVATION A ELEVA"Pik?N B ELEVATIONS Exterior Color & Materials Exterior Color & Materials Exterior Color & Materials METAL.RAlLI11G:WINdOV1rS+CANd1yIES STUCCO�s @ STUCCO#�� SCHEME 1 OF 6 SINGLE FAMILY ELEVATIONS ONLY SCHEME 2 OF 6 SINGLE FAMILY ELEVATIONS ONLY A ELEVATIONS B ELEVATIONS SCHEME 3 OF 6 SINGLE FAMILY ELEVATIONS ONLY Material Color Manufacturer Material Color Manufacturer Material Color Manufacturer 'Aluminum Windows(factory finish) Espresso Milgard(or equal) 'Aluminum Windows(factory finish) Espresso Milgard(or equal) 'Aluminum Windows(factory finish) Espresso Milgard(or equal) Manufactured Stone Dovetail I Manufactured Stone Dovetail Manufactured Stone Dovetail (1/8"tightjoints straight lines with spacers) Marquee 24 Eldorado (1/8"tightjoints straight lines with spacers) Marquee 24 Eldorado (1/8"tightjoints straight lines with spacers) Marquee 24 Eldorado Grout @ Stone(non sanded) 381 Bright White Custom Building Products Grout @ Stone(non sanded) 381 Bright White Custom Building Products Grout @ Stone(non sanded) 381 Bright White Custom Building Products Siding/Panels @`A'Elevations PU 17 Siding/Panels @`A'Elevations PU 20 Siding/Panels @`A'Elevations PU 08 (factory finish) Aged Ash Trespa Pura(or equal) (factory finish) White Pine Trespa Pura(or equal) (factory finish) Romantic Walnut Trespa Pura(or equal) Siding/Panels @`B'Elevations Match Sherwin Williams Siding/Panels @`B'Elevations Match Sherwin Williams Siding/Panels @`B'Elevations Match Sherwin Williams (factory finish) SW 7060 Attitude Gray Trespa Pura(or equal) (factory finish) SW 7055 Enduring Bronze Trespa Pura(or equal) (factory finish) SW 7067 Cityscape Trespa Pura(or equal) Stucco#1'(smooth finish) Match Sherwin Williams Omega Stucco#1'(smooth finish) Match Dunn Edwards Omega Stucco#1'(smooth finish) Match Sherwin Williams Omega SW 0049 Silver Gray DE 6228 Play On Gray SW 7566 Westhighland White Stucco#2'(smooth finish) Match Sherwin Williams Omega Stucco#2'(smooth finish) Match Sherwin Williams Omega Stucco#2'(smooth finish) Match Sherwin Williams Omega SW 7757 High Reflective White SW 7566 Westhighland White SW 6233 Samovar Silver Stucco#3 @ A elevations'(smooth finish) Match Sherwin Williams Omega Stucco#3 @ A elevations'(smooth finish) Match Sherwin Williams Omega Stucco#3 @ A elevations'(smooth finish) Match Sherwin Williams Omega SW 7060 Attitude Gray SW 7055 Enduring Bronze SW 7060 Attitude Gray Match Sherwin Williams Match Sherwin Williams Match Sherwin Williams Stucco#3 @ B elevations'(smooth finish) Omega Stucco#3 @ B elevations'(smooth finish) Match Stucco#3 @ B elevations'(smooth finish) Match SIDING/PANELS{n? SIDING PANELS L SW 7746 Rushing River € SW 7053 Adaptive Shade SW 6250 Granite Peak A ELEVATIONS SIDING.'PANELS({D SIDIrTG gAr3�L5.� 6 ELEVATIONS Accent Color(applied to): SW 0064 Accent Color(applied to): SW 2803 Accent Color(applied to): SW 6993 Sherwin Williams A ELEVATIONS B ELEVATIONS Sherwin Williams SIDINGAi'PANELS @ SIU1NGr PANELS C Sherwin Williams Unit Door Blue Peacock Unit Door Rockwood Terra Cotta A ELEVATIONS B ELEVATIONS Unit Door Black of Night Match Dunn Edwards Match Dunn Edwards Match Dunn Edwards Metal Railing&Canopies DE 6385 Black Bean Sherwin Williams Metal Railing&Canopies DE 6385 Black Bean Sherwin Williams Metal Railing&Canopies DE 6385 Black Bean Sherwin Williams Black Anodized Finish Black Anodized Finish Black Anodized Finish Garage Door Model 8800 Wayne Dalton Garage Door Model 8800 Wayne Dalton Garage Door Model 8800 Wayne Dalton UNIT DOORS NOTE:Notify WHA if any variation occurs between ©2017 WILLIAM HEZMALHALCH ARCHITECTS,INC.DBA WHA NOTE:Notify WHA if any variation occurs between ©2017 WILLIAM HEZMALHALCH ARCHITECTS,INC.DBA WHA. NOTE:Notify WHA if any variation occurs between ©2017 WILLIAM HEZMALHALCH ARCHITECTS,INC.DBA WHA. these schemes and the construction documents prior to UNIT DOORS these schemes and the construction documents prior to these schemes and the construction documents prior to purchase.Contact Karen Moyer. , ,_.. purchase.Contact Karen Moyer. UNIT DOORS purchase.Contact Karen Moyer. 41111 NNW Al STONE v'r; 1A 4A 5T©�@)3A,4A � :ti IENi1AfdC€D) 1A iENHANCED) ST011E '`o 3A.4i rye (A iENHANCElf ICON AT L Lv i i i in-i uu I In &-IMu u r „ti�fLf�riE 1 SCHEME 2 Tustin.California Single Family ICON AT LEVITY 1 Y IN TU1111 LEGACY Single Family ILEl7�±ACY sGI'1tME 3 CALATLANTIC HOMES Eleualions Only Tustin,Ca1'ef0rnia Elevations 611Iy UC0N1fAT1Ltul r iy IN TUSTIN 25.2017 12017220' CALATLANTIC HOMES ElevaSintile annsOnly Seplerrraet 25,2017 j 2017220 CALATLANTIC HOMES Septernbu 25,2017 1 2017220 %"A WHA WHA 4 xir"'MLdUYrFdY.LYY4LWNutiYrrCrti I1C Blr,YA1P .+r.w e a7yr M9.AVM Hnd��d��rES1'A MG OSF IMO m`O0"""" '"' STUCCO#1 STUCCO#1 WHA WHA WHA i l l)ODt1#2 rA1— —A— o ��E-1— —A— STUCCO#2 STUCCO X12 ICON AT LEVITY IN TUSTIN LEGACY ICON AT LEVITY IN TUSTIN LEGACY ICON AT LEVITY IN TUSTIN LEGACY Tustin,California Tustin,California Tustin,California CALATLANTIC HOMES CALATLANTIC HOMES CALATLANTIC HOMES September 25,2017 12017220 September 25,2017 12017220 September 25,2017 12017220 METAL RAILINGANINDOWSlCANDPIES STUCCO#3 C50 STUCCO#3 Cc) A ELEVATIONS B ELEVATIONS STUCCO#3;,. Exterior Color & Materials s, Exterior Color & Materials h�1ETALHAILIrJG,wIFdpUW5rCAfilOPIES SrUCC d#3!r.r; STUCCO a�a Exterior Color & Materials METAL RAILINCvWNDOWNANOPIES STUCCO#3 C�A ELEVATIONS B ELEVATIONS SCHEME 4 OF 6 SINGLE FAMILY ELEVATIONS ONLY A ELE.VATION6 B ELEVATa1 SCHEME 5 OF 6 SINGLE FAMILY ELEVATIONS ONLY SCHEME 6 OF 6 SINGLE FAMILY ELEVATIONS ONLY Material Color Manufacturer __ Material Color Manufacturer Material Color Manufacturer 'Aluminum Windows(factory finish) Espresso Milgard(or equal) 'Aluminum Windows(factory finish) Espresso Milgard(or equal) 'Aluminum Windows(factory finish) Espresso Milgard(or equal) Manufactured Stone Dovetail Manufactured Stone Dovetail Manufactured Stone Dovetail (1/8"tightjoints straight lines with spacers) Marquee 24 Eldorado (1/8"tightjoints straight lines with spacers) Marquee 24 Eldorado (1/8"tightjoints straight lines with spacers) Marquee 24 Eldorado Grout @ Stone(non sanded) 381 Bright White Custom Building Products Grout @ Stone(non sanded) 381 Bright White Custom Building Products Grout @ Stone(non sanded) 381 Bright White Custom Building Products Siding/Panels @`A'Elevations PU 22 Siding/Panels @`A'Elevations PU 08 Siding/Panels @`A'Elevations PU 22 Trespa Pura(or equal) Trespa Pura(or equal) Trespa Pura(or equal) (factory finish) Slate Ebony (factory finish) Romantic Walnut 1 (factory finish) Slate Ebony Siding/Panels @`B'Elevations Match Sherwin Williams Siding/Panels @`B'Elevations P05.5.0 Siding/Panels @`B'Elevations P12.6.3 (factory finish) SW 6041 Otter Trespa Pura(or equal) (factory finish) Quartz Grey Trespa Pura(or equal) (factory finish) Wine Red Trespa Pura(or equal) Stucco#1'(smooth finish) Match Sherwin Williams Omega Stucco#1'(smooth finish) Match Sherwin Williams Omega Stucco#1'(smooth finish) Match Dunn Edwards Omega SW 6003 Proper Gray SW 7757 High Reflective White DEW 385 Lighthouse Stucco#2'(smooth finish) Match Dunn Edwards Omega Stucco#2'(smooth finish) Match Sherwin Williams Omega Stucco#2'(smooth finish) Match Sherwin Williams Omega DEW 385 Lighthouse SW 6154 Nacre SW 7655 Stamped Concrete Match Sherwin Williams Match Sherwin Williams Match Sherwin Williams Stucco#3 @ A elevations'(smooth finish) SW 7047 Porpoise Omega Stucco#3 @ A elevations'(smooth finish) SW 9171 Felted Wool Omega Stucco#3 @ A elevations'(smooth finish) SW 7068 Grizzle Gray Omega Match Sherwin Williams Match Dunn Edwards Match Sherwin Williams c7IDiNIli/PANELS; ' SIDING;PANELS Q Stucco#3 @ B elevations'(smooth finish) SW 7673 Pewter Cast Omega Stucco#3 @ B elevations'(smooth finish) DET 630 Renwick Brown Omega Stucco#3 @ B elevations'(smooth finish) SW 7068 Grizzle Gray Omega A F,I F'JATIONS B ELEVATIONS Accent Color(applied to): Match Dunn Edwards SIt11FFG1 PMRS 1@ SIDING;'PANELS Accent Color(applied to): SW 7612 Accent Color @ A elevations Sherwin Williams Sherwin Williams SIDING.f PANELS[_cis SIOINCi!PANELS%i�} SW 7586 Unit Door DET 406 Eventide A BLEVATIONS B ELEVATIONS Unit Door Mountain Stream A ELEVATIONS B ELEVATIONS (applied to): Stolen Kiss Sherwin Williams Match Dunn Edwards Match Dunn Edwards Unit Door Metal Railing&Canopies Sherwin Williams Metal Railing&Canopies Sherwin Williams DE 6385 Black Bean DE 6385 Black Bean Accent Color @ B elevations SW 6993 Black Anodized Finish Black Anodized Finish (applied to): Sherwin Williams Garage Door Wayne Dalton Garage Door Wayne Dalton Unit Door Black of Night Model 8800 Model 8800 UNIT DOORS UNIT ODORS NOTE:Notify WHA if any variation occurs between ©2017 WILLIAM HEZMALHALCH ARCHITECTS,INC.DBA WHA. NOTE:Notify WHA if any variation occurs between ©2017 WILLIAM HEZMALHALCH ARCHITECTS,INC.DBA WHA. UNIT DOORS Match Dunn Edwards p p c7i A ELEVATIONS B ELEVATIONS Metal ailing&Canopies these schemes and the construction documents prior these schemes and the construction documents prior (4 M t IR C DE 6385Black Bean Sherwin Williams „;; - �,°"' �•°„,,, purchase.Contact Karen Moyer. I�NFT. 4 FI .x:.. purchase.Contact Karen Moyer. ` �mm Black Anodized Finish Garage Door Model 8800 Wayne Dalton s NOTE.Notify WHA if any variation occurs between ©2017 WILLIAM HEZMALHALCH ARCHITECTS,INC.DBA WHA. 11 STONE qA,. fi STONE[ I/ 1 these schemes and the construction documents prior to $1A{'EN'HAIC ;�� $ isEP114A so l" STONE�3A.4A purchase.Contact Karen Moyer. I A &1A(ENHANCED) iy .. ICON AT LEVITY IN TUSTIN LEGACY SOME 4 Single Family ICON AT LEVITY IN TUSTIN LEGACY SCHEME Tustin,,California Elevations Only Singie Family bl,rltlVl E CALATLANTIC HOMES Tilsltrl,Califlornia ICON AT Ltvi r Y rr I U I fIY �tUNE.Y CALATLANTIC HOMES Elevations Only Elevations Only Sepbemt3er 25,2017 20T7220 Tustin,CalrNTIC Sep:cmhier25.2f0f7 � 2Dt722Tt CALATLA�ITICHOMES ElevattonsOnly September 25.2017 201+7220 �nrr werrwwrtr�+i-wLuiuronFers w.se�..e«+a _. �. MA. �� :2,J IIsyaVl rtillAlt�idr A14�1KR MQ.PlI.AWl1 ICON CM , 2 Color and Materials ARCHITECTS PLANNERS DESIGNERS iYYYYYYYYYYYYYYYYYIIIIIN VV[ipL ALCATLANTIC 0 4 8 16 2015290 11-20-2017H 0 M E S SIM ORANGE COUNTY. LOS ANGELES . BAY AREA 1 MOFFETT DRIVE I MOFFETT DRIVE 1 1 Legend __ __ __ __ __ __ __ __ __ ............ VELOCITY Color Schemes ICON Elevation Styles. A & B A B I I 1 Color Scheme 1 Color Scheme 1 1102 100 • + x • 100 W 101 • � x • 101 W 102 --- - _ - Color Scheme 2 Color Scheme 2 1 I o � /� 1 1 Q o o A I I I Color Scheme 3 IF FLEET Elevation Styles 1 • _ - 99E 99 STREET � 1 Color Scheme 4 _.s--- 102 _�_s Color Scheme 1 - - �1 r �"" wh r Color Scheme 5 PRIVATE COURT "F" -1i-- -�- ' r Color Scheme 2 r-- q I __f � L_J]_ _Ll_1 1__� , 1 (] I , I , � I L LE F I I I , 1 r.l I Color Scheme 6 ,W---- �----L -.z___ -t�-�_ _ y -�__ --�- I I • 300 1 Color Scheme 3 V �J - ________ PRIVATE COURT "N" 1 � 200 ___ , ' 1 ----- W rJ � W 300 300 A �q L_ , f�co EnhancementsI I LIL-1 - - - � PRIVATE COURT "E" v v — � A IL A Enhanced Elevationsw I z----L _,,W---- -•z--- --L LIJ PRIVATE COURT "0" ' • I ii I I ii i -�_- � i 1�-�_ v/l 201 _____ rIl i _____ i � _____ I � I '`"' • r� i rJ �i I O I I I 300 CT X, 1 v F -------, I I _ � i L 300 300 r--U_ PRIVATE COURT 'D '� J 1 " ICON Color & Elevation Plotting Matrix � � � � � PRIVATE COURT "P_ I ---ti ---ti -•z--- -t�-�- 99C„ S TREE T - ICON Elevation Style A ICON Elevation Style B - � I Color 200 _ 1 1 A A A B B B B ' r Schemes TOTAL --- - -11 �. B I ' Plan 1 2 1 1 1 1 2 1 9 1 w A _ S C, O Plan 1Y 1 1 Q 1100 - � x- • 100 1101 � � • 1011 0 100 • J A A g - B Plan 1X 2 1 1 1 1 1 3 10 • J L • �� • J • r� �� • J Q �I B -r- - -i7--- 102 .z--- - -1- _ Plan 2 1 1 1 1 1 3 1 9 IML A Plan 2x 2 2 1 1 2 1 9 - Jr, �A g` I Plan 3 1 1 1 1 1 1 1 2 1 10 VICTORY ROAD Plan 4 1 1 1 2 2 1 1 9 FLEET VELOCITY ICON TOTAL 6 5 6 3 4 4 3 5 3 7 5 6 57 Row & Court Motorcourt Flats Single Family Detached Homes Townhomes Cluster Homes CM , 3 Elevation Assignments ARCHITECTS . PLANNERS . DESIGNERS "' �� VVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVV ��- r-moi - VVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVVuuuuuuuuuuuuuuuuuuupo�u�� 1.1AlI�MMMMMMMMMMMMMMMMMB ,,✓,.,,,.r,.,.,.F, fir' Il 0 25 50 100 CALATLANTIC 2015290 11-20-2017 H 0 M E S SM ORANGE COUNTY. LOS ANGELES . BAY AREA f�{ 4 m w R r a . 1. ,� -: - `�,r.x r, ... ;' .. -. * ,. ... .". ,.,,�., row•. 'x��, ".�... . . r,� fit. .a;�. ;5�-:�"II b '"." '-. ..>" ,y .,. -. ,.' ..."� � �i ^CSX. _. � M'• - - ^.. , , - r " ^ I n �^ , i ^m o" flfl R f t' r r ,mm ^ ............... low dons MEN All *Ilk M� mom _ , soy , 14 w � 1' - M NOFFEWWW A x " 0 iIi MOPOWP ; � u „. VM 1 f 1 - ', '�.� 'r}r,, � '.:"`^`tib. ,..r +�° ..., . '� ', •. _. .•' .�I . . . .. at in Tustin Legacy .............. .......... ------------------- �.� � � � �� . � �• ...,.-�'. um mnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnnni F------ UP4---i i DECK UP zL_ ZL_ 13'-2" x 4'-7" DECK DECK 13'-9" x 6'-3" OWNER'S SUITE OWNER'S SUITE 13'-0" y 13'-6" W.I.C. LI 10 13'-2" x 13'-6 13'-0" 13'-6" MNG LIVI G 21'-8" L.F. 21'-8" L.F. 1 -9" x 16'-3" 17'-9" x OWNER',5 O\&1 UP UP DINING OWNER'S SUITE I �- N '-0" x 10'-4 Ii ❑ BATH<\\\ ILI BATH \\ H OWNER'S SUITE a - - - - m ------ 13,_01, 13'-0" x 13'-0" LL-1 LW T;� - - o I zz� ------ r/ -1 DIN 16'-7' 14'-5 16-7 14'-5' UP DIN DIN DIN I W I fl+hl I I IDI I DWNER'S[j u- DINING DINING DECK —tmr.-- - - - - '',III;: ,I� ATH 0 —D(] 16'-S" x 10'-6" OWN E ❑ r W I. W.I. WNER'S ED TH 16'- " L.F. B DECK 5'-10" x 9'-]0" 16'-B" x 10'-0" PDP 5'-10" x 9'-10" �JIRVXJ ID "R" Ll F71 BATH DIN DIN '-QBATH 2 L L TH 2 1W.I.0 LIZ- IPANL, KTCHEN K F---- LI 8'-0" L.F. DINING O.-lt DINING '-0, x 10'-1 BATH BAT H(:�:] PDR PDR -0" x 10 10 -4 7 F�q 7 I -1.1 I-A SII [Lill BEDROOM 3 L) BEDRO( M 3E N -5.. x 14'-2" 11'-4' x 11'-0' 11'-4" x 11'-0" N KITCHENKITCHEN BEDR ONA -1 BEDR-)nNA FOCl/ BED�OOM EDROOM 2 C7 1 1'_S" x 10'-6 2 Om 2 10'-1" x 10'-11" 2 BEDF 1 l'-5" x 10'-6" F --,I KITCHEN F --,I KITCHEN L --- � I i �Am � IPA I 10,_1 U] PA�� F.A.U.I —NO 12�111 _tl 0 12 LJI L -------J1 PA PDR PDR AN. r L------------------- -------J I I L--------- ---------------J L---------- ----------------I Plan 5 - AD Plan Plan 3j Plan 4 Plan 5 Plan 5 - ADA Plan 3 Plan 3 Plan 4 Plan 5 2,144 SF 1 ,739 SF 1 ,739 SF 1 ,957 SF 2,144 SF 2,144 SF 1 ,739 SF 1 ,739 SF 1 ,957 SF 2,144 SF Third Floor Second Floor ---------- ---------------------------------- III I L ------1/1\ I --------- -I --------- --I F------- xvP UP P RQH,�-" RY ZL_ PORCH ENTR�7 DR P ROP ----------- "_�--- --- --------------------- -------- --------------------- ------- I II II I z I II II I Y I Cis. IC IS. NTR ED IVI 41 IIEDYRNOOM 4� DEN R N-' ---7 ------ �= OPT. E � F, 0 T.DEN ❑ ZL x Ly LY 10'-10' x 10'-2'. 0\-2" ---------------------------- ----- I 'I -------- ---------------------------------- ------ DEN DEN UP 7 TEL/CATV 1 12'-10' x 10'-5" m UP FLAT ROOF TYP. D 00 jj� CTS. ------------------------- -------- L------------------------- --------- A/C A/C ----------- --- ---------------------- --- ---❑ ---- ------------------ JA� JA� A A A A El El El II II II II ❑ I A/CI 11 11 11 11 11 11 11 11 11 11 A/C A/C FIRE RISER II I 2-(AR GARAGE 2-CAR GARAGE �-�AR GARAGE 2-CAR GARAGE 2-CAR GARAGE I =-0`x\20,'70" CLR. 2M-0`X\20'7C CLR. M-0'\X\20'7C CLIP. 20VOY\20"70� CLR. 20',0"\X\20',G' CLR. \\TANKLE S� ANKLESS// "KLES8// \TANKLES5 "KLES��/ Q WH WH� WF� \WH �/WH/ ❑ ZL_ Z-1 ,I II PARAPET ------ ��j ------------------ ------ �J L------------------ ---��J L------------------ -------��J L--------------------- UTILITY ROOF L—J=i I II _L L--- -------- ---------------------------JL---- ----- --- ------- L--------------- ------------------ Plan ------ L Plan 5 ADA Plan 3 Plan 3 Plan 4 Plan 5 3 BEDROOM 3.5 BATH 1 ,739 SF 3 BEDROOM / 2.5 BATH 3 BEDROOM / 2.5 BATH 4 BEDROOM / 3.5 BATH DEN (OPT. BED 4) / DEN / DEN OPT. DEN 2,144 SF 1 ,739 SF 1 ,957 SF 2,144 SF Roof Plan First Floor A1 , 2 Bldg . 100 5 - Plea Row Townhome : Model Floor Plans ARCHITECTS PLANNERS DESIGNERS 11111111 .111110 ........... 71 El C 1) J3 Irv, 13� ❑0. r:11 IF-777 C. :t) 1 12� LF C k'�I ❑ :aLlv_ ADA 0 4 8 16 AT T LAN T I C 2015290 11-20-2017 H 0 M E S Sm ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET f 1 -To-P-- O Q D — FM I) I T I -CD - F.F TO-P -- M r +1 I ]] El U L F.F T.Q.P. fil T I 11 OO F-- [---E:-- 0-) Note: Artist's conception; colors, materials (F.G.VARIES PER CIVIL) Note: Schematic downspout locations shown and application may vary. Right Locations may change in construction Rear document phase. s r _ _ I, r i i I Left Front BUILDING MATERIAL Color Scheme 2 Roof: Flat Roof with Parapet Exterior: Smooth Stucco Finish Veneer: Decorative Paneling Deck Accents: Metal Grill; Metal Railing Window & Door Trim: Aluminum A1 , 3 Awning: Decorative Metal Awning Entry Door: Decorative Front Entry Door e Door: Decorative Garage DoorsTownhorneg g gGara Bld . 100 : 5 - Plea Row Model Elevations ARCHITECTS PLANNERS DESIGNERS iY uum ..ww evva ALCATLANTIC0 4 8 16 2015290 1 11-20-2017 H 0 M E S SM � ORANGE COUNTY. LOS ANGELES . BAY AREA - 0 0 o - --- 0 01 n up --- --- 2650 FX DECK UP ZL_ zL_ 13'-2" x 4'-7" DECK DECK 8080 TEMP.GL.SLIDER — — _ 13'-9" x 64" 0 0 0 0 OWNER'S SUITEOWNER'S SUITE OWNER'S SUITE --- Q Q -- _ _ 13'-2" x 13'-6" W.I.C. 13'-0" 13'-6" IVING _ _ — — LIVI G 13'-0" x 13'-6" W.I.C. ------ ----- ——— 17'-9" x ,-3„ 21' 8" L. 11' — — — — — 21" 8" L.F. C1 9" x 16'3" — — — --- — — UP UP - - DINING - - OWNER'S OWNER'S - - - N OWNER'S SUITE BATH o i� OWNER'S SUITE - BATH o Iy 8 ° - - - - ��----- - - - - - - - - - - 13"o" x 10'4' - J� 13'-0" ��y 13 0" 13'-0" — zz� _zz ❑ DNI -- LIVIN -- LIVIN - UP DN ❑ DN =__- �� DN j ��y/ --- 16 T 14'-5 _-- 16'7" 14'-5 DN o � .-- - - - - -�mr-- o - - - - -- - o w ea OWNER' - - - - _ W.LC. �� WNER' WNER' - - - - - - - W.I.C. - - ❑ - - - - =� 1 'aA LF. E==-J a -� - - `� - - SPD ❑� ❑ ❑ TH - - N h T B ° x 9- - -� DINING DECK - ❑ ,.L F BAH � I I �, 1 DINING -°„ �� "� DECK �___=_ 5' 1 1 ---- li__ 16'-8" x 10'-6" "5'-10" x 9'-10" z ven2m�o� ven2wo� ❑ ��—� it �� DN DN F.A.U.I I I a � � h "1 I = I %- BATH C -`� C ATH 2 ;,"�� 77 f r i=��' ---- r- �'., TH 2 - W.I.C. LZ_Y '�' PAN. LLKTCHEN A - _ L.F. I � ,^ I -_-_--_- �� BATH❑ BAT❑ — �FEJ __ � I " - - - DINING DINING 2nss NN--- - LIf�6 - - ,- -h PDR o• x 10" 10• PDR '-0" x 10" 10„ —_--_— ��I I IF.A.UII. 11 IIF.A.UI I - -------- _--_--_ - ' - - - - I BEDROOM 3 BEDROOM 3 - 11 -4' x 11 -0' 11 -4' x 11'-0" N - / I _____- - - - -a x � BED R BEDR - KITCHEN y �� I/`'�,lo �;" ' �I KITCHEN Y BED OOM EDRO M 2 J --- ❑ 11' " x 10'-6 NR�� OM210'- 2M2 BEDRO M 2 BED OOM 11'5" x 10'6" � KITCHEN � � KITCHEN � -12'-1" 10'-1' x 10'-11' 10'-1' 12'-1' 10'-1" x 10'-11" 10'-1" x 12'-0" 10"-1" --,�- � I � as a PA as � PA J�, L--------------- ---------------JI PA PDR PDR AN. - ❑ !II - -- - -- ❑ ❑ ❑ Ji 0 --"--- -- - `' �" "� 6050 SL 6050 SL c L - ----- _ L------------------- -------J1II ---------------------------SII Plan 5 - ADA Plan 3 Plan 3 Plan 4 Plan 5 Plan 5 - ADA Plan 3 Plan 3 Ian 4 Plan 5 2,144 SF 1 ,739 SF 1 ,739 SF 1 ,957 SF 2,144 SF 2,144 SF 1 ,739 SF 1 ,739 SF 1 ,957 SF 2,144 SF Third Second ------------------ ------------------------- - o r - UPI j UP 3060SC PORCH ROP — — — — DR P 4 z 43•MINS.PAp - - APET � ---� ----,,I '� ��I �'�II �'�, z z z - - NTRY - C�fS a°a - - - -- ti -- --- - - - 4 - EDR - -- DEN -- I I � � I I 0 UA OPT.DEN --------- nu - TRY --- - - 1 11'0° O T.DEN TRY - - a _ ❑II� TEL/CATV — — --- I DEN -- --- --- UP --- I 12 10' x 10'-5" _ 12-1 OD' x 10'-5" 5= I F--- - --- UP --- �� - � ❑ 2668 FLAT --- L--� --� �— T --� L--- L--- _ _ — T cu cv ICTS. BI-PASS 6840 ROOF TYP. �I LJAdd �I LJARd8 D OI6 95 L. II 95 L. ---- II JAR28 .JA�2B i i 65 AL. 65�AL. -- i __ i -- A/C -__---- l i ®� 'A/C III � - I L � 11 'i ----------------�-- ��6 -------------------- �—lh� 95�S�tAL�� -65�iarAJ=. � ----- I z �--- z z � z-------------------------� I II II —�—� A A —� A A A A A A 11 11 / I ❑❑❑I A/C ❑❑❑ `� �� `� �� `� �� `� �� `� �� I ❑ i i i i A C II I 11 11 11 11 11 11 11 11 11 11 ' AC I I I I I I I I I I I ti I � � I I � � I I � � I I � i I I � � —SIRE RISER 2-�AR GARAGE 1 1 2-BAR GARAGE 1 1 2-BAR GARAGE 1 1 2-(rAR GAf�A,�E 1 1 2-Cr,QR GARAGE 1 ❑❑❑ ❑❑❑ 20-0 20'-6" CLLR. I 20'-0" 20'- OLR. I 20-0' 20'- GLR, I 2M-0y\20'/0'- GLR, 20'FO" 20'- C R. 1 I � I 1 1 1 1 11 / I- � i i i i \ z z RANKLES ANKLES$ ANKLES i 1ANKLES ANKLES � 1 I � � 1 I 1 i �WH �WH WHi ZL Ii i i i�/WH/ �/WH/ UTILITY I I U I PARAPET -------------------- -------------------- ---------------- --- CABINET ROC:I1= � � , I II II I O O -------------- - ------ --------------------------- ——————— — ------- --- ------ -' �—— — ------- -------- II -- -------- II -- ---------------- I Plan 5 - ADA I Plate � II Pi�rn--�------- II Pi��-� I Plan 5 4 BEDROOM / 3.5 BATH 1 ,739 SF 3 BEDROOM / 2.5 BATH 3 BEDROOM / 2.5 BATH 4 BEDROOM / 3.5 BATH / OPT. DEN / DEN / DEN / OPT. DEN 2,144 SF 1 ,739 SF 1 ,957 SF 2,144 SF RoofFirst A1 , 4 Bldg . 101 5 - Plea Row Townhome : Alternate Floor Plans ARCHITECTS PLANNERS DESIGNERS Illlllllluu" IIVVVVVVVVVVVVVVVuuuQppppppppppppQOQ ��/ 0 4 8 16 CALATLANTIC 2015290 11-20-2017 H ❑ M E S Sri HIM I I ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET l TO.P. - - F.F _ _TO_P co T- +1+I FF T.O.P. T 1 — ij Q F.F D Q� Note: Artist's conception; colors, materials (F.G.VARIES PER CIVIL) Note: Schematic downspout locations shown and application may vary. Right Locations may change in construction Rear document phase. Li I Fi a i IFi 7 Left Front BUILDING MATERIAL Color Scheme 2 Roof: Flat Roof with Parapet Exterior: Smooth Stucco Finish Veneer: Decorative Paneling Deck Accents: Metal Grill; Metal Railing Window & Door Trim: Aluminum A1 , 5 Awning: Decorative Metal Awning Entry Door: Decorative Front Entry Door Doors Garage Door: Decorative Garage Bldg . 101 5 - Plex Row Townhome : Alternate Elevations g ARCHITECTS . PLANNERS . DESIGNERS 0 4 8 16 CALATLANTIC 2015290 1 11-20-2017 H 0 M E S SM ORANGE COUNTY. LOS ANGELES . BAY AREA ----- F------ uPI DECK DECK DECK UP 13'-2" x 4'-7" 13'-2" x 4'-7" 13'-2' x 4'-7' OWNER'S SUITE - - - - OWNER'S SUITE --- --- OWNER' SUITE OWNER'S SUITE OWNER'S SUITE ____ 13'-0" x 13'-6" W.I.C. — — — — — — — — — — — — — — — — W.I.C. 13'0" 13'6" — — — — — — — — — — — — ---- LIV 13'-2" x 13'-b" 13'-2" x 13'-6" 13'-2" x 13'-6" MNG — — — — '-9" G — — — — — — — — — — SII 21'-8" L.F. C -9' x 16-3 --- --- --- --- --- 17-9 x - DINING DINING DINING - - — — — — — — — — — — — — — — — — 13'-0" 13'-0" x 10'-4 — — ---- — — — — FFZ-Z- ZT— DN — — UPDN____ �� ____ �� VI �� DN e DN e DN e DN F7y y y � DN � y -- -1 F � ZZZ ZZZ— — ZZZ n �� - ----- OWNER' WNER' �� WNER' �� WNER' WNER' -- - - a DECK DINING _ - I DINING DECK Q N ., TH BATH BATH BATH B PD ---- -- PD = -- ---- L- PD - L- 16'-8' x 10'-6' 5'-10° x 9'-110°I - 15'x10" x 9'-10" 16'-8" x 10'-0" �- L-D Ll ;�;; BATH FA u i F�.A.0 i �F.A U I j ATH 2 j ` k -� L o� a� �y ��TH 2 W 1 C TH 2 m WIC TH 2 WIC F PAN. _ �', KTCHEN PAN. _ �', KTCHEN PAN.LLI KTCHENr. 18' 0" L.F.- 4LL � '�-�__—� � �I 18-0" L.F. 11� �--__—,.— LI _ �I ----- I� � '� f. � -------- � � 2468 I 2468 I 2468 I � F ---- r. 18 0" L.F. i —_--_— �s —_— _-- —— -- ' - - - --�-- - �-- �-- LIVING LIVING LIVING � ��OO .' 0 BEDROOM 3 BEDRO M 3 N 5" x 14'-2" 5" x 14'-2" 5' x 14'-2" 11'-4" x 11'-0" I N VI I KITCHEN iti ✓i KITCHEN BED OOM BEDRO M 2 BED BEDRO M 2 BED BEDRO M 2 BED EDRO M 2 li C� C7 11,-6, x 10'b 10' 1" x 12'-0" 10'-1" x 12'-0" 10'-1" x 12'-0" 11'-5" x 10'6" 10' 1' x 12'0" 10' 1' x 12'0" 10' 1' x 12'0" F I I ----- D o ----= � o PA PDR PDR AN. o ----- o 1�14 FL u u ; u u � ------------------ --------J L---------------- ----------J1L ---------- ---------------j Plan 5 - ADA Plan 4 Plan 4 Plan 4 Plan 5 Plan 5 - ADA Plan 4 Plan 4 Plan 4 Plan 5 2,144 SF 1 ,957 SF 1 ,957 SF 1 ,957 SF 2,144 SF 2,144 SF 1 ,957 SF 1 ,957 SF 1 ,957 SF 2,144 SF Third Second pii 11 1 L---J ------ ---- ----- ----- ----------- ------------------------- --------- ------------------------- --------- ------------------------- UPI P _ _ _ ENTR�7 PORCH _--- ------ - ...... 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AIC AIC i II i —__---_ II II II i II i --�—� — _ �-95�L_—� O IIII'II 'IlI1I O I � ---- � � � � � �-------------------------� I I - I I � , I I � � I I � � I I � � I I � � I I II ° " i I I � n n i I I � n n i I I � n n i I I � n n i i i i i ' ❑ I I I 1 1 1 1 1 1 1 1 I I I I I I I I I I 1 1 ti A/C � A/C � II � I I I I I I I I I I I I Ll I I I I� I El V V � V V V ' � � � I I IRE RISER I I �� I 1 I 1 I 1 I 1 I 1 � I I � � 2- RGARAGE 2- RGA E 2- RGA E 2- RGA E 2-CAR GARAGE I � 1 I � � 1 I � � 1 I � � 1 I �r � 1 , I II II ' I 20i 0"` 20' 6" QLR. 2M-0"\Y\20'70' QLR. 2010" 20' CtiR. 201-0" 20'- CILR. 20'-0"\)<\20'/G' CLR. , i i 1 i i i I 1 I I 1 I I 1 I I 1 I 1 I 1 ANI�.LES i RANKLES i 11ANKLES i 11ANKLES ANKLES ZL— V V V V V V h I WH I WH I WH I \W H WH I I II II i i '---- i i '----- --� '---- '----- --J i i i i i UTILITY PARAPE=T � I �� II I � II ', �� I ------------------ ---------------- --- CABINET RCpGI= I II II I I --------------- ---- ZL— L—————— -------- -------------------- ------1r---------------------------1r --------------- ------------------ ------- ' 11 � iI I I II II I Ecl Plan 5 - ADA Pfa-n-A--------- -P a-n-4- ---------JL--Pian- ----------------J Plan 5 4 BEDROOM / 3.5 BATH 1 ,957 SF 1 ,957 SF 3 BEDROOM / 2.5 BATH 4 BEDROOM / 3.5 BATH / OPT. DEN / DEN / OPT. DEN 2,144 SF 1 ,957 SF 2,144 SF RoofFirst Al 6 Bldg102 5 - Plea Row Townhome : Floor Plans ARCHITECTS . PLANNERS . DESIGNERS �� uuuuuuuuuuuum 0000uuuuuuuuuuuuuuuu 0 4 8 16 CALATLANTIC 2015290 11-20-2017H 0 M E S sr� ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET T.O.P. i i t u r - -T 0-P -Ai co T n FF T.O.P. T ,„.m RA 0 0 7 00 00 L LF -—-- I I --]F—IH --1 —IF--1 --1 --I —==F I El==F EE All Note: Artist's conception; colors, materials (F.G.VARIES PER CIVIL) Note: Schematic downspout locations shown and application may vary. Right Locations may change in construction Rear document phase. MEu i 1 j �,r J I M7m4Ll r , r(il 31 bnj i Left Front BUILDING MATERIAL Color Scheme 1 Roof: Flat Roof with Parapet Exterior: Smooth Stucco Finish Veneer: Decorative Paneling Deck Accents: Metal Railing Window & Door Trim: Aluminum Al 7 Awning: Decorative Metal Awning Entry Door: Decorative Front Entry Door Doors Garage Door: Decorative Garage Bldg 15 - Plex Row Townhorne : Elevations g ARCHITECTS . PLANNERS . DESIGNERS i i ,nmwwwwuuwwuuw ”"" CC ALATLANTI 0 4 8 16 2015290 11-20-2017H 0 M E S sr� ORANGE COUNTY. LOS ANGELES . BAY AREA r \r \r r r r � F- �I II II I -------------------- �'—�--�------ PDR -----� -------�-- --------- II -------------------- IIII II -------------------- IIS ------------ - S AN. -------------------- -------------------- L 8 ----'�-- "�--=---1 --------- �r�oaoe------ KITCHEN KITCHEN KITCHEN ------------ ------------� r–--r --––––––––––––––––––––––– ––––––––––––––––--––––––– ––––––––––––––––––----––– ––––––––––––––––––––––––– � SQA I F.A.U.I PA I F.A.U.I PA � II°� DECK L—�A L—'� u A / / / / 9'3' x 10' T --- --- -- ------- ------- air w�------- -------� v ------- -------� v ------- ------ I� v�-------� -----� / v / X1 ��>< r. , KITCHENAL� r v TAN / AN4� SS TANKLE�S / ANKLES / hANKLESS 7ANKLES / � '�; _ T: IVING �I I/ -I-� v I 1 / I I 1 / I 1 I 1 / I - -- -- - N WI-LI V WH\ V a2dr WH 1 v / I WH v / I v v I WH WH v v I 5' x 14'-2' / v __— — N — � � e`b `b o _ ) v v v v v DN Il �1 1 �i� ---�------o I 1 1 I 1 I —t1 I 1 I 1 I 1 I 1 I 1 I 1 I 1 I I ---�y `7 I—i— F.A.0 --- v / I v / I ti ti ti L ti L v v vv �� /vvv v v I I DINING DINIW� I >: v v 2-GAR GARAGE 2-GAR BAR GE 2-GAR BAR GE 2-GAR GARAGE �� -o" x to-lo" PDR , -o" x to-lo" -- '�,I;" '�, II 1 / v I 1 / v I �--- 1 2o'I-o•�2o'b^ cLR. 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KITCHEN – – JE GR AT ROOM 2 -6" x 14'-9" PD _ DECK DINING / v / v --- - - 16' 8' x 10'-6. 5' lo" x 9' 1�0"1 / A / A --- --7L v --7L v / / / \ / v \ I Q — / L v '1 / v / ------------------ �I �I -- ------------------ --- ------------ — -------------------- - — — -------- ------ _ _ G G —�5ZfifCL. _--_ 65Rt.-7 UP ----- �-- V A A A I / ' l l / ' I I62 / I L — — IvpS{JIlV�591 X91 lV�991 D O a2 iE6f' II a26r Hf'II 09�vr LIV NG – – LIV NG °N - -- �1 2-CAR =art-2-CAR –rtr–I -- S. �R- v--v --� v--v --� --- --- UP --- 16-7" 14-5" --- 16-11, 14-5" UP � I I I I I I UP N T ___ ___ _ _ TANGARAGE TANEM GARAGEI _ _ DEN _ = DEN =_= N DN 10' " x 40'-0' CSR. 10' ' x 40'-0" C R. - - 12'-10" x 10'5' - - 12' 10' x 10'5" --- DR �v / – – – – --- UP N BED – – – – – – – – – – --- – – .DINING vi l v / I E Y TRY �1 �1 1'-o 10'2" x 10'-] " – – – – 13'o" x 10'a LIVING GREAT RO0 O �I LI – – --- – – NTRYcis. Ph 24'-9' x 15'-7 --- --- 17'9" x 3" v I / v I --- --- ---�' o x9 oeoZ 4i30115'l9'dW31 0808 FN ----------- k eoeo zr _ DECK / v / v DR P DECK 8 lEL'lb �r rDEfi 1 I 1 / 10'-3" x 6'-3" F-1 DECK 13'9" x 6'3" a �'-4' x 8'-r' UP / ENTRY PORCH I DECK / \ / \ PATIO I 13'2" x 4'-7" P --- - '--------------J L------------------J I n \I / \I ❑ ------- - ----- ———— o Q o /L - ` DN I I I — — UP -- -- 1 ENT Y PATIO -- KITCHEN – – 1 � I I aa r ae�6r pQP CTSI V UP o ---�-- 0 o p --- DROP I UP -- - 95,VAL.II 95, AL. CTS 1 ti�QPA KITCHEN ENT Y PATaC� UP - DIN ------------ T T° UP P DECK DECK to 7'-4' x 8' r' 13 2° x 4'a° v 11 / v 11 / PATIO ENTR PORCH ❑ DECK �7 13'-9" x 6'3" - __8080 TEMP.GL.SLIDER — — A\ / 6050 SL DR DECK 10'-3" x 6'-3" P NTRY -- zzz o xa oaas fl301J2.JB.9M3T 0808 I LIVI G GREAT RO – 17 9 x 3 CS. I'I LI .I 1 – – I , // 1 I I I // 1 24'9' x 15'-7• – – /v /� 35SF – – DEN EDR – – – – DINING – – – – 13'-0" x 10'-4' – – / v 1 i v 1 RY TRY TRY – – 1 11'-o O T.DEN N - - - - O ec ---- ---- 10'-2 10' 10' - - - - - - _ _ � TEL/CATV DR --- – – �I v�I _– ---- DEN – – – DEN up ___ DN ---- 12'-1D x 10'-5' 12'-1D x 10'5" 16'-7" 16'-7"--- 16LIVINI4'-5 UP e 0 ,' 2-CAR �1v ,� 2-CAR yv UP UP N °N – TANOEM–GARAGE li TA IDEM GARA. 11 --t1P � �--� � �--� – — — — — --_� J�'�x 4�=o CLR. 1Q"0" x 4�_a—aR.— —1 _ _ TI \ i rl \ i CTS. - - --��--� UP D O� 95L. 95[4L. S F 65 SAL. 65 3AL.1 L / —� / —� A � JA�aa JA�aa A _ -9`aL_— -65 — — — — ------------ ------------I �— -- — �' �-------------------- -- ----------- — fi- / --- �� --- — --------- -----i/ 1 1 w // �� ---- N 1 A n / 1 1 A n / 1 --� n / v DINING DECK v „ 33 S F 3 S....... 16'-8' x 10'-6' 5' 10" x 9' 110"I \ �vL — — /' / ' -- PD / v / Plan 2 / GR AT ROOM __ 1 ,607 SF --- __ / v / v 1 L 1 1 FIRE RISER 2 '-6" x 14' �- v 1 / 1 v 1 / 1 v 1 / 1 v 1 / 1 1 – – PAN. 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DEN 1 ,739 SF 1 ,957 SF 2,144 SF Second Floor Stoar e Area Key Y L J Suspended On-Grade A2 , 1 Bldg201 12- Plea Court Townhome : Floor Plans ARCHITECTS PLANNERS DESIGNERS Ylllllllluuu �uuuuuuuuuuuuuuu��pppppppppppppppp ��/,��;,.; YlllllllluuuuuuuuuuuuudllllllV �� W �.�.,,y U "—" �/'��r�..!! IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIEIIIIIIIIIIIIV 41�i «t,,,, IIIIIIIIIIIII ""'° � � " �� III IIII a\VA � , CALATLANTIC 0 4 8 16 n ' at . _ -ustin L e—g a c y 2015290 11-20-2017H 0 M E S sm �� ORANGE COUNTY. LOS ANGELES . BAY AREA r , r I ', � I I I ❑ ❑ I I x I I ly LET m M Ph lei BEDBEDR OM 2 EDRO M 2 0'- " x 2'-0• OOM 2B0R112M1"2BEDR OM 3 10. 112'-1BEDR OM 3 ❑ 6" B DROOM Z I -- 10'-1° x 10'-11° 10'-1° x 10'-11 I BAT ❑ x� 11'-0" x 10,- LL 11'-4' x 11'-0' F I I F.A.UI � ❑ i I 'i ii IIII ii 'i III ii �', III �', II I �� I I I I nsn�9 zsn - ezn - - II< �N �❑ ❑ ��, --NN--- ---NN.--- - _--_-� ❑❑❑ BATH - BATH W.I.C. ❑WIC Fra» OWNER'S SUITE �� = I i ❑❑❑ DN DN TH 2 7'-0' L.F. � ,. 13'-6" x 1a'-9" - - ATH 2 SERV �; — — — — / \ '�I F A.U.I A/C I I i A/C A/C I I � I I _ alaHs�mo1 aI3Hs moi ❑ -- --- A/C, IIII — — ��. � �� —�' �� 'ISI � , � ❑❑❑ OWNER W.I.C. W.I.C. WNER' W ---------------_------------------------------------------------- O S , ,; �� 16 2 L.F. �� 16 2 L.F. IIS ' ❑ BATH ❑ BATH O BATH ❑❑ ❑❑ — FLAT A/C ROOF TYP. ❑ ❑ — — ❑ — — ❑ II ______________________________-11 DIN x _--- -- ------ -- ---- - - - - 'S W.I.C. I B❑H Z -- OWNERS SUITE --- OWNERSUITE - - �S" I _ I r VI - - r VI - - — — — -- I 13 0 13 0 13 0 13 0L) 17 6 L.F. — - r -- - r —_- WNER'S SUIT IU — - ] - 0 - - ❑ ❑ i n — — -- OWNER S OWNERS ❑ 13'6° x 13'o" BATH BATH - - - - -W.I.C. - - - - - -- W.I.C. ��S OWNERS SUITE E[� --z WNER' T 7'-2" L.F. — — — — — -- 21' 8" L.F. O S SUI — — — — — -- 13,0.. 13,6.. -------------------- ❑❑❑ a �— 2 -----� y Kl�• - - a ', 12'-0' x 11'3" I A/C SSSS -----1--- Q OWNER'S BATH 13 - ------ ------ ------ LIEN. DNI OF BREAK(HIGH POINT ———————————————————————————— DNI --------- LIN.. � I � w OWNER'S -- - A/c BATH zzzz BEDROOM2 z o -- ° F:A.U. 12'-0' x 11 3" ----- ❑❑❑ r L � — Z � ❑ ', I I I I � ---- I ❑ ___ — —- --------- `------- ------ - - I I � wnlE s su U O ITE _ = OWNER'S SUITE _ __ --- ❑ __—, —_ a � _ _ 13'-2" x 13'-6�� W.I.C. 13'0" 13'6,; 21'-8" L.F. OWNER'S SUIT =___ -- --- OWNER'S - - - - - -- OWNER'. i i A - - - -- ZL 13'-6" N N — — 36 30" II � � 4 ° OWNER'S SUITE OWNER'S SUITE ❑ BATH'\\" N ❑ BATH N - - -- 13'-0" - - - -- I F — ------------------------------------------------- 17'-6' N 13 0 13 0 N 13 0 ❑ L.F. III --- --- — — — -- I BATH 2 I n4 - - - SII ❑ - - - - DN x ---------------------------------------I y FLAT — — — — ROOF TYP. I I A CKD1 -------------------------r------- L----------------- / --- r ---- — — —— — — ❑ -- Z77 — OWNERS ❑❑ I - - - - ��__ WNER' WNER' W.LC, W.I.C. r BATH ❑ r — — 16'-2" L.F. 16'-2" L.F. ❑❑❑ - - - - v. ---- - - ---- ❑ B IIII I � IIII IIII IIII I I �,_�� I - �� / '� III ��, Plan 2 I �-- e�II _ _ �„� BATH ❑ H III � I Ilj A C — — � � f�an � � ='I A/C ®� ®� — — — — U.I A/C A/C \ / 1 ,607 SF OWNER'S SUITE 41 W.I. DN �aHz,mo� j DN �aRewo� LJI I ATH 2 �� % SEfL_-�-'�� o,l v �; ❑❑❑ 13'-6" x 14'-9" ❑e�° L.F. zI ISL�s�e- ase CB TH 2 - W.I. C. F,-- 18'-0" L.F. - -----� I III � I 77Lr//I ---� � �---- BATH BAT ❑ I I I ❑ i �I 10— PIN - —_--_— =--_--_ _--_--_ ❑ BEDROOM 3 ATH I I I I I I I I 11'-0° x 10'9°2 - - BEDR BEDR EDRO M 2 ❑ ❑ �5 �� BEDR OM 2 10' 1° x 10' 11° BEDR OM 2 10' 1° x BED OOM 7 ___= BEDRO M 2 11's' x 10's' Sl �� I N J 10' 1' 12'-1" 10' 1" 12'-1" l0' 1" x 12'0' 10' 1" x 12 0" r r PARAPET ROOF ——— I I IL I I I II � � III � ❑ ❑ � I � ----------- I r r ❑ ❑ 0 0 -- Plan 1 Plan 3 Plan 4 Plan 5 1 ,357 SF 1 ,739 SF 1 ,957 SF 2,144 SF RoofThird A2 , 2 Bldg201 12- Plea Court Townhome : Floor Plans ARCHITECTS PLANNERS DESIGNERS L uuuuuuuuuuuum uuuuuuuuuuuuuuuu' N ,, ,,,,, '-uuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuumi� IIIII,I�I'Vu.r'... lllllVi IIIIIIIIII L,�,.I I i ,� ,,, „,„,„,:. 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I E7U 1,i II F-T-1 OAK 71 _.I I r. r I ' _ I 1= FIF---,H LI=E: 11 1 ===1 I Left Front BUILDING MATERIAL Color Scheme 3 Roof: Flat Roof with Parapet Exterior: Smooth Stucco Finish Veneer: Decorative Paneling Deck Accents: Metal Grill; Metal Railing Window & Door Trim: Aluminum A2 , 3 Awning: Decorative Metal Awning Entry Door: Decorative Front Entry Door eDoor: Decorative Garage Garag Bldg201 12- Plea Court Townhome : Elevations ARCHITECTS . PLANNERS . DESIGNERS iY I„ N IIII i .I:. CC ALATLANTI 0 4 8 16 2015290 1 11-20-2017 H 0 M E S SM ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET I 4 Y v,ii T.O.P. a � o - ------ . fl, n i J J r O F.F -TO-P-- _ i T i co +I . F F G =1 U............ l I [77,1FF - ------ Note: Artist's conception; colors, materials (F.G.VARIES PER CIVIL) Note: Schematic downspout locations shown and application may vary. Right Locations may change in construction Rear document phase. 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LIN Plan 5 - -- W.I.C. 2,964 SF W.I.C. 13'-9" LF 13'-9" LF � \ DN DN \ � BEDROOM 2 BONUS DECK DECK BONUS BEDROOM 2 17'-8"x 14'-9" 6'-0" x 14'-9" '- "x 14'-9" 17'-8"x 141-911 - f7d 60 60 (10'-0° CLGJ � 0 � (10'-0" CLGJ \ L BATH 2� BATH 2 � � \\ � O 0 0 0 O O � \ � \\\ \\ � I v --1 F- - v w.I.C. r�ll PD . R. \R W.I.c. 23'-6" LF1 ,833 SF I I � � I 23'-6" LF �1�1TT1Tz I I S«��S�S OWNER'S OWNERS OWNER'S SUITE BATH BATH OWNER'S SUITE n 31 " LL (10'-0" (--LG.) / BO US/0 T. B D BONU /OPT. BED \ (10'-0" CLG.) O O 1 7'-8" 12'-o O O )00 B. \ \ O. .B.J a � UP DN \ Plan 3 ]� / \ DN UP zs ea — a — Deas -fQ 2,038 SF 0 0 LIN. EE LIN. 0 o ITCHEN�\ 11 KITCHE o OWNER'S OWNER'S \ 0 BATH BATH �1 0 � -i OWNER'S SUITE OWNER'S SUITE DECK GR AT R 13-16"x 13'- " 1 '- "x 13'- " \ AT OM DECK C 0 � 0 C 6'-0" x 24'-5° 3" 1 6'-0" x 24'-5" (10'-0" C G.) W.I.C. 0 1 W.I.C. (lo'0 Plan 1 X ° cLGJ 14' 7" LF 14'-7" LF I I 1 ,728 SF \ x 1 1�_� �_� LIN. A- 2 BA� LIN. 0� B N B N �0 0 UP 11'-2"x 11'-1" 11'-2"x 11'-1" UP 0 o 7ATH TH o ;X III ;X ;X ;X 111 LITS � DN C S. C S. DN �- SERV. - SERV. DN W.I.C. DN 1 11'-1" LF I W.I.C. LIN. INING DINING LIN. / 12 0" x 11' LIV G L ING 3" x1o' = OPT. Hill 17'-2"x 13'-0" 1 T-2" 13-0" OPT. bl y ELEVBED. ELEV. pi N D � BEDROOM 2 --�-�-- --�-�-- BEDRO M 2 '-10" 10'-3"x12'-10' 3"x12 UP 0 0 0 0 � UP 11- x 13-4 J� 11-1 x 1 -4 � KITCHEN KITCHEN � DECK DECK � �� T --- 11'-1"x T-0" 11'1"x T-0" --- 0T'. / \ 1 i� 1 ❑ ❑0Z" iOF � -� -- O O --`y �- O O L Plan 1 Plan 4 1 ,488 SF 2,579 SF Second F A3 , 3 Bldg 300 10- Plea Motorcourt Flats : Floor Plans ARCHITECTS PLANNERS DESIGNERS "+" iY 0I I 48 16 CALATLANTIC 2015290 1 11-20-2017 H 0 M E S sM ORANGE COUNTY. LOS ANGELES . BAY AREA F TRELLIS STRUCTURE TYP. OPTIONAL — OPTIONAL 0�---------------- ------- --------�� FIREPLACE FIREPLACE J L OOF DECK 24--T-1118--1 0" II 11 ROOF DE�"I� 24'-8"x 14'-8" DN EPT. _T OPTI, DN I�_.xP I ELEV.9x ELEVy BO S NUS 6 211 1 x 1316 Plan 5 2,964 SF OPTIONAL OPTIONAL FIREPLACE FIREPLACE L J L J DI Ec R4- 4..K R CK 12 12'- 4" O.T.B. DN DN TRELLIS STRUCTURE TYP. -------------------� L 11F� -------------------� OPTIONAL FIREPLACE OPTIONAL DE FIREPLACE ET� 22'--' -10" 22'-2" -10" Plan 3 2,038 SF ISI II II II � II II II BATH 3 BEDROOM 10'-11'x12'-11' F- 0 0 D DN -- ---------------- DN 1 '4"x21 9" ------------- 14'- "x21ONU' DN o B II II I S ---- 2'BO x 13'b" OOF DE 12-11" x 13'5' ----� OPT. 1,"-1 0'x12'-1 10'x12'-1 OPT. bl ELE,VV O Plan 1 X -tJ O E_LEV. 1 ,728 SF ` OPTIONAL <> OPTIONAL FIREPLACE /7 FIREPLACE Plan 1 Plan 4 1 ,488 SF Third2,579 SF oor A3 , 4 Bldg 300 1 0- Plea Motorcourt Flats : Floor Plans ARCHITECTS PLANNERS DESIGNERS ""I A ILI A IVlllllluuul� „ x ., 1191 ------------------------------------------------- I 4 8 1 I CALATLANTIC 2015290 11-20-2017H 0 M E S sr� ORANGE COUNTY. LOS ANGELES . BAY AREA ---------------------------------------------------- F------------------- ------------------- �________________� �____________====� I �________________ ____ ===� I _______ __==== I -= -= ______� e================ --==------------ �____________====� I ======= �________________ I _RIDGE RIDGE A/C 117\ i1] II �i II I II ii III A/C A/C L1 LUJ I= A/C FLAT FLAT ROOF TYP. ROOF TYP. wI wI C71 C31 �I �I �I �I A/C A/C r7 7/1 PARAPET II ��i�II PARAPET ROOF ��II ��II ROOF IDI � I II T TRELLIS STRUCTURE TYP. STRUCTURE TYP. 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LOS ANGELES . BAY AREA HIGHEST PARAPET T.O.P. w 1 " r O TO_P _ I O CD 6L T \ I .. _-- I E F.F 10.P o T z F.F n (F.G.VARIES PER CIVIL) Note: Artist's conception; colors, materials and application may vary. Rear ......................................................................................................................................... iAli I F-T-1H Note: Schematic downspout locations shown Locations may change in construction BUILDING MATERIAL Front document phase. Color Scheme 2 Roof: Flat Roof with Parapet Exterior: Smooth Stucco Finish Veneer: Decorative Paneling Deck Accents: Metal Railing Window & Door Trim: Aluminum Awning: Decorative Metal Awning A3 , 6 Entry Door: Decorative Front Entry Door Wall: Patio Wall and Gate per Landscape Plan Garage Door: Decorative Garage Doors Bldg 3O- Plex M Flats : Elevations ARCHITECTS . PLANNERS . DESIGNERS °uuuuuuu °uuuuuw iY i 4 8 1, CALATLANTIC 2015290 1 11-20-2017 H 0 M E S SM ORANGE COUNTY. LOS ANGELES . BAY AREA I 60 O x I r , 71 n I MAM Note: Artist's conception; colors, materials and application may vary. Right M77 P Jw h, t f BUILDING MATERIAL Left Color Scheme 2 Roof: Flat Roof with Parapet Exterior: Smooth Stucco Finish Veneer: Decorative Paneling Deck Accents: Metal Railing Window & Door Trim: Aluminum Awning: Decorative Metal Awning A3 , 7 Entry Door: Decorative Front Entry Door Wall: Patio Wall and Gate per Landscape Plan Garage Door: Decorative Garage Doors Bldg 3O- Plex M Flats : Elevations ARCHITECTS . PLANNERS . DESIGNERS XAILIA rY 0 4 8 16 CALATLANTIC 2015290 11-20-2017H 0 M E S SM ORANGE COUNTY. LOS ANGELES . BAY AREA map � I u .. f t � r ti �, •,'�" s �- •'�.. ,w � �.�� .:: � . ��a - � „'� +�"•M � "wry', „ ir1 ; r wNMom a• .� ^ �,. e w - ,��„' �.,, e'. r ... ,�•",. ,' . �,�. 'fir:_ r""'°,�,.”" tet'` ^ ,. �' " • - ;;P ,M "_ � . .. 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ENTRY --- �` //� ' UP Plan 2X i I DROP --— - 3 BEDROOM J 2.5 BATH A1C -- t(—J� R. rqs GAL'I ----- _ BONUS / ROOF TOP DECK i r - - �} --nl 2 292 SF -— j� AJc Jll 195,GALL - - --------------------- - i �� _- DEN I I I I o A/C YARD o A1C -- ;- YARD _ Ian 1 X = - -- µ l 35 GAL. GAL. -L 9 i5 GAL, i n ^ G P C' j 35 G3 BEDROOM J 2.5 BATH / G G 7 GAL.. :._Up -- o DEN E3 PAN. . 2,034 SF KITCHEN _ - v_ _. YARD - `i' YARD AJC - II 'f (�[! OPT - -- PDR. ❑Q --- L' - -- OVEN a UP h i i DROP r-35 L ` LIP a 9 GAL:95 GAL I 15 CAL.g5 GAL' T R II I Op 101-01, I i DEN GREAT ROOM 13' "xf9'-3 14'-3°x 24'-9" - II - ---- -�4 Plan L - 2-CAR GARAGE �2o-0R 2T-9 GARAGE 3 BEDROOM J 2.5 BATH J ; 20•-0• x 20'-0' CLR. ------------ ROOF TOP DECK - ;} --� -. -�;•. ------------ - 2,293 SF � s�� - _- -- -. ENTRY - 1 ENTRY . ! L] Plan 1 ------ ------ TANKLE55 -------TANKIES$ - -------- Will ------ --- _ ------------- -------------- ----------------- -----------------ALL--------------� � o Do ----------------J 3 BEDROOM J 2.5 BATH 1 L----------- Q � ; a 0© �� Private Area L---------- DEN L------------------- 2,034 SF First A4 , 2 Single FamilyCluster: Floor Plans ARCHITECTS PLANNERS DESIGNERS ---------------------------------------------- 0 4 8 16 CALATLANTIC 2015290 11-20-2017H 0 M E S sr� ORANGE COUNTY. LOS ANGELES . BAY AREA ,.,, 0 0 9080 OPT TEMP GLASS 9030 DPT TEMP GLASS STACKED SLIDING DOOP, -------- Q STACKED SLIDING-- -------- Q r------------------ 6050 SL r------------------ 6050 OR t' I xlx BE ROOM 2 DN 11'- "x12'-1" oa 0 � Q OW ER'S SUITE BATH 2 OWNER'S SUITE O BA 1 T 5"x 17'-9" 0 14'-4" 17'-9" 0 I UP rl REDROOR (o (o "3 ----- L°� W.I.C. ---_ zzz -------- O. BA 12-4 x 1l'-' �F„A.U� 9 QI- v -� 2a'a" LF SERV.. 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OVEN ----- I \ \ I OWNERS S SUITE �Q% I' �Q' 1 '- "x1 P 3 0 -0" UP W.LC. ti I � I — ------- — � BATH 2 —, — ----- — KITCHEN —, / -- - 12'2" LF � DN - - - -- �� U/ ---- _--_-�� -.� Plan 2 =-�s�s—��I�' -_� [Cfloi {}} F.AU.I do o=--_--= N--J I F1 LIN. O =--_--= N--J zz —_--_--_— zz 2040Fx 16'11'x 1 '6" �� —_--_--_— _ rD O. BA BEDROOM g DRO M 3/OP LFT o 11'0" 11x '6" e 11-2"x 11'-0" 14'-8"x 11'-2" CSMT 3050 FX .3 CSMT Plan I 3050 CSMT 3050 FX 3050 CSMT or % DECK ,N r 3080IL 3080 6050SL 6050SL Second F A4 , 3 Single FamilyCluster: Floor Plans ARCHITECTS PLANNERS DESIGNERS iY 0U111 ---------------------------------------------- 0 ------ ------ -----0 4 8 16 CALATLANTIC 2015290 11-20-2017H 0 M E S SM ORANGE COUNTY. LOS ANGELES . BAY AREA is 0909 DN 1 11 owl 20 3"x 15'6" N- ROOF DECK _ 27'-3" x 25'-9' OPTIONAL O FIREPLACE O OPTIONAL ____________ TFIREPLACE ------------ --------- II IIII Illy-----------OII IIII II --� II Ir------------71 II ROOF DECK O O ------------ 23'-10N 9'-7" O O ------------- T---TT—--TI N IT----IT---7 F— r------------- II F---TT---TI N IT----IT---7F— r------------71 II --J ------------- li --J N-------------lil�li O OI O ------- ---------------------- ----------------------- u u ------------ 19680 OPT TEO GLASSI I I 19680 OPT TEO GLASS IIACKED SLA G DOOR iIACKED SLldl G DOOR Plan 3 DN O O O O BONUS �-------I L------J OPTIONAL FIREPLACE ------------ Plan 4 ------------ ------------ 80262E I Plan 2X e9202F 5050 LX ------------ 302 LX 5 so LX ————————————- O \J O ------------ 4 cJ O --------- ---- 14'-1o'x 5° ROOF DECK -- -3C'-S'-__ w -7 BE ROOM 2 7i ------------ X OWNER'S SUITE °O`� O. BA FAUi 10'8"x11'-0" V ------- -� �I V 13'-3"x 12'4" - V o` O O = _ -----� O O = _ -----� N OfYB. see N /\ O 5880 iiO BI-bV22 --------------- — — ii ----------- N � BAH as0 DN O 4 0 �aao POHRI-bV22 V O ZZ 2085 61 bV22 V V N 5980 — --- ;�I N 5880 — N N ��II W.I.C. I�� DN N 20'-4" LF BEDROOM 3 LIN. 10'5"x11-3" SERV. ti Plan 1XLLL JM EXVDA' Se20C2Wl J201LX M\ SoloCOW1 5820C2Wl 30de LX M\ SOd U& 0dP_EX M\ DN � 3046 FX W/ 2040CSMT "046 FX W/ 2040 CSMT 1646 FX ABV. 2650 CSMT 1646 FX ABV. 2650 CSMT O —_—_ -� Ll „ Ll =1 '� �' SERV. NUS � W.I.C. II'� ��:i--=�,� l El � 23' "x14'S LIN, T: BEDROOM 3 - --- 20' 0" LF l - --- 10'-8"x 11'3" NLU DN N N 268-0 °{N 268—0 OPTIONAL Plan 2 46 FIREPLACE _—BI-PASS 268O 268 BI-PASS O O O ROOF DECK OWNER'S SUITE O O 13'3"x 12'-9" 10'6" x 30'5" —5— 06i 66s-1-P— ASS O. BA FA.0 OMi BPlan - �I II IIII I IIII IIII IIII IIII IIII IIII II -� I I II II II II II II I N -� I I II II II II II II I l l I �, I I II II II II II II I -, I II II II II II II I ��---��---��--- ---��---1�� L---��---��--- ---��---�� O o o �� o 0 2020 FX 3059 FX 2020 FX 60505L 6050SL Third A4 , 4 Single FamilyCluster: Floor Plans ARCHITECTS PLANNERS DESIGNERS N ' 0U111 ------ ------ ----- r6� six 0 4 8 16 CALATLANTIC 2015290 11-20-2017H 0 M E S SM ORANGE COUNTY. LOS ANGELES . BAY AREA N N 1/2:12 1/2:12 rr 1/2:12 1/2:12 N N ------- N N r r ________ _______ _ ____, r _______ - _______ ________------------------------------------ ----------- , r 1/2:12 1/2:12 1/2:12 _„-----_- 1/2:12 N T T N N N N N sra�r srs�r ------ ------ CA f `? ------------ ------------ a a ------------- M ------------u m ------------� ------------u ------------ I ------ ------ NrA n ------------ n ------------ a�S a5 - LU 112:12 112:12 112:12 ------ ---RIDGE ------ - ----- RIDGE--- 1/2:12 1/2:12 N N N N 1/2:12 1/2:12 IUL---Iu---u---ul---ul---iLul I IUIL---Iu---u---ul---ul---uuu 7-- Roof Plan A4 , 5 Single FamilyCluster: Roof Plans ARCHITECTS PLANNERS DESIGNERS Uw. iY II�J,,.,, ,,.,;r,� w�w�.,� ----------------- 0 ....aaa<0 4 8 16 CALATLANTIC VVF 000000000000000, I, 2015290 11-20-2017 Sri H 0 M E S .......................................................... ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET T.O.P. 1 O - - FF---- _ _TO_P EO M r +1 F.F _ 70.- T ,a- F.F Note: Schematic downspout locations shown (F.G.VARIES PER CIVIL) Locations may change in construction Right R document phase. BUILDING MATERIAL TW Roof: Flat Roof with Parapet Exterior: Scored Smooth Stucco Finish Entry Door: Decorative Front Entry Door Veneer: Decorative Paneling Window & Door Trim: Aluminum EAwning: Decorative Metal Awning Deck Accents: Metal Railing nt,, - — Garage Door: Decorative Garage Doors Note: Artist's conception; colors, materials Left and application may vary. Front Color Scheme 3 A4 , 6 Single FamilyCluster: Plan 1A Elevations ARCHITECTS . PLANNERS . DESIGNERS ��u- - - Uw. "ILA -------------------------------------------------- iY XAIL A auur CC ALATLANTI 0 4 8 16 "h-=7u s t i n L IL __ . 2015290 11-20-2017 sr� O�O�O�O�O�O�o0000�0�0�0�, � � 1 H 0MES011. ............... ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET AV TO.P. _ T 0-) 1 - - F.F _ _TO_P Cfl = M r +I � F.F TO.P T LLL 1 LLW��..•...JJJ c �h F.F ---- L- --IIL-jl Note: Schematic downspout locations shown T (F.G.VARIES PER CIVIL) Locations may change in construction Right R ( Enhanced ) Rear document phase. BUILDING MATERIAL Roof: Flat Roof with Parapet TT T Exterior: Scored Smooth Stucco Finish -IT Entry Door: Decorative Front Entry Door Veneer: Decorative Paneling Window & Door Trim: Aluminum Awning: Decorative Metal Awning Deck Accents: Metal Railing Wall: Privacy Wall and Gate at Enhancements Typ. Garage Door: Decorative Garage Doors Note: Artist's conception; colors, materials Left and application may vary. Front Color Scheme 1 A4 , 7 Single FamilyCluster: Plan 1 B Elevations ARCHITECTS . PLANNERS . DESIGNERS Uw. iY .du wum -rgTM -------------------------------------------------- 0 ,......_----,......_,...,.---- --------- auur V `.0 4 8 16 n Pl'�' CALATLANTICVVI gacys t i— L __ . a ��uuuuuuuuuuuuuuiii 2015290 11-20-2017 sr� \\\\\\\\\\\\\\\ � ! H 0 M E011 S ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET T.O.P. T 1 CD F.F _ -,%'* _TO_P Cfl M r +I 0-) F.F _ 70.- T i 1 .__ 0) Lij LF Note: Schematic downspout locations shown (F.G.VARIES PER CIVIL) Locations may change in construction Right R ( Enhanced ) Rear document phase. F BUILDING MATERIAL Roof: Flat Roof with Parapet Exterior: Scored Smooth Stucco Finish IT Entry Door: Decorative Front Entry Door Veneer: Decorative Paneling Window & Door Trim: Aluminum Awning: Decorative Metal Awning 0 D Deck Accents: Metal Railing Wall: Privacy Wall and Gate at Enhancements Typ. 11 IF=� Garage Door: Decorative Garage Doors Note: Artist's conception; colors, materials Left and application may vary. Front Color Scheme 2 A4 , 8 Single FamilyCluster: Plan 1XA Elevations ARCHITECTS . PLANNERS . DESIGNERS Uw. iY .du wum -rgTM -------------------------------------------------- 0 ,......_----,......_,...,.---- --------- auur 0 4 8 16 CALATLANTIC VVI Ak � gacys t i L __ . , a ��uuuuuuuuuuuuuuiii 2015290 11-20-2017 sr� \\\\\\\\\\\\\\\ � ! H 0 M E S ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET T.O.P. T 71 1 CD F.F _ _ _TO_P Cfl M r +I 0-) F.F _ 70.P LlT 1 car--k F.F Note: Schematic downspout locations shown (F.G.VARIES PER CIVIL) Locations may change in construction Right R document phase. 1 BUILDING MATERIAL Roof: Flat Roof with Parapet Exterior: Scored Smooth Stucco Finish Entry Door: Decorative Front Entry Door Veneer: Decorative Paneling Window & Door Trim: Aluminum Awning: Decorative Metal Awning Deck Accents: Metal Railing Garage Door: Decorative Garage Doors Note: Artist's conception; colors, materials Left and application may vary. Front Color Scheme 6 A4 , 9 Single FamilyCluster: Plan 1XB Elevations ARCHITECTS . PLANNERS . DESIGNERS Uw. -------------------------------------------------- iY auur ALATLAN TIC 0 4 8 16 1/ n e-g a Cy VVIA, In ust - L 2015290 11-20-2017H 0 M E S sr� ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET T.0_P. _ o T CD 1 _T 0.P _ Cfl M r +I _ _ F.F _ TO.P F 1T 1 T LL��W..JJJ F.F ° Note: Schematic downspout locations shown (F.G.VARIES PER CIVIL) Locations may change in construction Right R document phase. BUILDING MATERIAL Roof: Flat Roof with Parapet Exterior: Scored Smooth Stucco Finish 131 Entry Door: Decorative Front Entry Door Veneer: Decorative Paneling wm Window & Door Trim: Aluminum - Awning: Decorative Metal Awning Ll Deck Accents: Metal Railing � Garage Door: Decorative Garage Doors Note: Artist's conception; colors, materials Left and application may vary. Front Color Scheme 6 A4 , 1 0 Single FamilyCluster: Plan 1YB Elevations ARCHITECTS . PLANNERS . DESIGNERS Uw. --------------------------------------------------- iY auur AT T LAN T Iacy 0 4 8 16VVI ��uuuuuuuuuuuuuulll� __ . T u s t i n L ........... 2015290 11-20-2017 sr� OOOOOOo0000000 eg 011 H 0 MES ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET ..... T.O.P. o Im C-0 - F.F _ - F - -TO.P__ a Cfl M r +I 0 FF _ 70.-P- L T ----------- 1 F.F Note: Schematic downspout locations shown (F.G.VARIES PER CIVIL) Locations may change in construction Right R document phase. ° BUILDING MATERIAL rm Roof: Flat Roof with Parapet Exterior: Scored Smooth Stucco Finish Entry Door: Decorative Front Entry Door Veneer: Decorative Paneling O Window & Door Trim: Aluminum Awning: Decorative Metal Awning Deck Accents: Metal Railing Garage Door: Decorative Garage Doors Note: Artist's conception; colors, materials Left and application may vary. Front Color Scheme 5 A4 , 11 Single FamilyCluster: Plan 2A Elevations ARCHITECTS . PLANNERS . DESIGNERS ��u- - - Uw. "ILA -------------------------------------------------- iY XAIL A auur CC ALATLANTIu s t i n L IL 0 4 8 16 ��uuuuuuuuuuuuuulll� __ . 2015290 11-20-2017 sr� O�O�O�O�O�O�o0000�0�0�0�, � � 1 H 0 M E011 S ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET T.O.P. T 1 i F.F ---- _T0_P__ Cfl c _jL r +1 LIL FF ------ F1 -17 -TO-P-- T 1 F.F 11 mil ji i %1 M-Note: Schematic downspout locations shown (F.G.VARIES PER CIVIL) Locations may change in construction R h t Rear document phase. BUILDING MATERIAL U Roof: Flat Roof with ---- Parapet ------ p s Exterior: Scored Smooth Stucco Finish Entry Door: Decorative Front Entry Door nl J?JDy"'" Veneer: Decorative Paneling IFF Window & Door Trim: Aluminum o Awning: Decorative Metal Awning Deck Accents: Metal Trellis at Roof Decks, Metal Railing Ll Garage Door: Decorative Garage Doors Note: Artist's conception; colors, materials Lef and application may vary. Front Color Scheme 4 A4 , 12 Single FamilyCluster: Plan 2B Elevations ARCHITECTS . PLANNERS . DESIGNERSVVI Adak Uw. -------------------------------------------------- iY auur fh,4u,s4wz ll 0 4 8 16 CALATLANTIC u �� n stin 2015290 11-20-2017 SM H 0 M E S , ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET _T.0_PEE -- T 0-) 1 F.F _ M r +I 0-) F.FLIE _ -- FT=� T 1 F.F LLI Note: Schematic downspout locations shown (F.G.VARIES PER CIVIL) Locations may change in construction R h t Rear ( Enhanced ) Rear document phase. a BUILDING MATERIAL Roof: Flat Roof with Parapet Exterior: Scored Smooth Stucco Finish Entry Door: Decorative Front Entry Door Veneer: Decorative Paneling 77 Window & Door Trim: Aluminum Awning: Decorative Metal Awning Deck Accents: Metal Trellis at Roof Decks; Metal Railing LIU Wall: Privacy Wall and Gate at Enhancements Typ. Garage Door: Decorative Garage Doors Note: Artist's conception; colors, materials Lef and application may vary. Front Color Scheme 5 A4 , 13 Single FamilyCluster: Plan 2XA Elevations ARCHITECTS . PLANNERS . DESIGNERS ��u- - - Uw. "ILA iY n i aoor ,;;: sz _fh,4w.ti„s4wo VVI AU 0 4 8 16 CALATLANTIC I __ ............. ................... 00000000000000 I, / n ustin L eg a C y 2015290 111-20-2017 H 0 M E sr� � ., ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET T.O.P. 0 P = _' n r _4 F.F TO.P Cfl M r Stt<S�atiSj�gtssnaatu�itis +1 _1 t — — F.F T.O.P. —-—-—- 0-) T 1 F.F Note: Schematic downspout locations shown (F.G.VARIES PER CIVIL) Locations may change in construction Rightl RRear document phase. ® o BUILDING MATERIAL Roof: Flat Roof with Parapet Exterior: Scored Smooth Stucco Finish Entry Door: Decorative Front Entry Door Veneer: Decorative Paneling Window & Door Trim: Aluminum 11 �f Awning: Decorative Metal Awning gEl - Deck Accents: Metal Trellis at Roof Decks; Metal Railing 'Fj� ............ 0 Wall: Privacy Wall and Gate at Enhancements Typ. Garage Door: Decorative Garage Doors Note: Artist's conception; colors, materials Lef and application may vary. Front Color Scheme 4 A4 , 14 Single FamilyCluster: Plan 2XB Elevations ARCHITECTS . PLANNERS . DESIGNERS ��u- — — Uw. "ILA iY ---------------------------------------------- XAIL A i auur m I 11 111 e�q 0 4 8 16 ALATLANTICCustin 2015290 11-20-2017 S H 0MES ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET T.O.P. 31 T 1 BUILDING MATERIAL p F.F ------ T0P — .. Roof: Flat Roof with Parapet F-- r Exterior: Scored Smooth Stucco Finish +1 Entry Door: Decorative Front Entry Door F.F _ T O a Veneer: Stone Veneer; Decorative Paneling _ _P _ Window & Door Trim: Aluminum - W— T Deck Accents: Metal Trellis at Decks; Metal Railing 1 I Wall: Privacy Wall and Gate at Enhancements Typ. Garage Door: Decorative Garage Doors - _ F.F ---- Note: Schematic downspout locations shown (F.G.vARIES PER CIVIL) Locations may change in construction Right R document phase. r - a _ i 4 fi i O Note: Artist's conception; colors, materials Left Left ( Enhanced ) and application may vary. Front Color Scheme 1 A4 , 15 Single FamilyCluster: Plan 3A Elevations ARCHITECTS . PLANNERS . DESIGNERS iY 0U111 ---------------------------------------------- I ------ ------ ----- 0 4 8 16 CALATLANTIC 2015290 1 11-20-2017 H 0 M E S SM ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET T.O.P. T 1 BUILDING MATERIAL CD F.F _ Roof: Flat Roof with Parapet _ =To=P Exterior: Scored Smooth Stucco Finish M r Entry Door: Decorative Front Entry Door +1 ' Veneer: Decorative Paneling F.F Window & Door Trim: Aluminum = ---P -- Awning: Decorative Metal Awning T Deck Accents: Metal Trellis at Decks; Metal Railing 1 Wall: Privacy Wall and Gate at Enhancements Typ. Garage Door: Decorative Garage Doors _ - FF --__ Note: Schematic downspout locations shown (F.G.VARIES PER CIVIL) R g h t Rear Locations may change in construction document phase. O NJ lyr 14 Em i i e _ - __ - e Note: Artist's conception; colors, materials Left Left ( Enhanced ) and application may vary. Front Color Scheme 6 A4 , 16 Single FamilyCluster: Plan 3B Elevations ARCHITECTS . PLANNERS . DESIGNERS iY 0U111 ---------------------------------------------- X ------ ------ ----n 0i i I 48 1, CALATLANTIC 2015290 11-20-2017 H 0 M E S Sri ORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET T.O.P. { LL J -=, 1 I - FF -- — - ------ -TO-- --- -- ^ T `YJ 1 M I + 0-)I F.F TO.P 1 k_ Note: Schematic downspout locations shown (F.G.VARIES PER CIVIL) Locations may change in construction Right RRear document phase. a rr -- - BUILDING MATERIAL 0 Roof: Flat Roof with Parapet Exterior: Scored Smooth Stucco Finish AL Entry Door: Decorative Front Entry Door ' Veneer: Stone Veneer; Decorative Paneling Window & Door Trim: Aluminum Awning: Decorative Metal Awning o Deck Accents: Metal Trellis at Roof Deck; Metal Railing Wall: Privacy Wall and Gate at Enhancements Typ. Garage Door: Decorative Garage Doors g g Note: Artist's conception; colors, materials Left and application may vary. Front Color Scheme 3 A4 , 17 Single FamilyCluster: Plan 4A Elevations ARCHITECTS . PLANNERS . DESIGNERS Uw. X iY ALATLAN T I C ITI 0 4 8 16 VVI M 000000000000000, I � In 1- -ustin L acy 2015290 1 11-20-2017 H 0 M E sr� ORANGE COUNTY. LOS ANGELES . BAY AREA ,,.,.,. HIGHEST PARAPET T.O.P. T ' 0-)1 i _ F.F TO.--- -- ' T _ M ' +I _ F.F T0.P T 1 F Note: Schematic downspout locations shown (F.G.VARIES PER CIVIL) Locations may change in construction Right R document phase. LE Lj I I BUILDING MATERIAL Roof: Flat Roof with Parapet Exterior: Scored Smooth Stucco Finish -- Entry Door: Decorative Front Entry Door 6 Veneer: Decorative Paneling Window & Door Trim: Aluminum _ Awning: Decorative Metal Awning I Deck Accents: Metal Trellis at Roof Deck; Metal Railing Garage Door: Decorative Garage DoorsNote: Artist's Artist's conception; colors, materials Left and application may vary. Front Color Scheme 2 A4 , 18 Single FamilyCluster: Plan 4B Elevations ARCHITECTS . PLANNERS . DESIGNERS ��u- - - Uw. "ILA --------------------------------------------------- iY XAIL A ORION auur Iim 0 4 8 16 ALTLAINTICas u 4M " 111 n - ustin fe�qacyl 2015290 11-20-2017 SM H 0 M E S ORANGE COUNTY. LOS ANGELES . BAY AREA a uk e a w ,. .. v 1R'r ws � x •n n ' P iN iW iy{x ^+ t .. .- � � �� . ..• ,� P � � , '� ;., ';' � �y a �M�I�y, - �s�" ,� 1" ,�SII �� ! �F. ., �'� 'w�" ? „,.' Qp Ni ,m y MP 1 r r �,.,.: �, .�„ ;r,,. • ', ', ,� ,' _ q-.� a. �. ;,� ,e�-�h"r::,. .'aid � � ,,.� ��' ,: �.e.• .._.. " r - :�y.. Y..�, wer. '. " d '$,;• ° S ww� .," d J # 1..> w f` b ' y.:N4R�`,��. Vys ��. "� YW e,,. �. � ." .. .. . .. ��-. � " d �Y r Y �,p. -"""�.•. I �r 4� ..- xl�. �k 1+. 1 r, 4.« � P.. M' • > : I i Aw �y Mold w� 1 I i I rte. ■ ai + ■�� #k i+ r m � r { r �� ■� `_.: s. .. t0.'"�" .. � - - � .. } `P e �. .. r.' '\t_ I - r �. 4 w, _ _ /tom l +� t e • f l+l 7 ,. -:r-, '��- _ . ;F�.. .rt �. ��, y�P�,_�• r. •_l�` � '� ..yt F � - ,�a �, • -- . . -- �. r ' r: � -. - -- ,. , : -„ .i;•, - _ - ,, f�" 71 IT i z - ,L •tom•.. ,. w J ' , WWL ................................................................................ V .. a -:�.._ '::. - • n - �r - - - - - a L L i —r_• �ti. Tx r , 4r• in Tustin Legacy F— —7F— _77 _77 —71 Iv / Iv / Iv / Iv / I 95\COAL 95\COAL 95\COAL 95\COAL ® / TVI / /T\ / T \ / T \ FLAT a ROOF TYP. L- - - - - - - - - - - POOL EQUIP. \ / \ / 439 SF F Ln -1'r- Ln LnSHOWER 6D PARAPET - o ROOF � W O ° M OD JANITOL JC� ADA UTI L. SHCbWER C� 0 L - - - v 8/®8// 32/-0" 12/®4// 491-10/f Roof PFloor Plan A5 , 2 Pool Building : Floor Plans ARCHITECTS PLANNERS DESIGNERS "` """""""" """"" Illllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll�00000000000000000000 o,.u 0i i 2iCALATLANTIC Vviii, U _ 2015290 1 11-20-2017 H 0 n n E � SmI IORANGE COUNTY. LOS ANGELES . BAY AREA HIGHEST PARAPET �u ------------------------ i co T I CD I� fir, CD l Mr T - Note: Schematic downspout locations shown (F.G.VARIES PER CIVIL) Locations may change in construction Right Rear document phase. ........ ........ r + �MIII�NiMIIIM�IIIVI�I Note: Artist's conception; colors, materials Left and application may vary. Front BUILDING MATERIAL Color Scheme 6 Roof: Flat Roof with Parapet Exterior: Scored Smooth Stucco Finish Entry Door: Decorative Door with Lites Accent: Decorative Screen at Restroom Entry Veneer: Decorative Paneling A5 , 3 Window & Door Trim: Aluminum Awning: Decorative Metal Awning Trellis: Metal Trellis Pool Building : E ARCHITECTS . PLANNERS . DESIGNERS 1101 VVIiA 0 24CALATLANTIC - . . 2015290 1 11-20-2017 H 0 M E S SM ORANGE COUNTY. LOS ANGELES . BAY AREA SITE PLAN TENTATIVE TRACT P 18125 MA EDINCER AVE TUSTIN LEGACY LEVITY R0 � PROJECT SI � LEGAL DESCRIPTION P 10 U H �P IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, BEING A SUBDIVISION OF PORTIONS �Q�4Q Q�Q M��O� -13 o� OF LOTS 19, KKK & LLL, AND PORTIONS OF LOTS III, JJJ, YYY, BBBB, CCCC, DDDD, GGGG, & HHHH OF � o J c a TRACT NO. 17404, AS SHOWN ON A MAP FILED IN BOOK 907, PAGES 6 THROUGH 42, INCLUSIVE, OF � 261 =`Z MOFFET DRIVE MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. cn 241 WARNER 55 Z m 9�F 0 o4+c � 9�F` �0F yp�� TTM 17404 PROJECT SITE 9� LO r 111 174 04/ m Q �� L OT AAA 7RA r r 17110 1 ��, �,�WA5Y �J F�T�� P�o 13 0 F BARRANCA PKWY ° ■ MOFFET T DRIVE - ■ J� F T 0 0 Op�� r r r ■ JP �� 405 LOCATION MAP � � r � r ■ 73 DRIVE s ■ UNl ERSITY N.T.S. Q V' -- s s A -- _ ■ LOT .F RACT 1041 NOTES v E ST.-- - ■ 1. EXISTING LAND USE VACANT Q ___ { a ■ 2. PROPOSED LAND USE: RESIDENTIAL 3. GENERAL PLAN LAND USE DESIGNATION: MCAS TUSTIN SPECIFIC PLAN Z VELOCITY W ■ 4. EXISTING ZONING: TUSTIN LEGACY SPECIFIC PLAN � MOTORCOURT —' ■ MAP- 5. PROPOSED UNDERGROUND UTILITIES: FLEET �s- '3 ' or z FLATS_ Z ■ N.T.S. ELECTRICAL — SOUTHERN CALIFORNIA EDISON ——— d� l �- ® ■ GAS — SOUTHERN CALIFORNIA GAS COMPANY COI TIROW W VELOCITY -- TELEPHONE — AT&T TOWNHOMES ---� ■ CABLE TV — COX COMMUNICATIONS/TIME WARNER CABLE 0 „ MOTORCOURT L� Q ■ SEWER — IRVINE RANCH WATER DISTRICT i FLATS ICI N ■ WATER IRVINE RANCH WATER DISTRICT 1 _ � SINGLE FAMILY Q6. ALL PRIVATE ROADS SHALL GRANT EASEMENTS FROM Ft TO Ft FOR UTILITY, EMERGENCY VEHICLE AND ■ — --- --- CL � --- ---� USTERS rrRA r r 17:507 SHEET INDEX PUBLIC SERVICES INGRESS/EGRESS PURPOSES. ■ —__ 1 1 �1_ 1 ■ 7. THE SUBDIVIDER RESERVES THE RIGHT TO FILE MULTIPLE FINAL MAPS FOR THIS TENTATIVE TRACT MAP. ■ _ ■ SHEET N0. DESCRIPTION 8. PROPOSED DEVELOPMENT IS WITHIN THE TUSTIN UNIFIED SCHOOL DISTRICT ■ 1 b — ��C�� ST.-- — ;� ■ ® ,, ,�—, y ■ 9. THOMAS GUIDE ORANGE COUNTY (2006 ED.) PAGE 860, GRID C1, C2, DI & D2. ■ C. 1 TITLE SHEET ■ C.2 STATISTICAL SUMMARY & DETAILS 10. THE DEVELOPER WILL COMPLY WITH ENERGY CONSERVATION MEASURES SET FORTH IN TITLE 24 OF ; ___ ■ THE CALIFORNIA ADMINISTRATIVE COD6 $ ■ C.3 TYPICAL STREET SECTIONS E. I 11. THE PROPOSED PROJECT SITE, PER FIRM MAP NUMBER 06059CO279J DATED DECEMBER 3, 2009, IS 1 ti J J b Q $ ■ C.4 PERIMETER SETBACK PLAN DESIGNATED AS ZONE X WHICH IS OUTSIDE ANY 100 YEAR FLOOD ZONE. z ■ C.5 SITE PLAN 12, PROPOSED GRADING AND EROSION CONTROL SHALL BE CONSISTENT WITH THE REQUIREMENTS OF THE L 4 ■ CITY OF TUSTIN GRADING MANUAL AND CALIFORNIA BUILDING CODE. ■ L ■ C.6 CONCEPTUAL UTILITIES PLAN 13, PARKLAND DEDICATION REQUIREMENTS SHALL BE SATISFIED UNDER THE TERMS OF THE TUSTIN ■ ■ C. 7 TRASH PICK—UP PLAN LEGACY DISPOSITION AND DEVELOPMENT AGREEMENT EXECUTED MAY 4, 2006. ■ VICTORY ROAD _ ■ ■ ■ 14. TOTAL PROJECT ACREAGE IS 20. 1 GROSS ACRES. C.8 OPEN SPACE PLAN HT■ 3 ■ C.9 PHASING PLAN 15, ALL STREETS ARE PRIVATE UNLESS OTHERWISE NOTED. ■ ■ C. 10 CONCEPTUAL GRADING PLAN ii i i LOT 20 LOT jVJjVJjVJ RArr 17211041 RArr 17211041 n 7RA r r 17,507 o -INDEX MAP C . 1 0 Title Sheet g EMU) W, o, CALATLANTIC .,www.., ��, �� a HUNSAKER & ASSOCIATES r H0ME ` 'amm R V I N E , I N C . �i ?„ ssruua rt rmr.✓; DEVELOPMENT STANDARDS: PARKING SUMMARY DENSITY SUMMARY STATISTICAL SUMMARY ICON (SINGLE FAMILY CLUSTER) No.of No of SPEC19C PLAN * TOTAL No.of required PRODUCT TYPE PRODUCT COUNT PRODUCT DENSITY LOT NUMBERS TOTAL LOTS PROPOSED LAND USE COMMENTS TOTAL ACREAGE No of provided No.of required unassigned guest provided Total ALLOT DUTY GROSS ACREAGE Unit type No.of Units garages Total provided MULTI-FAMILY CONDOMINIUMS & DESCRIPTION REOUIfiED PROVIDED garages guest spaces spaces for guest Required SINGLE FAMILY CLUSTER 57 14 DU/ACRE 15 DU/ACRE MINIMUM LOT SIZE 3,000 S.F. 4.0 AC. 2sp/du tandem garages spaces 1-7 7 RESIDENTIAL SINGLE FAMILY DETACHED 1 1.39 AC. 1 1.39 AC. CONDOMINIUMS MAXIMUM SITE COVERAGE NIA NIA COURT/ROW TOWNHOMES 101 24 DU/ACRE 25 DU/ACRE** MAXIMUM BUILDING HEIGHT 3 STORIES ±37' SFD 57 114 114 0 8 1 PRIVATE PARK 0.58 AC. 0.58 AC. FLEET (COURT/ROW TOWNHOMES) SFAs 101 202 1902 25.25 123 MOTORCOURT FLATS 60 19 DUI ACRE 25 DUI ACRE* A 1 LANDSCAPE LOT WILL INCLUDE HARDSCAPE & 0.26 AC. 0.26 AC. DESCRIPTION REOUIlFIED PROVIDED MFD 1 60 120 1 120 15LANDSCAPE ELEMENTS MINIMUM LOT SIZE NONE 4.0 AC, Total 218 436 436 40.25 123'4 464 476.25 494 * PER MCAS TUSTIN SPEC/FIC PLAN/REUSE PLAN, PA-15 B 1 PRIVATE STREETS 2.32 AC. 2.32 AC. MAXIMUM SITE COVERAGE NIA NIA MEDIUM HIGH DENSITY RESIDENTIAL MAXIMUM BUILDING HEIGHT 6 STORIES ±38' For the purpose o required parking allocation,the Single Family Attached product is considered as multifamilyer Section 3.20.2. TUSTIN RANCH ROAD, p p f q p g g y pp PUBLIC STREETS VICTORY ROAD, MOPPET DRIVE, 5.52 AC. -- VELOCITY (MOTORCOURT FLATS) 2 Twelve(12)units include tandem garages for a total of twenty-four(24)garage spaces. Only one(1)tandem space per unit is counted towards required i j/ parking. The tandem spaces shall be used for parking but does not count toward poking requirement. �!j, & PARK AVENUE DESCRIPTION REQII[RED PROVIDED 3 Twelve(12)of the unassigned uncovered poking spaces within the development are to satisfy parking for units with tandem spaces. There shall be a MUDSI L L TOTALS 12DEVELOPMENT AREA 20.07 AC. 14.55 AC. MINIMUM LOT SIZE NONE 3.2 AC. minimum of 12 unassigned spaces permanently allocated for use by these units. MAXIMUM SITE COVERAGE NIA NIA 4 Electrical Vehicle Supply Equipment(EVSE)shall be installed in accordance with California Electrical Code,Article 625. Three(3)percent of the total guest FINISH FL 0 0 R 8 MIN. MAXIMUM BUILDING HEIGHT 6 STORIES ±39' parking spaces but not less than one(1)shall be EV spaces capable of supporting future EVSE. A tote of two(2)spaces provided on-site. a a 2% MIN. -20% MAX. FOR DIRT, a 2% MIN. FOR 5 FT. FOR PAVEMENT. BUILDING SUMMARY ICON (SINGLE FAMILY CLUSTER) - SFD ACCESSELE UNIT TYPE NUMBER OF UNITS PERCENTAGE SQUARE FEET UNITS DON 112 both, Den TYPICAL BUILDING DRAINAGE DETAIL 1X 10 17% 2,034 0 3 bed, 2 112 bath, Den XTA 2 9 169 2,293 0 3 bed, 2 112 bath, Roof Top Deck 2X 9 169 2,292 0 3 bed, 2 112 bath, Bonus, Roof Top Deck 3 10 179 2,512 0 3 bed, 2 112 bath, Bonus, Roof Top Deck FL' -- -- -- L- -- -- --- 4 9 16% 2 826 0 3 bed, 2 1/2 bath, Loft, --�-- -- FE' o z o z Bonus 0 t. Bed 4 Roof To Deck -- �R - -- -- -- o z o z -- -- -- -- -- -- -- -- -- --- SUB-TOTAL 1 57 i 100 FLEET (COURT/ROW TOWNHOMES) - SFA az az --� �- -- ,r -- -� - --- N � -----� ACCES56LE 3.5' PLAN 2 PLAN 2 3.5' -- - - - - -- 10, PLAN N 10.8' 1 10' UNITTYPE NUMII OF UNITS PERCENTAGE SQUARE FEET UNITS(10Y.) DESCRIPTION PLAN PLAN 1 TYP. 1 jJ"-J` j, TYP, TYP. TYP. TYP. 1 6 6% 1,357 0 2 bed, 2 112 bath 1 PLAN PLAN z 1 1 PLAN 1 PLAN 1 5 ;; 5B -- -�� 6% bed, 2 112 bath L 5' 5 5 5' --- - - - ° �_ ----J-- 9� bed, 2 1 2 bath, Den MIN. � � MIN. � r- �- �%----� 3 30 2 1,739 0 3 ----------- 3.5 ------------J =________=J------, __________________ ------ 1 - - 1 �r 4 27 27% 1,957 0 3 bed, 2 112 bath, Den ----------------- r------------ TYP. r---J `---I I 7' 1 PLAN 5 32 32% 2, 144 11 4 bed 3 112 bath Opt. Den F 1 1 24' PLAN PLAN 24' ---------- - 4 PLAN 1 1 PLAN TYP. SUB-TOTAL 101 100% 3 El 1 4 1 TYP. 3B 3B TYP. 1 PLAN �n� 3.6' PLAN 1 1 24' 1 1 1 � 1 1 VELOCITY (MOTORCOURT FLATS) - MFD o r L L______________J L______________J L______________J L_____ TYP. `--------------� ' ___; I I r-----------------, -------, I I r----- 2 TYP. 213 ---, 1 1 r-- ---, 10ag TYP. A R ------------ ---------- ------------j TYP. UNIT TYPE NUMBER OF UNITS PERCENTAGE SQUARE FEET U DESCRIPTION PLAN PLAN 1 1 R - TYP. PLAN 1 PLAN 1 PLAN 1 R 1 88 1 3 3 1 R 1 2X 24 PLAN 1 6 10% 1,488 0 2 bed, 2 bath, Bonus, Roof Deck 3 4 W W ' ----------- ' _ TYP. r , , r 3 5' L-- o-- Ix 6 10% 1,728 0 3 bed, 3 bath, Bonus, Roof Deck ------------- --------------J ------------- ----- ------------ - ix ------------- ___; 1 Q ------------, ------------ Q TYP. �'}� ,� 2 12 20� 1,833 6 2 bed, 2 bath, Bonus U PLAN 24' PLAN - C J-J 2 bed, 2 112 bath, Bonus, 1 W 1 1 a 1 1 C 1 3 12 20� 2,038 0 Opt. Bed L3, Both 3, Roof Deck PLAN PLAN PLAN PLAN 4 i► 4 1 4 4 3 ~ 3 1 U �� 1 1 Q 1 ' 1 1 1 1 ' 1 W __1 , 2,579 0 2 bed, 2 bath, Loft (op.t Bed 3), Bonus, 3.5' 3.5' 3.5' 4 12 20� 5' -r------------= Q:TYP ------------, ' S TYP. _________.. - ____________, TYP. ----- ____________= Q -------------,r 10' -------- I -----� ' r- L Roof Deck C 15.5' 1 V 44 TYP. 2 bed, 3 bath, Den o f Bed 3 Bonus, MIN. PLAN PLAN MIN. f TYP. �J 5 PLAN r-J' PLAN i PLAN PLAN 5' 1 a PLAN 5 12 20% 2 964 0 (op.t PLAN PLAN MIN. G Q ; MIN• PLAN 1 Roof Deck 7 z 5 5� z 5 5 4 C 1 3 5 1 X 4 1 2 1 3.7' 1 rYP. SUB-TOTAL 60 100% 1 1 1 J C TYP. L 1 1 TYP. ;) LI 00 0, _ L L _ _�� - - � __ ___ ___ GRAND TOTAL 218 . . --CURB \-CURB \--CURB �--CURB ' "' - "' - - "' - �' z z BUILDING SETBACKS SIDEWALK PROPERTY LINE (f�) SIDEWALK PROPERTY LINE (f�) SIDEWALK PROPERTY LINE (FE) SIDEWALK PROPERTY LINE (fE) DESCRIPTION REOUIRED PROVIDED 5-PLEX ROW TOWNHOMES 12-PLEX COURT TOWNHOMES MOTORCOURT FLAT SINGLE FAMILY CLUSTER TUSTIN RANCH ROAD BUILDING TO RIGHT-OF-WAY 30' MIN. 30' MIN. MOFFETT DRIVE BUILDING TO RIGHT-OF-WAY 10' MIN. 10' MIN. TYPICAL BUILDING SETBACK DETAILS PARK AVENUE BUILDING TO RIGHT-OF-WAY 30' MIN. 30' MIN. N. T.S. VICTORY ROAD BUILDING TO RIGHT-OF-WAY 10' MIN. 10' MIN. ,-EASEMENT TO BE PROVIDED PRIVATE STREET SETBACK BUILDING TO RIGHT-OF-WAY 5' MIN. 5' MIN. IN FAVOR OF PLAN 3 FOR MAINTENANCE & REPAIR. PRIVATE COURT GARAGE SETBACK GARAGE DOOR TO TRAVELWAY 3' MIN. 3.5' MIN. R -- -- -- --�FE -- -- -- -- REAR YARD SETBACK -- -- -- -- -- -- -- - - - N}Z N}Z _ - - ___N�g-=------- ------�r______ ------- ___�}g_ _ _ _ / -N}g N}g } Z , SIDE YARD SETBACK APPLIES ONLY TO SINGLE FAMILY 3' MIN. 10' MIN. ---- ----J ---- --- e ° r-- P N}� DRAIN -----, -- -- LA 2% 2% -- I PLAN 2 PLAN 2 I ---J ;; --- 3 1 LWE(TYP.) BUILDING TO BUILDING SETBACK 10' MIN, 10' MIN. N MIN. MIN. T ^-J` 1 87 PLAN I 1I 1 PLAN 1 PLAN 1 1I 1 PLAN P5BN I r 5 I I I I --- - J L------------- I I � �, 2% U------ , 2% - L____________J J L___ ------- J �- L__________J L__________J �- ------ 2% I - - I 2% 2% 2% --J ---, I MIN. - MIN. J f 88 -- ---i I f I 24' PLAN PLAN I 24' ---------- ---------- i 4 GARAGE DOOR 5, _ PLAN _2% 2q ; PLAN TYP. � TYP. 1 f� 1 I FOR EMERGENCY ACCESS 3 ° 2 EASEMENT 3 I 38 MIN.27 MIN 38 I 29 1 I ------ _ - - - ----- RESIDENTIAL EN GARAGE DOOR MIN 1 1 MIN. � I I PLAN PLAN AREA_ DRAIN � TYP. I r TYP. I z ARBA DRAIN__ J I z =____= 2 1 2B LINE` (TYP.) - - - 6" 24' 6„ 1 J L______________J L___ _______J L______________J _____ 2% o g - LI E-(TYP.)--- Q g 2% I 2% --- f 1 1 RESIDENTIAL z 89 -- --- I z I r " I ------------ ------------ MIN. PLAN I -- ------------ 1 12' I 12' 1 Lc)I I PLAN I PLAN MIN. cs g 2% 2% PLAN I Q) I I I AREA DRAIN � �Iz AREA DRAIN 2X 24' 1 3 3 � 2% I 2% n 3 MIN. 1 MIN. 3 = 3 MIN. MIN. 3 I LINE (TYP.) o+g LINE (TYP.) I 1 ----- TYP. 1 PLAN �f 1 1 MIN, 6 5 3 MIN. 1 -- I ------------- AREA DRAIN- -_ I = _ I O r -= I 0 =_____ - -°- 1 X -- r------- ---, J L LINE TYP. p U o- rt r---------- U I I - IZ O gQ (TYP.) V I I ! I PLAN 1 TYP. 1 PLAN } - o+Zi W % PLAN I I ,� PLAN 2% 2% PLAN I 3 1 1 3 1 I - - - 4 J o 1 FLARED CURB Q ?q MIN. 4 Q 4 M N MIN. 4 L�_]L I ISHED CURB--------------' -------------- r---------,MIN. - ------ a ------------- --------------Ja r r______________r , + -- � , 1------------- -------- -- ------------ ------------, ------ ------ �, _ 2 w------------ Ia 1 I 1 I a 1 I IPLAN r PLAN 1I W 1 PLAN -� PLAN 1 I OV - - - - �� ) 91 7 PLAN PLAN r PLAN �- PLAN PLAN - - _ _ -_ ,,- 5 5 2% 5 C; 4 1 1 I 1 1 X 4 ', 2 I Q 1 1 2% 2% J 2% I f fJ MIN. MIN. MIN. MIN. 2% a -- 2% ____________ 4" PVC AREA DRAIN (S=0.005) -------------J z ,Z °-- 1 ------------ -----, --- MIN. ----J r-- ---- --- - 4 PVC AREA DRAIN (5=0.005) N�g z L _ a L- PER SEPARATE PLAN L_ __ _ __ _- --�- -- -- -- -- -- -- -- PER SEPARATE PLAN 12" AREA DRAIN \-CURB R \-CURB R R \-CURB \-CURB R 6" DOMESTIC WATER -� �-8" SEWER SIDEWALK SIDEWALK SIDEWALK TO CONNECT TO SIDEWALK �_TO3' TYP. \��TO CONNECT TO TO CONNECT TO TO CONNECT TO TO CONNECT TOD CONNECT TO JOINT UTILITY TRENCH PER STORM DRAIN STORM DRAIN STORM DRAIN STORM DRAIN ST-TO CONNECT TO STORM DRAIN TO CONNECT TO STORM DRAIN SEPARATE UTILITY PLAN STORM DRAIN STORM DRAIN 5-PLEX ROW TOWNHOMES 12-PLEX COURT TOWNHOMES MOTORCOURT FLAT SINGLE FAMILY CLUSTER "PRELIMINARY - SUBJECT TO CHANGE" TYPICAL PRIVATE COURT UTILITY SECTION- 7YPICAL DRAINAGE DETAILS N.T.& N. T.S. C . 2 9 Statisticaland .. I a y�r i i M111m s% CALATLANTIC n � I� I H[JNSAKER & ASS©CIATi✓S , V h H 0 I W I E RN E A N C • .., ,. �ssruua rt rmr.✓�; W'LY ET Y R/W R/W 140' GARAGE DOOR R R 25' EASEMENT 122' S' MINIMUM 56' 5' MINIMUM FOR EMERGENCY ACCESS GARAGE DOOR RESIDENTIAL i� BLDG SETBACK BLDG SETBACK 6" 6" 9' 44' 34' 44' 9' 32 MIN (VARIES) 24' RESIDENTIAL 8' 8' i 10' 13' 6'- 14' 13' 5' 3' 12' 12' J' -- MIN. 2� �� O% p�pps� VARIES MIN. MIN. FLOW LINE 2�� RESIDENTIAL 2Z 2% 2.Oq 8' 7TTD 8 2� 2q_ RESIDENTIAL MEANDERING SW AC/AB PAVEMENT 6STD. CURB �MEANDERING SW6" STD. 6" STD. AC/AB PAVEMENT 5' SIDEWALK SHED CURBFLARED CURB CURB & GUSECTION A-A CURB & GUTTER 5 SIDEWALK SECTION F-F » 6 sTD. N.T1 NO PARKING ON BOTH SIDES 6" STD. NT.1 CURB & GUTTER TUSTIN RANCH ROAD CURB & GUTTER *VICTORY ROAD ENTRANCE SECTION M-M FOR REFERENCE ONLY WITH MEDIAN x.Ts PRIVATE STREET PRIVATE COURT R � R S'LY N'LY 5' MINIMUM 39' 1 5' MINIMUM R/W RIW BLDG SETBACK 24, BLDG SETBACK GARAGE DOOR 26.5' EASEMENT 9� ; 10' 12' 12' 5' ' RESIDENTIAL FOR EMERGENCY ACCESS 6„ 26' 18' i 10' 32' 14' 32' 10' i RESIDENTIAL 2Z 2% RESIDENTIAL 3' 13' 01 . 13' PARKING 2% 2Z_ MIN. 8 8 FLOW LINE 2q BpKE �p�� 2% AC/AB PAVEMENT 2'0� 2% LANA 2.�� 2.0� LANE -- SECTION G-G 5' SIDEWALK 5 ,k 5,* 5; SIDEWALK 6" STD. 5' SIDEWALK CURB ONLY MEANDERING SW AC/AB PAVEMENT 6 STD. CURB MEANDERING SW 6 STD. NT& CURB & GUTTER SHED CURB 6" STD. 7 6" STD. CURB & GUTTER MOFFETT DRIVE ENTRANCE CROSS GU TIER CURB & GUTTER SECTION B-B CURB & GUTTER PRIVATE STREET NT1 NO PARKING ON BOTH SIDES SECTION N-N VICTORY ROAD FOR REFERENCE ONLY MT& R R PRIVATE COURT STY N'LY R R TRAVELWAY WIDTH R/W 94' R/W i RESIDENTIA RESIDENTIAL TRAVELWAY WIDTH TO THIS POINT i I - 51 32' 5' TO THIS POINT F 30" 48' 46' 0.5' 1 26' 5' 14' 18' i 30 OCFA 20' MIN. 9' 39' 37' g' RESIDENTIAL 12' 12' RESIDENTIAL m. i 6" OCFA 20' MIN. � 6 TRAVELWAY WIDTH RESIDENTIAL RESIDENTIAL i 8' TRAVELWAY WIDTH TO THIS POINT 1 .5" TO THIS POINT 18" 12" VAPIES 2.0� PARKING 1/2"R 3„R 12” 5' 4' 4' S' O 5' SIDEWALK 5' SIDEWALK 2.07o 1/2"R 1/2"R 1R 00 2.0% 2.D a 2� 2 2% OO 00 5' SIDEWALK 10" a a ° ° } 10" 111 ;;III; 2 4 ° 4 ° 6 4 ° � 31 ° a SIDEWALK SIDEWALK SECTION H-H SECTION K-K _ 31 " 8 STD, TYPE A AC/AB PAVEMENT MTA NT.a _ 8" STD, TYPE A-2 CURB & GUTTER 8" STD, TYPE A-2126' WIDE PRIVATE STREET 32' WIDE PRIVATE STREET 4" FARED CURB 4" SHED CURB CURB & GUTTER SECTION C-C CURB & GUTTER NO PARKING PARKING ON ONE SIDE O NTS O NTS N.TA MOFFETT DRIVE (FOR REFERENCE ONLY) (� (� PAD AT ULTIMATE CONDITION R R1W RAW � R R RESIDENTIAL RESIDENTIAL VARIES 94 -LANDSCAPE4 + i _ _ _ _ _ PAD 8' VARIES VARIES VARIES g' LOT RESIDENTIAL i RESIDENTIAL 5' 28' 5' Q� �� NO 32'-42' 4'-14' 32'-42' NO 5' 24' i 0.5' 14 14 2' PARKING PARKING 12' 12' RESIDENTIAL RESIDENTIAL 2.01 2% PROPOSED RET. WALL TO BE VARIES 2.01"g, 5' SIDEWALK / — BUILT AT ULTIMATE CONDITION 2 MIN 5' SIDEWALK (HEIGHT VARIES) O ' 2' 1' 1' 2' 1 3 OO 2 5' SIDEWALK 00 2Z 2.0% 2.O a 2% 2 FINISH GRADE AT ULTIMATE CONDITION 2.0% 2.oz *5' MEANDERING �5' MEANDERING'` SECTION I-I SECTION L-L TYPICAL WALL DETAIL SIDEWALK N.T.S N.TS AC/AB PAVEMENT SIDEWALK NT& 6" STD, 6" STD. 24' WIDE PRIVATE STREETt28' WIDE PRIVATE STREET CURB & GUTTER SECTION D-D CURB & GUTTER NO PARKING NO PARKING MT& DEVIATES FROM CITY'S STANDARD NO. B102, PARK AVENUE 36' WIDE ROADWAY. (FOR REFERENCE ONLY) R R i 5' MINIMUM R 39' R 5' MINIMUM36' 5' * ALL SIDEWALKS SHOWN OUTSIDE PUBLIC STREET BLDG SETBACK BLDG SETBACK RESIDENTIAL 18' 18' i RESIDENTIAL RIGHT OF WAY WILL BE IN EASEMENT DEDICATED 24' MIN (VARIES) 8' 8' FOR NON—EXCLUSIVE PEDESTRIAN PURPOSES. 10' 12' MIN (VARIES) 12' MIN (VARIES) 5' PARKING PARKING NOTES i i RESIDENTIAL 2Z 2% RESIDENTIAL 5' SIDEWALK 2 1 2% 2� 6" CURB ONLY PER CITY OF TUSTIN STD 201, TYPE B- 1 TYPICAL STREET SECTIONS: —_ , O .. ..::...:: N 1 5' SIDEWALK O2 6" CURB & GUTTER PER CITY OF TUSTIN STD 201, TYPE D STREET CROSS SECTIONS SHOWN ARE TYPICAL MID—BLOCK AC/AB PAVEMENT 5' SIDEWALK OO OO REPRESENTATIONS AND DO NOT NECESSARILY REFLECT 5' SIDEWALK SECTION E-E O 4" SHED CURB PER DETAIL HEREON RIGHT—OF—WAY REQUIREMENTS FOR INTERSECTION IMPROVEMENTS 6 STD. SECTION J-J AND TRANSITIONS. LOCATION OF WALKWAYS ARE REPRESENTATIONAL 6 STD. NTS CURB & GUTTER MT& O4 4 FLARED CURB PER DETAIL HEREON AND ALIGNMENTS MAY MEANDER WITHIN THE PARKWAYS IN CURB & GUTTER � VICTORY ROAD ENTRANCE WITHOUT MEDIAN 36' WIDE PRIVATE STREET SOME AREAS. PRIVATE STREET PARKING BOTH SIDES C . 3 Typical Sections 01111 �MMftlg r., 1 --�C CALATLANTIC H[JNSAKEI� & ASS©CIATES HOMES` 00 R V h N E A N C =111104 4114 i � I MOFFETT DRIVE ----- PUBLIC STREET O p R1W w Q) w O 1� _87o 11i;!3 56 5R 86 5R � 96 5 57 I Z55 •: I I I I I I 49 I I J L 3R � I %43j X88 -- 95 98 -- r-, ® I I I 1 3R 1 1 Z 1 1 �3 1 - -- ° -- ® 3 I I I 4R o ------------- --------, m ------ --------, �1 54 - o 1 1 0 -- 1 e: I L ' I _- _-- o I 4R j 36' LOT »�se 44 1 3R 84 1 1 89 L 94 99 a ® 42 3 W 3R uj, 3 4R 9 L v 9= v 9= v - r-------- _ ® I 4R v ----------I 9 m--------- 1 -----------J 9 m--------- Q o 56 - 73=== I� 1 -------- oo -------- 1 a 1 ---------, oo --------- 1 �i =________- m I rC 2X ---------� r--------� - 80 ? S 83 1 1 ? 93 1 a 1 - ---- I C ---- -- 44 -- -- 90 L f ------- 1 V 4R j j 4 1 4R j j 1 100 I ° I 1 XR ® ---- 47 I --� ---------} 2X 4R 1 �y I r 2X V j j ® ---- I 1 XR ° � I ,� 1 38 72 1 1 81 82 1 91 92 1 Ir 101 I ® 1XR V I 1XR I 5R _ J ® 30.5 L � � I J I 5R �5 5 � 5R M r----�� °® L I °® �-� r W `V =:1 `1 ® °° 57 I I 46(5Y2 B -- _-- 3 - __ 7 I 2R I I 1 45 I I 40 1 37 5' ------ 2R I I 30.8' _ -------- --------- L L I BLDG TYPE 102R "�'� - -__L J —— 7 7 - -- ---- ;-- -_ LOT STREE_T -- - -- --------- -------67 68 69 70 71 PRIVATE S RT E - 5R - I -- __ -- - PRIVATE COURT"F" 1 - ----�-- _-- ----, - 1 _ I -2 '� 1 21 � � 40 - ---------- 49 BLDG TYPE 300 ( BLDG TYPE 300 --- 50 4 ----- ----- ------ -------- ------- ------ 65 64 63 '; 62 61 � I ® r----, r---, ® -J - -1x; � � I r--------� Ln----� � I 4 I n=. ---1 -J 7J - -- 35 PERIMETER SETBACKS J 36 I I - 24 li i; 37 V 48 2R ® 2X I 23 P - 43 , I ; .51 66 J J nI; 1 X ;I �3 �, 1 BLDG TYPE 300--------- --------- —— — J —J --------- BUILDING E U LANDSCAPE BUILDING LANDSCAPE QPROVIDED DESCRIPTION 2 L_ 25 " " 1 1 MAILBOX 1 34 30° w TUSTIN RANCH ROAD 30' MIN. 21' MIN. 30' MIN. 21' MIN. 1 U 1 58 5 n 8 LOCATION --------, ------ , 3R � y I = 44 10' MIN. 7' MIN. 10' MIN. 7' MIN. 1 �= LDG;TYPE 200 r � � �__________ u , PRIVATE COURT"N" --------- - -6 5B m -------- r2 L 1 32 _ � W PARK AVENUE 30' MIN. 12' MIN. 30' MIN. 12' MIN. 55 r, 1 a m I LJ ---- -------- 31 j 11 H I I � I r -----� �--- - - ---, _}�_;-- �, --�-----, I 28 ;; 29 32 -----V---1 --- I 1XR I 30 � � II I 1 I ;; 33 Ma o _ 45 r 33 10' MIN. 10' MIN. 10' MIN. 10' MIN. ►L►1 27 I; 1 x 3 34 Y " J L, VICTORY ROAD 'v C�1 56 57 58 59 60 i' 2B m I C 5B 4R `J - 1 3B I `3 II �5 _v_ �_� v- -v r_� _�_ ---- L m I - 5 NOTE: SETBACKS ARE MEASURED FROM STREET RIGHT-OF-WAY (R/W). r- r----- L----- L—__ - - — --z---------- s 30 I I 31 m -- - 1 f 4 �� ° I I 1 1 PRIVATE COURT"E" L - v- l --- ----' - m I- 5 r- 30 ,z —29') I - I 2X 53 52 51 50 49 ECR EA RECREATION AR -J -J 1 3B 3 4 II 5 _ _ PI?IVATE PARK] ® -------- - 30' -J ---- - W r-- ® ® -- -- ® ® -- 51 a 28 7 41. %544 PRIVATE COURT"O" /II15 . "-- -�° --- R w ❑ =BLDG TYPE 201 a 1 r 5 5B 1 1 r 5 5B 55 33 52 ` I 25 I 26 I - O „ „ 1 ---- r- ------- -------� ; ; ------- -------� 58 �1 1XR 0 ' 1 I I I N 1X 1 ; I® I 7 43 17 14 J 710 J __=___ ----------- -------v 27 , 56 2 ` 26 2B 1 5 4R - r, ----Il ;---- /lf =_LL - '--------- --------- '--------- --------- r P;7 Cr"A," -' y I - �44 45 46 47 48 BLDG TYPE 300 BLDG TYPE 3 V - ; I; --------- 7 - J I II II I I I - 18 1 13 8 1 3 MAILBOX 38 59 - n---- I --z---------- G �' 5 G �3 ci LOCATION ® I 3 r - 24 ® 23 1 - L__________. �__________J L__________. �__________J O L __J LEE D B I PRIVATE COURT"D" I - a - i �Jr_ a 2 ,�, 1 i ®® 1 � VJ V- 2R � P 2X 1 - 1 20 19 1 12 11 10 1 � ® BL -- I 4 4 C 1 1 1 X 4 ® - �TYPE300 — — — BUILDING SETBACK 41 40 ;; 39 1 37 ---- 38 z z 1 -- 4---- K I 1 I; 3B ;; -- -- -- -- -- -- -- - - - - -- --� PRIVATE COURT"P" ---- ---- �, I 3R LANDSCAPE SETBACK 1- I r-J —— I ' --ter;; ----zr -v - ��C�� STREET LOT "B" -- a �■ �' BUILDING OFFSET LINE 42 -- 20 � 1 - 2 PRIVATE STREET - 19 1 XR I 30 II 1 TYPE 200 - �� -- -- r_ � - `— ------ BLDG ®J 4R J r rRi I 12' 31 ------ -- 21 20 1 1 1 p 1 I -- 2 r }� 1 5 5R 1 1 � 5R 1 1 �5 /1 32 33 34 35 36 11 3B �3 �4 1 22 19 12 9 I 2 I r \ I _J; �� 4R I I �4 � `� 4R I I �4 II , II , --z - �1 ---------J o --------- 1 1 ---------J °` --------- 1 1 ---------J o / t�1 18 m l 13 8 a 2 �I 3 a41o; 3R 1 1 --9 rg; 3R m 1 3 --a 1 O ® J I V 1 W --------- -_-- / 1 - V, 18 I 1 24 17 14 7 1 1 4 o } 46.2 -- ------ I m 1 - - --J L ---3R-- 1 a 1 ---------- 6.2- 9R)- --- - ,; v II II r 3R a r ________ II II II I J 16 2 0 ------ -------- J -��_ �-`-- I 25 � r 16 1 1 15 � r 6 I I 5 � _ � ;-_-} -- / 14 1 Z 1 BLDG TYPE 102 � �5 ,, 5R � � 5 L, 5R � 35�J --rJ �-Jv 11 7 J w w w w ww 9 L-Jv ' Q; ' O � D VICTORY ROAD - b PUBLIC STREET D J a log Dog CA 9 PerimeterSetback 0 20 40 80 CALATLANTIC HUNSAKER & ASSOCIATES SCALE: 1" = 40' `m RV h N E A N C '� �, ..., II II - - - - - - - - - LEGEND - - - - - - - - - - - - - - _ _ _ _ _ _ _ = = = = �YJ�JDRVL ------ PROJECT BOUNDARY II II 0 � tk PUBLIC STREET ^�- - � - - - - - - - - - _ - -_ - - -�-�- - - N - - - II 12"DW 5 12 0 5 12"DW 12„ -_ - _ _ - - - - - -- -- -- LOT LINE �s ,35 DW 5c s� 00� - - - PROPOSED CENTERLINE II II �P. 12 - - - II II s �Go 1 "DW �� - soo PROPOSED CONTOUR LINE II II m _ II II ❑ 76 77 86 187) ; r I5R D,q� r,AD DA" 96 �' 97 55 I I I o _r-- 'a�` Lo - - -�5 1 5R SAD + PROPOSED EASEMENT II II 8 2' P=57.19 3R 10.8' I P=57.50 49 �l ---------' 3.5' ---------' --------- 3.5' ---------' --------- 3.5' 10 II II of -- ---------, 24' -- 3R 1o.a' I P=57.19 10' P=56.76 43 I 10' 39 I ��ti u 85 88 95 P=57.41 STREET CURB II II 75 III III 78 3 III f 98 - r -- 3R 10.8 P=57.07 �j 2 3R � III 2 'x111 3R 1 �3 ! III 4R --J o c - - - - - 1111 2 + SII - - -- -,� _ - - - - - _ - - - - - STORM DRAIN g o-- °` ---------- I S4 L � I o 1 °NNom, J 48 36 II II 74 1 1 79 M Nd 84 89 I°p �' °' ' 94 1 99 <r; ~ P=56.85 I 4R I I I 8" DW WATER » » Lri j �� ; V "" "' 1 U I )I- _ II II 4R -11 I 42 L,"0 r-------- II II -------- L07 .Q II c� 3R f� II 3R `� `; 3 1 4R h� I o P 3.7' r-------- - P-56.42 II 4R II II a 9 L---- 1 I!V 1 1 =__1�9 9=---- 1 1 Mi 1 ---°a 9 a9=---- 1 1 I a J ,7.s' C 56 I - I o - - - - S SEWER - ___-_ .5' --------- 50 - 73 80 83 a 90 93 e I1 2X I I 1 1 II I: 1 53 J 2x I 44 I 3.7' _ I I __ PROPOSED FIRE HYDRANT rJ 4 I p I 4R I I 4 I I 4R 4 I I I 100 L, o ! I i M r U 2 C II II 1 v 1 47 --------- 1I ! --------- I. I I - 3.7' I ! 11 11 --------- 3.5' --------- --------- 3.5' --------- --------- 3.5' 4R o 1 XR L^ 1 XR °p ❑ 2X I I I 2 , 5 . . ---------, 1 1 ---------; --------- 1 1 ---------; --------- -' I Q 2 41 38 0 ( PROPOSED STREET LIGHT i d II I to I t6 I OC 3.7 N II II L7 n _ 91 92 1 1 1 12' 12'!5' 17 I V I o I C I _ a o I I 1 XR w I 1 XR ;h I I cb1 II II 1 81 1�2 ,o, - 1 II � -- u I T BER 5 -56.6 II II o I __ r-�5 UNI NUM P o �� I .4' A/� I ,� I II II o0o I I °oo oo° 1 000 o00 1 ; I 57 III I 52 ri r----nJ I P=56.18 Q 58 1 PLAN TYPE � ' � ti� p L- L__ _ 2R I 3 7. I `i 10' 45 II I 3 . I 54 ON-STREET PARKING II II 68' g' \ 34 35 36 37 �% ��, I _------ I 2R III I 40 h 37 rn CC 300 sa• -- L- ---- I -- ------'� I 3.7' I III I n II II ADA P=55.22 -- __ - L_ -- --- _--- �� 37 cL ® LOT NUMBER II II 0�b 30.8' BLDG TYPE 102R - v _ - -= /fir // - _ M ---- L r , r____ �__ _, �__ LOT - 17 STREET 1- II II 10 67 68 69 70 11 71 s \ ro ----S n 'G ADA ACCESSIBLE UNIT IIIII R 28 9 30 Q PR/NATE STREET - II II 5R 4R 4R + 4R 11 5R �z 3 33X11 Q II II A ;I '1 23.7' ii -- - _ " N _ - 43 �c 1 N N II II N PRIVATE OURT"F" 1 - ----1 1 1 �----- I r7 1 s ----- --- 10' 40 42 I �- - --- _- - ---- P=55.91 21 � � P-56.42 I 49 L �-- 7 4 BLDG TYPE 300 ��0- - 4 1 X I 50 _ P=55.89 $�c I 4 I BLDG TYPE 300 4 I 1 3 P=55.59 10' S ' CURB 2 36 II II -'I 11 1 24 4,3' 1 ;I 37 I U I 48 ? 10' 2R M 2X N I 4.3 I I I -----VLJI r-----� ; - - ----- T�3 22 1 9 11 8P=56.66 I 3 , M 1 P=55.89VAN Z_ � 2 I � 2XI L p-55.1 BLDG TYPE 300--------- -- -J __I, J L 0.5'° ' CAR II II 66 LJ 5, --- ----- M ,x 1 ! 1 �j IM ` 1 0 2 ---------1 45 ---_-- __ — — � II - - - - - - - - - - - = = _ =_ _ _ — =— LEGEND - - - - - - - - - - - - - - - - - - - - �� — _ o— — — — — — — — — _ \\ ------ PROJECT BOUNDARY IIIII �X, _ _ _ _ _ _ = = = = FETT=Dl'V.E= _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - - - - - - �_�- - - � II II — — — _ _ _ _ — — - II II PUBLIC STREET _ - -_ _ - - - - - - - - - - 12"DW 12"DW 12"DW _ _ _ _ _ _ _ _ _ _ _ — -- -- -- LOT LINE 12"DW II II — — — — — PROPOSED CENTERLINE 12"DW _ 12"DW soo PROPOSED CONTOUR LINE —71 II II r - IIIII ❑ .� 76 77 86 1 87 II - I I -- --- --, - --�-- II II ��• 5R F 5R F 96 L Y 97 55 + I I I _--- ---- , 3�bfA�F L - - — — — — — — — — — - PROPOSED EASEMENT II II 3R 49 I I ---------,_ -------- -------- -------- ----5- 5R 2 O II II _ `--------_' 3R 43 I ; j I 85 I 188 95 I -- ❑ I i � � I � � U STREET CURB II II 75 78 98 r-, 3R 39 n II II 5 4 3R Z 3R �3 4R — -- -- r-, O II II 5 NIS o SII o O -� — -- o _ _ - - - - - _ - - - - - STORM DRAIN 54 II II W --------- ❑ I I —I 48 Q II II „ „ 174 79 a 84 89 d 94 99 r' r� r' U a -- II I I 4R - 42 II8„ DW WATER L T .Q v 3R v 3R W 4R ------- II II g --------- v --------- 9 9�-------- 9 9' Q J I 56 I r I 4R I S SEWER II II 73 I J 2X 50 - II II , 80 83 90 93 a r 53 C ---------, — -- C 4 100 - o__ I rJ 2X 44 I I PROPOSED FIRE HYDRANT II II IU 4R 4R 4 4R �I 1XR - - ---- 47 I r� 2X r _ __ I c -' Q 1XR ❑ - -- ----- 41 38 0 PROPOSED STREET LIGHT II II [n ti _ I o ---- I V O I I 72 � � � � v� I � r-• 81 � 82 91 92 101 I L --J IIIII 5 r 5R 5R 5R r----�� ------ II I u I W ------ ------ r I 2J UNIT NUMBER 1XR PLAN TYPE II II e e J L e e , o o 2R 12 S 1 I 46 r----_n, I I a � - -- — — - II ON-STREET PARKING I 40 L L----- 37 II II S � � \ -- -- L- L______-- LOT NUMBER II II BLDG TYPE 102R - - - -— _ _6T ��r"I \\ - -- - I MOFFETT DRIVE I � Q _71- I ❑ _ 77' 77 � 7-1- 0 7 � Y' 555 5R R -49 I I I8 J UL 85 I I I 88 95 II1 === =-- 3R I 3R� �3I I------------o ---------- o---------- - I48 ,L------------ 54 79 89 d a 94 99 W LT „ r-------- R 1 W 3R �' 3 4,1 4R it v 9= 9� v r-------83 a 56 80 � 90 o ---- --IU 14R 1 r 11 4R 1 411 XR --- 47 4----------- 1 XR�_________ 4R2 81 82 91 92 101 I1 XRIC5 5R 5R 5R rI I I I � �000 �o0 000 � 5 I o�o � � 57 71 � 51 II 461I_ - > I 2R I 1 45 Dmx140'I � 2R L ---- BLDG TYPE 102R -__L --„�, E _ -s7 s8 s9 70 71 POOLIPARK TRASH BINS 5R ICK-UP LOCATIONOPRIVATE COURT F""s=--- --— 21 1 42 19 BLDG TYPE 300 4 BLDG TYPE 300 1 x ------- -�If L_J - --- 36 2X}s 2B 23 2238 2II66 3 " 1 X 11BLDG TYPE 300'--------- = JJ, LJ LJ I '2 a a MAILBOX�5B 1 LOCATION LDG;TYPE200 ==== fi=== - - - - __________; 47 PRIVATE COURT"N"55 � a 56 I - --� 1 ' 31 32---- m2 r, r, --- -----J 28 29 32 33 - -- 1 XRI34 46 - -aaa 5758 ----- POOL r ------� � - i � �L___J L____J PRIVATE COURT"E" L — 1 m � r ---s J m � 30— — — - 2R2X 52 ;; 51 50 RECREATION AREA — — — J 3B 3 4 5 � � I — — ---------- LIE _ 51 28 -----� -v L--- �s SII -----, ----- 4 ---- — — -54 - - -I I I ---- 'C 15 6 5 ®°® ®°® 54 _ PRIVATE COURT"0" --- --- 5B 5B ----- 53 52 Ik IBLDG TYPE 201 1 r, 1 1 55 25 ;° 26 I ;� 1X2B 56 v. 4Rr,I ----, -- . Cl"XBLDG TYPE 300 BLDG TYPE 300 13 13 $ Ic `1 MAILBOX 59� � � 3 U 3 � LOCA IOI- �------ `----------J `---J -- -- 24 I ® 23LEE D PRIVATE COURT"D" ia 1 ® 1 v2R ; 2X20 19 12 11 10 4 BL---------- C �4 I C 1 X �4 4 - E 300 60 — —J — — - TYPICAL BINS FOR WASTE & RECYCLE 4 I ° ( BINS PER UNI ) L4 2 T3B 3 4 5 -- -- - -- -- -- -- - - - - -- -- PRIVATE COURT"P" 2 ��C�� STREETL®rLr 19 ® SFD= 3 BINS PERGUNIT FOR WASTE, 42 — — — — — — — — 20 1 RECYCLE & REEN WASTE ° ,� i21BLDGTYPE 200 _ °�J 4R...21 20 II II31 5 5R 5R=_______- ________- ________-33 34 35 R 14 4R 4 1 ' J ' ff r� Lr� L, r� �I ',I 18 I m I 13 a I I � ' 8 "c� ( rIic3 XR17 14 7 1 < 1 4 - 183R >25 �, � 16 65 5R 5 5R 5 - - < ,7BLDG TYPE 102 � � � � � � � / � `^ 1416k- �VICTORY ROADI®D D®QA& C . 7 T ras ic - u an I Ks 20 40 80 CALATLANTIC \ HUNSAKER & ASSOCIATES .,www... SCALE: 1" = 40' `"� �t V h N E A N C '� �, ... ��ys,y MOFFETT DRIVE I _ I ICON (SINGLE FAMILY CLUSTER) - PRIVATE OPEN SPACE ---- I UNIT PLAN ROOFTOP UNIT PLAN ROOFTOP �- NO. TYPE PRIVATE YARD DECK DECK TOTAL NO. TYPE PRIVATE YARD DECK DECK TOTAL I - ]ISI[ 1 2 451 N/A 561 1,012 30 2R 514 N/A 561 1,075 I 2 2XR 453 N/A 561 1,014 31 1 227 186 N/A 413 3 3 188 N/A 819 1,007 32 1XR 381 186 N/A 567 4 4 454 N/A 746 1,200 33 4R 867 N/A 746 1,613 ® _ --- ---__-_ -, -- � 5 1X 411 186 N/A 597 34 3R ,015 N/A 819 1,834 --- � 6 1R 251 186 N/A 437 35 2X 563 N/A 561 1,124 76 77 r' 5, 85 87 r' 96 97 I I - f- _ --� 7 2 565 N/A 561 1,126 36 2R 450 N/A 561 1,011 I � �✓ 5 5R 5R 17 55 + I I ___ _ 8 2XR 462 N/A 561 1,023 37 1 591 186 N/A 777 I 5 5R 2 3R I 49 i I I ------ 9 3 464 N/A 819 1,283 38 1XR 848 186 N/A 1,034 - - ------------- ----------- R98 - - _ 3R ? 43 �____________� _� _____________ I 10 4 527 N/A 746 1,273 39 3 920 N/A 819 1,739 75 78 88 95 - - 3R + 39 9$ � r-, ® �� I I 11 1X 382 186 N/A 568 40 1 235 186 N/A 421 3R 3 2 3 4R _ r , ® 12 1R 233 186 N/A 419 41 1XR 352 186 N/A 538 � 3R I I � --� I _ - ® 13 2 523 N/A 561 1,084 42 4R 548 N/A 746 1,294 __S 8 - c ® I I -I 48 ,� 4R - 14 2XR 446 N/A 561 1,007 43 3R 462 N/A 819 1,281 LOT �9� » 74 79 �%82$¢ I 89 94 V 99 a ® I I 4R I 42 0 / / L, r--------� I 15 3 669 N A 819 1,488 44 2X 444 N A 561 1,005 4 3R 3 �u 3R o, 3 4Rr ® I 4R_ r505 N/A 746 1,251 45 2R 521 N/A7380 90 93 a - m IrX50 - - -, N/A 53 C -- - - 18 1R 565 186 N/A 7501 47 1XR 382 186 N/A 568 ¢R ¢R ¢ o I r 2X 44 4R ® _ 331 186 N/A 517 48 4R 548 N/A 746 1,294 j ___ == ' ___ ==== ' ____ ® _ ` I 1XR ® - I 38 ® 20 1XR 320 186 N/A 506 49 3R 462 N/A 819 1,281 21 4R 1,049 N/A 746 1795 50 2X 444 N/A 561 1,005 72 $ 91 92 101 I ti a rI55R SR 5 5R ` - ' IIC1N/A 561r--__A L 23 2X 437 N/A 561 998 52 1 218 186 N/A`- ------ r----no --,S7 52 L � ® 24 2R 548 N/A 561 1,10 53 1XR 376 186 N/A 562 r-- -- -- I 2R I I 1 51 I I 46 25 1 240 186 N/A 426 54 4R 548 N/A 746 1,294 L - --------- I 2R I I 1 45 I I ¢ 26 1XR 382 186 N/A 568 55 3R 164 N/A 819 983 2R I 27 4R 747 N/A 746 1,493 56 2X 397 N/A 561 958 I 37 L_, - - L - L I 1 1 -- 28 3R 1,121 N/A 819 1,940 57 2R 445 N/A 561 1,006 - L L________� ,'� BLDG TYPE 102R - _ e��s� // // -- - - 29 2X 446 N/A 561 1,007 __ /_L� -- _�; I _�_;-- ° ----, LOT =- -- __ _ - - 7 Sub-total(Sq.Ft.) 57,481 ET Sub-total(Acre) 1.32 67 68 69 70A-F ' 5R 4R 4R 4R -- -- __ ® ® ---- O FLEET (COURT/ROW TOWNHOMES) - PRIVATE OPEN SPACE - - - - - - -- - - __ I UNIT PLAN UNIT PLAN CAR VAN z -- -- -- NO. TYPE PORCH DECK DECK STORAGE TOTAL NO. TYPE PORCH DECK DECK STORAGE TOTAL I � , � Ir -- PRIVATE COURT"F" - r----A---, A____� - 1 5 81 58 N/A 59 198 52 3B 28 60 43 50 181 I 41 C 2 4 65 60 N/A 51 176 53 1 48 98 57 50 253 r ® ® _ - - - - _ 21 40 42 19 50 I I 3 3 N/A 86 N/A 62 148 54 2 28 60 43 50 181 " T - BLDG TYPE 300 4 BLDG TYPE 300 1 X - 65 64 63 62 61 ® r- , ® ® _ _ - - r -------, Lt�- , / / ¢ 4 3 N A 86 N A 62 148 55 2 28 60 43 50 181 - - J , _/�_ �__J_CfIpR {1TRI7_L__�r_�_ I � __J 35 5 5 81 58 N/A 59 198 56 1 48 98 57 50 253 24 ii n n II 37 _ V 48 ? 6 SR 81 58 N/A 59 198 57 3B 28 60 43 50 181 N 23 ;; 22 39 38 �2 ® P 36 EP ' 3 L, 7 3R 1 X 3 BLDG TYPE 300'-------- - - - J - J N/A N/A / N/A � ;; � � " � � ___ a -� J ______ 8 3R N A 64 N A 62 126 59 4 65 60 N A 51 1 62 6 -25 - - - - - - - - �- n, 2 p� -- r �T 9 4R 65 60 N/A 51 176 60 5 81 58 N/A 59 198 L - c 1 MAILBOX I 34 "�I 10 SR 81 58 N/A 59 198 61 5 81 58 N/A 59 198 I � 56 LOCATION - 3R 11 5 81 58 N/A 59 198 62 4 65 60 N/A 51 176 BLDC,TYPE200 _________= W - , 2B 47 PRIVATE COURT N - -- l " " I 12 4 65 60 N A 51 176 63 3 N/A 86 N/A 62 148 _ � r J � 13 3 N/A 86 N/A 62 148 64 3B 28 60 43 50 181 26 35 2 r Ii - - 14 3 N/A 86 N/A 62 148 65 1 48 98 57 50 253 5 rJ oe � I ��------- 31 ° ° I _ 5B 55 a J- U J 32 15 5 81 58 N/A 59 198 66 2 28 60 43 50 181 I 122 v v- I ® 1 XR I N/A N/A I -1L - }�-; 29 32 33 0 V45 110 DK ZS-L N5 28 �; ; ; ;�ii 1 X � t46 - i'' I 33 17 3R N/A 64 N/A 62 126 68 4R 65 60 N/A 51 176 27 3 34v - [►� 56 ii 57 58 59 60 v_ V 2B I 4R I 18 3R N/A 64 N/A 62 126 69 4R 65 60 N/A 51 176 �;; 3B ----- J, L_____- __ J `------ �, POOL L _ - -- - -- --- 19 4R 65 60 N/A 51 176 70 4R 65 60 N/A 51 176 con5 ® ® ® JL J ® 20 SR 81 58 N/A 59 198 71 SR 81 58 N/A 59 198 31 ® L - I I I - � - ® ® 21 5 81 58 N/A 59 198 72 5 81 58 N/A 59 198 I 22 4 65 60 N/A 51 176 73 4 65 60 N/A 51 176 v J T - ~ L n -- 23 3 N/A 86 N/A 62 148 74 4 65 60 N/A 51 176 PRIVATE COURT"E" 24 3 N/A 86 N/A 62 148 75 4 65 60 N/A 51 176 I J I - %30 P %29 I I 26 5 81 58 N/A 59 198 77 SR 81 58 N/A 59 198 53 52 51 50 49 0 0® 27 4 65 60 N/A 51 176 78 3R N/A 64 N/A 62 126 3B �4 28 4 65 60 N/A 51 176 - 3R N/A 64 N/A 62 126 -- - '- ® - r - - ® r - r ® - - _ 51 29 4 65 60 N/A 51 176 80 4R 65 60 N/A 51 176 W � _ � PRl PARK ® J I 2s I / / I 54 4 -- I I 3R 30 5 81 58 N/A 59 198 81 SR 81 58 N/A 59 198 I 54 �_ PRIVATE COURT"0" I 31 2 28 60 43 50 181 82 5 81 58 N/A 59 198 L - I� C 1 6 1 5 C 6 5 I __n 2B �1_ W. _ - 32 1 48 98 57 50 253 83 4 65 60 N/A 51 176 5B �5 5B 53 52 � I - - - - 33 3B 28 60 43 50 181 84 3 N/A 86 N/A 62 148 O BLDG TYPE 201 r, r, 25 26 55 34 3 N/A 86 N/A 62 148 85 3 N/A 86 N/A 62 148 _ - ------- -------� 1X 1 1XR 11 °L, 35 4 65 60 N/A 51 176 86 5 81 58 N/A 59 198 43 r �I 17 14 7 4 LJEl _ ------ -------V' 27 L 36 5 81 58 N/A 59 198 87 SR 81 58 N/A 59 198 v 2B �2 26 56 ¢R 37 5 81 58 N/A 59 198 88 3R N/A 64 N/A 62 126 �J I 38 4 65 60 N/A 51 176 89 3R N/A 64 N/A 62 126 - 1L ; -= ------- -------- - - r1 PVT CT"X" I ® 39 3 N/A 86 N/A 62 148 90 4R 65 60 N/A 51 176 44 45 46 47 48 BLDG TYPE 300 BLDG TYPE 300 - - -------- , 1 3B ii � ii � ii � r- i I 40 3B 28 60 43 50 181 91 SR 81 58 N A 59 198 r--------- ---------i ' � I I 41 1 48 98 57 50 253 92 5 81 58 N/A 59 198 13 $ 3 MAILBOX �57 38 - 42 2 28 050 93 4 65 60 N/A 51 176 3 t ) (� LOCATION ® rCJ I 43 2 28 60 43 50 181 94 3 N/A 86 N/A 62 148 _ ----------- _-- ---- , L_ r 24 ® 23 I 44 1 48 98 57 50 253 95 3 N/A 86 N/A 62 148 r -__ __= a __ __,r a _ U- 2R PRIVATE COURT"D" f f R P 45 3B 28 60 43 50 181 96 5 81 58 N/A 59 198 r 2 I 20 J 1 2 Lin 10 9 1 X 4 e BLDG - - _, _J _ 46 3 N/A 86 N/A 62 148 97 5R 81 58 N/A 59 198 2X 19 I - C 1 1X C ' e i L _ 1YPE30p 60 J n 47 4 65 60 N/A 51 176 98 4R 65 60 N/A 51 176 41 40 39 38 37 s z s z 22 48 5 81 58 N/A 59 198 99 4R 65 60 N/A 51 176 ;0 49 5 81 58 N/A 59 198 100 4R 65 60 N/A 51 176 - -- -- -- -- - - - - -- --�- P" --- --- � � I PRIVATE COURT" I 3 R 1 3B 3 4 5 ,\ -- -- - I I 50 4 65 60 N/A 51 176 101 SR 81 58 N/A 59 198 �� 51 3 N/A 86 N/A 62 148 v //C// STREET LOT e - - ( q. ) 42 - - - - - - - - - - - - Sub-total S Ft. 18,154 2 I 1 s 1 XR �j Sub-total(Acre) 0.42 L - 1 YR °L, - v 21 VELOCITY (MOTORCOURT FLATS) - PRIVATE OPEN SPACE =BLDGITYPE200 ® - _ --� `- '®J 4R FJ I UNIT PLAN ROOFTOP UNIT PLAN ROOFTOP ---- � � � � � I _, I NO. TYPE PORCH DECK DECK STORAGE TOTAL N O. TYPE PORCH DECK DECK STORAGE TOTAL 0 21 ® 251 20 11 10 1 21 1 `- ` 2 1X N/A 77 203 51 331 32 1X N/A 77 203 51 331 r, r, � ;° �' `� r[ '/ 1 4 N/A 146 472 53 671 31 4 N/A 1 6 472 53 671 4 5R 5 [ 5R I 6 ` 3 3 195 N/A 207 50 452 33 3 195 N/A 207 50 452 iL _________, _________, V 1 1R 4 2B 282 88 N/A 51 421 34 2B 282 88 N/A 51 421 �_______---� �- - _______--- - - _______--- L 32 33 34 35 36 y -- 5 5B N/A 252 496 81 829 35 5B N/A 252 496 81 829 L 36 ® 22 19 14 R 4 I► I / / V r 4 R r r ® '® / ` 6 5 N A 144 488 81 713 36 5 N A 144 488 81 713 _ 7 2 159 88 N/A 51 298 37 2 159 88 N/A 51 298 - I _ ( 12 `- 8 3 195 N/A 207 50 452 38 3 195 N/A 207 50 452 -- o o--________; -- o L-7 U 23 5 d 18 in 1 3 $ a 3 a � 2 a I 5 I 1 R I _ 9 1 N/A 77 203 51 331 39 1 N/A 77 203 51 331 3 c� v 3R v 3R O ~ 1 I ( 13 l 10 4 N/A 146 472 53 671 40 4 N/A 146 472 53 671 ❑ I ' _p r G 3 C7 2XR 1 X ® J 11 4 N/A 146 472 53 671 41 4 N/A 146 472 53 671 rG; L°°--------- C�.1 12 1X N/A 77 203 51 331 42 1X N/A 77 203 51 331 a 5 � 5 �u 5 r. 18 24 17 �' 14 8 � ( 13 3 195 N/A 207 50 452 43 3 195 N/A 207 50 452 30 29 28 27 26 L L _J 1 ® R 15 5B N 2 88 496 81 829 45 5B N/A 252 496 81 829 3 3 3R - 3 V 1j s s 5 4 4 4 5 3R - ( 14 2B 2 2 88 N/A 51 421 44 2B 2 2 88 N/A 51 421 r I � � / / XR l �❑ ` ; ` ; ` ® ® ® / a ® 16 5 N/A 144 488 81 713 46 5 N/A 144 488 81 713 16 15 6 5 _ 4 17 2 159 ss BLDG TYPE 102 �5 L a 5R LL a � / 14 e I N/A 51 298 47 2 159 88 N/A 51 --- BLDG 5 ' l �_IT; 17 95 N/A 207 50 452 48 3 195 N/A 207 50 452 XR V 1X 19 1 N/A 77 203 51 331 49 1 N/A 77 203 51 331 ® ( 40 ® L_ - Q ® 20 4 N/A 146 472 53 671 50 4 N/A 146 472 53 671 -° - � � - I 21 4 N/A 146 472 53 671 51 4 N/A 146 472 53 671 22 1X N/A 77 203 51 331 52 1X N/A 77 203 51 331 g �_w _/ 23 3 195 N/A 207 50 452 53 3 195 N/A 207 50 452 _ �' / ® o / 16 24 2B 282 88 N/A 51 421 54 2B 282 88 N/A 51 421 / 25 5B N/A 252 496 81 829 55 5B N/A 252 496 81 829 - I 26 5 N/A 144 488 81 713 56 5 N/A 144 488 81 713 / v 27 2 159 88 N/A 51 298 57 2 159 88 N/A 51 298 LEGEND. -- 1 35 ,' / 28 3 195 N/A 207 50 452 58 3 195 N/A 207 50 452 29 1 N/A 77 203 51 331 59 1 N/A 77 203 51 331 DESCRIPTION ACREAGE _ ° / 30 4 N/A 146 472 53 671 60 4 N/A 146 472 53 671 VICTORY ROAD - _ O Sub-total(Sq.Ft.) 31,014 Sub-total(Acre) 0.71 PRIVATE STREET 1.71 AC _-\ ° ° D \\ ° OPEN SPACE SUMMARY PRIVATE COURT 1.74 AC �- _ ® I COMMON OPEN SPACE 1.00 AC. �1 1.78 AC. PRIVATE OPEN SPACE 0.50 AC. (2) 2.45 AC. (1) REQUIRED COMMON OPEN SPACE IS 200 S.F./UNIT OL PRIVATE RECREATIONAL AREA 0.27 AC (2) REQUIRED PRIVATE OPEN SPACE IS 100 S.F./UNIT C . 8 COMMON OPEN SPACE AREA 1.77 AC OpenSpacePlan I mww 0 20 40 80 CALATLANTIC HUNSAKER & ASSOCIATES SCALE: 1" = 40' Lt V I N E I N Cmen" �� s,�° MOFFETT DRIVE ___ - -—- OVERALL PHASING LEGEND: SINGLE FAMILY CLUSTER - PHASE # UNITS I �- -- 0 MODEL 21 -WA❑ `, 76 77 `'�86 87 —f, 1 i --�__ __ ® 1 21 ❑ ❑ ❑ ❑ (�) � 97 1 5 5R 5 5R 17 � 5R � 3R ! I 1 49 I - _ ---- --- J � � � I I I 2 28 I --, L 3R + 43 75 78 85 88 L 95 98 - r 3R ! 1 j 39 3R ❑ 3R ❑ - - - 3 20 r , uu ❑ ❑ - - R W r I I ------------� �rI I =------------� �rI � `_ c ' � 1 I 54 � 48 W 79 W 84 89 W 94 . r_---__ - 4R I 1 4R I 42 4 31 C7 I r--------� 3R I I � 3 I I 3R � � I I c� ❑ I I i __ _ � I 1 4R I E 0 56 - - 5 II 9 I I ________,_= 9 ;_________; � I ❑ r--------- � 50 _ _ r--------- - ❑ 5 32 � 7m 8p ? 7�183 90 93 100 1 - r 2X- I 53 I rC 50 44 - 47 J ❑ , ---------- I I ---4R--- I ---4------ I I ---4R--- I ----4----- I I 4R � 0 1 XR 6 16 I I I �- --------- ; - ----- ---; `,------ - ------ r-'I - -o I 41 38 r 72 g, � 82 91 `1 92 101 1 ----- r 1 1XR 1XR J ❑ ❑ ❑ ❑ r , e � � � ❑ 7 16 ❑ 5R - ` -o - . 5R 5 5 � 5R L, r----nom I o � r 1 ® -- -- -- -- __ � 2R 1 1 , 51 I I 46 r----�� -- - -� 8 5 2R I 1 / - 45 1 1 40 ❑ ❑ 9 10 ' I 37 -- I I BL G PE 102R - -- - - -------- - - -L 7 __� — — ❑ 80 10 67 5R 4R 4R5 :: 5R j - __ TOTAL UNITS: 218 - -�_� I GA VAX ❑ ` 41 42 49 50 - BLDG TYPE 300 ❑4 BLDG TYPE 300 0 1 X ❑ 4 65 64 ;; 63 s2 s, - r o _______, gin____, SINGLE FAMILY DETACHED CLUSTER 1 3B 3 4 5 S I r I N " 24 it 37 m ❑ 4s J ?X PHASE '�1 I , I JI # UNITS I II I I I I I I l r---- - II r------ I -v, `- �-- � ul � 2B � � 22 38 ❑ L, � ❑ � I I I I ' II I II I II I 3 B ; ss - ,x , II 3 �' LDG TYPE 300 2 -------- -- - - J - ❑ MODEL 6 J J I 2 I I I II , r ' r r \ . JL F �T� v �- 25 36 34 " 4 5B as as - I 3R . � ❑ 44 3 1 6 L---------- ----------J ____ ____ II r----2fi--- 3 ----------, � i 2B 47 � - J 11 RY, r 54 m -------� - - 2 6 I 55 1 58 m ❑ I r 1 -L LJ ii 31 ;� 32 I - ❑ rI r - 28 29 32 v 1 1XR 33 aaa 1 _: 45 I ►►I II 27 � 1 X ;; ❑ 34 46 V v 33 ❑ 3 6 �y 56 57 58 59 60 2 2B I C 5B 5 I I ' I J - __ __ J 1 II 3B II 3 I 4 5 �__ L _ - �/ r_ _t , I q (•� 4 9 I — — — L - 30 31 m � JL _ _ 4 4 o® I ❑ 5 12 30 29 I - r 2R _jIP 2X 53 52 51 50 49 0 __ __ __ __ __ m 1 3B 3 4 5 � 54 ti ; Zf - - ,r - - C, 3R TOTAL UNITS. 57 51 J28 54 5 5B ❑ 5B 53 ° = � s r, o® 55 � 25 2s - COUR /ROW TOWNHOMES r, f 3 52 l T 43 12 ,4 J �M 2® J ❑ °; i 5s PHASE # UNITS `v v 27 2B 2 _ 5J III r,II r, ____, 1 5 I II L I _,�_ _: - - - - - MODEL 5 44 46 47 48 BLDG TYPE 300 BLDG TYPE 300 V - I II I, I _ I, 51I0 Z�57 5813 I 18 3 19 1r , Ll , 1 5 I --- --- Jr_ ❑ 23 ❑ 2 12 r r-- --- ---- ,r r ,r-- --- ---- --, - - 17 24 2 1 � I v v � 2R L 2X - - - - - - - - - - - _ 20 ,g 12 11 10 - - - P r C 1 1 X 1 X I BLDG TYPE 300 6 p - J J - J ❑ ❑ 3 12 41 0 I 22 40 37 38 -- -- -- -- -- -- -- - - - - -- 1 12 4 I �- V - -- ❑ 4 I I I II - - 42 - 2 19 a - 20 � I 5 10 om. I I 21 I6 10 r-• v --o---- 4R 4 000 000 �� F --2 -jr= 317 10 ® 21 20 11 10 1 1 - - I I I 2 - 11 - ;- 5R 5R 2 6 /" � o — _____- ---- ---------J " , 1R l I I I II I 32 33 34 35 36 y �I 3B ® 22 19 12 kR 9 10 - �� 4R ❑4 - J ❑ - — ---------J L-------- ---------J `-------- ____ - L / / 12 BO 10 91 ------ ---- W - - ---- -7, 23 a 18 13 n 8 C 2 , 5 / R \ I � v v' 3R I 3 v � v 3R I I 2X 1 - - -• 13 ■ _ _ Q ` r�' TOTAL UNITS: 101 I '1 ❑ 24 17 14 — U1 01 Izf 30 9 ,1 27 26 I 3 3R I 3 3R I I 3 xR MOTORCOURT FLATS 1X J I ,nn � ---- � I I I I I I I I I I __ � , _ UNITS }}- 25 ,6 15 6 5 _ =; PHASE # UN LDG TYPE 10 ❑ a 5R ❑ a 5R ❑ I 14 ' L_�v -J 2xR 6 �X ❑ MODEL 10 3 ;/ 10 — — ...... o — `- -- ' ❑ 1 10 (T) `_Jv / ❑ 2 10 COURTI ROW TOWNHOMES �_- l 15 ❑ 3 10 6) / D ❑ 4 10 VICTORY ROAD - - - I _ T ❑ 5 10 MOTORCO RTFLATS - TOTAL UNITS: 60 D®0 Q®Q 0 D D Do I/I_/l c . 9 Phasing g .............. --------------------------- M, f � 1111 11 0 20 40 80 CALATLANTIC H[JNS.4�KEl� & ASS©CIATES SCALE: 1" = 40' H ❑ M E IS`m R V h N E A N C ��,;,� o� �� ,�� o �. s� I LEGEND 6 0.483% / 0.483% 0.483% `C5 �� 1G, o - _-_ _ _-_ _ _ _ _ _ _-_ _ _ _-_ _ _-- - _-_ _ _ =_ _ = _ = = =�5 �C = _ - _ - 0.48% �,`A-01"/�. �2i,.91 C - - - - - II �N PROJECT BOUNDARY _ �� II II 0 Ix PUBLIC STREET J - _ - _ _ - - - - 5� . _ - - - - - - _ - II II �\ 12" W `? 12 0 `? 12"DW °� 11 ; �`° `' - - - - - - -- -- --vc LOT LINE II II 1 `' \s r 12"Dw 12 c ss �� _ _ _ C' �x� 5�F5 PROPOSED CENTERLINE s R BGS 12"Dw �� soo PROPOSED CONTOUR LINE II II "02 ----- --- - ,ti- 3a - - _ _ - - u, - C G' `�`' - - RIGHT OF WAY IIIII ❑ 76 -- --- -- _ - - D$t I --- ---- - - PROPOSED EASEMENT II II �1 5 5R '� 1 97 I 55 I 3 L ti 3:1 F II 5R II I 5R I P=57.50 49 I �° ---- ---- II II 0� � .--------- - ------ ---------1 �--------- 1 =57.19 3R - - ---------; = .41 3R I P=57.19 43 I u STREET CURB I II II o 75 78 85 P � I ° 3R I I I 4R - - - - - _ - - - - - STORM DRAIN ---------- - RG 54.6 II II rn I I ,K,-J rte__, I I �,-J 1 ^ h 74 I I ;� 84 I I 89 94 I 1 99 ~ P=56.85 I I I RG o I 8" DW WATER cj -------- Lf-, IIIII 'J L ,Q `i 3R W 3R "' `� 3 I W I 4R I I II a I a r--------� I-- P=56.42 II I 4R II II --------- Iv 1 1 1 - ________-_ Q a 56 I -- RG S SEWER r---------, I : I :_____====;J `�_________; I I , , =_____--- = C ------- ------- Ln ------II 73 I I I 1 x 1 1 b 1 m 1 1 ' ---; r--------- II II I I 4R 4 I o I 4R 4 11 o I 100 ~ - --- z 53 M rJ 2X I U 44 I ------ I I -__-- ------------------ ROUGH GRADE CUT II II I I I I 4R I I 1 XR h U 47 2X I r I 1, IIII --- ----- --------- --------- --------- -------- t��' --- -----; I -------- -----; I ---------; --------- I ------- 72 =_= I II II 72 II I II 53.30 I ° ` I I II I p 01 C 1tk PAD LINE II II (/) 81 82 91 92 I 53.94 II 1 P=56.61 _ 1J J o I I o-- II II 5R I r� -GB h 5R I RG-GB 5R --�� ----- 11 -� I ° � m � r-- 7.07 �-, o I � �Si II II I o0o I 'L52.93 I o00 o0o I �?� I oo I �� I 57 II X54.74 52 n r---_nJ - P 56.18 "' ° I PROPOSED FIRE HYDRANT 000 II E2R 54.76 ,I `n h 46 M I -- --- of PROPOSED STREET LIGHT -- I IRG-GB h `� %45 I 54.32 h---- 1 Io I I I 40 54.66 � J -_ I GB h I I 25 UNIT NUMBER �s I _ ----- 7 I 1 u RG-GB 1 h n CLR=300' -- I I --__--• L- ------- I ----- ---7� I I �q a II II � I P=55.22 - - - _ L®T "�„ �� -- - _ _ -- -------- �I ,F� PLAN TYPE II II fG -- 27 -n;---- _n;---- n ---- }�_, s \ =-_ET -L I `� -- 7 \ C oQ I 5 �G1� IIIII 67 sa s9 0 71 o PR/VATESTREET �1 ��9 74 Q�x ® LOT NUMBER I 5R 4R 4R 4R 5R �, s ' _ - IIII � ' II II 7�� o 0.5% o m 1.5% 1-- 52.87 j F PRIVATE COURT"F" 1 - ---- --- RG-GB G cN L- -s---------- I P=55.91 21 � I � 40 =z_ P=56.42 1 � 41 42 I 54.27 I 49 '� Irmo) � I I IIIII I I r---, 0- - ------- - _ I RG-i8 -, n =55.89 65 64 63 ;I 62 61 -- -, ------ I �1P-----I 5 5 J II II ® ---- ---- ------ r--------, J 43 ,� --J -------- - 36 35 I �� C4 II II N -'; II II 2 j 'I I 37 -56 o V I 48 2R 2X P=55.89 II II ti ---- r----� -v --- 23 I; 22 I I 39 66=55.1 �3 II 1 X I I 1 " (138) 1 -- - J =J ------- ---- _ II II 2 25 - ----- I I - ---- - O I I 1.5gNm 34 � � L_ � 5B � MAILBOX ---____-, 54.48 I N � � I , - I o 14 �5�. 1.0% m N m 1.4% I 8' 11.4%�m % m a m LOCATION � 0.5% II H ---------- c� % �,c� I U I o c� c� 1.0%� 44 RG-GB ------ - 3R Y " Jill ----------- �, ---------- 56.5 2B o1 47 PRIVATE COURT" ---- ---- II o f ' I �� Lr,) 35 -- ---- ---- II _ LJ L -- I o a I r I� 58 / -U I � � II II Ilk \ r, b =55.14 4.72 I II II ►L.y -,; 27 �1 1 X ;; �3 4 46 V------ ----_V 33 P=55.67 m 11 11 C�1 56 II 57 II 58 II 59 60 I I I - 2B I =55.12 P=55.30 5J �II 38 II II _ v v L 4R ® - ------ v ------ ------ ------ --- - - - POOL -57.0 DL --J - ® BAR• 5 G 5 - - II II I 0,5% m 1.5% 1 I I - _ _ - I I 1.00 - --v- 53.53_ --- --- _ 1 fit. r-- J� 1 P-55.06 1 _ P-55.40 - IN II II I I P TE COURT"E" n L - PEI 57.0 f N P 2X I P=5 40 I I II II II 53 RECREATIO N AREA IIIII �I 7- 1) 3 4 - - - - - PRIVATE PARK �= II II 51 --- -- --- - , 51 5%gym 0.5%5 4 F=54. - -----,r----- - 1 4 - ----- ----- 1 --- 4 �,rI11 11 5�1 �OPRIVATE COURT 00" II II ----- a 5B 5B 53 52 i I -, - --- II II i' OBD 1 r, Z 5 . B r, 1 r, Z 5 . 6 s5 1 X 25 26 r, ,RG ------- zi ------- RG -------- - � � ---- r L� ° I L� ° .,. -__-_ - - --� � - - 55.18 - 3 '� 0 �, II II 43 0 14 7 c, -- P=54.63 =54.81 r,P=54.SG 2B 2B 6 h h c� Qi 4R 5 1 G \ \ y ---- ;-----L -n,----; }� ;-- 01 ---------. 52.44 --------- ---------. 53.32 --------- 5 p�7 CT. M,Y" 1 q 5�g� ��1 \ - RG-GB P=55.50 RG-GB I - II II \ 44 45 ;; 46 47 48 _ - - � 2.00 � �� P=54.62 �v-----, 0% \ze 1 3B ;; �3 ;; II �5 � °--- - ---, 56.0 •.. .. 13 � MAILBOX I Sg -54.63 P=54.87 - o I I I 13 ------ �--- N 13 I V 3 ") U 3 LOCATION 1 IIIII 51G I 0.5 1.5% 1 ----------' o ------ ----------' o --------- I II II zCOW - a r- a 2 1 1 - vJ v- 2R 2X P 1 P=54.8 II 52.23 11 12 1 1 ' 10 9 I 53.11 II � "� � I P-55. 6 - - - � J RG-GB II 5 60 -------- _ 1X I 1. I I o II II 11 1 1 .38 ---- ---- I d I ---- Ij 0.5% 0 22 I 40 II 39 s _ z s z 5 6 0 L I 5 �o -- - �� I �� - -- v � 3R 3B �3 I �4 I � �\ moo_ -- -- -- -- - - -- II II -- - �_ � PRIVATE COURT"P" "`�•- ---- - -- ---- -- - -- ..C.. STREET '\\\LOT „B„ IIIII I: 42 LP= 4.03 _ II II 2q 1 I PRIVATE STREET R II II 2 X 50 ON I 1 1 --4 - 21 P= 65 -� P=54.28 4R -----, r I °° ----- I I .---------- ---------, I � I ------------ 21 ---------- I ------ 1 °� -- -- II °°° 51 -----5R 151 0 5 `% 5, �i 51.89 �' ° 5 �i 52.54 �' 1 / RG-GB I I RG-GB II P=546 v, RG-GB s -,I T PO AR I _________' ________ I 4 - 2/p I L II 11 C�1�c12 34 S ° i 22 j 19 i i 1 I 9 II II 4 T v UI II II II I1 ' o � I ---------1 �---------- ---------1^ I �---------• --------- 0. -----1 m 0 �1I 23 �rn I : 0.5% 9% 50.BOU1 18 m 13 �L7 I I x I I 0.92% ' �1 3 5; 3R 1 � II "��u- . . n2 % - a aP F- 1 . --- ------a 1l50. . CL k 2 1/ (/� 1 II II 46 00 6 I 24 1 17 I 14 7 Q I 4 8 G c�L,e 30 29 28 27 26 I I I 3 3R I J� 5 �� -___ -- ___ -___ `�� a =_= I-- � ;,a -- , r , r , R / II II Q� k� 1 1.6q 6 + 5 -- 4 % 14 ➢ �, I I II II 00�� 0 1 I� 17 o II 50.52 -- --- 52.37 -- --- 53.02 F 1 3 75 II II S��G D II II �L 5 C C r �� rk� R W 6"RW 6"RW 6"R 1 _ 539¢ i6 I FS 1G ,� 1G �0 1 '� 1G 10 1 5�SOF 1G ��, 6„Rw /11 _ F_ 60' vc F `�5 - _ _ 0' _ - 5338 II D � 1� --_________------___ VICTORY AD ��F� k�5�° ��s 0,667a �1 �6 ? - _ �QWNVI IItiaQ III �10xrx \ `7��5 PUBLIC STREET 1`bbV. N51 F - �G- 5� 5 �� \ o _\ M�/ G %kQQO *r j��G 0� 1� \ 5�0 GF 5�b10 :1 �0 11 5 5 C 0 Conceptual 0 20 40 80 CALATLANTIC HUNSAKER & ASSOCIATES I lillin SCALE: 1" = 40' H O M E 'S R V h N E A N C LIGHTING FIXTURE LEGEND ■ A2 64W LED POST LIGHT TYPE II DISTRIBUTION 14FT POLE MOFFET DRIVE ■ STERNBERG#SL660-FG-56L-27K-T2-MDL05-** ■ 0 (F�3 64W LED POST LIGHT TYPE III DISTRIBUTION - � 14FT POLE ■ �.� �" STERNBERG#SL660-FG-56L-27K-T3-MDL05-** ■ ■ Y�4 64W LED POST LIGHT TYPE III DISTRIBUTION 14FT POLE STERNBERG#SL660-FG-56L-27K-T4-MDL05-** 64W LED POST LIGHT TYPE III DISTRIBUTION 0 o O o o O 1OFT POLE ' ko ■ STERNBERG#SL660-FG-56L-27K-T3-MDL05-** 1• 0• k° ❑ k o k12 64W LED POST LIGHT TYPE IV DISTRIBUTION O k k0 kp 5 B4 1OFT POLE 0 0 • kQ 3 • • Q 3 : STERNBERG#SL660-FG-56L-27K-T4-MDL05-** 3 .__ k 3 k` kQ Ar 3 k k0 Q. Q. J L J kQ5 ° k kQ2 kQ2 HSS HOUSE SIDE SHIELD k , o ka kp. k 5 kp2 „ ■ PER PLAN 3 Ar k kQ3 ■ U k • / k ' A • kQ GJ k • kQ ■ k6 1• 1 ` ■ T k kQ. k Q J � k ■ R 6 6 k1 C)o k6 k1 1 (kp, k k k1`3 ■ k Q' ■ 0 16W LED BOLLARD-36"TALL _.-.-.. • 1 kp 6 kp 6 C COOPER# k OU k �• kQ • • kQ7 ■ 303-B1-LEDB1-3000-UNV-T4-**-36 6' k k0 a ■ �6 6 kp a k k k " kQ. ■ C70 Ar 9 k k\n k 6 O O kQ L k k C k,\ Q kr2 0 • k 0 A • k Q' • O A °6 ■ LLI • • k 3 1 � k 3 � ■ _ o • 6kQ`L k0L kQ`L LLI A- •p 2 kQ 2 LLI L DO LED TRELLIS LIGHT 0 k, A _ HEVI LITE#HL-367-LED kQ • kp • Arc, • k kQ 3 ■ I k '^ W IV k '� k06 QII • k6' 0 k k0� k1' LLI kp 6 kr2 5 k�g k AIM UP AT PALM TREE CANOPY. 0 0 o J -------------------- - 1 �- ---- ° 1 ■ (� `- 4ePALM® k a Fl -- -- - -- - -- --� LLI TREE RING WITH (4) 8W. LED k k k k kph ------------- ------ k �• DD DDD kQ5 DD DDD z UPLIGHTS, 12V. • DSO � ■ J HEVI LITE#C01400 0 H L-367-LE D ' • • k 13.a O k Q 2 aa11 u aau k0 0• kQ3 kph kQ.2■ AIM DOWN AT POOL DECK OR TREE O • • • k\3 kQ.2 kQ 3 k\.2 kQ q. ■ TRUNK. A- Fj kQ3 Ar 0:3 k1 A kp8 D�kp7 kp'f /� kQ k _1,� kp� 5Q • • 0 k k0• k0. Ar k0•� ■ G I • k1 k /kQ3 3 kQ5 k k2� k 2 k12 ■ _ _ _ _ LED STRIP LIGHT 0• 1 2 3000K k 2 k 2 k1 3 k2 J �1 1 ■ k g ' kQ`3 k k k I k -- U DDD DD 2 k / 0 HSS Y 15W TO 18W. LED WALL LIGHT � TYPICAL LOCATION. , k,\3 kQ A. k,\FJ kQ 3 kQ k A. k,\ , kQ2 kQ 8 Q7 k 41000, • 1 SAME AS ABOVE AT NON-TYPICAL kQ A kQ� Ar c.5 kQ 6 ,�5 k 3 ■ LOCATIONS. REFER TO SITE PLAN FOR Q I k LTA- - - ?r- - - � - - '��- - - - Ar c.A EXACT LOCATION. kQ 3 kQ 9 kQ 5 kQ. k 6 • ■ k,\ '\ kQ A k,\3 -YQ A. kQ g ■ �kQ� kQ2 k kQ2 k\ kQQ ■ Z kQ kQ 5 : **FINISH BY OWNER k • • o k0• • I o kQ 6 ■ o kQ 1 I � k ■ k / Ar 0 A. 6 • ® ■ k \,I ■ • • k13 ■ • k0� 1 ° • 0 k k 2 FJ Q ■ • ° I k,\ Za I kQ6 kQ6 ■ G k r� k F • kQ5 k2 1 ` k 6 k a ° kQ� kQOJ kQ� kQ6 kQ� k�A - k 3 k2Cj Q k q � Q —� • 0 05 06 k p' • ' A-0 k ° k a k • A-0 • k aau ( ° • • 13.2 k.\. ■ kQ a I • ® ■ r� Aron Q ■ kQ2 kQEE 8 ■ k06 m A-6 3 _Ej• • p( kQ 2 k0 J • Aro:3 ■ o kQZ ■ ROFESS/p o k A N FL m EL 0 — ENGINEERING ��OPGNARD ��/<�� kQ6 Ar p p' k,� p kQ6 kQ kQ5 ■ r NID k1A kQ3 k1 A kQ3 G Q3 0°J m • ■ CoRPORATE Z I ■ ■ ■ ■ ■ ■ NEEM ■ ■ ■ ■ ■ ■ ■I■ ■ !A ■ ■ * ■ k k N0. 20627 m k J ■ � i ■ ■ � 0 ■ i ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■� SITE PHOTOMETRIC PLAN w Q r m EXP. 03/31/18 MATCHLINE SEE SHEET EP-4 LIGHTING DESIGN I ELECTRICAL ENGINEERING PHOTOMETRIC CALCULATIONS <ECTRI0 DESCRIPTION AVERAGE MAXIMUM MINIMUM AVE: MIN 25635 Calle La Fuente qTF pF CO� DRIVES/PARKING 0.9 FC 3.4 FC 0.2 FC 4.5 : 1 San Juan Capistrano,CA 92675 WALKS 1.5 FC 17.1 FC 0.2 FC 7.7 : 1 EP- 1 Ph. 949.201.1333 POOL DECK 3.0 FC 6.1 FC 1.0 FC 3.0 : 1 candelaengineering.com FC : FOOT CANDLE SCALE: 1" = 20'-0" ,,,, ,,,,, ,,,,,,„i ( IRLYilll4\\]lli\f(;.,� 0 25 50 100 CALATLANTICSM , J I - - - - ■ LIGHTING FIXTURE LEGEND ■ I IA2 64W LED POST LIGHT TYPE II DISTRIBUTION MOFFET DRIVE■ � ■ 14FT POLE ■ I ■ STERNBERG#SL660-FG-56L-27K-T2-MDL05-** ■ I ■ ■ F�3 64W LED POST LIGHT TYPE III DISTRIBUTION ■ I ■ K 14FT POLE I ■ ■ .� STERNBERG#SL660-FG-56L-27K-T3-MDL05-** k k ■ X 64W LED POST LIGHT TYPE III DISTRIBUTION —�� k ■ A4 14FT POLE 0 0 o STERNBERG#SL660-FG-56L-27K-T4-MDL05-** eoo ■ ° 0 kp� kp7 �, /' � ■ B3 64W LED POST LIGHT TYPE III DISTRIBUTION I 1OFT POLE I STERNBERG#SL660-FG-56L-27K-T3-MDL05-** ■ • k p 6 • k k p • • 64W LED POST LIGHT TYPE IV DISTRIBUTION 3 � ■ ■ 0 3 I ■ B4 1 OFT POLE k •p k k0 5 k0 •• I ■ STERNBERG#SL660-FG-56L-27K-T4-MDL05-** k0n k a ■ k02 L 1 ■ ■ k05 � � �� • ■ HOUSE SIDE SHIELD o kp 3 IIk1 • HSS PER PLAN ■ • k p 5 • A- I k'1� ° k 1 ■ k k • kp k09 ° ■ ■ k p • k C� • k p ■ "- k c (o Aro k p h ■ k 0 1 k kQ I G k k0 ■ kp 6 I W � • kp 8 ■ ■ • _ k • kQ.1 • k g • Q7 ■ 0 16W LED BOLLARD-36"TALL ■ Q Q I k� k13 C COOPER# ■ k k p 7 k25 ■ 303-B 1-LE D B 1-3000-U N V-T4-**-36 ■ o o kp9 kp 3 0 I k Q.9, k12 • ■ I , ■ kp • • I k1 I I ■ ■ • • k�/� I • k I kp. ■ ■ �3 • kp k 8 ■ k a k 2 k10 k 3 � 3 k ■ 0• 2• _ k02 kp 1 k1g k a1Q ■ k kp� CO kp A k3. I o ■ _ O LED TRELLIS LIGHT ■ • • k 7 k I k I cn 3 HEVI LITE#HL-367-LED 0 21 ■ W • 0 = kk1 W k 0 I ■ kp k W k p 2 k12 ■ w 3 • • Oa LU i °_ k ° • 9 • I kp a ■ w AIM UP AT PALM TREE CANOPY. k k 1f f • k , F (n ■ kQ2 k1 0 Eta `L 0• 1• • k ■ - PALM TREE RING WITH (4) 8W. LED w 3a� k k I k O • 2 I 1 r UPLIGHTS, 12V. �__ k ° HEVI LITE#C01400 w ,■ k0`3 A-,\ aa� k� k w kQ 2 kp 7 k2 3 k 5 ------ 0 aaU k aau kp a k 6 -- -- -- ■ � HL-367-LED ■ k 2 k k p k k 3 k k aa� ■ O• _�_ 2• O• O• O• O• aau AIM DOWN AT POOL DECK OR TREE w A k �__ - + --- k0 3 kp a k a // Al k kp Fj 2 w TRUNK. Z ■ k kp2 k Aro� k a kp9 k� q. U•J k 6 A el k � - - - k13_�_ k k� k0� k 7 k13 k 3 k27 k■ Q z ■ 02 OZ 0• 0 0• 2 -©�- S 0• 3• J 5 kQ2 Ar 0.10' k0q k05 k,\g k1p 0 - _ _ - Ar 13 k19 Ar 13 kJ _ A- 03 kp5 kp3 1 k20 kQ$ kp8 aa� - k15 ■ _ U ■ ko k0 6 kp 3 k k3 0 k p 9 k�2 k Q p 7 k 5 6 - - 2k 1 _ _ _ _ LED STRIP LIGHT k 2 k 6 k a k 61 k 2 k 4 k A ci� k 6 � 3000K Q -61-- / k1'r0 kp5 kpa kpa ■ G k 3 kp ° X Ar k 9 k A - k G 1 • pT k1 0 k 0 k a ° 000 Y 15W TO 18W. LED WALL LIGHT ■ • • I k fp Q' • TYPICAL LOCATION. A- Fj 1k p ■ - A4 k a • ■ n SAME AS ABOVE AT NON-TYPICAL ■ • k0 k03 Q• ■ ,� EXACTLOCATLOCATION.ER TO SITE PLAN FOR ■ k 7' kp1 • • k -V k I kp a ■ ■ 0 • k k�0 Aroc� �� i ■ 'r 9 FINISH BY OWNER ■ k 'k0 5 rel ■ kp5 pJ l \l — ` a ■ ■ _. k ■ o kp5 ® • k�1 ■ A- - 0� k OT Ar 5 ■ k1 2• kp� ■ �. p k�6 �p7 1 k 9 k0a kp5 k 1 0 k`L H H k�a 5 ■ k kQ 6 k0 a k0 k0 6 k 2 k k,3 k 3k ° I Ir 13 6 �kOg - - - - k k 5- - - F k 6 Za k 1 • k � k06 kQg kp� kQ6 o k � 3 k k p � k kp7 kp7 k10 kph • • 5 ■ p k 5 kp. n k k3 k (F I • ■ j �� ■ _ 06 0 • W Ar 77 kH k" ■ ■ k 5 � k '� 5 ■ kp 6 0 F // F V33 �� V �F I ■ 06 EF*—L k 2 ■ Q. ° H _ �� ■ Aro �F ��k O ■ ■ k ' k 9 k 6 k k k k k CA I 'l ELA �1m � � 16A. QROFESS/pN ■ k 2 k q k k 1 6 k k k R k k k 3 O q� 'k • �0 q q 2• �CDO 1• _ ■ Ar EI� CTIhTEE1� II� G ��NAR� OLFti� i� ■ ■ ■ ■� i ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ � ■ ■ ■ ■ ■ ■ ■ ■; ■ ■ �■ ■F■ " ■ ■ C 0 R p 0R AE� MATCHLINE SEE SHEET EP-5 � N0. 20627 SITE PHOTOMETRIC PLAN w r m m EXP. 03/31/18 LIGHTING DESIGN I ELECTRICAL ENGINEERING PHOTOMETRIC CALCULATIONS <ECTRIc DESCRIPTION AVERAGE MAXIMUM MINIMUM AVE: MIN 25635 Calle La Fuente �TFCF FO� DRIVES/PARKING 0.9 FC 3.4 FC 0.2 FC 4.5 : 1 San Juan Capistrano,CA 92675 WALKS 1.5 FC 17.1 FC 0.2 FC 7.7 : 1 EP-2 Ph. 949.201.1333 POOL DECK 3.0 FC 6.1 FC 1.0 FC 3.0 : 1 candelaengineering.com FC : FOOT CANDLE SCALE: 1" = 20'-0" Pak— I l 0 25 50 100CALATLANTIC H0MESSIM LIGHTING FIXTURE LEGEND ■ A2 64W LED POST LIGHT TYPE II DISTRIBUTION ■ - - _ 14FT POLE ■ ___ - - _ _ STERNBERG#SL660-FG-56L-27K-T2-MDL05-** MOFFET DRIVE ■ (F�3 64W LED POST LIGHT TYPE III DISTRIBUTION ■ 14FT POLE ■ a �" STERNBERG#SL660-FG-56L-27K-T3-MDL05-** ■ ■ �4 64W LED POST LIGHT TYPE III DISTRIBUTION 14FT POLE X STERNBERG#SL660-FG-56L-27K-T4-MDL05-** k X ■ 64W LED POST LIGHT TYPE III DISTRIBUTION 1OFT POLE STERNBERG#SL660-FG-56L-27K-T3-MDL05-** po I o i• 64W LED POST LIGHT TYPE IV DISTRIBUTION ■ I B4 1OFT POLE ■ I I STERNBERG#SL660-FG-56L-27K-T4-MDL05-** ■ HSS HOUSE SIDE SHIELD PER PLAN ■ X k • k13 k 3 0 • • O kQ,rO I kQ. ■ • Ar A- kQ 9 k'3 6 I 0 16W LED BOLLARD-36"TALL kQ.1 kQ a I C COOPER# ■ kQ • kphi 0 303-B1-LEDB1-3000-UNV-T4-**-36 A, k11 ■ i kQ� kQA. kQ3 kQ k11 O ■ Aro I pg • a k ■ k1 k\ kQ al g I kQa ■ k10' I Ik ■ I k k\ I Q a Z3 k ■ k a I Q 9 0 _ OD LED TRELLIS LIGHT ■ kQ ro I k,\• kr2!L HEVI LITE#HL-367-LED ■ k A- A- k3' k �� ■ �0 ° � N k 1•ro k Q k\ cnlo N 1 k27' k 3 k\ o ■ k1 0 7 I —AIM UP AT PALM TREE CANOPY. W ■ '0 0. kQ9 , ■ k'10 k3A �a, N F 1 I k k1 1 o k ° T LL PALM TREE RING WITH (4) 8W. LED LJJ ,\ Q X I I kQ UPLIGHTS, 12V. LJJ • • k�3 k16 HEVI LITE#C01400 ■ k� ' ' HL-367-LED Ar o ° k __ ssH k k0g AIM DOWN AT POOL DECK OR TREE � - Q7 Q� • TRUNK. L UJ A-o. — ❑❑❑ ❑❑❑— ❑❑ ❑ _k k w 0 kQ l� kp• k 0 — o D vJ ■ k05 k kQZ Aro 13 Aro1 k1 ` k26 Z� k15 kQ5 k 1 10 Ar A Q°J Ar 5 k k LLJ m� a k Z k A k 7 k g k A k 1 k g LED STRIP LIGHT Z ■ kQ3 Q J k g _ k _ - - kQ6 kQZ Ik' A k ° I ° 3000K 13 'L.A Uj J kp5 kQ3 kQ5 k�2 k�0 kQ2 r kp!� –`__- k 3 _ = kQ 5 kQ 5 kQ 6 k\3 kQ3 kQ•G Ar J U k kQ� k1 2 k kQ 1 k1.2 k23 _ A-o k Q k I Y 15W TO 18W. LED WALL LIGHT " �❑ no -- - -- __ kQ k\Q TYPICAL LOCATION. 5 \ • • kSAME AS ABOVE AT NON-TYPICAL ■ 1 Q• • ° 1 LOCATIONS. REFER TO SITE PLAN FOR ■ 'Q� • 0 kw 1 3 EXACT LOCATION. ■I k a I k 0.6 k g \� k2Q • I ° ■I k • k ,� k20 < **FINISH BY OWNER o 3Ike Ar kA ' k,3 • 2 ° �kQ� i kQ 8 iO kZ kQ5 k kQo • ry k,\ 6 0 • o � kQ9 A-A(3 k09 k'12 k0a a k\Z k\3 kQa kpg k1• i kph - - - - "-- - -- � - - kQs O 5 kp!� �• kQ9 G kQ8 kph Fj I k F) k10 k k12 k1k15 k kQ7 I k0• I 0• • 1• kQ•1 ' kQ5 kQ•1 kQ6 ° k�0 Ar 6 k Ar � ; A,13.1 k O 3 Ar k Q p • ■ k. • Aro 9 ■ � k,\ 6, kQ 3 ■ kQ5 ■ g • kQ 6 k 15 ■ — � kQ5 A N rE)" E L 15 ° 9 QRpFESS/ON ;■ k,�9 k2 k — ENGINEERING �� NARIDOLF2� ■ ■� NON FlR 40M EVE INMMM Flml INM'M MIN WEEMEME IN ME�_� MENEEMEMENMEN MENNEN IN =NCORpORATSD Q �� MATCHLINE SEE SHEET EP-6 SITE PHOTOMETRIC PLAN w — N0. 20627 m m Of EXP. 03/31/18 -� LIGHTING DESIGN I ELECTRICAL ENGINEERING PHOTOMETRIC CALCULATIONS <ECTRICP� DESCRIPTION AVERAGE MAXIMUM MINIMUM AVE: MIN 25635 Calle La Fuente TFOF- CAL\FOS DRIVES/PARKING 0.9 FC 3.4 FC 0.2 FC 4.5 : 1 San Juan Capistrano,CA 92675 WALKS 1.5 FC 17.1 FC 0.2 FC 7.7 : 1 EP-3 Ph. 949.201.1333 POOL DECK 3.0 FC 6.1 FC 1.0 FC 3.0 . 1 candelaengineering.com FC : FOOT CANDLE SCALE: 1" = 20'-0" n .y ,t ' 1 ,.�,,,,,,.(f 0 25 50 100 �� CALATLANTIC _ H0MESSM s t , e t MAT.CHLINE SEE SHEET EP-1J LIGHTING FIXTURE LEGEND ■ ■ ■ MENEEMEMEMENNIMEN ■ wP ■ ■ IN ■ _ � _ = _ _ _ � '= _ _ _ _ ■ i'ii ■ ■ ■ � ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ kph kp� k,\ p kpA. kp3 • k 2 A- k\ p kp2 k o A A2 64W LED POST LIGHT TYPE II DISTRIBUTION k 2 k g k 2 kpg A ■ 14FT POLE kp 5 • • ■ STERNBERG#SL660-FG-56L-27K-T2-MDL05-** k • c' 2 ■ G k20 :• k o k1 k -,../ kp kp 6 k 3 k a k k /� kip 6 ��3 64W LED POST LIGHT TYPE III DISTRIBUTION A -- --- ---- -------- .. -- 14FT POLE qw- 6 kr2 2 ®s C k 2 kp STERNBERG#SL660-FG-56L-27K-T3-MDL05-** Ar o O o ■ A4 64W LED POST LIGHT TYPE III DISTRIBUTION I o t k 2 ■ 14FT POLE STERNBERG#SL660-FG-56L-27K-T4-MDL05-** • 0 k1 X 64W LED POST LIGHT TYPE III DISTRIBUTION o • • t k\ t ■ B3 1OFT POLE A- ° STERNBERG#SL660-FG-56L-27K-T3-MDL05-** Ft • pa k13 k 7 k k 08 k 0•$ k 0•6 k0• Aro 0• g k1 • : B4 64W LED POST LIGHT TYPE IV DISTRIBUTION 0• • 6 k ° Z 1OFT POLE • o t g kp1 t k : STERNBERG#SL660-FG-56L-27K-T4-MDL05-** • kp 5 • • t 1? 1 k t 'r kp ■ HSS HOUSE SIDE SHIELD • • k kpg kp5 ■ PER PLAN �k aaU k p 1 „ k 2 k k p p ■ .. , � kOg X kpg k ■ 26 k06 ■ Q • • � k l I kp ■ • kk13 ■ k O 16W LED BOLLARD-36"TALL kQ. 'Q 6 ■ C COOPER# kQ6 k kp ■ 303-B1-LEDB1-3000-UNV-T4-**-36 O k0.2 1 kp5 k,\6 k1• ■ Ar \ kpA k\6 kp6j �Fj kQFjI kp� ■ kp2 kpa kp3 � � k k,�GJ • • k k k k k 6 • kp'r kp 5 k,\0 kp 6 0 • I kpg ■ kp� Ar c. kpa kp`3 k\ 4 kQA t kp ■ kp2 k\6 kph Q kQ6 O ■ - COX Ar 09 Ar c. ■ LO o kLED LIGHT p • p1 �' G kp7 • k ■ O HEVITLRITE#IHL--367-LED U 0 k\5 w •• 0 k kp \. Arn9 w } ° 2 \ \ k A, k � k 6 k 'kpg 0• kp q p kpFJ 0• kp ,3 0 AIM UP AT PALM TREE CANOPY. ti�� 2 0• 0 0• 0• ■ F k� k k 0 k 6r Ar Uj T � PALM TREE RING WITH (4) 8W. LED o • 6 Ar o.01 kph k21 k02 W UPLIHEVIGHTE# 1 1400 • • k p /k Aro 5 k2/k k p$ ■ (� HL-367-LED Z O k $ kO3 k16 k�� `ti"li • k k k,\2 k26 w AIM DOWN AT POOL DECK OR TREE � o k a k TRUNK. k k k 0 kp'f kpg kp'f kp? kpg k 1 k15 k g ■ Z o k1 a o ..SS • k,\k _ _ _ _ ° ` • kl 1• U LED STRIP LIGHT • r k 1-� II 2 ■ 3000K • • k V I k ■ D k O 2 Ar • k 1 1 • ■ o co k16 k22 kp 5 kp ■ Y 15W TO 18W. LED WALL LIGHT ■ TYPICAL LOCATION. k15 k : n SAME AS ABOVE AT NON-TYPICAL • Q. • k0 • Y LOCATIONS. REFER TO SITE PLAN FOR ° • k 8 ■ EXACT LOCATION. / 000 000 12 k o o ■p6 A kp,2 k10 A- 2 kpg O k `3 kp2 k 6 kp� k ` kp2 k $ k `3 k 2 kpg I kph 0• 0• 0• 0• 1 k • • **FINISH BY OWNER r� r� r� kp2 kph kp.2 k12 ko Ar 1 ■ kp kpg kp k1 1 k1 2 X ■ 1• k \`3 kp A k,\`3 k p A. k,\5 k1 kp 000 00 k \0 k k�3 _c O • kp a � • ArQ I kp • k�5 kcn0 1 cn 3 k L k p` ■ J ■ k,\a k1 kp ■ •• kp 6 ,�, ■ • • • k13 0 ■ k Ar ■ CA N [w)"" E LAVICTORYROAD ■ QROFESS/ON ■ ENGINEERING ��GNARD0�F �� ■ I N C O R P O R A T E ID �13 / ■ L N0. 20627 SITE PHOTOMETRIC PLAN m EXP. 03/31/18 -< LIGHTING DESIGN I ELECTRICAL ENGINEERING PHOTOMETRIC CALCULATIONS <ECTRI DESCRIPTION AVERAGE MAXIMUM MINIMUM AVE: MIN 25635 Calle La Fuente �TFOF CA��FO� DRIVES/PARKING 0.9 FC 3.4 FC 0.2 FC 4.5 : 1 San Juan Capistrano,CA 92675 WALKS 1.5 FC 17.1 FC 0.2 FC 7.7 : 1 EP-4 Ph. 949.201.1333 POOL DECK 3.0 FC 6.1 FC 1.0 FC 3.0 : 1 candelaengineering.com FC : FOOT CANDLE SCALE: 1" = 20'-0" tR 1 , 111 lINS b `vt LEMMA f t t 0111 0 25 50 100 CALATLANTIC H0MESM t �a. )) MATCHLINE SEE SHEET EP-2 LIGHTING FIXTURE LEGEND ■ ■ ■ ■� � ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ i ■ ■r� l■ i ■ ■ ■ ■ ■ ■ ■ i ■ ■ ■ ■ �� ■ i ■ ■rn■ ■ I ■ ■ ■ moi ■ ■ ■ ■ � • • • k 6Ar k13 k ro Ar 0� ° ■ - A2 64W ED POST LIGHT TYPE II DISTRIBUTION ■ O 0 OO k 5 2 Ir k kQ 16' I ■ STERNBERG#SL660-FG-56L-27K-T2-MDL05-** ■ 0 � - - R - - - - • • p. �• 3. '(. 311. 0. • k 0 k 0 2 g ■ (F�3 64W LED POST LIGHT TYPE III DISTRIBUTION O k ■ 14FT POLE k k F STERNBERG#SL660-FG-56L-27K-T3-MDL05-** ■ C C • k k 6 k k k r3vgvk 3 GJ k k Q 3 ■ ■ kp Arra - - O 0 o C ° C 3 k . „ U_ • 5 ��4 64W LED POST LIGHT TYPE III DISTRIBUTION ■ k ° 3' 14FT POLE STERNBERG#SL660-FG-56L-27K-T4-MDL05-** '■ • • k k •• ®O® ®O® ■ k a 3 w B3 64W LED POST LIGHT TYPE III DISTRIBUTION ° k�3 k • 1OFT POLE k 3 STERNBERG#SL660-FG-56L-27K-T3-MDL05-** kQ. ■ • • • k7�vq rp�- �� --k k a 1 ■ k O® 64W LED POST LIGHT TYPE IV DISTRIBUTION / ■ B4 1OFT POLE ■ ArI 5 ° g 0 g ■ LLI STERNBERG#SL660-FG-56L-27K-T4-MDL05-** OAA -i ■ .r15 k ■ � ■ n p. HOUSE SIDE SHIELD ■ ° kQ 6 k m ■ = HSS PER PLAN ■ k `3 kQ,rO �g k�• �.2 k�• a VJ ■ 0 Arp�6 kQ k kl �� ■ W Ar Uj Li ■ Ar FJ ■ k g kQ ® �• ■ z 0 16W LED BOLLARD-36"TALL ■ k ■ _ COOPER# ■ kQ k1 0 ■ J 303-B1-LEDB1-3000-UNV-T4-**-36 ■ k 0• ■ _ 0 k 6 I L7-71- A-,\ ■ 3 k \ � 1 k 6- II (u cul ■ Ads • k • • I Q ■ 6 k �g k • a k %' � ■ • • c I • e _ � k ■ lz • k _ DO LED TRELLIS LIGHT w ■ SSH k1 1 • k HEVI LITE#HL-367-LED Ll El -- 000.00 00 S -- - -- -- - -- Ey k r� SSH Lu ■k A Arch k 0 k,\5 k Ar2 6SIAr'\ FJ k0 I k Arc g k k 2 k` k GJ A-,\ k Arc 9 k AIM UP AT PALM TREE CANOPY. ■ 0• 1• 3�� 0• 0• 1. 2• 0• 1. = k k06 k1 a k15 �� `05 m rQa / Ar Ars k31 kQ9 kph k2$ R`' F ■ k 9 �9 k S k k 1 k r0 k Q k 5 k 57 ■ 0 0 - - 1-5-1 Qom- 0 1 0 -��- - - p - --- - 2� A- `3 k Q k 6 k `3 k a k `3 k 63 k A k Fj �� kr) 2 * T PALM TREE RING WITH 4 8W. LED L1J 0 1• 0• 0• 0• 1• 0• 1• 0• 0• Uj ■ Ar 03 Ar05 Ar k01 k2 p7 k0g „ kpq kQq. k\ 3 � UP367-LE, 12v. HEVI LITE#C01400 k `3 k a k `3 k ro k 4 k k Fj k GJ r3 k HL-367-LED 3 38U 3N3 3 U 3NI3 3NI! 3NIN p• p• p• p• `ti y.,; Ar 0 6 kQ k k k kQ GJ kQ rp k k AIM DOWN AT POOL DECK OR TREE W � k 3 � k � kQ i kQ k � ■ TRUNK. z ■ kQ5 I� 000 00 k10 000 00 A3 Arl3A I 13.'3 -- - ■kp J n _� - - -�-- -- -- - - -- -- I kp k kpkp,o — _ - 000 00 0 ■ HSS Q. kn- A- A- 3 k / • U : k C A- k • • 0• k • • k _ _ _ _ LED STRIP LIGHT 0• 1 • 0 2 0 5 • 3000K " kp. �. \ ■ k A Arc • kQ. • k A kc1 • k 2 c k I k1 3 0 I 0• of 0 p k09 ■ kQ 2 k -f r3 k kQ 4 ° Q kf 1 5 kp• ■ Y 15W TO 18W. LED WALL LIGHT kp 2 kQ 2 1 6 k k ■ TYPICAL LOCATION. k1• SAME AS ABOVE AT NON-TYPICAL ■ k0 3 • k • k0 3 kQ 6 k0 k0 8 Y LOCATIONS. REFER TO SITE PLAN FOR ■ kQ kQ 5 k1• o■ W EXACT LOCATION. ■ 0 2 ^' k 1. A,\ k 6 Arca �Ql� • 1 O Ar a ■ Ar6 k .1 0 w 2 0 k0•ro 0 I Ar a 1 ■ Ar g 1.\ k LL] ** O• k /� 0 I ■ FINISH BY OWNER kQ6 • �—'i • cj • 0• g ki 1 ■ ■Arc? k kc1 �.I k Ar I k ■ vJ ■ k �_ ! 2 1 ■ LLI kp kQ a kQ 6 ArQ 9 kQ 1 O �• 1'r 2 kQ 6 k' g ■ LLJ I k g F. 1 ■— k k I k �', k„ � p • ' k a vJ kp • 0� kQ• • kQ 0 • o kp$ 0 k1 LLJ 3 I Ar Ar Z 1 ■ 0 k kp5 � kp3 kph J ■k 2 I kc ` k 2 c ` , 0• k q, 0• � 1 ■ k p' k Ar 9 I • ro ■ U ■ 03 • • 03 • II 5 ■ ■ kc kQ A • • u :• O 5< ■ kQ 6 k �' • • ■ G ■ k FJ k\ Arca II ■ p• u I ■ Ar Ar 0 0 VICTORY ROAD 6, 0 rmv& Ilk 0 Lj CA Ill ■ k k - I ■ 0 II �- ■ II o ELA ■ Fo QRO ARS/�N- � � II • — ENGINEERING � ��GN D0 ICORPOIS A'a° ED SITE PHOTOMETRIC PLAN Qf or_ N0. 20627 CD EXP. 03/31/18 LIGHTING DESIGN I ELECTRICAL ENGINEERING PHOTOMETRIC CALCULATIONS CC TM DESCRIPTION AVERAGE MAXIMUM MINIMUM AVE: MIN 25635 Calle La Fuente qTF pF CAL�FO� DRIVES/PARKING 0.9 FC 3.4 FC 0.2 FC 4.5 : 1 San Juan Capistrano,CA 92675 WALKS 1.5 FC 17.1 FC 0.2 FC 7.7 : 1 EP-5 Ph. 949.201.1333 POOL DECK 3.0 FC 6.1 FC 1.0 FC 3.0 . 1 candelaengineering.com FC : FOOT CANDLE SCALE: 1" = 20'-0" 16 ili�l 11 0 25 50 100Jt. CALATLANTIC s srrvre .. ,h .,.�.,;�'..eJ !+.�iti> rrrrz� .,_ Intirrr�nhH�r�SS�littCc4k�� -� ril7 sviroo ..ii - Aq WkYflv'11�f(ll ` --- rrrrrrrrwlrrrrt2/rrrrrwnrriiii;rrrri; � H 0 M E S � , �,«„ .n,. LIGHTING FIXTURE LEGEND A2 64W LED POST LIGHT TYPE II DISTRIBUTION 14FT POLE STERNBERG#SL660-FG-56L-27K-T2-MDL05-** (F�3 64W LED POST LIGHT TYPE III DISTRIBUTION 14FT POLE '. STERNBERG#SL660-FG-56L-27K-T3-MDL05-** Y�4 64W LED POST LIGHT TYPE III DISTRIBUTION 14FT POLE STERNBERG#SL660-FG-56L-27K-T4-MDL05-** B3 64W LED POST LIGHT TYPE III DISTRIBUTION 1OFT POLE STERNBERG#SL660-FG-56L-27K-T3-MDL05-** 64W LED POST LIGHT TYPE IV DISTRIBUTION B4 1OFT POLE STERNBERG#SL660-FG-56L-27K-T4-MDL05-** MATCHLINE SEE SHEET EP-3 HOUSE SIDE SHIELD ■ ■ ■ ■ ■ IN ■ ■kl�f TIN ■ ■ ■ ■ ■ ■ ■ ■ *■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ IN ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ 1 HSS PER PLAN ■ k ,4 k k,\$ 1 • • I ° 1 • m. �� I O ■ k12 O ■ Ar o • ° ■ ° • ■ 1. 1• O 16W LED BOLLARD-36"TALL k k COOPER# k0 k0•OJ kQ g k\ 303-B1-LEDB1-3000-UNV-T4-**-36 kC� G 0!� A-,\ k,\ A, I I kQ J `ILO 0 k1 � k1 1 1 kQ. k09 kp9 kQ6 I • k / kA Q O W 0-7 Aro 0 k A- 0 ° kro LED TRELLIS LIGHT w ■ k 50 • HEVI LITE#HL-367-LED W ■ ■ ArO o I k1 I ° VJ � kQ6 .� kQ3 ArQ -k- Ar k • ui IN 0 O• • k x-,r-) -k-,\ coAIM UP AT PALM TREE CANOPY. Uj co 3 k � 5 k0 kQo kQ g I > , A- k k I T PALM TREE RING WITH 4 8W. LED 8 8 - 3 � � ■ 0• 0• k oU - _ 2 :` UPLIGHTS, 12V. w k 0•9 0• !-- k 1• z kk HEVI LITE#C01400 HL-367-LED Q 06 Q� t J ■ `J k0 9 k,\�i ° AIM DOWN AT POOL DECK OR TREE Ike■ O k � IO 5 � • TRUNK. � ■ X o' 0 Q ■ 0� kp ' 11LED STRIP LIGHT ■ PR 135 k 9 _ _ _ _ 3000K ■ �, k 0 6 I • o rk ° k\ k1 kQ 6 k,\ Q k1 k,\3 0• A, Y 15W TO 18W. LED WALL LIGHT k ArkQ'r kp g TYPICAL LOCATION. 0 k\ —k $ — k n SAME AS ABOVE AT NON-TYPICAL 22 k1 kQ7 k0$—Y0• Y LOCATIONS. REFER TO SITE PLAN FOR • k,\•Fj � k,\_\ k,\O k k,\_\ k kQ06 9 EXACT LOCATION. ' Oa 11 12 co J � k0 ■ k1 0 I •kk 9 kO 2 k,\ **FINISH BY OWNER ■ i09 ■ ■ ■ ■� ■�I■� ■ ■ ■ ■�■hil i ■ i■l■ IN IN ■ �•■ � ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ i ■ ■ ■ ■ ■ ■ IN ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ MATCHLINE SEE SHEET EP-7 CA N E LA OFESS/ ENGINEERING ��OPGNARD 0��, ICORPOIS A•a° ED N0. 20627 SITE PHOTOMETRIC PLAN m EXP. 03/31/18 LIGHTING DESIGN I ELECTRICAL ENGINEERING PHOTOMETRIC CALCULATIONS <ECTRI�P DESCRIPTION AVERAGE MAXIMUM MINIMUM AVE: MIN 25635 Calle La Fuente qTF pF CO� DRIVES/PARKING 0.9 FC 3.4 FC 0.2 FC 4.5 : 1 San Juan Capistrano,CA 92675 WALKS 1.5 FC 17.1 FC 0.2 FC 7.7 : 1 EP-6 Ph. 949.201.1333 POOL DECK 3.0 FC 6.1 FC 1.0 FC 3.0 . 1 candelaengineering.com FC : FOOT CANDLE SCALE: 1" = 20'-0" 0 25 50 100 «��r CALATLANTIC . 1r WkYflv'11�f(ll ` --_ rrrrrrrrwtmrrt2/rrrrrwnrriiii;rrrri, �� .-riJy svioiai .a� LIGHTING FIXTURE LEGEND A2 64W LED POST LIGHT TYPE II DISTRIBUTION 14FT POLE STERNBERG#SL660-FG-56L-27K-T2-MDL05-** (F�3 64W LED POST LIGHT TYPE III DISTRIBUTION 14FT POLE STERNBERG#SL660-FG-56L-27K-T3-MDL05-** _ MATC H L I N E SEE SHEET E P-V �4 64W LED POST LIGHT TYPE III DISTRIBUTION 14FT POLE M'`r.J0 MMENEM " MEN 7 Mqjm * MMMMMMMMm ME MENNEN MMMMMMM WMMM M MENEEMENEEN MENNEEN STERNBERG#SL660-FG-56L-27K-T4-MDL05-** kp• kp 61 k1,o k0 A I B3 64W LED POST LIGHT TYPE III DISTRIBUTION ■ kQ/� `kms Q k0 a r k • k k 1OFT POLE ■k0 AroA k01 I k16 I STERNBERG#SL660-FG-56L-27K-T3-MDL05-** Ar k \a Q� k kph Ar k1 ro kp a kph ° s 64W LED POST LIGHT TYPE IV DISTRIBUTION k0(o kv sN ° B4 1OFT POLE kr3 0 'kk,\3 • • o I STERNBERG#SL660-FG-56L-27K-T4-MDL05-** _. • 61 Z kp 921 T kk2 • 000 ` 1 p k` k,\' SS A-,\0 k,\_��-�— k � H ; HOUSE SIDE SHIELD ° k\ kp a �- .1, 2 k1k,\ HSS PER PLAN k HSS ■ • k 8 k �. ■ 'f 0 ` 0 8 6 ` — ,20 k ov 3 _� 0 0 _ k'� k2. 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REFER TO SITE PLAN FOR ■ • • EXACT LOCATION. ■ ° **FINISH BY OWNER ■ C;A N D ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ E LA FESS/ ENGINEERING ��PGNARD0�CF2 r N C O R P O R A s s D wo' N0. 20627 ,�,, SITE PHOTOMETRIC PLAN m EXP. 03/31/18 -� LIGHTING DESIGN I ELECTRICAL ENGINEERING PHOTOMETRIC CALCULATIONS <ECTMCP� DESCRIPTION AVERAGE MAXIMUM MINIMUM AVE: MIN 25635 Calle La Fuente ATF pF CAL�FO� DRIVES/PARKING 0.9 FC 3.4 FC 0.2 FC 4.5 : 1 San Juan Capistrano,CA 92675 WALKS 1.5 FC 17.1 FC 0.2 FC 7.7 : 1 EP-7 Ph. 949.201.1333 POOL DECK 3.0 FC 6.1 FC 1.0 FC 3.0 : 1 candelaengineering.com FC : FOOT CANDLE SCALE: 1" = 20'-0" iau�Etlr�«tr . 0 25 50 100 .1J' @mm. CALATLANTIC wild- �i i.ma„tiuzsc„fir, _, .•.,r, - ;,ir,, .,�.,,,,; - ��', iyn,'uu>� srrrrrcr” ��:2'. .. 4ti, J%/off/fj/�"' ,,,,,,, err -_ rrrrrrrrwtmrrtrr/�rrrwnrriiii.;rrra i, H 0 M E S �1� n �.,. M TENTATIVE TRACT MAP 18125 TUSTIN LEGACY LEVITY LEGAL DESCRIPTION IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, BEING A SUBDIVISION OF PORTIONS R0P� OF LOTS 19, KKK & LLL, AND PORTIONS OF LOTS III, JJJ, YYY, BBBB, CCCC, DDDD, GGGG, & HHHH OF EDINGER AVE TRACT NO. 17404, AS SHOWN ON A MAP FILED IN BOOK 907, PAGES 6 THROUGH 42, INCLUSIVE, OF SOUTH �P ( MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. aam7a QNQ M37ON o 41 261 ,�� PROJECT SI c,�� z 45- 241 FOR CONDOMINIUM PURPOSES P�E�G`P I le WARNER c �z a MOFFET DRIVE R Ro PROJECT_SITE a 7',r?ACT 0T 17411041 11/1 TTM 97404 r� ! 1!r r1 J f1 LOT AAA TRACT 17211041 3 MOFFETT DRIVE --- ST�F �'�WAY �� 5 �y 1 1 F i --�__ �Pe� Q 405 1 BARRANCA PKWY � 1 O I I I I I 1 �� IF F r- 73 UNI ERSITY DRIV 1 LOCATION MAP LJr Jr? -� ► I I I I 1 rr�rl rr l��J r� _ - -_�� — Nrs 1 V I � E ST.-- _ — 1 z I � — — — — _ 1 C I I F � I I 1 1 iLJ MAP- Z 1 I NTS. 1 I - - 3 L -1 _ 1 _ 1 1 5 Q ------- PROJECT BOUNDARY 1 Q — — — — — — I 1 LOT LINE 1 ` r— _ h — J NOTES 1 F l F l — Q) 1 1. EXISTING LAND USE VACANT PROPOSED CENTERLINE 141 — — 1 Q ,-rr�r�rr 17:5072. PROPOSED LAND USE: RESIDENTIAL F CL 600 PROPOSED CONTOUR LINE I 3. GENERAL PLAN LAND USE DESIGNATION: MCAS TUSTIN SPECIFIC PLAN RIGHT OF WAY 1 — — 4. EXISTING ZONING: TUSTIN LEGACY SPECIFIC PLAN — — PROPOSED EASEMENT ��C�1 ST.-- - 1 5. PROPOSED UNDERGROUND UTILITIES: 1 ELECTRICAL - SOUTHERN CALIFORNIA EDISON STREET CURB 1 G/� I TELEPHONE - AT&THERM CALIFORNIA GAS COMPANY PAD LINE - I I /1 I CABLE TV - COX COMMUNICATIONS/TIME WARNER CABLE L — — — — SEWER - IRVINE RANCH WATER DISTRICT � I I I 6 1 1 � Q I I I I I I 1 — — — y— — — — Y— — TOP/TOE OF SLOPE = L_ J I I I WATER - IRVINE RANCH WATER DISTRICT 1 L J -- L J I � J I I 1 6. ALL PRIVATE ROADS SHALL GRANT EASEMENTS FROM e TO e FOR UTILITY, EMERGENCY VEHICLE AND — — — — — — — — — — — STORM DRAIN - I 1 PUBLIC SERVICES INGRESS/EGRESS PURPOSES. 8" DW WATER 7. THE SUBDIVIDER RESERVES THE RIGHT TO FILE MULTIPLE FINAL MAPS FOR THIS TENTATIVE TRACT MAP. s SEWER I 8. PROPOSED DEVELOPMENT IS WITHIN THE TUSTIN UNIFIED SCHOOL DISTRICT PROPOSED FIRE HYDRANT VICTORY ROAD 1 9• THOMAS GUIDE ORANGE COUNTY (2006 ED.) PAGE 860, GRID Cl, C2, DI & D2. P- PAD ELEVATION1 1 10. THE DEVELOPER WILL COMPLY WITH ENERGY CONSERVATION MEASURES SET FORTH IN TITLE 24 OF THE CALIFORNIA ADMINISTRATIVE CODE. 3 LOT NUMBER 1 11. THE PROPOSED PROJECT SITE, PER FIRM MAP NUMBER 06059CO279J DATED DECEMBER 3, 2009, IS DESIGNATED AS ZONE X WHICH IS OUTSIDE ANY 100 YEAR FLOOD ZONE. 12. PROPOSED GRADING AND EROSION CONTROL SHALL BE CONSISTENT WITH THE REQUIREMENTS OF THE L Or 0 LOT JVJIJVJJJVJ CITY OF TUSTIN GRADING MANUAL AND CALIFORNIA BUILDING CODE. 7'FRA T 171104 7 FRA T 174,104 13. TOTAL PROJECT ACREAGE IS 20. 1 GROSS ACRES. n 14. ALL STREETS ARE PRIVATE UNLESS OTHERWISE NOTED. -rr�A r-r 17:507 15, ALL VEHICULAR ACCESS RIGHTS ALONG PARK AVENUE, VICTORY ROAD, TUSTIN RANCH ROAD, & MOFFETT DRIVE, EXCEPT AT APPROVED ACCESS LOCATIONS AND STREET INTERSECTIONS SHALL BE RELEASE AND RELINQUISH TO THE CITY OF TUSTIN. o � 0 16, MOFFETT DRIVE TO BE DEDICATED IN FEE AS A PUBLIC STREET TO THE CITY OF TUSTIN. 17. LOT "A" TO BE DEDICATED IN FEE BY MEANS OF AN IRREVOCABLE OFFER ON THE FINAL MAP TO THE CITY OF TUSTIN. -INDEX MAP SUBDIVIDER REFERENCE PLANS • ROUGH GRADING & EROSION/SEDIMENT CONTROL PLAN FOR "MOFFETT DRIVE", "PARK ^ AVENUE" AND LOT 19 TR. 17404 - (G- 1905, G- 1938) CALATLANTIC HOMES 0 TUSTIN RANCH ROAD STREET PLANS - (R- 1902A) 15.360 BARRANCA PARKWAY 0 TUSTIN RANCH ROAD BACKBONE STORM DRAIN IMPROVEMENTS - (D- 1902) IRVINE, CA 92618 0 CAPITAL AND NON-CAPITAL DOMESTIC WATER, ZONE 1, SEWER, RECYCLED WATER, ZONE TEL: (949) 789- 1600 A IMPROVEMENTS - (WU- 1902, IRWD CODE 5537) • TUSTIN LEGACY CAPITAL IMPROVEMENTS, PARK AVE. (FROM VICTORY RD. TO MOFFETT ASSESSOR PARCEL NOS. OWNER DR.), MOFFETT DR. (FROM PARK AVE. TO JAMBOREE RD.) DOMESTIC WATER, SANITARY 4,30-381 - 18 SEWER & RECYCLED WATER PIPELINES - (15-09E, IRWD CODE 6387) THE CITY OF TUSTIN 4.30-381 -44 WAY STREET IMPROVEMENT PLANS FOR PARK AVE. (FROM JAMBOREE RD. RAMP TO LEGACY 430- 38 ,300 CENTENNIAL NIAL RD.) AND LEGACY RD. (FROM TUSTIN RANCH RD. TO PARK AVE.) — (R- 1905, IRWD TEL:1 -45 TUSTIN,N,, CA 573 78000 CODE 5698) 4.30—.381 -46 PARK AVENUE STORM DRAIN IMPROVEMENTS — (D- 1905) • TUSTIN LEGACY TRACT NO. 17254 CAPITAL IMPROVEMENTS, DOMESTIC WATER, RECYCLED WATER AND SANITARY SEWER — (WU- 1905, IRWD CODE 5537) 0 STREET IMPROVEMENT PLANS FOR MOFFETT DR. (FROM LEGACY RD. TO PARK AVE.) AND SHEET INDEX LEGACY RD. (FROM MOFFETT DR. TO VALENCIA AVE.) - (R- 1914, R- 1938) SHEET NO. DESCRIPTION MOFFETT DR. (FROM PARK AVE. TO LEGACY RD.) AND LEGACY RD. (FROM MOFFETT DR. TO VALENCIA AVE.) DOMESTIC WATER, SANITARY SEWER & RECYCLED WATER PIPELINES - 1 TITLE SHEET (IRWD CODE 7013) 2 TYPICAL STREET SECTIONS/LOT SUMMARY TRACT MAP NO. 17404 (INSTRUMENT NO. 2011000654866, BOOK 907, PAGES 6-42) 3 TENTATIVE TRACT MAP SHEET CITY OF TUSTIN N o ca SHEET CIVIL ENGINEER: PREPARED FOR: REVISION I? OF Ess i oN DATE DESCRIPTION TENTATIVE TRACT MAP 18125 � z HUNSAKER & ASSOCIATES �3 ADO D. Aq� R V I N E , I N C TUSTIN LEGACY LEVITY PLANNING ENGINEERING SURVEYING � c' � z CALATLANTIC � N Three Hughes • Irvine, CA 92618 • PH:(949) 583.1010 • FX-(949)583-0759 w N0. 50392 m H MES OF o Exp. 6/30/19 s� �P 15360 BARRANCA PARKWAY 9TF�FIvIL O�� IRVINE, CA 92618 APPROVED: MAPDATEO THIS CITY FILE NO.: o 0 AP DATE CALF TEL(949) 789-1600 11/20/17 9Y.IPT GERARD 0 D. PEREZ R.C.E. EXP. 6/.30/19 i i 205 PLOT PLOTTED BY: Aylene Chu DATE: Nov. 20, 2017 11:34:43 AM FILE: F:\0022\Engineering\ Tr 18125\Exh-TTM\SHT01.dwg TYPICAL STREET SECTIONS STATISTICAL SUA4A4ARY W'LY E'LY R/W R/W 140' R � R 122' 5' MINIMUM 39' 5' MINIMUM I 9' 44' .34' 44' 9' I BLDG SETBACK 24' BLDG SETBACK 8' 8' i 10' 12' 12' S' BIKE LANE 2.0% - 2' � LANE RESIDENTIAL RESIDENTIAL PROJECT SUMMARY 2� 2% 2� 2� 8 8 �: , TOTAL MEANDERING SW AC/AB PAVEMENT 6" STD. CURB MEANDERING SW LOT NUMBERS TOTAL LOTS PROPOSED LAND USE COMMENTS (MOSS ACREAGE NET ACREAGE 6" STD. 6" STD. AC/AB PAVEMENT MULTI-FAMILY CONDOMINIUMS & CURB & GUTTER SECTION A-A CURB & GUTTER 5' SIDEWALK SECTION G-G 5' SIDEWALK 1-7 7 RESIDENTIAL SINGLE FAMILY DETACHED 11.39 AC. 11.39 AC. 6 STD. CONDOMINIUMS NTA NO PARKING ON BOTH SIDES 6" STD. N.TA CURB & GUTTER TUSTIN RANCH ROAD CURB & GUTTER t MOFFETT DRIVE ENTRANCE 8 1 PRIVATE PARK 0.58 AC. 0.58 AC. FOR REFERENCE ONLY PRIVATE STREET A 1 LANDSCAPE LOT WILL INCLUDE HARDSCAPE & 0.26 AC, 0.26 AC, LANDSCAPE ELEMENTS B 1 PRIVATE STREETS 2.32 AC. 2.32 AC. TUSTIN RANCH ROAD, STY N'LY PUBLIC STREETS VICTORY ROAD, MOFFET DRIVE, 5.52 AC. -- R/W R/W R R & PARK AVENUE 98' TOTALS 12 DEVELOPMENT AREA 20.07 AC, 14.55 AC, 78' RESIDENTIA ESIDENTIAL 5' 32' 5' I 10' 32' 14' 1 .32' 10' I 0.5' 1 26' 5' I I 14' 18' 8' 8' RESIDENTIAL 12' 12' RESIDENTIAL BuKE 1 8, LAME 2.0% 2.0/",7 LANE � 2�� j PARKING 2.0� DENSITY SUMMARY 5° 'k 5'* 1 MEANDERING SW AC/AB PAVEMENT 6" STD. CURB MEANDERING SW 5' SIDEWALK 5' SIDEWALK PRODUCT TYPE PRODUCT COUNT GROSS/NET DENSITY 6" STD. 6" STD. OO OO 5 SIDEWALK CURB & GUTTER SECTION B-B CURB & GUTTER 02 SINGLE FAMILY CLUSTER 57 14 DU/ACRE NTA NO PARKING ON BOTH SIDES SECTION H-H SECTION K-K COURT ROW TOWNHOMES 1 D 1 24 DU ACRE VICTORY ROAD x.TA NTA FOR REFERENCE ONLY , , MOTORCOURT FLATS 60 19 DU/ACRE �26 WIDE PRIVATE STREET �32 WIDE PRIVATE STREET NO PARKING PARKING ON ONE SIDE STY N'LY R/W 94, R/W 48' 46' R R NUMBERED LOTS R RESIDENTIAL RESIDENTIAL LOT LOT SIZE LOT SIZE USE MAINTENANCE 9' 39' 37' 9' # GROSS A.C. GROSS S.F. RESPONSIBILITY RESIDENTIAL RESIDENTIAL 1 3.59 156,224 RESIDENTIAL HOMEOWNERS/HOA VA IES j 2 3.99 173,855 RESIDENTIAL HOMEOWNERS/HOA 4' 14 RESIDENTIAL I RESIDENTIAL5' 28' S' I 3 1.64 71 ,236 RESIDENTIAL HOMEOWNERS/HOA 5' 24' 0.5' 14' 14' 4 0.53 22,982 RESIDENTIAL HOMEOWNERS HOA 2. oo D% 2�D 5 1 .05 45,795 RESIDENTIAL HOMEOWNERS HOA 2% 2% 12' 12' a � 6 0.37 16,234 RESIDENTIAL HOMEOWNERS HOA 2.00% 2.OZ _ 2.Oq 7 0.22 9,501 RESIDENTIAL HOMEOWNERS/HOA 2.Oq 25 339 I- 5' SIDEWALK -_ 8 0.58 PRIVATE PARK HOA - - o SIDEWALKSIDEWALK 5' SIDEWALK OO 5' SIDEWALK TOTAL 11.97 8 STD, TYPE A AC/AB PAVEMENT O03 2 8 STD, TYPE A-2 CURB & GUTTER 8 STD, TYPE A-2 2 CURB & GUTTER SECTION C-C CURB & GUTTER LETTERED LOTS NTA SECTION I-I SECTION L-L ZE LOT ZE MAINTENA CE MOFFETT DRIVE N.TA N.TA LOT # GROSSLOT SIA.C. GROSS IS F. USE RESPONSIBILITY ITY (FOR REFERENCE ONLY) *24' WIDE PRIVATE STREET *28' WIDE PRIVATE STREET A 0.26 11,695 LANDSCAPE LOT HOA NO PARKING NO PARKING B 2.32 100,710 PRIVATE STREET HOA W'LY El Y TOTAL 2.58 R/W94' R/W 12.5' 4'+� LANDSCAPE 8' VARIES VARIES VARIES 8' LOT NO 32'-42' 4'-14' 32'-42' NO 1 PARKING PARKING 5' ,36' S' RESIDENTIAL RESIDENTIAL RESIDENTIAL 18' 18' I RESIDENTIAL VARIES 8 8 2' MIN ' 2' 1' 1' 2' PARKING PARKING 2% I 2.0% 2.0% I 2.0 , 2% 5' SIDEWALK 2.0% 2.0q * ;III; = O� 5' SIDEWALK 5' MEANDERING 5' MEANDERING* O2 O4 SIDEWALK 6" STD. AC/AB PAVEMENT 6" STD, SIDEWALK CURB & GUTTER SECTION JJCURB & GUTTER SECTION D D NTA NTA *36' WIDE PRIVATE STREET NOTES PARK AVENUE (FOR REFERENCE ONLY) PARKING BOTH SIDES O 6" CURB ONLY PER CITY OF TUSTIN STD 201, TYPE B- 1 O2 6" CURB & GUTTER PER CITY OF TUSTIN STD 201, TYPE D TRAVELWAY WIDTH TO THIS POINT O 4" SHED CURB PER DETAIL HEREON 30" OCFA 20' MIN. O 4" FLARED CURB PER DETAIL HEREON GARAGE DOOR6 TRAVELWAY WIDTH � R R 1 25 EASEMENT TO THIS POINT 5' MINIMUM 39' 1 5' MINIMUM RESIDENTIAL FOR EMERGENCY ACCESS 1 GARAGE DOOR 18" 12" BLDG SETBACK BLDG SETBACK 6" 6" I/ 1 24' MIN ; (VARIES) 24' RESIDENTIAL I I , , , I a 10' 12' MIN (VARIES) 12' MIN (VARIES) 5' I 1 MIN. 12 12 MIN ° a a ° a I FLOW LINE 1a 2.010,- 10 a 6"-9" * DEVIATES FROM CITY'S STANDARD NO. B 102, RESIDENTIAL27. 2q 2% 1 RESIDENTIAL a a 36' WIDE ROADWAY. 2% ° AC/AB PAVEMENT SHED CURB _ 31 " 5' SIDEWALK _ SECTION E-E 5' SIDEWALK FLARED CURB 4 SHED CURB 6 STD. O ALL SIDEWALKS SHOWN OUTSIDE PUBLIC STREET 6" STD. NTA CURB & GUTTER NTS RIGHT OF WAY WILL BE IN EASEMENT DEDICATED CURB & GUTTER VICTORY ROAD ENTRANCE SECTION M-M FOR NON-EXCLUSIVE PEDESTRIAN PURPOSES. WITHOUT MEDIAN NTA PRIVATE STREET PRIVATE COURT TRAVELWAY THIS POINT WIDTH TOTYPICAL STREET SECTIONS. 30" 6" OCFA 20' MIN. STREET CROSS SECTIONS SHOWN ARE TYPICAL MID-BLOCK GARAGE DOOR26.5' EASEMENT TRAVELWAY WIDTH REPRESENTATIONS AND DO NOT NECESSARILY REFLECT 1 .5" TO THIS POINT RIGHT-OF-WAY REQUIREMENTS FOR INTERSECTION IMPROVEMENTS RESIDENTIAL FOR EMERGENCY ACCESS I-- 12" 6» i 1/2"R� 3°R AND TRANSITIONS. LOCATION OF WALKWAYS ARE REPRESENTATIONAL 26' 18' 1/2"RAND ALIGNMENTS MAY MEANDER WITHIN THE PARKWAYS IN 3' 13' 13' PARKING 1"R 1/2 R SOME AREAS. MIN. i FLOW LINE 2% 10" a a ° R R 2.Oq �- a 6., 7„ 5' MINIMUM 56' 5' MINIMUM 5' SIDEWALK a BLDG SETBACK32' MIN (VARIES) BLDG SETBACK CURB ONLY SHED CURB _ 31 10' 13' 6'- 14' 13' S' I CROSS GUTTER VARIES � O4" FLARED CURB 4 RESIDENTIAL 27 2% 1 RESIDENTIAL NTS I SECTION N-N NTA CITY OF TUSTIN N AC/AB PAVEMENT 5' SIDEWALK SECTION F-F6" STD.5 SIDEWALK PRIVATE COURT c 6" STD. NTA CURB & GUTTER SHEET CURB & GUTTER *VICTORY ROAD ENTRANCE PREPARED FOR: REVISION WITH MEDIAN DATE DESCRIPTION TENTATIVE TRACT MAP 18125 2 z PRIVATE STREET m CALATLAIVTIC TUSTIN LEGACY - LEVITY of HOMES o_ 15360 BARRANCA PARKWAY IRVINE, CA 92618 APPROVED: MAP DATE IDENnnER CITY FILE NO.: DATE OF LATEST CHANGE TO THIS MAP O o TEL(949) 789-1600 11/20/17 BY-IPT DATE OF THIS PLAT -- 11 20 17 PLOTTED BY: Irvin Tieng DATE: Nov. 20, 2017 10:57:39 AM FILE: F:\0022\Engineering\ Tr 18125\Exh-TTM\SHT02.dwg F I II II - 44.40-INV 2QUTL / 44W4) OW GROUND II II �5 1 !55 II II II II Sig °,F OgYLIG ?� I N 71'02,4'01.40)1W� HT F/LL ° II II 70.00 &o Q / - D: 0205846.20" ninrn,JAic 1 55.9 - - II N 71°24 01.40 W Rc _R_ 1448.00' - - - I'' �F, ° }, --��-- ----- �- ----- -- -- L: 75.3-0, o - F . 5 47 450.15 T._ 7.66 s N 68 2515.20 W S�'� �� 00' 404.05' 2; --- '� II 16"R 1 W 1 6"RW 16"RW o 5 ' S G 5 ' `7 \ G� II II 55 10 \ O `° '�S W Owe II II 8 Ex \ \ \ ° d �50� D: 02058'46.20" co��;5`°0� 1 S 16 0 ^� \ \ 0.84% II 0.84% 0.483% - N 71 24 D 1.40 W _ - _ _ - 0.483% _ _ _ - _ - - - - �� Qd'x II Xoo - - - - - a IN 04F^ _ L• 72.8000 X6.5 - - - - �- 5 S s � 546.15' - - -- VC 0.48% � o,`bk�°��c�. c � E „9I II II �� `` �� 1 - - _ _ _ _ _ = T 36.41'- - - - - - s - - - N 68°25 15.20 W = _ - _- -_ _ \\ N S' 00 � \S / 0 `rS Ix PUBLIC STREET - - _ _ _ 6 - -_ - - - - - - S `� G 476.31' 12" W `? 12 � `? 12°'DW � °\ 11 55 12 DW � 12' � �`S�' � - - - - - - - � /�� x� • ��• S o �'N-r"� �. II II 1 Q 7 ' MAX. RTWL 501V. P/= 6. D 1 5s o P= I P=57 50 - }� P-57 - - - S P=57. 19 P- o�G� II II F I II II II II 10 12 1 5 I I .76 I P=57.07 .48 II II 5 \ 1 56 07 ��55.11 t' 5 �G �' c RG I ��"irlj �? 5 V Ili 2�1 25' II II I 15RG 9 I LD "A ' N P=55.29 1 �© P- 5.83 P=55.27 1 ® B P=55.82 P=55.92 O© _ I II I I c P=56.47 Y, I ° P=56.85 II - I P- I - I II I� X54 M 1 M M 11 II ��° M II M II I -57.41 II II P=56.42 II -J - RG II II 11 D 4 I 5' I11 II W II II o 1 (� I �© I I 2 I I II51 70 70 1 1 I P=57.36 -'. �© I I I 25° i P=56.93 I P=57.28 12� IN 9' 44' II II 44' 9' �� h j j 11 53.305J.94 ® B C I I �_ II P=56.82 I ®© Il 1 I11 1I II `7 17' 3 .5' I RG-GB RG-GB - M II o 1 11 II o -� II I� II II I b\ ° P-56.61 II P=57.08 A,� II II 140 I 1 .93 u � "� l i I 54.74 I -57.07 II II M I "� I M II 126' 7' ° q� 102' y l �cp- II RG-GB II I 54.76 I P=56. =56. 18 II �1 II II II �' - - - - F II II ^ I I I II RG-GB II 64 I 54.32P=56. II II G ng54.66 1 :�=56.9 I 122'K`'� 9' -T � �. II "?1 I �n ° I 6 1 i I � II U C -300' , r 5 6 r's_ ep I II II I R G-GB II II RG-GB II �„ I I p ,II II I o�m 0.5 c � °S m / 11835 B \\ P ° �1 4 ii 366' II II1 '6r Q \ M III 44 =55.2 �� 1 II II p 5' \ �' Maa58 PRIVATE SIRE`�A - / _ 0 II II ,/ M ., -�� _ _ ° ° ON T .74 Q�k 4 126' II II � ATTACHMENT C Other Agency Comments Community College District November 14, 2017 Buildih.o rho futwe through c�ua/itt oo'ocot�off 2323 North Broadway • Santa Ana, CA 92706 -16-40 * (714) 480-7300 • www.rsccd.edu Edmelynne Hutter Senior Planner Community Development Department City of Tustin 300 Centennial Way Tustin, CA 92780 RE: Tentative Tract Map 18125 To Whom It May Concern: Santa Bina College. • SaMiago C:'anvc-n Cnffis: e RECEIVED NOV 15 2017 COMMUNITY DEVELOPMENT BY: On behalf of the Rancho Santiago Community College District, this letter shall serve as formal correspondence in regards to the above referenced correspondence. The District has facilities located at 15991 Armstrong Boulevard, Tustin, CA 92782. The program at this location is for the Orange County Sheriff's Regional Training Academy and as such is a sensitive program with regards to public safety. We reviewed the map and location of the proposed plan and at this time, the District does not have any continents. The District would like to be notified on subsequent development steps, including further planning and environment notices and approvals. Please note, any future correspondence should be mailed to the attention of Darryl Taylor, Director, Facility Planning, District Construction & Support Services. Thank you for the opportunity to respond and provide comments. Please feel free to contact my office at (714) 480-7510 if you need further assistance. Sincerely, Darryl Taylor, Director Facility Planning, District Construction & Support Services BOARD Of TRUSTEES: Claudia C Alvarez • Arianno P. Barrios • John R Hanna • Lawrence R "Larry" Labrado • Jose Solorio • Nelida Mendoza Yonez • Phillip E Yarbrough CHANCELLOR. Raul Rodriguez, Ph D. South Coast Asir Quality Management District 21865 Copley Drive, Diamond Bar, CA 91765-4178 f (909) 396-2000 • www.agmd.gov SENT VIA USPS AND E-MAIL: November 16, 2017 ehutter@,tustinca.org Edmelynne V. Hutter, Senior Planner City of Tustin — Community Development Department 300 Centennial way Tustin, CA 92780 Site Plan Consultation for the Tentative Tract Map 18125' The South Coast Air Quality Management District (SCAQMD) staff appreciates the opportunity to comment on the above-mentioned project. In the event that a CEQA document for the Proposed Project is required, SCAQMD staff's comments are recommendations regarding the analysis of potential air quality impacts from the Proposed Project that should be included in the CEQA document. Please forward a copy of the CEQA document directly to SCAQMD at the address in our letterhead. In addition, please send with the CEQA document all appendices or technical documents related to the air quality, health risk, and greenhouse gas analyses and electronic versions of all air quality modeling and health risk assessment fdeS2. These include emission calculation spreadsheets and modeling input and output files not PDF files). Without all files and supporting documentation, SCAQMD staff will be unable to complete a review of the air quality analyses in a timely manner. Any delays in providing all supporting documentation will require additional time for review beyond the end of the comment period. Air Quality Analysis The SCAQMD adopted its California Environmental Quality Act (CEQA) Air Quality Handbook in 1993 to assist other public agencies with the preparation of air quality analyses. SCAQMD staff recommends that the Lead Agency use this Handbook as guidance when preparing its air quality analyses. Copies of the Handbook are available from the SCAQMD's Subscription Services Department by calling (909) 396- 3720. More recent guidance developed since this Handbook was published is also available on SCAQMD's website here: htlp://www.aqmd.jzov/home/rep-ulations/eega/air-quality-analysis- handbook/cega-air-quality-handbook-(I993). SCAQMD staff also recommends that the Lead Agency use the CalEEMod land use emissions software. This software has recently been updated to incorporate up- to-date state and locally approved emission factors and methodologies for estimating pollutant emissions from typical land use development. CalEEMod is the only software model maintained by the California Air Pollution Control Officers Association (CAPCOA) and replaces the now outdated URBEMIS. This model is available free of charge at: www.caleemod.com. The SCAQMD has also developed both regional and localized significance thresholds. SCAQMD staff requests that the Lead Agency quantify criteria pollutant emissions and compare the results to the recommended regional significance thresholds found here: http://www.agmd.aov/docs/default- 1 The Proposed Project consists of subdivision of 20 acres for future development of 218 residential units. z Pursuant to the CEQA Guidelines Section 15174, the information contained in an EIR shall include summarized technical data, maps, plot plans, diagrams, and similar relevant information sufficient to permit full assessment of significant environmental impacts by reviewing agencies and members of the public. Placement of highly technical and specialized analysis and data in the body of an EIR should be avoided through inclusion of supporting information and analyses as appendices to the main body of the EIR. Appendices to the EIR may be prepared in volumes separate from the basic EIR document, but shall be readily available for public examination and shall be submitted to all clearinghouses which assist in public review. Edmelynne V. Hutter -2- November 16, 2017 source/ceqa/handbook/scaqmd-air-quality-significance-thresholds.pdf. In addition to analyzing regional air quality impacts, SCAQMD staff recommends calculating localized air quality impacts and comparing the results to localized significance thresholds (LSTs). LST's can be used in addition to the recommended regional significance thresholds as a second indication of air quality impacts when preparing a CEQA document. Therefore, when preparing the air quality analysis for the Proposed Project, it is recommended that the Lead Agency perform a localized analysis by either using the LSTs developed by the SCAQMD or performing dispersion modeling as necessary. Guidance for performing a localized air quality analysis can be found at: http://www.agmd.gov/home/regulations/ceqa/air-quality- analysis-handbook/localized-significance-thresholds. The Lead Agency should identify any potential adverse air quality impacts that could occur from all phases of the Proposed Project and all air pollutant sources related to the Proposed Project. Air quality impacts from both construction (including demolition, if any) and operations, should be calculated. Construction -related air quality impacts typically include, but are not limited to, emissions from the use of heavy-duty equipment from grading, earth-loading/unloading, paving, architectural coatings, off-road mobile sources (e.g., heavy-duty construction equipment) and on -road mobile sources (e.g., construction worker vehicle trips, material transport trips). Operation -related air quality impacts may include, but are not limited to, emissions from stationary sources (e.g., boilers), area sources (e.g., solvents and coatings), and vehicular trips (e.g., on- and off-road tailpipe emissions and entrained dust). Air quality impacts from indirect sources, such as sources that generate or attract vehicular trips, should be included in the analysis. In the event that the Proposed Project generates or attracts vehicular trips, especially heavy-duty diesel - fueled vehicles, it is recommended that the Lead Agency perform a mobile source health risk assessment. Guidance for performing a mobile source health risk assessment ("Health Risk Assessment Guidance for Analyzing Cancer Risk from Mobile Source Diesel Idling Emissions for CEQA Air Quality Analysis") can be found at: http://www.agmd.gov/home/regulations/cega/air-quality-analysis-handbook/mobile-source- toxics-analysis. An analysis of all toxic air contaminant impacts due to the use of equipment potentially generating such air pollutants should also be included. In addition, guidance on siting incompatible land uses (such as placing homes near freeways) can be found in the California Air Resources Board's Air Quality and Land Use Handbook: A Community Health Perspective, which can be found at the following internet address: http://www.arb.ca.gov/chihandbook.pdf CARB's Land Use Handbook is a general reference guide for evaluating and reducing air pollution impacts associated with new projects that go through the land use decision-making process. Guidance' on strategies to reduce air pollution exposure near high-volume roadways can be found at: https://www.arb.ca.gov/ch/rd technical_adviso1y final.PDF. Mitigation Measures In the event that the Proposed Project generates significant adverse air quality impacts, CEQA requires that all feasible mitigation measures that go beyond what is required by law be utilized during project construction and operation to minimize these impacts. Pursuant to CEQA Guidelines Section 15126.4(a)(1)(D), any impacts resulting from. mitigationmeasures must also 'be discussed: Several resources are available to assist the Lead Agency with identifying possible mitigation measures for the Proposed Project, including: 0 Chapter 11 of the SCAQMD CEQA Air. Quality Handbook. 3 In April 2017, CARB published a technical advisory, Strategies to Reduce Air Pollution Exposure Near High -Volume Roadways: Technical Advisory, to supplement CARB's Air Quality and Land Use Handbook: A Community Health Perspective. This technical advisory is intended to provide information on strategies to reduce exposures to traffic emissions near high-volume roadways to assist land use planning and decision-making in order to protect public health and promote equity and environmental justice. Accessed at: https://www.arb.ca.2ov/ch/landuse.htm. Edmelynne V. Hutter -3- November 16, 2017 • SCAQMD's CEQA web pages at: http://www.agmd.gov/home/regulations/ceqa/air-quality- analysis-handbook/mitigation-measures-and-control-efficiencies. • SCAQMD's Rule 403 — Fugitive Dust, and the Implementation Handbook for controlling construction -related emissions. • CAPCOA's Quantifying Greenhouse Gas Mitigation Measures available here: http://www.capcoa.or /g_wp-content/uploads/2010/11/CAPCOA-Ouantification-Report-9-14- Final.pdf. • Other measures to reduce air quality impacts from land use projects can be found in the SCAQMD's Guidance Document for Addressing Air Quality Issues in General Plans and Local Planning. This document can be found at the following internet address: http://www.agmd.gov/docs/default-source/plannin air-quality-guidance/complete-guidance- document.pdf. Alternatives In the event that the Proposed Project generates significant adverse air quality impacts, CEQA requires the consideration and discussion of alternatives to the project or its location which are capable of avoiding or substantially lessening any of the significant effects of the project. The discussion of a reasonable range of potentially feasible alternatives, including a "no project" alternative, is intended to foster informed decision-making and public participation. Pursuant to CEQA Guidelines Section 15126.6(d), the CEQA document shall include sufficient information about each alternative to allow meaningful evaluation, analysis, and comparison with the Proposed Project. Permits In the event that the Proposed Project requires a permit from SCAQMD, SCAQMD should be identified as a responsible agency for the Proposed Project in the CEQA document. For more information on permits, please visit the SCAQMD webpage at: http://www.agmd.gov/home/permits. If there are permitting questions, they can be directed to Engineering and Permitting Staff at (909) 396-3385. Data Sources SCAQMD rules and relevant air quality reports and data are available by calling the SCAQMD's Public Information Center at (909) 396-2039. Much of the information available through the Public Information Center is also available via the SCAQMD's webpage (htip://www.agmd.gov). SCAQMD staff is available to work with the Lead Agency to ensure that project air quality impacts are accurately evaluated and any significant impacts are mitigated where feasible. If you have any questions regarding the comments, please contact me at (909) 396-3308. /- Sincerely, Lij in Sun, J.D.. Program Supervisor, CEQA IGR Planning, Rule Development & Area Sources LS ORC171115-01 Control Number From: Justin Eauina To: Hutter, Edmelvnne Cc: Bill Jacobs Subject: Neighborhood G unit count Date: Monday, November 20, 2017 10:57:49 AM Hi Edmelynne, Following up on our phone conversation, can you send us information of all units that are entitled and pending within Neighborhood G? Thanks for your help. Sincerely, Justin JUSTIN EQUINA I ASSOCIATE PLANNER ieauinaCobcitvofirvine.ora City of Irvine I Community Development P. 949.724.6364 1 F. 949.724.6444 Mailing: P.O. Box 19575 1 Irvine, CA 92623 Plannina & Development Services I Zoning Code I Irvine Quick Records I I Prooerty Zoning Lookup C n 4 Irvine Ranch WATER DISTRICT November 21, 2017 Ms. Edmelynne V. Huffer Senior Planner City of Tustin Community Development Department 300 Centennial Way Tustin, CA 92780 Subject: Response to Letter dated November 9, 2017, "Tentative Tract Map 18125" Dear Ms. Hutter, Irvine Ranch Water District (IRWD) submits the following comment regarding Tentative Tract Map 18125 as proposed by CalAtlantic Inc. After receiving approval of the Tentative Tract Map and six to nine months prior to submitting plans to IRWD for review, CalAtlantic Inc. shall meet with IRWD's Planning and Development Services staff members. At this meeting, IRWD will review submittal, review, and plan approval procedures. Thank you, Eric Akiyoshi, P.E. Principal Engineer Planning and Technical Services EA/ds Enclosure Irvine Ranch Water District • 15600 Sand Canyon Ave., Irvine, CA 92618 • Malling Address: P.O. Box 57000, Irvine, CA 92619-7000 • 949-453-5300 • www.irwd.com SOUTHER' CALSEORNIA. EM' I An EDISON INTERNATIONAL' Company City of Tustin 300 Centennial Way Tustin, CA 92780 Attention: Planning Division Subject: Tract Map No. 18125 December 7, 2017 Please be advised that the division of the property shown on Tract Map No. 18125 will not unreasonably interfere with the free and complete exercise of any easements and/or facilities held by Southern California Edison Company within the boundaries of said map. This letter should not be construed as a subordination of the Company's rights, title and interest in and to said easement(s), nor should this letter be construed as a waiver of any of the provisions contained in said easement(s) or a waiver of costs for relocation of any affected facilities. In the event that the development requires relocation of facilities, on the subject property, which facilities exist by right of easement or otherwise, the owner/developer will be requested to bear the cost of such relocation and provide Edison with suitable replacement rights. Such costs and replacement rights are required prior to the performance of the relocation. If you have any questions, or need additional information in connection with the subject subdivision, please contact me at (909) 7108 Jador Flores Title and Real Estate Services Real Properties cc: Hunsaker & Associates Irvine, Inc. Real Properties 2 innovation Way Pomona, CA 91768 ATTACHMENT D Public Input PUBLIC COMMENTS RECEIVED PRIOR TO AND AFTER THE NOVEMBER 28 2017 PLANNING COMMISSION MEETING: Date Received: Submitted By: Subject Line: November 28, 2017 Tina Diep Shared her concerns with the project during the November 28, 2017 Tony Cantafio Shared his concerns with the project during the 92782 Public Comments portion of the meeting. November 28, 2017 Austin Hsu Opposing to the Tustin Development of Land at (email November 28, 2017 William McKinnies Commented on Development of Land at Victory (email received) and Park in Tustin Legacy November 28, 2017 Jeremy Schwartz Lot 19 (two emails received) November 28, 2017 Michael Krug Lot 19, Tract 17404 (email received) Barnes Road (Greenwood) November 28, 2017 Kinan Tinawi Public Comment on a Cal Atlantic Plan to Develop (email received) Greenwood Homeowner the Empty Plot of Land at Victory and Park with Tustin Legacy 218 Condo Units. November 29, 2017 Sabrina Sirhal Cal Atlantic Plan for Empty Lot at Victory and Greenwood Homeowner Park with 218 Condo Units Tustin Legacy Tiscareno, Vera From: William McKinnies < Sent: Tuesday, November 28, 2017 2:14 PM To: Tiscareno, Vera Subject: Comment on Development of Land at Victory and Park in Tustin Legacy Vera, I understand that you. are the secretary for the Planing Commission and can pass along public comments that you receive. I believe the Commission is scheduled to discuss the proposal by Cal Atlantic regarding Lot 19, Tract 17404. The proposal is to change the development from single family homes to condominiums. I will not be able to attend tonight's meeting but would like to make the following comments. Having downloaded and scanned through the 240 page Agenda Report on Cal Atlantic's proposal, I notice that my general concerns about the increase in population density in the area are substantiated by numerous sections of the report and applicable code, laws etc. cited therein. These various codes etc.seem to have been overlooked in the rush to rubber stamp this proposal for approval. Specifically: Pages 5-6 list Tustin City Goals and Goals #s 3, 4, and 6 are NOT will not be met by the proposed development Page 183 no boxes are checked as being "Environmental Factors Potentially Affected"; this says that Land Use and Planning, Population and Housing, Transportation and Circulation, Aesthetics, and Recreation WILL NOT be adversely affect. This is pure non sense, of course all of those things will be affected by changing a 20 acre parcel from single family homes (approx 70?) to 218 units of condos. Parking, traffic and local park use come to mind as well as placing more three story multi unit residential buildings adjacent to existing single family homes. The existing community will be over run. In the Environmental Impact Study (EIS) section: Page 190 sections XIII part A, XV part A, ad XVI parts A, B, E and Especially F are all problems that would be created by the proposed development that have been over looked or intentionally ignored. A prime example is section XVI part F Parking, we already have a parking problem in the area. there is not enough on street parking for the population and people are using the lots in various parks (illegally) to park their vehicles and the excessive amount of parking on the little bit of street available to do so is a blight on the neighborhood. Instead of 70(?) single family homes with 140(?) cars that would be parked in garages or on the streets within the tract, 218 units will generate approx 654 vehicles, many of them looking to park on streets NOT CONTAINED withiri their development. Therefor, due to the potential harm to the existing neighborhood, the original plan for single family homes should remain in force. Regards, Will McKinnies TiscarenoVera From: b|uee40 < Sent Tuesday, November 2O,JO17@:57PM To: Timcanenc\Vora Subject: Opposing to the Tustin development of land atVictory and Park Tiscareno, Vera From: Jeremy Schwartz < Sent: Tuesday, November 28, 2017 4:18 PM To: Tiscareno, Vera; Piguee, Kenneth Subject: Fwd: Lot 19 Hello Tustin Staff, I've just been walking by Lot 19 sign and noticed a 1.5 ft x 1 ft sign saying public comment is happening tonight on the Lot 19 land I've been asking about for months. Its hard for me to believe I have not been notified about this, is there a mandatory notification for people within a certain distance of the project? Was any effort made to actually notifty those people in advance of this meeting? Thanks, Jeremy ---------- Forwarded message --------- From: Jeremy Schwartz < Date: Thu, Jun 8, 2017 at 6:55 PM Subject: Re: Lot 19 To: Piguee, Kenneth <KPiguee cr,tustinca.org> Hi Ken -- Anything new with Lot 19 development plans? Do I understand right that they will have clearance to go 3 stories tall on that lot? Thanks, Jeremy On Thu, Apr 13, 201.7 at 2:14 PM Jeremy Schwartz < wrote: Thanks, Ken! Appreciate the heads up there. Is there ever a chance for the public to get involved in this kind of planning? I'm just really hoping I don't have a 3 story structure across the street from my house. Appreciate any advice you have on how I can be proactive about it. Map below: Huntlev at Greenviood jft in Tustir Legacy by. 1%Y Victory Park 0 017� IR;: On Thu, Apr 13, 2017 at 2:09 PM Piguee, Kenneth <KPiguee@tustinca.or > wrote: Hello Jeremy - Thanks for your email regarding Lot 19. We do have a section of our website devoted to it here: http://www.tustinca.orgidgpts/ed/le,-acy/live/neio—,hborhoods.W. 4 NI - As of right now, we are in the ENA (negotiating) phase, so no plans are available at this time. Please feel free to contact us with any other questions. I' Thanks, Ken Kenneth Piguee I Management Analyst Economic Development Department City of Tustin Office: 714-573-3316 ij Cell: 714-402-8533 mobile +1(310)988-9600 mobile +1(310)988-9600 mobile +1(310)988-9600 3 Tiscareno, Vera From: Michael Krug < Sent: Tuesday, November 28, 2017 6:35 PM To: Tiscareno, Vera Subject: Lot 19, Tract 17404 To Whom it may Concern: I am writing to express my concerns with the recent proposal by Cal Atlantic regarding Lot 19, Tract 17404. The proposal to alter construction of single family homes to condominiums is appalling and the very reason I moved from Irvine to this spacious area of Tustin. These med/high density units will increase traffic and noice, two issues that we are already experiencing within the Greenwood neighborhood. Medium/High density homes do not belong in Lot 19, please do not approve this proposal that tremendously affects our home and city. Many of us bought homes at Greenwood to preserve the sense of community. This is unfair to all of us to alter original plans in this manner. Sincerely, Michael Krug Barnes Road (Greenwood) Michael Krug, SPHR Sent from Gmail Mobile. Please excuse any typos. Tiscareno, Vera From: Jeremy Schwartz < Sent: Tuesday, November 28, 2017 6:58 PM To: Tiscareno, Vera; Piguee, Kenneth Subject: Re: Lot 19 Attachments: PlanningCommission.pdf Tustin staff - Attached please find the public comment I hoped to give tonight. With no notice, I was unable to move my schedule around to attend. https://drive. google.com/file/d/I iFF7P32R1yYHJo5pJDzEg_q 1 W7a-84a0/view?usp=sharing Thanks, Jeremy On Tue, Nov 28, 2017 at 4:17 PM Jeremy Schwartz <schwartzJeremy2gmai1.com> wrote: Hello Tustin Staff, I've just been walking by Lot 19 sign and noticed a 1.5 ft x lft sign saying public comment is happening tonight on the Lot 19 land I've been asking about for months. Its hard for me to believe I have not been notified about this, is there a mandatory notification for people within a certain distance of the project? Was any effort made to actually notifty those people in advance of this meeting? Thanks, Jeremy ---------- Forwarded message --------- From: Jeremy Schwartz <schwartz.�eremy g a l.,corri> Date: Thu, Jun 8, 2017 at 6:55 PM Subject: Re: Lot 19 To: Piguee, Kenneth <KPigee �,tustinca.org> Hi Ken -- Anything new with Lot 19 development plans? Do I understand right that they will have clearance to go 3 stories tall on that lot? Thanks, Jeremy On Thu, Apr 13, 2017 at 2:14 PM Jeremy Schwartz <schwartzJeremyAgmail.com> wrote: Thanks, Ken! Appreciate the heads up there. Is there ever a chance for the public to get involved in this kind of planning? I'm just really hoping I don't have a 3 story structure across the street from my house. Appreciate any advice you have on how I can be proactive about it. Map below: t1,1/ y, , On Thu, Apr 13, 2017 at 2:09 PM Piguee, Kenneth <KPigueea tustinca.org> wrote: Hello Jeremy - Thanks for your email regarding Lot 19. 2 We do have a section of our website devoted to it here: http://www.tustirica.org/depts/ed/legacy/live/neighborlioods.asp. As of right now, we are in the ENA (negotiating) phase, so no plans are available at this time. Please feel free to contact us with any other questions. Thanks, Ken Kenneth Piguee Management Analyst Economic Development Department QJ-1y.pf. !jigin Office: 714-573-3316 Cell: 714-402-8533 mobile +1(310)988-9600 mobile -1-1(310)988-9600 mobile +1(310)988-9600 mobile +1(310)988-9600 3 Tiscareno, Vera From: Tinawi, Kinan <kinan.tinawi@boeing.com> Sent: Tuesday, November 28, 2017 10:36 PM To: Tiscareno, Vera Cc: ktinawi@yahoo.com Subject: Public comment on a Cal Atlantic plan to develop the empty plot of land at Victory and Park with 218 condo units. Hi Vera, understand that you are the secretary for the Planing Commission and can pass along public comments that you receive. I believe the Commission is scheduled to discuss the proposal by Cal Atlantic regarding Lot 19, Tract 17404. The proposal is to change the development from single family homes to condominiums. I will not be able to attend tonight's meeting but would like to make the following comments. Having downloaded and scanned through the 240 page Agenda Report on Cal Atlantic's proposal, I notice that my general concerns about the increase in population density in the area are substantiated by numerous sections of the report and applicable code, laws etc. cited therein. These various codes etc.seem to have been overlooked in the rush to rubber stamp this proposal for approval. Specifically: Pages 5-6 list Tustin City Goals and Goals #s 3, 4, and 6 are NOT will not be met by the proposed development. Page 183 no boxes are checked as being "Environmental Factors Potentially Affected"; this says that Land Use and Planning, Population and Housing, Transportation and Circulation, Aesthetics, and Recreation WILL NOT be adversely affect. This is pure non sense, of course all of those things will be affected by changing a 20 acre parcel from single family homes (approx 70?) to 218 units of condos. Parking, traffic and local park use come to mind as well as placing more three story multi unit residential buildings adjacent to existing single family homes. The existing community will be over run. In the Environmental Impact Study (EIS) section: Page 190 sections XIII part A, XV part A, ad XVI parts A, B, E and Especially F are all problems that would be created by the proposed development that have been over looked or intentionally ignored. A prime example is section XVI part F Parking, we already have a parking problem in the area. there is not enough on street parking for the population and people are using the lots in various parks (illegally) to park their vehicles and the excessive amount of parking on the little bit of street available to do so is a blight on the neighborhood. Instead of 70(?) single family homes with 140(?) cars that would be parked in garages or on the streets within the tract, 218 units will generate approx 654 vehicles, many of them looking to park on streets NOT CONTAINED within their development. Therefor, due to the potential harm to the existing neighborhood, the original plan for single family homes should remain in force. Regards, Kinan Tinawi Greenwood homeowner Tustin legacy 949-375-2934 Tiscareno, Vera From: sybilahris@aol.com Sent: Wednesday, November 29, 2017 5:28 PM To: Tiscareno, Vera Subject: Cal Atlantic Plan for Empty Lot at Victory and Park with 218 condo units Hi Vera, I understand that you are the secretary for the Planning Commission and can pass along public comments that you receive. I believe the Commission is scheduled to discuss the proposal by Cal Atlantic regarding Lot 19, Tract 17404. The proposal is to change the development from single family homes to condominiums. I will not be able to attend tonight's meeting but would like to make the following comments. Having downloaded and scanned through the 240 page Agenda Report on Cal Atlantic's proposal, I notice that my general concerns about the increase in population density in the area are substantiated by numerous sections of the report and applicable code, laws etc. cited therein. These various codes etc.seem to have been overlooked in the rush to rubber stamp this proposal for approval. Specifically: Pages 5-6 list Tustin City Goals and Goals #s 3, 4, and 6 are NOT will not be met by the proposed development. Page 183 no boxes are checked as being "Environmental Factors Potentially Affected"; this says that Land Use and Planning, Population and Housing, Transportation and Circulation, Aesthetics, and Recreation WILL NOT be adversely affect. This is pure non sense, of course all of those things will be affected by changing a 20 acre parcel from single family homes (approx 70?) to 218 units of condos. Parking, traffic and local park use come to mind as well as placing more three story multi unit residential buildings adjacent to existing single family homes. The existing community will be over run. In the Environmental Impact Study (EIS) section: Page 190 sections XIII part A, XV part A, ad XVI parts A, B, E and Especially F are all problems that would be created by the proposed development that have been over looked or intentionally ignored. A prime example is section XVI part F Parking, we already have a parking problem in the area. there is not enough on street parking for the population and people are using the lots in various parks (illegally) to park their vehicles and the excessive amount of parking on the little bit of street available to do so is a blight on the neighborhood. Instead of 70(?) single family homes with 140(?) cars that would be parked in garages or on the streets within the tract, 218 units will generate approx 654 vehicles, many of them looking to park on streets NOT CONTAINED within their development. Therefor, due to the potential harm to the existing neighborhood, the original plan for single family homes should remain in force. Regards, Sabrina Sirhal Greenwood homeowner Tustin legacy 949-275-1739 ATTACHMENT E Section Exhibit showing Project, Park Ave., and Greenwood C�l BLDG. SETBACK I" C? rj M 0 ATTACHMENT Planning Commission Minutes of November 28, 2017 Resolution No. 4355 Resolution No. 4356 MINUTES REGULAR MEETING TUSTIN PLANNING COMMISSION NOVEMBER 28, 2017 7:00 p.m. CALL TO ORDER: 7:00 p.m. Given. INVOCATION/PLEDGE OF ALLEGIANCE: Kozak ROLL CALL: Chair Smith Commissioners Kozak, Lumbard, Mason, Thompson PUBLIC CONCERNS: Mr. Miles McBride, resident, asked the Commission about keeping the "pathway open" from Columbus Tustin which allows people to walk from Columbus Square to Heritage Elementary School and if it would remain open during Veteran's Sports Park construction. Smith Smith informed Mr. McBride that staff would find out from the Public Works Department and email him a response. CONSENT CALENDAR: Smith Smith stated he would be abstaining from voting on Item #1 since he was not present at the previous meeting. 1. APPROVAL OF MINUTES— NOVEMBER 14, 2017 RECOMMENDATION: That the Planning Commission approves the Minutes of the November 14, 2017 Planning Commission meeting, as provided. Motion: It was moved by Lumbard, seconded by Kozak, to approve the Minutes of the November 14, 2017 Planning Commission meeting. Motion carried 3- 0-2. Mason and Smith abstained from the vote due to their absence from the previous meeting. Thompson Thompson requested Item #2 be pulled from the Consent Calendar. Smith proposed Item #2 be discussed later in the meeting in order to move forward with the Public Hearing items first. Minutes — Planning Commission November 28, 2017 - Page 1 of 15 RECOMMENDATION: That the Planning Commission adopt Resolution No. 4355, determining that the location, purpose, and extent of the proposed disposition of an approximately 20 acre site within Neighborhood G of the MCAS Tustin Specific Plan for the development of 218 residential units is in conformance with the approved General Plan. 2. That the Planning Commission adopt Resolution No. 4356, recommending that the City Council approve: a. DA 1 2017-001 to facilitate the development and conveyance of an approximate 20 -acre site within the boundaries of Tustin Legacy Specific Plan. b. TTM '18125 to subdivide an approximately 20 -acre site into eight (8) numbered lots and two (2) lettered lots for the development of 218 residential condominium units, a community facility, and other neighborhood amenities. C. DR 2017-012 for the design and site layout of 218 residential condominium units, a community facility, and other neighborhood amenities. Hutter Presentation given. Hutter described in the presentation that direct mailing was completed based on the available County Assessor records. Craig Jerry Craig, Deputy Director of Economic Development, provided background information on the project and the partnership between the Economic Development Department and Michael Battaglia, Levity Project Manager. He mentioned the recent 2017 Red Tape to Red Carpet Award, the Orange County Business Council recognized the City of Tustin with a First Place award for "Real Estate, Redevelopment, and Reuse for the Flight at Tustin Legacy project in order to point out that both the Flight and Levity projects will be connected via Legacy Park. Craig also mentioned that CalAtlantic will be introducing new homes at price points not currently being offered in the Tustin market. The applicant, Crystal Burckle shared a short video of the project with the Commission, along with video books. Thompson Thompson's questions/concerns generally included: addressing public's concerns regarding parking (current standards), massing of the units (height of the structures) related to the Greenwood Community across the street; density of the development; and orientation of the pedestrian bridge. Minutes — Planning Commission November 28, 2017 — Page 3 of 15 _ bonus for the project. She noted that the Tustin Legacy Specific Plan has I an overall acreage. of open space. In response to Mason's question regarding "density bonus" which is required by the State. That provision would be applicable if the project provided affordable housing, which means the applicant would be able to provide additional density above and beyond the capacity for Planning Area 15. Per Willkom, this project is not required to provide affordable housing. For each development, each developer could propose something unique for the development; however, the City's Specific Plan requires a certain number of acres of the Tustin Legacy to be set aside for open space. Staff does monitor the open space (acreages) for the entire Tustin Legacy. Binsack Binsack followed up on the Mason's density bonus question. She noted that if the developer were providing affordability on-site, the applicant could request an additional thirty (35) percent of the number of units provided on- site, plus they could request concessions. The number one concession typically requested is a reduction of on-site parking because it does cost a fair amount to build parking. The second concession often requested is a reduction in park -land (the provision of on-site park -land). Lumbard Lumbard's questions/comments generally included: noticing and the approach staff took in obtaining addresses from the County Assessor's Office; mentioned that some of his Greenwood neighbors were not notified of this project; he asked how County Assessor's records were checked being that they are "behind" on updating records due to new development; he asked if staff had a way of checking who actually lives there and who was noticed; he asked if there would be a change in zoning and if the project requires a change in zoning; Lumbard referred to Mason's previous comment on there being a previous project that was planned for and now the City is deviating from that plan; park space and access to the parks and if there was any consideration of.access to the park from the development (i.e. "A" Street and Victory Road) without people jay -walking and he suggested a cross walk might help and make drivers slow down. Lumbard had a question with regards to Thompson's question on "massing" and the importance of varied massing along Park Avenue and the relationship to homes that will be facing the Greenwood homes. Binsack Binsack replied that staff did check addresses but the "gap" between the County Assessor's updates and last sales may not be known. Staff can only rely on what was provided on the latest tax assessor's records and cannot ascertain when an escrow closes. Per Binsack, this gap can sometimes take six (6) to nine (9) months of a lag depending on when an escrow does close. She added that staff was not able to identify the property owner Lumbard referred to, only his address and that the address was still Iisted under CalAtlantic ownership. Binsack stated that the project does not require a change in zoning and is fully consistent with the Tustin Legacy Specific Plan. Minutes — Planning Commission November 28, 2017 — Page 5 of 15 Tony Cantafio's general comments/concerns included: CalAtlantic will make a lot of money off of the project; not enough parking is being i provided; asked if there will be driveways; stated Millennial kids will be the only ones buying the homes and they will have kids, where are the kids going to park when they are teenagers; Mr. Cantafio pays $5,000 in melo- roos and wanted to. know how much residents at Levity will pay; asked if Levity residents are going to pitch in for streets and schools; and will the residents be allowed to have televisions on the balconies. Austin Hsu, Greenwood resident, is concerned with the widening of Moffett Drive and asked how wide the street will end up being. Michael Battaglia, applicant, provided the following responses, in general: discussed the building heights (36 to 38 feet on the three-story products) and 150 feet distance separation/buffer between Greenwood and Levity; there are landscaped berms on the Greenwood side, street, and other landscape buffers (actual depictions were shown in the video presented in a ten (10) year growing cycle); with regards to the Greenwood park, it states in the CC&R's that it is a public park, and the same public access will be made available at the Levity project. 8:03 p.m. Public Hearing Closed. Mason Mason had no comments. Lumbard Lumbard spoke of the parking issue in Greenwood. He would like the applicant to describe parking at the proposed Levity project area (where parking is available and where residents are supposed to park). Battaglia referred the Commission to the site plan with regards to the parking plan, spaces within the loop, and guest parking. He reiterated that there needs to be strict enforcement by the HOA. Thompson Thompson asked to discuss the architecture. He referred to a tour he went on of Playa Vista in Los Angeles, said this architecture is reminiscent of the proposed project. Thompson referred to the Tustin Legacy being similar to a "farmhouse revival in Greenwood." With regards to the public's concern that the Levity project looks too dense, he asked Mr. Battaglia to explain the architecture further. Battaglia explained that CalAtlantic worked closely with Economic Development staff with the elevations style and it was in conjunction with the Flight and they spent time individualizing each home to be more of a modern style with the architecture. Minutes — Planning Commission November 28, 2017 — Page 7 of 15 Thompson Thompson made favorable comments with regards to the presentation, staff, the applicant, and the residents in the audience. He wants the notice issue to be addressed. He urged staff that when the item goes to the next step, which is to the City Council, that notices be hand -delivered to residents, to avoid any issues with the County Assessor's Office. Thompson believes density is in compliance with the Environmental Impact Report. With regards to parking, he likes that the design flows with the area and cohesiveness with the Tustin Legacy. With regards to the architecture, Thompson liked the idea of staff working with the architect to enhance the transition within the surrounding neighborhood. Is in support of the project. He noted the project meets the conditions outlined in the Legacy Specific Plan. Kozak Kozak also believed the project meets the housing needs of our community. Knows that applicant will work with staff on the design. Kozak is also in support of the project. Mason Mason reinforced the notification issue needing to be addressed. She thanked staff for the presentation and to the applicant for the detail information. Mason knows parking will always be an issue but believes staff has taken that into consideration. She also likes the connections (i.e. bridge, pathways) into other communities. Mason suggested that staff look at a Victory Road pathway, along with more greenery in the park area. She is in support of the project Lumbard Lumbard asked for the timing of the Development Agreement, since it was not specified within the staff report. Is in favor of the project and believes it is a good addition to the Legacy area. Lumbard will not let the fact that he lives in Greenwood sway his decision. He is confident that the applicant will pay attention to the elevation on Park Avenue and how it affects Greenwood. Lumbard also asked that the applicant be sensitive to parking and green space. He said it will be good to offer housing that may be more affordable to "Millennials". Willkom Willkom stated that in terms of the Development Agreement is five (5) years but the developer may near completion in less than five (5) years. Binsack Binsack added to Lumbard's comments that typically there is a design review for approval for the Commission's consideration which is twelve (12) months to commence development. There is also a certain amount of the time applicant needs to complete that development. With the proposed Development Agreement, it is a negotiated timeframe which the term is five (5) years. It is an extended timeframe because of the transaction that is before the Commission and the City Council, the public improvements that are required, etc. Staff does not anticipate the term taking that long. Minutes — Planning Commission November 28, 2017 — Page 9 of 15 RECOMMENDATION: That the Planning Commission adopt Resolution No. 4354 approving Conditional Use Permit (CUP) 2017-17 to authorize the establishment of a master sign plan for the Foothill Regional Medical Center development. Willkom Presentation given Mason Mason asked about the orientation of the illuminated signs facing the homes on the backside of Foothill Regional, and if they would create an issue for the residential area. Willkom Willkom referred to the zoning district map within the Power Point presentation in order to explain the orientation of the illuminated signs. The three (3) signs will be facing Newport Avenue (to the west), north and south. Lumbard Lumbard had no questions. Thompson Thompson had no questions. Kozak Kozak had no questions. Smith Smith had no questions. 8:40 p.m. Public Comments opened and closed. No public comments. Thompson Thompson had no concerns and was in support of the item. Favorable comments for staff and the applicant. Kozak Kozak was in support of the` item and he made favorable comments. He had no issues with the item. Mason Mason also made favorable comments and was in support of the item. Lumbard Lumbard was in favor of the item and he also made favorable comments on the item. Motion: It was moved by Thompson, seconded by Kozak, to adopt Resolution No. 4354, as amended. Motion carried 5-0. Minutes — Planning Commission November 28, 2017 — Page 11 of 15 Smith There have been discussions of "zones" where signs would be allowed and to minimize the areas where there is sign blight. Smith did not feel this topic was covered at this point. He also asked staff if the City could assign certain intersections where signs would be allowed, and enforce everywhere else or if that was not an option. Reekstin In response to Smith's comment, Reekstin referred the Commission to the map included in the staff report which highlighted the major intersections that would attract signage. He further explained that there are zones but there would be many zones throughout the city and that the zones would have to be within 300 feet from an intersection. Kendig To answer. Smith's question, it would be an allowable restriction to assign certain intersections where signs would be allowed and enforce everywhere else. Mason Mason asked if the Commission wanted staff to return to the Commission with additional options as follows: what other cities are doing as far as enforcement; and designated intersections within the city. After hearing further discussion from his fellow Commissioners, Smith interpreted the following, in general: to adopt the recommendation which i staff had made on the temporary sign ordinance; staff to return to the Commission with an ordinance reflective of the ideas which were outlined in the staff report; and if staff could also include comments of the cities that have chosen to ban signs and their enforcement policies to assist the Commission in their decision. Binsack In response to Smith's interpretation, Binsack informed the Commission that a draft ordinance will be prepared but that it would be difficult to provide definitive answers on the effectiveness of removal and it will depend on how taxing of an issue it becomes. Ultimately, once the ordinance is adopted, it will remain to be seen. Kozak Kozak agreed with the comments previously stated. Lumbard Lumbard added that the need for this ordinance is to make the City's sign ordinance constitutional. Motion: It was moved by Smith, seconded by Mason to have staff return to the Commission with a draft sign ordinance. Motion carried 5-0. None. REGULAR BUSINESS STAFF CONCERNS: Binsack Binsack had no staff concerns. Minutes — Planning Commission November 28, 2017 — Page 13 of 15 RY, ER Tobt SMITH Chairperson ELIZABETW,4.C1 Planning Commission Secretary Minutes — Planning Commission November 28, 2017 — Page 15 of 15 RESOLUTION NO. 4366 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN DETERMINING THAT THE LOCATION, PURPOSE, AND EXTENT OF THE PROPOSED DISPOSITION OF LOT 19 OF TRACT 174014, AN APPROXIMATLEY 20 -ACRE SITE WITHIN PLANNING AREA 15 (NEIGHBORHOOD G) OF THE TUSTIN LEGACY SPECIFIC PLAN, FOR THE DEVELOPMENT OF 218 RESIDENTIAL CONDOMINIUM UNITS, A COMMUNITY FACILITY, AND OTHER AMENITIES IS IN CONFORMANCE WITH THE APPROVED GENERAL PLAN. The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That proper application has been submitted by CalAtlantic Inc. for the development of 218 residential units, a community facility and other neighborhood amenities on approximately 20 -acre site currently owned by the City of Tustin within Planning Area 15 of the Tustin Legacy Specific Plan. B. That the City wishes to dispose of Lot 19 of Tract 17404, an approximately 20 -acre site within Planning Area 15, to accommodate the development 218 residential condominium units, a community facility and other neighborhood amenities. C. That Section 65402(a) of Government Code provides that no real property shall be disposed until the location, purpose, and extent of the project has been reported upon by the local planning agency as to the conformity with the adopted general plan. D. The proposed disposition supports several General Plan Land Use Element goals, including the following: Land Use Element Goal 1: Provide for a well-balanced land use pattern that accommodates existing and future needs for housing, commercial, and industrial land, open space and community facilities and services, while maintaining a healthy, diversified economy adequate to provide future City services. 2. Land Use Element Goal 3: Ensure that new development is compatible with surrounding land uses in the community, the City's circulation network, availability of public facilities, existing Resolution No. 4355, Page 2 development constraints, and the, City's unique characteristics and resources, 3. Land Use Element Goal 4, Assure a safe, healthy and aesthetically pleasing community for residents, and, businesses, 4Land Use Goal 6: Improve urban design in Tustin to ensure development that is both architecturally and functionally compatible, and to create uniquely identifiable neighborhoods, 5. Land Use Goal 13: Continue to implement the Tustin Legacy Specific Plan, which maximizes the appeal of the site as, a mixed use and master planned development. E. That Section 65402 (a) of the Government Code authorizes the Planning Commission to determine whether the location, purpose, and extent of the proposed disposition of real property is consistent with the General Plan, F That the general! plan conformity determinations required by Government Code Section 65402(a) are not "Projects" requiring environmental review pursuant to the California Environmental Quality Act. 11, The Planning Commission hereby determines that the location, purpose, and extent of the disposition of Lot 19 of Tract 17404 to CalAflantic Inc. for the development of 218 residential condominium units, a community facility and other neighborhood amenities is, in conformance with the approved General Plan. PASSED AND ADOPTED by the Planning Commission, of the City of Tustin at a regular meeting held on the 28th day of November, 20,17. RYOtR TODIO"SMITH Chairperson ELIZABEtH A.bl"NSACK Planning Commission Secretary Resolution No. 4355 Page 3 STATE 01 CALIFORNIA COUNTY'OF ORANGE CITY OF TUSTIN 1, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No, 4355 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 28th day of November, 20117. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: M,.,.........._ ELIZABETH A. BI:INSACK Planning Cornmiission Secretary I 1 Kozak, LUmbard, Mason, Smith, Thompson (5) RESOLUTION NO. 4356 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE TUSTIN CITY COUNCIL APPROVE DEVELOPMENT AGREEMENT 2017-001, TENTATIVE TRACT MAP 18125, AND DESIGN REVIEW 2017-012 FOR THE DEVELOPMENT OF 218 RESIDENTIAL CONDOMINIUM UNITS ON LOT 19 OF TRACT 17404 WITHIN PLANNING AREA 15 OF NEIGHBORHOOD G OF THE TUSTIN LEGACY SPECIFIC PLAN. The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application has been submitted by CalAtlantic Inc. for the development of 218 residential condominium units, a community facility and other neighborhood amenities on an approximately 20 -acre site , Tract 17404 — Lot 19, currently owned by the City of Tustin within Planning Area 15 of the Tustin Legacy Specific Plan. B. That the development application includes the following requests: 1. Development Agreement (DA) 2017-001 to facilitate the development and conveyance of an approximate 20 -acre site within the boundaries of MCAS Tustin Specific Plan. 2. Tentative Tract Map (TTM) 18125 to subdivide an approximately 20 -acre site into eight (8) numbered lots and two (2) lettered lots for the development of 218 residential condominium units, a community facility, and other neighborhood amenities. 3. Design Review (DR) 2017-012 for the design and site layout of a residential condominium community including 57 single family detached units, 60 flats, 101 townhomes, a community facility, and other neighborhood amenities, C. That the site is zoned as Tustin Legacy Specific Plan (SP 1) within Planning Area 15 of Neighborhood G; and designated as MCAS Tustin by the Tustin General Plan. In addition, the project has been reviewed for consistency with the Air Quality Sub -element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub -element. D. That Tustin Legacy Specific Plan Section 4.2.7 requires all private development at Tustin Legacy to obtain a DA in accordance with Section 65864 et seq. of the Government Code and Sections 9600 to 9619 of the TCC. In compliance with Tustin City Code (TCC) Section 9611, the Tustin Resolution No. 4356 Page 2 Planning Commission must make a recommendation on the proposed DA to the City Council. The DA can be supported by the following findings: 1. The project is consistent with the objectives, policies, general land uses and programs specified in the General Plan and the Tustin Legacy Specific Plan in that residential uses are permitted uses within Planning Area 15 of Neighborhood G. 2. The project is compatible with the uses authorized in the district in which the real property is located (Planning Areas 15) in that similar and compatible uses are envisioned within the close proximity of the project site 3. The project is in conformity with the public necessity, public convenience, general welfare, and good land use practices in that the project would provide 218 various styles of new housing units for new and existing Tustin residents thereby providing additional option of housing types to the City's housing stock. 4. The project will not be detrimental to the health, safety, and general welfare. The project will comply with the Tustin Legacy Specific Plan, TCC, and other regulations to ensure that the project will not be detrimental in any way. 5. The project will not adversely affect the orderly development of property in that the proposed project is orderly, well designed, and equipped with necessary infrastructure and amenities to support existing and future residents and businesses in Tustin Legacy. 6. The project will have a positive fiscal impact on the City in that the provisions of the proposed DA and conditions of approval will ensure that the project will have a positive fiscal impact on the City. E. As conditioned, the TTM 18125 will be in conformance with the Tustin Area General Plan, Tustin Legacy Specific Paan, State Subdivision Map Act and the City's Subdivision Code as follows: 1. That the site is located in Planning Area 15 (Tract 17404" — Lot 19) of the Tustin Legacy Specific Plan, which is designated for Residential Core of Tustin Legacy Specific Plan and that the proposed development as conditioned will be physically suitable for the type of development and proposed density of development; 2. The subdivider will be required to provide funding towards the project's fair share of Tustin Legacy Backbone Infrastructure Program, which includes improvements that are required to serve Resolution No. 4356 Page 3 new development at Tustin Legacy, including but not limited to roadway improvements; traffic and circulation mitigation to support development -at Tustin Legacy; domestic and reclaimed water; sewer; telemetry systems; storm drains and flood control channels; retention and detention systems, open space and public recreational facilities and; utility backbone systems; 3. That the proposed subdivision would not have an impact on school district facilities within the Tustin Unified School District (TUSD) in that school impacts for development were considered in the MCAS Reuse Plan which identified school facility sites that will be conveyed to the TUSD by the Federal Department of Education or the City of Tustin to serve development of property at Tustin Legacy. The Tustin Legacy Specific Plan, the Final Joint Program Environmental Impact Statement 1 Environmental Impact Report (FEIS/EIR), Final Supplemental Environmental Impact Report (FSEIR), and conditions of approval of the proposed subdivision also require proof of payment of appropriate school fees as adopted by the TUSD prior to issuance of certificates of use and occupancy, which will be collected prior to issuance of building permits in accordance with the City's procedures; 4. 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; 5. The proposed subdivision is not located within a 100 -year flood plain according to the Federal Emergency Management Agency map for the area (2009); 6. To ensure there is adequate infrastructure to support buildout of the project, construction of all public infrastructure and in -tract private streets and utility systems is required within the initial phases of development and in accordance with the approved phasing plan; and 7. That the Building Official has considered and approved deviations to Construction Standards for Private Streets, Storm Drain and On- site Private Improvements to allow modified private street sections, modified on -street parallel parking spaces, flared and shed curb and gutter within private streets and drives instead of typical 6 -inch curb and gutter standard. That the proposed deviations are consistent with the intent of the established standards and the Tustin Legacy Specific Plan. Resoidon No. 4356 Page 4 F. Pursuant to the Tustin Legacy Specific Plan and Section 9272 of the Tustin Municipal Code, the Planning 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 buildings. 2. Setbacks and site plainning. 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. Location, height, and standards of exterior illumination. 8. Landscaping, parking area design, and traffic circulation. 9. Location and appearance of equipment located outside 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. Development Guidelines and criteria as adopted by the City Council. G. That a public hearing was duly called, noticed, and held on said application on November 28, 2017, by the Planning Commission. H. On January 16, 2001, the City of Tustin certified the Program Final Environmental Impact Statement/Environmental Impact Report (FEISIEIR) for the reuse and disposal of MCAS Tustin. On December 6, 2004, the City Council adopted Resolution No. 04-76 approving a Supplement to the FEISIEIR for the extension of Tustin Ranch Road between Walnut Avenue and the future alignment of Valencia North Loop Road. On April 3, 2006, the City Council adopted Resolution No. 0643 approving an Addendum to the FEISIEIR. And, on May, 13, 2013, the City Council adopted Resolution No. 13-32 approving a second Addendum to the FEISIEIR. On July 5, 2017, the City Council adopted Resolution No. 17-23 approving a second Supplement to the FEISIEIR. The FEISIEIR along with its Addenda and Supplements is a program EIR under the California Environmental Quality Act (CEQA). The FEISIEIR, Addenda and Supplements considered the potential environmental impacts associated with development on the former MCAS, Tustin. Resolution No. 4356 Page 5 An Environmental Checklistattached hereto as Exhibit A has, been prepared and concluded that these actions do not result in any new significant environmental impacts or a substantial increase in the severity of any previously identified significant impacts in the FE01EIR. Moreover, no new information of substantial importance has, surfaced since certification, of the FEIS/EIR, IL The Planning Commission hereby recorn mends that the, City Councill approve DA 2017-001, TTM 18125, and DR 2017-012 (Tract 17404 — Lot 19), subject to' the conditions attached hereto as Exhibit B. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the, 28th day of November, 2017, RYDER TOD6 SKITH Chairperson ELIZABETH A. BINSACK Planning Comimiss,ioln Secretary STATE OF CALIFORN]A COUNTY OF ORANGE CITY OF TUSTIN 1, Elizabeth A. Binsack, the undersigned, hereby certify that 11 am the Planning Commission Secretary of the City of Tustin, California; that Resolution No, 4356 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 28th day of November, 2017. ELIZABETH A. BIN SACK Planning Commission Secretary 1 n u .7 PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER �NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: Kozak, Lumhard, Mason, Smith, Thompson (5) EXHIBIT B RESOLUTION NO. 4366 CONDITIONS OF APPROVAL DEVELOPMENT AGREEMENT 2017-001, TENTATIVE TRACT MAP 18125 AND DESIGN REVIEW 2017-012 GENERAL (1) 1.1 The proposed project shall be in compliance with the Tustin Legacy Specific Plan, Tustin City Code, and City of Tustin Guidelines and Standards and conform with submitted plans for the project date stamped December 19, 2017 on file with the Community Development Department, except as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve minor modifications to plans during plan check if such modifications are consistent with the provisions of the Tustin City Code, and other applicable codes. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within twenty-four (24) months. All time extensions may be considered by the Community Development Director if a written request is received within thirty (30) days prior to expiration date. (1) 1.4 Approval of project is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk -Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 The applicant shall comply with executed Development Agreement (DA) 2017-001 and associated Disposition and Development Agreement (DDA). SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEiQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODEIS (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit B Resolution No. 4356 Page 2 *** 1.6 This approval shall become null and void if the Disposition and Development Agreement for Disposition Parcel 613 is not approved and executed. *** 1.7 Project entitlement shall not be effective until the associated DDA is adopted. FINAL TRACT MAP (1) 2.1 Preparation and recordation of a final subdivision map shall be required. (1), 2.2 Final Maps shall be based on a field survey in conformity with the (5) Professional Land Surveyor's Act. The surrey of the land to be subdivided shall be made by a registered civil engineer authorized to practice land surveying or, licensed land surveyor. All monuments, property lines, centerlines of streets, alleys and easements adjoining or within the subdivision shall be tied into the survey. The allowable error of closure on any portion of the final map shall not exceed 1/10,000 for field closures and 1120,000 for calculated closures. At the time of making the survey for the final map, the engineer or surveyor shall set sufficient durable monuments to conform with the standards described in Section 8771 of the Business and Professions Code so that another engineer or surveyor may readily retrace the survey. At least one (1) exterior boundary line shall be monumented prior to recording the final map. (5) 2.3 The applicant shall satisfy dedication and/or reservation requirements as applicable, including, but not limited to, dedication in Fee Title of all required street rights-of-way; dedication of all required flood control right-of-way easements; and dedication of vehicular access rights, pedestrian access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer. Dedications and easements shall be provided at no cost to the City, subject to review and approval by the Community Development Director and City Engineer. (1), 2.4 Prior to recordation of the final map, the applicant is required to execute (5) . a subdivision and monumentation agreement and furnish improvement and monumentation bonds, all on forms acceptable to the City. (1) 2.5 Prior to recordation of the final map, the applicant shall submit an 8 %" x 11" street address map exhibit including the site plan, footprint of building(s), and streets to the Public Works Department for review and approval. Prior to recordation of the final map, the applicant shall submit an 8 'l" x 11" utility meter address map exhibit including site plan, Exhibit B Resolution No. 4356 Page 3 footprint of building(s), meter locations and streets to the Public Works Department for review and approval. The exhibits shall be in Portable Document Format (PDF). (1) 2.6 Within twenty-four (24) months from tentative map approval, the subdivider shall record with appropriate agencies, a final map prepared in accordance with subdivision requirements of the Tustin Legacy Specific Plan, Tustin Municipal Code, the State Subdivision Map Act, and applicable conditions contained herein unless an extension is granted pursuant to the State Subdivision Map Act and the Tustin Municipal Code. The Final Map shall be submitted at least ninety (90) days prior to the expiration of the Tentative Map for review, processing, and recording prior to the expiration of'the Tentative Map. All conditions of approval herein, as applicable, shall be satisfied prior to recordation of a final map or as specified herein. (1) 2.7 At the time of final map submittal, the applicant shall also submit two (2) copies of an up-to-date title report generated within thirty (30) days of submittal. (1), 2.9 The developer shall comply with all applicable mitigation measures (5) identified in the certified FEIS/EIR, and other agreements with the City of Tustin unless otherwise modified by this Resolution. (1), 2.90 The developer shall not oppose any future creation of a landscape and (5) lighting district for maintenance within the public right-of-way or of public parkland, or community facilities district for funding of Tustin Legacy backbone infrastructure or municipal service provision to the project site, or a future community facilities district for school purposes. BUILDING PLAN SUBMITTAL (1), 3.1 At the time of building permit application, the plans shall comply with the (3) latest edition of the California Residential Code, California Building Code, California Mechanical Code, California Electrical Code, California Plumbing Code, California Green Code, California Energy Code, City Ordinances, State, Federal laws, and regulations as adopted by the City Council of the City of Tustin. (1), 3.2 All private on-site design and construction of improvement work shall be (5} designed and performed in accordance with the applicable portions of the City of Tustin's "Grading Manual" and "Construction Standards for Private Streets, Storm Drain and On -Site Private Improvements," except as otherwise approved by the Building Official. Said plans shall include, but not be limited to, the following: J 1 1 Exhibit B Resolution No. 4356 Page 4 a. Curbs and gutters on all streets; b. Sidewalks on all streets, including curb ramps for the physically disabled; all sidewalks, pathways, paseos, and trails shall comply with the provisions of the American with Disabilities Act; c. Drive aprons; d. Signing/striping plan; e. Street lighting; Street and drive aisle paving; all private streets, drive aisles, and curb return radius shall be consistent with the City's design standards for private- street improvements, unless otherwise approved by the Building Official, and all roadway and driveway widths and parking area widths (and lengths where appropriate) shall be dimensioned on the plans; g. Catch basin/storm drain laterals/connections to the public storm drain system with approval of the City of Tustin; h. Domestic water facilities and reclaimed water facilities: The domestic water system shall be designed and installed to the standards of the Irvine Ranch Water District. Improvement plans shall also be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of the 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 system shall meet the standards as required by the Irvine Ranch Water District (IRWD); L Sanitary sewer facilities: All sanitary sewer facilities must be submitted as required by the Building Official and IRWD. These facilities shall be consistent with the standards of the Irvine Ranch Water District; �. Underground utility connections: All utility lines shall be placed underground by the developer; k. Fire hydrants; 1. Telecommunications facilities including, but not limited to, telephone and cable television facilities. Developer is required to Exhibit B Resolution No. 4356 Page 5 coordinate design and construction of cable television facilities with a City -franchised system operator and shall not place an undue burden upon said operator for the provision of these facilities. m. The applicant shall be responsible for connection of the project to new backbone utility systems. The applicant shall provide applicable easements for any new utilities on private property. *** 3.3 Private streets design may deviate from Street Improvement Standard No. B102 if approved by the Building Oficial and shown on the approved project plans. (1), 3.4 The applicant shall provide accessible routes, per CBC 2016 chapter (3) 11 B- 206, at site arrival points and within the site. (3) 3.5 Maximum area of exterior wall openings shall be based on CBC table 705.8 based on fire separation distance. (3) 3.6 New construction shall comply with California Green Building, sections 4.206.4.1 and 4.106.4.2 to facilitate future installation and use of EV chargers. Electrical Vehicle Supply Equipment (EVSE) shall be installed in accordance with California Electrical Code, Article 625. For each dwelling unit install a listed raceway to accommodate a 208/240 V branch circuit. In addition, 3 percent of the total guest parking spaces but not less than one shall be EV spaces capable of supporting future EVSE. (3) 3.7 The buildings shall comply with California Energy Code, section 110. 10, Mandatory Requirements for Solar Ready Buildings. (5) 3.8 Construction of the community recreation area and associated facilities shall be completed as part of the Initial Phase. (1), 3.9 Prior to the issuance of building permits, the applicant shall submit for (5) review and approval a photometric lighting plan showing compliance with the Tustin Security Code, which is: a. A maintained minimum one (1) foot-candle of light on the private drives.and parking surfaces. b. A maintained minimum of one-quarter (0.25) foot-candle of light on the walking surfaces. ** 3.10 The lighting plan shall be overlaid onto a tree plan. Exhibit B Resolution No. 4356 Page 6 (1), 3.11 At plancheck submittal, the applicant shall show that the project is in (5) compliance with TCC Section 8104(r) regarding "Emergency responder radio coverage," as amended in Ordinance No. 1475. Prior to issuance of the Certificate of Occupancy, the applicant/developer shall provide evidence that the project is in compliance with TCC Section $104(x), as amended. (1), 3.12 At plan check submittal, a complete hydrology study and hydraulic (5) calculations shall be submitted to the City for review and approval. (1), 3.13 The applicant shall provide a Geotechnical Report, Pavement Analysis, (5) and Design Report for all required Tustin Legacy Backbone Infrastructure, Local Infrastructure and Private Infrastructure improvements required in the Tentative Tract Map. DESIGN AND ARCHITECTURE (4) 4.1 At building plan check, building elevations visible from Moffett Drive, Park Avenue, Tustin Ranch Road and Victory Road shall have enhanced elevations consistent with the approved DR 2017-012 have enhanced elevation in terms of color and material, architectural articulation and architectural projections, etc. to the satisfaction of the Community Development Department. (1) 4.2 All exterior colors, textures and materials shall be consistent with the approved Design Review. Specifications on colors', materials, and textures shall be noted in construction plans and subject to review and approval by the Community Development Department. *** 4.3 Final material samples and colors shall be provided at plan check submittal. (1), 4.4 All mechanical and electrical fixtures and equipment, including roof -top (4) equipment, shall be adequately and decoratively screened. The screen shall be included as an element of the overall design of the project and blend with architectural design of the building. All telephone and electrical boxes shall be identified on the construction plans. Electrical transformers shall be located toward the interior of the project to minimize visual impacts and screened by adequate landscaping or other effective screening devices. (1) 4.5 Walls along the private open space for the single family detached units, when located within the required building setback adjacent to Moffett Avenue, Park Avenue and Victory Road, shall be maximum height of three (3) feet as measured from the private open space area. Exhibit B Resolution No. 4356 Page 7 (4) 4.6 Roof drains and downspouts shall be minimally visible from the public streets. *** 4.7 The applicant shall submit a master sign plan for City review and approval. The master sign plan shall incorporate a design theme compatible with the building architecture. and Tustin Legacy branding, and include directional and wayfnding signs. (1), 4.8 Signage monumentation identifying the residential community tract shall (5) include the words "At Tustin Legacy" for continuity of the Tustin Legacy branding. (1) 4.9 Signage shall be installed under separate permit and approval. LANDSCAPEIHARDSCAPE (6) 6.1 At plan check, the applicant shall provide complete detailed landscaping and irrigation plans for all landscaping areas, including the model complex, consistent with adopted City 'of Tustin Landscaping requirements. The plans shall include the following: a. Include a summary table identifying plan materials. The plant table shall list botanical and common names, sizes, spacing, location, and quantity of the plant materials proposed. b. Show planting and berming details, soil preparation, staking, etc. The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing, and coverage. Details for all equipment must be provided. c. Show all property lines on the landscaping and irrigation plans, public right-of-way areas, sidewalk widths, parkway.areas, and wall locations. d. Shrubs should be a minimum of five (5) gallon size and be placed a maximum of five (5) feet on center. Other sizes and spacing may be permitted subject to approval of the Community Development Department. e. Ground cover shall be planted eight (8) to twelve (12) inches on center, or as approved by the Community Development Department. f. Equipment areas shall be screened with walls, vines, and/or trees, subject to review and approval of the Community Development Department. Exhibit B Resolution No. 4356 Page 8 g. Landscape along Streets A and B, adjacent to the single family detached units, shall be designed to have layers in vegetation height to effectively screen the 6 -feet high privacy walls. h. tan -site walls and fences shall be noted on the plans with specific materials, colors, and decorative treatments. Interior wall/fences shall be made of durable materials subject to review and approval of the Community Development Department. (1) 6.2 The Community Development Department may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check. (5) 6.3 The landscape plans shall note that coverage of landscaping and irrigation materials is subject,to inspection at project completion by the Community Development Department. (4) 6.4 Landscape layering of varying heights shall be provided in front of the proposed 6 -feet high composite wood entry walls for the Single -Family Detached cluster homes along the entry streets, subject to the review and approval of the Community Development Department, (1), 6.5 Turf is unacceptable for grades over 25 percent. A combination of (6) planting materials shall be used. On large areas, ground cover alone is not acceptable. (1), 6.6 All plant materials shall be installed in a healthy vigorous condition (6) typical to the species and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. (1) 6.7 Landscape adjacent to the right-of-way shall be in compliance with the requirements of Tustin Legacy Specific Plan. (6) 6.8 Trees in the landscape setbacks adjacent to public rights-of-way shall be provided in a ' variety of sizes to ensure initial maturity along project perimeter. ORANGE COUNTY FIRE AUTHORITY (OCFA) (5) 7.1 Prior to OCFA clearance of a final map, the applicant shall: a. Submit a Fire Master Plan for OCFA review and approval. (Service Code PR145) Exhibit B Resolution No. 4356 Page 9 b, Submit, for OCFA review and approval, the Final Tract Map after approval of the Fire Master Plan. (Service Code PR115) (5) 7.2 Prior to issuance of a building permit, the applicant shall obtain OCFA approval for underground 'piping for private hydrants. (Service Code PR470-PR475i) (5) 7.3 Prior to concealing interior construction, the applicant shall obtain OCFA approval for the fire sprinkler system. (Service Code PR430-PR455) (5) 7.4 Prior to issuance of temporary or final certificate of occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy (temporary or final) requested. Inspections shall be scheduled at least five days in advance by calling OCFA Inspection Scheduling at (714) 573-6150. (5) 7.6 After installation of required fire access roadways and hydrants, the applicant shall request and receive clearance from the OCFA prior to bringing combustible building materials on-site. Call OCFA Inspection Scheduling at (714) 573-6150 with the Service Request number of the approved fire master plan at least five (5) days in advance to schedule the lumber drop inspection. USE RESTRICTIONS *** 8.1 The project shall include 218 units, including 57 single family detached; 60 motorcourt flats; 101 row and court townhome units; and a community facility park that is privately owned but accessible to the public except the fenced area as depicted in the approved site plan. *** 8.2 Power receptacles shall be provided at the community facility including the swimming pool and barbeque areas. (4), 8.3 All parking spaces within the project site shall be maintained as shown *** on the approved "Site Plan". Any changes to the number, location, or size of parking spaces shall be reviewed and approved by the Director of Community Development. ** 8.4 There shall be a minimum twelve (12) unassigned surface parking spaces within the development to satisfy parking requirements for the twelve (12) townhome units designed with tandem garage spaces. These unassigned surface parking spaces shall be permanently maintained at the development site. LJ Exhibit B Resolution No. 4356 Page 10 *** 8.5 Individual trash bin service may be provided on the site. Trash bins shall be placed only in the locations identified on the approved "Trash Pick-up Plan" after 7:00 a.m. on the regularly scheduled trash collection day and shall be removed by 7:00 p.m. on the same day. (1) 8.6 Any outdoor storage during grading or building stages shall be approved by the Community Development Director. (1) 8.7 Unless otherwise agreed by the City in its sole discretion, the property within the tract or any street or sidewalk or drive (alleyway) thereon shall not be privately gated; provided however, that any swimming pool and/or spa facility within the community facility area and any private indoor common area improvement, including any clubhouse and bathrooms, may be gated or locked and made available solely to residents of the Project and their guests. (5) 8.8 NOISE (1) 9.1 Design and construction of all on-site and offsite developer required public infrastructure and in -tract private streets and utility systems shall be constructed within the initial phase of development in accordance with the approved Phasing Plan. Model units may be constructed prior to completion of infrastructure if adequate ingress and egress is provided to the satisfaction of the Building Official and Orange County Fire Authority. At plan check, an updated noise analysis shall be provided to ensure compliance with the Tustin Noise standards. *** 9.2 In accordance with the noise analysis, all units shall be constructed with appropriate sound attenuation to achieve the minimum noise level standards pursuant to the City's Noise standards. Prior to issuance .of Certificate of Occupancy, the units shall by analyzed and certified for compliance with the City's Noise standards. WATER QUALITY MANAGEMENT PLAN (1), 10.1 This development shall comply with ail applicable provisions of the City (5) of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. (1) 10.2 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (WQMP). The Priority WQMP shall identify: the implementation of Best Management Practices (BMPs), the assignment of long-term maintenance responsibilities (specifying the Exhibit B Resolution No. 4356 Page 11 developer, parcel owner, maintenance association, lessees, etc.), and reference to the location(s) of structural BMPs. (1) 10.3 Prior to submittal of a WQMP, the applicant shall submit a deposit of $2,700.00 to the Public Works Department for the estimated cost of reviewing the WQMP. (1) 10.4 Prior to issuance of any permits, the applicant shall record a "Covenant and Agreement Regarding Operation and Maintenance (0 & M) Plan to Fund and Maintain Water Quality BMPs, Consent to Inspect and Indemnification". This document shall bind current and future owner(s) of the property regarding implementation and maintenance of the structural and non-structural BMPs as specified in the approved WQMP. (1) 10.5 Prior to issuance of a Grading Permit, the applicant shall submit a copy of the Notice of Intent (NO1) indicating that coverage has been obtained under the National Pollutant Discharge Elimination System (NPDES) State General Permit for Storm Water Discharges Associated with Construction Activity from the State Water Resources Control Board. PUBLIC BENEFIT *** 11.1 The developer shall construct a community facility, comprised of a 0.58 - acre community facility and related amenities, to which public access will be provided, subject to rules and regulations to be approved by City, which shall be completed prior to the date set forth for Completion of the Park Facilities in the Schedule of Performance. Developer shall show easements and/or applicable notes on Tract Map 18125 for public access purposes over the paseos, portions of Lot 8 (community facility), Lot A (plaza and possible pedestrian bridge), and other pedestrian paths as shown/required in Development Agreement 2017-001. *** 11.2 The developer shall construct minimum 4 -feet wide pedestrian walkways in areas designated with public access easements throughout the project site. *** 11.3 The developer shall accommodate and coordinate with the City in the design and construction of a possible pedestrian bridge at the intersection of Moffett Drive and Tustin Ranch Road, in accordance with Development Agreement 2017-001. *** 11.4 Developer shalt dedicate easements on Tract Map 18125 for emergency vehicle access and public services ingress and egress purposes over the private streets and driveways. 1 L Exhibit B Resolution No. 4356 Page 92 *** 11.5 Developer shall dedicate easements on Tract Map 18125 for vehicular and pedestrian ingress and egress purposes over Lot B (private streets). *** 11.6 The applicant shall dedicate public access and maintenance easements to the City of Tustin for sidewalk along Tustin Ranch Road, Moffett Drive, Park Avenue, and Victory Road, ,at no cost to the City. PUBLIC STREET IMPROVEMENTS (1) 12.1 The proposed landscaping plant material along Victory Road, Park Avenue, Moffett Avenue, and Tustin Ranch Road shall be consistent with the Tustin Legacy Backbone Street Plant Palette, or as approved by the Community Development Director and/or the City Engineer. (1) 12.2 Existing sewer, domestic water, reclaimed water and storm drain service laterals shall be utilized. (1) 12.3 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of the City Engineer before issuance of a Certificate of Occupancy for the development phase. (5) 12.4 The developer shall design and construct parkway landscape and irrigation system adjacent to the project along Tustin Ranch Road, Victory Read, Park Avenue and Moffett Drive. Prior to approval of the Final Map, the applicant shall submit 24" x 36" parkway landscape and irrigation system plans with signed and stamped engineer's estimate to the Public Works Department for the review. The final design shall be completed prior to issuance of first the building permit and construction of the parkway landscape and irrigation system shall be completed prior to issuance of the first occupancy for the phase adjacent to the parkway. (5) 12.6 The applicant shall design and construct all necessary modifications to Victory Road and Moffett Drive to accommodate the new project entrances. Prior to approval of the Final Map, the applicant shall submit to the Public Works Department 24" x 36" street improvement plans and signed & stamped engineer's estimate, as prepared by a California Registered Civil Engineer for review. The final design shall be completed prior to issuance of first building permit and construction of the street improvements shall be completed prior to issuance of the first occupancy (1) 12.6 Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. Exhibit B Resolution No. 4356 Page 13 (1) 12.7 Prior to issuance of an: Encroachment. Permit for construction within the public right-of-way, a 24" x 35" construction area traffic control plan, as prepared by a California Registered Traffic Engineer, or Civil Engineer experienced in this type of plan preparation, shall be prepared and submitted to the Public Works Department for approval. ' (5) 12.8 Developer shall enter into a Landscape Installation and Maintenance Agreement with the City of Tustin for the construction, maintenance, repair, and replacement of the landscaping described in the Developer Agreement for the maintenance of parkway improvements within public rights-of-way adjacent to the project along Victory Road, Park Avenue, Moffett Drive and Tustin Ranch Road. (1) 12.9 CADD Requirements - In addition to the normal full-size map and plan submittal, all final maps and plans including, but not limited to, tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans shall be submitted to the Public Works Department in computer aided design and drafting (CADD) format to the satisfaction of the City Engineer. The standard file format is AutoCAD Release 2009, or latest version, having the extension "DWG". All layering and linetype conventions are AutoCAD -based (latest version available upon request from the Public Works Department). The CADD files shall be submitted to the City at the time plans are approved, and updated CADD files reflecting "as built" conditions shall be submitted once all construction has been completed. No project bonds will be released until acceptable "as built" CADD files have been submitted to the City. ENVIRONMENTAL (1), 13.1 All mitigation measures related to the project that are required by the (5) Mitigation Monitoring Program for the Tustin Legacy Specific Plan (MCAS Tustin) area, identified in this exhibit and in other related project entitlements, shall be implemented. Additional measures related to development of this project as noted in the adopted EISIEIR and are not previously identified in this exhibit as a condition of approval are required as follows: a. Prior to issuance of any permits, the developer shall retain a County -certified archaeologist. If buried resources are found during grading within the reuse plan area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Exhibit B Resolution No. 4356 Page 14 Native American consultation shall also be initiated during this process. b. The developer shall comply with the requirements established in a Palentological Resource Management Plan (PRMP) prepared for the site, which details the methods to be used for surveillance of construction grading, assessing finds, and actions to be taken in the event that unique paleontological resources are found. c. Prior to the issuance of any permit, the applicant shall provide written evidence to the Community Development Department that a County -certified paleontologist has been retained to conduct salvage excavation of unique paleontological resources if they are found. d. Prior to issuance of any permit, the developer shall provide traffic operations and control pians that would minimize the traffic impacts of proposed construction activity. The plans shall address roadway and lane closures, truck hours and routes, and notification procedures for planned short-term or interim changes in traffic patterns. Such plans shall minimize anticipated delays at major intersections. Prior to approval, the City of Tustin shall review the proposed traffic control and operations plans with any affected jurisdiction. e. The applicant shall comply with all City policies regarding short- term construction emissions, including periodic watering of the site and prohibiting grading during second stage smog alerts and when wind velocities exceed fifteen (15) miles per hour. f. The developer shall coordinate with the Tustin Police Department to ensure adequate security provisions are implemented. g. Prior to the issuance of permits for any public improvements or development project, a development applicant shall submit to the City of Tustin information from IRWD which outlines required facilities necessary to provide adequate potable water and reclaimed water service to the development. h. Prior to the issuance of permits for any public improvements or development project, a development applicant shall submit to the City of Tustin and City of Irvine, as applicable, information from IRWD or the City of Tustin which outlines required facilities necessary to provide adequate sanitary sewage service to the development. Exhibit B Resolution No. 4356 Page 15 COORDINATION WITH AFFECTED PROPERTY OWNERS AND AGENCIES (5) 14.1 Developer shall obtain permission from and coordinate with affected property owners, jurisdictions, and resource agencies for all public and private improvements. (5) 14.3 The applicant shall coordinate the design and construction of all utilities with the utility providers and the City. *** 14.4 At plan check submittal, the developer shall coordinate with the Tustin Police Department to ensure that adequate security precautions such as visibility, lighting, emergency access, and address signage are implemented. Prior to the issuance of building permits, the applicant shall submit to the police department for review and approval, a wayfinding plan for the project site. SOLID WASTE RECYCLING (1) 15.1 Construction and Demolition Waste Recycling and Reduction Plan (WRRP) a. The applicant/contractor is required to submit a WRRP to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (City Code Section 4351, et al) to recycle at least 65 percent of the project waste material or the amount required by the California Green Building Standards Code. b. The applicant will be required to submit a $50.00 application fee and a cash security deposit. All projects shall submit a security deposit in the amount of 5 percent of the project's valuation as determined by the Building Official, rounded to the nearest thousand. The minimum deposit amount shall be $500.00 and the maximum deposit amount shall be $2,500.00. (1) 15.2 Facility Solid Waste Collection and Recycling Plan. a. The applicant, property owner(s), and/or tenant(s) are required to participate in the City's recycling program. b. Waste and Recycling collection facilities shall be equally and readily accessible by the property owner(s) or tenant(s). c. Waste and Recycling collection facilities must be placed in a location that can be easily and safely accessed by the solid waste hauler while utilizing either front loader or side loading equipment. Exhibit B Resolution No. 4356 Page 16 COVENANTS, CONDITIONS, AND RESTRICTIONS (1), 16.1 All organizational documents for the project including any covenants, (5j conditions, and restrictions (CC&Rs) shall be submitted to and approved by the Community Development Department, City Attorney's Office, and Special Counsel. Costs for such review shall be borne by the subdivider. The approved CC&Rs shall be recorded with County Recorder's Office prior to issuance of the first certificate of occupancy. A copy of the final documents shall be submitted to the Community Development Department within five (5) days after recordation. (1), 16.2 No Certificate of Occupancy shall be issued, unless a homeowners (5) association has been legally formed with the right to assess all these properties which are jointly owned or benefited to operate and maintain all other mutually available features of the development including, but not limited to, open space, amenities, landscaping, or slope maintenance landscaping, private streets, and utilities. No dwelling unit shall close escrow unless all approved and required open space, amenities, landscaping, or other improvements, or approved phases thereof, have been completed or completion is assured by a development agreement or financing guarantee method approved by the City. The CC&Rs shall include, but not be limited to, the following provisions: a. The City shall be included as a party to the CC&Rs for enforcement purposes of those CC&R provisions in which the City has interest as reflected in the following provisions. However, the City shall not be obligated to enforce the CC&Rs. b. The requirement that association bylaws be established. c. Provisions for effective establishment, operation, management, use, repair, and maintenance of all common areas and facilities, landscaped areas and lots, walls and fences, private roadways (i.e., walks, sidewalks, trails), common recreation facilities, and open space areas. d. Membership in the homeowners association shall be inseparable from ownership in individual units. e. Architectural controls shall be provided and may include, but not be limited to, provisions regulating exterior finishes, roof materials, fences and walls, accessory structures such as patios, sunshades, trellises, gazebos, awnings, exterior mechanical equipment, television and radio antenna, consistent with the Tustin City Code and the Tustin Legacy Specific Plan. Exhibit B Resolution No. 4356 Page 17 f. Maintenance standards shall be provided for applicable items listed in Section C above in CC&Rs. Examples of maintenance standards are shown below. 1. All common area landscaping and private areas visible from any public way shall be properly maintained such that they are evenly cut, evenly edged, free of bare or brown spots, debris, and weeds. All trees and shrubs shall be trimmed so they do not impede vehicular or pedestrian traffic. Trees shall be pruned so they do not intrude into neighboring properties and shall be maintained so they do not have droppings or create other nuisances to neighboring properties. All trees shall also be root pruned to eliminate exposed surface roots and damage to sidewalks, driveways, and structures. 2. All private roadways, sidewalks, and open space areas shall be maintained so that they are safe for users. Significant pavement cracks, pavement distress, excessive slab settlement, abrupt vertical variations, and debris on travel ways should be removed or repaired promptly. 3. Common areas, private patios, balconies and decks shall be maintained in such a manner as to avoid the reasonable determination of a duly authorized official of the City that a public nuisance has been created by the absence of adequate maintenance such as to be detrimental to public health, safety, or general welfare. g. Homeowners Association approval of . exterior improvements requiring a building permit shall be obtained prior to requesting a building permit from the City of Tustin Community Development Department. All plans for exterior improvements shall conform to requirements set forth by the City and the CC&Rs. h. Private open space areas within the common area shall be illustrated on a "Private Open Space Exhibit" and shall be made part of the CC&Rs and shall specify those portions of the common open space area that are allocated for private use and public use and access rights in perpetuity. i. A site plan showing the public portion of the park site and associated public easements that will be accessible to the public and provisions for maintenance of these areas by the Homeowners Association. Exhibit B Resolution No. 4356 Page 18 j. The approved "Parking and Circulation Exhibit" shall be made part of the CC&Rs and shall be enforced by the homeowners association. In addition to the exhibit, provisions regarding parking shall be included in the CC&Rs, including the following: 1. All units are required to maintain a two -car garage. 2. A minimum of forty-six (46) unassigned guest parking spaces shall be permanently maintained in locations shown on the "Parking and Circulation Exhibit". A minimum twelve (12) unassigned surface parking spaces shall be permanently allocated to the townhome units with tandem garage spaces. The parallel parking spaces shall have minimum dimensions of 8 feet wide and 22 feet long per stall, with the exception of the end stalls required to be a minimum 20 feet long. The head -in (90 degree) parking spaces shall have minimum dimensions of 9 feet wide and 19 feet long. 3. Residents shall not store or park any non -motorized vehicles, trailers or motorized vehicles that exceed 7 feet high, 7 feet wide, and 19 feet long in any parking space, driveway, or private street area except for the purpose of loading, unloading, making deliveries or emergency repairs except that the homeowners association may adopt rules and regulations to authorize exceptions. 4. Residents shall park vehicles in garage spaces. Storage of personal items may occur in the garages only to .the extent that vehicles may still be parked within the required garage spaces. 5. The homeowners association shall be responsible for monitoring and enforcing all parking and traffic regulations on private streets. The proposed CC&Rs shall include provisions requiring the association to develop and adopt an enforcement program for parking and traffic regulations within the development which may include measures for fire access and enforcement by a private security company. k. Provisions for enforcing individual trash bin placement at designated curb areas as shown on the approved "Trash Pick-up Plan" no earlier than 7:00 a.m. on the day regularly scheduled collection day and removed by 7:00 p.m. on the same day. I. Maintenance of lettered and numbered Lots containing all common areas, public and private park areas, streets, alleys, paseos, etc., shall be by the homeowners association. Exhibit B Resolution No. 4356 Page 19 m. Television and radio antennas shall be installed in accordance with the requirements of the Tustin City Code. n. All utility services serving the site shall be installed and maintained underground. o. The homeowners association shall be required to file the names, addresses, and telephone numbers of at least one member of the homeowners association Board and, where applicable, a manager of the project before January 1st of each year with the City of Tustin Community Development Department for the purpose of contacting the association in the case of emergency or in those cases where the City has an interest in CC&R violations. p. The homeowners association shall be responsible for establishing and following procedures for providing access to public utilities for maintenance of their facilities within the project area, subject to those agencies' approval. q. No amendment to alter, modify, terminate, or change the homeowners association's obligation to maintain the common areas and the project perimeter wall or other CC&R provisions in which the City has an interest, as noted above, or to alter, modify, terminate, or change the City's right to enforce maintenance of the common areas and maintenance of the project perimeter wall, shall be permitted without the prior written approval of the City of Tustin Community Development Department. HOMEBUYER NOTIFICATION (5) 17.1 Prior to recordation of the final map, the subdivider shall submit to the Community Development Department for review and approval a homebuyer notification document that includes the notifications listed below. The notification document shall be signed by each homebuyer prior to final inspection and/or occupancy, and a copy of the signed notification shall be provided to the Community Development Department prior to final inspection and/or issuance of each Certificate of Occupancy. a. A notice for roadway, trail, and train noise that may impact the subdivision, including roadway noise associated with Moffett Drive, Park Avenue, Victory Road and Tustin Ranch Road. The notice shall indicate that additional building upgrades may be necessary for noise attenuation. This determination is to be made as architectural drawings become available and/or where field-testing determines inadequate noise insulation. Exhibit B Resolution No. 4356 Page 20 b. A notice, to be reviewed by the City of Tustin and the Tustin Unified School District, regarding the location of existing and proposed elementary, middle, and high schools which will serve the subdivision (text and map) and advice to homebuyers that proposed school sites may never be constructed. c. A notice regarding units that are adjacent to aboveground utilities or structures (such as light standards, fire hydrants, transformers, pedestrian bridge) identifying the type of structure and their locations. d. A notice indicating that any use of a residence for a business shall be subject to the City's Home Occupation Ordinance and may require zoning clearance and a business license. e. A notice indicating that public use of portions of the community facility will be allowed and noting public ingress and egress through the subdivision will be provided for access to the community facility. f. A notice explaining the easements, facilities, amenities, and dedications that will be provided on lettered lots and indicating all on-site streets, drives, paseos, and common areas are to be maintained by the homeowners association. g. A notice, to be approved by the City Attorney, indicating that neither the site, nor the project nor any part thereof any street or sidewalk, alleyway, or paseo thereon shall be privately gated, provided however that any swimming pool and/or spa facility within the private common area and any private indoor common area improvements, including any clubhouse and bathrooms, may be gated or locked and made available solely to residents of the project and their guests. h. A notice stating trash bins shall be placed in designated curb areas as shown on the approved "Trash Pick-up Plan" after 7:00 a.m, on the regularly scheduled trash collection day and shall be removed by 7:00 p.m. on the same day. L A notice indicating that surrounding properties may be developed in accordance with City ordinances in a manner which may partially or totally obstruct views from the owner's unit and that the City of Tustin makes no claim, warranty, or guarantee that views from any unit will be preserved as development of surrounding properties occurs. Exhibit B Resolution No. 4356 Page 21 j. A notice indicating the minimum building setbacks and that construction of patio covers, trellises, fences and walls, etc. may not be allowed. k. A notice explaining and providing a copy of the approved "Parking Plan" and related CUR provisions. I. A notice explaining the phasing of construction within the subdivision and that activity may be disruptive. m. The developer shall notify all homebuyers that future Assessment/Maintenance Districts may affect the property. n. A notice stating that walls along the private open space for the single family detached units shall be maximum three (3) feet all along the perimeter streets of Moffett Avenue, Park Avenue and Victory Road. o. A notice stating that a pedestrian bridge along with its ramp, elevator and/or stairs, may be constructed by the City at the intersection of Tustin Ranch Road and Moffett Drive. p. A notice stating that common area landscaping installation and maintenance is an ongoing effort and that multiple factors may influence the appearance and perceived health of the plants. g. A notice stating the location and operation of a waste/recycling facility within the vicinity, in the adjacent City of Irvine, and odors may be perceptible. (5) 17.2 For residential units that are not sold at the time the Certificate of Occupancy is issued, the developer shall submit to the City a copy of the signed homebuyer notification within ten (10) business days of the homebuyer having signed the document. FEES (1) 18.1 Within forty-eight (48) hours of final approval of the project, the applicant shall deliver to the Community Development Department, a CASHIER'S CHECK payable to the County Clerk in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. if within such forty-eight (48) hour period that applicant has not delivered to the Community Development Department the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the 1 1 Exhibit B Resolution No. 4356 Page 22 provisions of the California Environmental Quality Act could be significantly lengthened. (1), 18.2 Prior to issuance of each permit, payment shall be made of all applicable (5) fees, including but not limited to, the following. a. Building plan check and permit fees to the Community Development Department. b. Engineering plan check and permit fees to the Public Works Department. c. Orange County Fire Authority plan check and inspection fees to the Community Development Department. d. Prior to issuance of a Building Permit(s), payment of the most current Major Thoroughfare and Bridge Fees (for the Foothill/Eastem Transportation Corridor Agency (TCA)) to the City of Tustin (through the Public Works Department) shall be required. The fee rate schedule automatically increases on July 1"i of each year. e. Water and sewer connection fees to the Irvine Ranch Water District. f. Transportation System Improvement Program (TSIP), Benefit Area "B" fees in the amount of $3.31 per square foot or the most recent rate of new or added gross square floor area of construction or improvements to the Community Development Department. g. New development tax fee in the amount of $350.00 per unit. h. School facilities fee in the amount as required by Tustin Unified School District. i. Other applicable Tustin Legacy Backbone Infrastructure Program fees. Payment shall be required based upon the most current rates in effect at the time of payment and/or permit issuance and are subject to change. ATTACHMENT G Ordinance No. 1489 (Development Agreement 2017-001) ORDINANCE NO. 1489 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, APPROVING DEVELOPMENT AGREEMENT (DA) 2017-001 BETWEEN THE CITY OF TUSTIN AND THE CALATLANTIC INC. TO FACILITATE THE DEVELOPMENT OF 218 HOMES WITHIN NEIGHBORHOOD G OF THE MCAS TUSTIN SPECIFIC PLAN. The City Council of the City of Tustin does hereby ordain as follows: SECTION 1. The City Council finds and determines as follows: A. That proper application has been submitted by CalAtlantic Inc. for the development of 218 residential units, a community facility and other neighborhood amenities on an approximately 20 -acre site currently owned by the City of Tustin within Planning Area 15 of the Tustin Legacy Specific plan. B. That Tustin Legacy Specific Plan Section 4.2.7 requires all private development at Tustin Legacy to obtain a Development Agreement in accordance with Section 65864 et seq. of the Government Code and Sections 9600 to 9619 of the Tustin City Code. In compliance with Tustin City Code Section 9611, the Tustin Planning Commission must make a recommendation on the proposed Development Agreement to the City Council. C. That a public hearing was duly called, noticed, and held on said application on November 28, 2017, by the Planning Commission. The Planning Commission adopted Resolution No. 4356 recommending that the City Council adopt Ordinance No. 1489. D. That a public hearing was duly called, noticed, and held on said application on December 19, 2017, by the City Council and the item was continued to January 16, 2018. E. On January 16, 2001, the City of Tustin certified the Program Final Environmental Impact Statement/Environmental Impact- Report (FEIS/EIR) for the reuse and disposal of MCAS Tustin. On December 6, 2004, the City Council adopted Resolution No. 04-76 approving a Supplement to the FEIS/EIR for the extension of Tustin Ranch Road between Walnut Avenue and the future alignment of Valencia North Loop Road. On April 3, 2006, the City Council adopted Resolution No. 06-43 approving an Addendum to the FEIS/EIR. And, on May, 13, 2013, the City Council adopted Resolution No. 13-32 approving a second Addendum to the FEIS/EIR. On July 5, 2017, the City Council adopted Resolution No. 17-23 approving a second Supplement to the FEIS/EIR. The FEIS/EIR along with its Addenda and Supplement is a program EIR under the California Environmental Quality Act (CEQA). The FEIS/EIR, Ordinance No. 1489 DA 2017-001 Page 2 Addenda and Supplement considered the potential environmental impacts associated with development on the former Marine Corps Air Station, Tustin. An Environmental Checklist has been prepared and concluded that these actions do not result in any new significant environmental impacts or a substantial increase in the severity of any previously identified significant impacts in the FEIS/EIR. Moreover, no new information of substantial importance has surfaced since certification of the FEIS/EIR. F. That the Development Agreement can be supported by the following findings: 1. The project is consistent with the objectives, policies, general land uses and programs specified in the General Plan and the Tustin Legacy Specific Plan in that residential uses are permitted uses within Planning Area 15 of Neighborhood G. 2. The project is compatible with the uses authorized in the district in which the real property is located (Planning Areas 15) in that similar and compatible uses exist and are envisioned within the close proximity of the project site 3. The project is in conformity with the public necessity, public convenience, general welfare, and good land use practices in that the project would provide 218 various styles of new housing units for new and existing Tustin residents thereby providing additional option of housing types to the City's housing stock. 4. The project will not be detrimental to the health, safety, and general welfare. The project will comply with the Tustin Legacy Specific Plan, Tustin City Code, and other regulations to ensure that the project will not be detrimental in any way. 5. The project will not adversely affect the orderly development of property in that the proposed project is orderly, well designed, and equipped with necessary infrastructure and amenities to support existing and future residents and businesses in Tustin Legacy. 6. The project will have a positive fiscal impact on the City in that the provisions of the proposed Development Agreement and conditions of approval will ensure that the project will have a positive fiscal impact on the City. SECTION 2. The City Council hereby approves Development Agreement 2017-001 attached hereto as Exhibit A and subject to final approval of the City Attorney. Ordinance No. 1489 DA 2017-001 Page 3 SECTION 3. Severability. If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Tustin hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. PASSED AND ADOPTED, at a regular meeting of the City Council for the City of Tustin on this 16th day of January, 2018. ELWYN A. MURRAY Mayor ERICA N. RABE City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF TUSTIN ) ORDINANCE NO. 1489 ERICA N. RABE, City Clerk and ex -officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is 5; that the above and foregoing Ordinance No. 1489 was duly and regularly introduced at a regular meeting of the Tustin City Council, held on the 16th day of January, 2018, and was given its second reading, passed, and adopted at a regular meeting of the City Council held on the 6th day of February, 2018, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: ERICA N. RABE City Clerk Published: EXHIBIT A to Ordinance No. 1489 Development Agreement 2017-001 CITY OF TUSTIN OFFICIAL BUSINESS REQUEST DOCUMENT BE RECORDED AND BE EXEMPT FROM PAYMENT OF A RECORDING FEE PER GOVERNMENT CODE 6103 AND 27383 RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: City of Tustin 300 Centennial Way Tustin, California 92780 Attn: City Clerk Space Above This Line Reserved for Recorder's Use Only TUSTIN LEGACY DEVELOPMENT AGREEMENT THIS TUSTIN LEGACY DEVELOPMENT AGREEMENT ("Agreement") is entered into effective as of the Effective Date (as defined below) by and between the CITY OF TUSTIN, a California municipal corporation ("City"), and CALATLANTIC GROUP, INC., a Delaware Corporation ("Developer"). City and Developer are collectively referred to herein as the "Parties" and individually as a "Party". RECITALS The following recitals are an integral part of this Agreement and are binding on the Parties. Capitalized terms used in these Recitals shall have the meanings ascribed to such terms as set forth in Section 1.1. A. To strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic risk of development, the Legislature of the State adopted the "Development Agreement Statute," Sections 65864, et seq., of the Government Code. The Development Agreement Statute authorizes City to enter into an agreement with any person having a legal or equitable interest in real property and to provide for development of such property and to establish certain development rights therein. In addition, MCAS Tustin Specific Plan Section 4.2.7 states: "prior to issuance of any permits or approval of any entitlements within the Specific Plan area, all private development shall first obtain a Development Agreement in accordance with Section 65864 et seq. of the Government Code and Sections 9600 to 9619 of the Tustin City Code." Pursuant to the authorization set forth in the Development Agreement Statute, City has enacted procedures for entering into development agreements which are contained in Tustin City Code Sections 9600 to 9619. B. City and Developer intend, concurrently with the execution of this Agreement, to enter into the Tustin Legacy Disposition and Development Agreement for Disposition Parcel 6B, as the same may be amended from time to time (the "DDA") pursuant to which City shall agree Tustin CalAltantic Development Agt Parcel 1 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx to sell, and Developer shall agree to buy and develop, certain real property, all as more specifically set forth in the DDA. C. Pursuant to the DDA, Developer has an equitable and/or legal interest in the Property in that it has the contractual right to purchase the Property from City for development of the Project. D. Pursuant to Government Code Section 65864, the Legislature has found and determined that: "(a) The lack of certainty in the approval of development projects can result in a waste of resources, escalate the cost of housing and other development to the consumer, and discourage investment in and commitment to comprehensive planning which would make maximum efficient utilization of resources at the least economic cost to the public. (b) Assurance to the applicant for a development project that upon approval of the project, the applicant may proceed with the project in accordance with existing policies, rules and regulations, and subject to conditions of approval, will strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic costs of development. (c) The lack of public facilities, including, but not limited to, streets, sewerage, transportation, drinking water, school, and utility facilities, is a serious impediment to the development of new housing. Whenever possible, applicants and. local governments may include provisions in agreements whereby applicants are reimbursed over time for financing public facilities." In accordance with the legislative findings set forth in Government Code Section 65864, City wishes to attain certain public objectives that will be furthered by this Agreement. This Agreement will provide for the orderly implementation of the General Plan of the City ("General Plan"), and the phased development and completion of the Project in accordance with the DDA and the Specific Plan. This Agreement will further the comprehensive planning objective contained in the City's General Plan, to promote an economically balanced community with complimentary and buffered land uses to include commercial, professional, multi -family and single-family development. E. The DDA, the Specific Plan and the development under the DDA and the Specific Plan require a substantial early investment of money and planning and design effort by Developer. Without the protection provided by this Agreement, uncertainty that the Project may be completed in its entirety could result in a waste of public resources, escalate the cost of public improvements, and discourage Developer's provision of the Public Benefits or payment for those certain public improvements specified in the DDA and the Specific Plan. Developer's participation in the implementation of the DDA and the Specific Plan will result in a number of public benefits. These benefits require the cooperation and participation of City and Developer Tustin CalAltantic Development Agt Parcel 2 City of Tustin/CalAtlantic Group, Inc. 613 (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx and could not be secured without mutual cooperation in and commitment to the comprehensive planning effort that has resulted in the DDA and the Specific Plan. F. Developer wishes to avoid certain development risks and uncertainties that would, in the absence of this Agreement, deter and discourage Developer from making a commitment to implement the DDA and the Specific Plan. These are as follows: 1. It is generally the law in California that, absent extraordinary circumstances or'the approval of a vesting subdivision map, an owner of the land does not obtain a vested right to improve land until the issuance of a building permit for the improvements and commencement of substantial construction pursuant to that permit. The result is a disincentive for landowners to invest monies in the early completion of major infrastructure and other public improvements as part of any project or in early comprehensive planning and design studies. 2. Development under the DDA and the Specific Plan requires a substantial early investment of money and planning and design effort by Developer. Uncertainty about City's land use policies, rules and regulations could result in a waste of private resources, escalate the cost of certain public improvements, and escalate costs of proposed housing and other uses. G. The following assurances are of vital concern to Developer to offset or remove the disincentives and uncertainties set forth in Recital F: 1. Assurance to Developer that, in return for Developer's commitment to the development of the Property that is contained in the DDA, any approved entitlements, and the Specific Plan, City will in turn remain committed to the Existing Entitlement Approvals; 2. Assurances to Developer that as Developer becomes obligated for the costs of designing and constructing the public and private improvements included in the DDA and the Specific Plan, and to make dedications, Developer will become entitled to rely upon the Vested Rights in the development of the Property; and 3. Assurances to Developer that in City's administration of the Existing Entitlement Approvals, Developer will be allowed, consistent with the DDA and the Specific Plan, to develop the housing types and intensities identified in the DDA and the Specific Plan. These assurances provide for cooperation and participation of City and Developer and could not be secured without mutual cooperation in and commitment to the comprehensive planning effort that has resulted in the DDA and the Specific Plan. H. The Development Agreement Statute authorizes local agencies to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property. City wishes to enter into a development agreement with Developer to secure the Public Benefits and additional consideration described in this Agreement, and Developer wishes to enter into a development agreement with City to avoid the development risks and uncertainties and to obtain the assurances described above. Tustin CalAltantic Development Agt Parcel 3 City of Tustin/CalAtlantic Group, Inc. 613 (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx I. This Agreement is intended to be, and shall be construed as, a development agreement within the meaning of the Development Agreement Statute. This Agreement is intended to augment and further the purposes and intent of the Parties in the implementation of the DDA and the Specific Plan. This Agreement, as a device for the implementation of the Existing Entitlement Approvals and the Specific Plan, will eliminate uncertainty in planning for and secure the orderly development of the Project, ensure a desirable and functional community environment, provide effective and efficient development of public facilities, infrastructure, and services appropriate for the development of the Project, assure attainment of the maximum effective utilization of resources within the City, and provide other significant public benefits to City and its residents by otherwise achieving the goals and purposes of the Development Agreement Statute. In exchange for these benefits to City, Developer desires to receive the assurance that it may proceed with development of the Project in accordance with the terms and conditions of this Agreement and the Applicable Rules, all as more particularly set forth herein. J. City has determined that this Agreement and the Project are consistent with the Marine Corps Air Station -Tustin Reuse Plan, the General Plan and the Specific Plan and that this Agreement complies with the findings established by Tustin City Code Section 9611 in that the Agreement: 1. Is consistent with the objectives, policies, general land uses and programs specified in the General Plan and the Specific Plan. 2. Is compatible with the uses authorized in the district in which the real property is located (Specific Plan Neighborhood G, Planning Area 15.) Note: the proposed for - sale residential project complies with the uses authorized by the Specific Plan. 3. Is in conformity with the public necessity, public convenience, general welfare, and good land use practices. Note: the Project will enhance housing opportunities within the City and support economic development and activity in the vicinity of the Project. 4. Will not be detrimental to the health, safety, and general welfare. Note: compliance with the Specific Plan, Tustin City Code, and other regulations will ensure that the Project will not be detrimental in any way. 5. Will not adversely affect the orderly development of property. Note: the proposed Project is orderly and well designed. 6. Will have a positive fiscal impact on the City. Note: the provisions of the DDA will ensure that the Project will have a positive fiscal impact on the City. K. On , the Planning Commission held a public hearing on this Agreement, made certain findings and determinations with respect thereto, and recommended to the City Council of City that this Agreement be approved. On , the City Council held a public hearing on this Agreement, considered the recommendations of the Planning Commission, and adopted Ordinance No. approving this Agreement and authorizing its execution. Tustin CalAltantic Development Agt Parcel 4 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx AGREEMENT NOW, THEREFORE, in consideration of the above recitals, which are incorporated herein by this reference, and for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the Parties agree as follows: 1. DEFINITIONS AND EXHIBITS. 1.1. Definitions. Any capitalized word or term used in this Agreement shall have the definition or meaning ascribed to such word or term as provided in the DDA, unless the word or term is expressly provided in this Section 1.1 of this Agreement or otherwise expressly defined in this Agreement, in which event such word or term shall have the definition or meaning as provided herein. All capitalized terms not specifically defined in the DDA or this Agreement shall be interpreted by the Director of Community Development of the City. The following terms when used in this Agreement shall be defined as follows: 1.1.1 "Action" is defined in Section 8.10. 1.1.2 "Administrative Amendment" is defined in Section 2.6.2. 1.1.3 "Agreement" is defined in the introductory paragraph. 1. 1.4 "Applicable Rules" means (a) the Existing Land Use Regulations of the City; (b) the Future Rules that are not in conflict (as defined in Section 3.6.2) with the Vested Rights; (c) the Future Rules made applicable to the Project and/or the Property pursuant to Section 3.6.2 or 3.10; (d) the Existing Entitlement Approvals, and (e) the Subsequent Entitlement Approvals to which the Project and/or the Property or development and use thereof are made subject to pursuant to the terms of this Agreement. 1.1.5 "Applications" is defined in Section 3.11.2. 1.1.6 "Business Day(s)" means any day on which City Hall is open for business and shall specifically exclude Saturday, Sunday or a legal holiday. 1.1.7 "Certificate" is defined in Section 4.4. 1.1.8 "Certificate of Compliance" means that certain Certificate of Compliance to be issued by the City to Developer pursuant to the DDA only upon satisfaction of all conditions precedent thereto set forth in the DDA. 1.1.9 "City" is defined in the introductory paragraph. 1.1.10 "City Manager" means Mr. Jeffrey Parker, or his successor in such capacity, or other designee as identified in writing by the City Manager. 1.1.11 "City Processing Fees" means (a) all fees and charges imposed by the City under the then -current regulations for processing applications and requests for permits, Tustin CalAltantic Development Agt Parcel 5 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx approvals, and other actions and monitoring compliance with any permits issued or approvals granted, including Plan Check and Inspection Fees and all applicable processing and permit fees to cover the reasonable cost to the City of (i) processing and reviewing applications and plans for any Entitlement Approvals, site review and approval, administrative review, and similar fees imposed to recover the City's costs associated with processing, reviewing, and inspecting Project applications, plans and specifications; (ii) inspecting the work constructed or installed by or on behalf of Developer, and (iii) monitoring compliance with any requirements applicable to Development of the Project, and (b) all costs incurred by the City in the performance of necessary studies and reports in connection with the foregoing and its obligations under this Agreement. 1.1.12 "Condominium Plan" means the Condominium Plans creating the individual units on the Condominium Plan approved by BRE and, with respect to conformity with Approved Plans only, approved by the City, and Recorded against the Development Parcels or any portion thereof. 1.1.13 "Costs" is defined in Section 8.10. 1.1.14 "Covenant" is defined in Section 3.1.4. 1.1.15 "Damages" is defined in Section 5.3. 1.1.16 "DDA" is defined in the Recital B. 1.1.17 "Decision" is defined in Section 8.10. 1.1.18 "Defaulting Party" is defined in Section 5.1. 1.1.19 "Developer" is defined in the introductory paragraph and includes any Successors In Interest of Developer. 1. 1.20 "Development Agreement Statute" is defined in Recital A. 1.1.21 "Development Permits" means all ministerial permits, certificates and approvals which may be required by City or other governmental authority for the development and construction of the improvements for the Project, -in each case in accordance with this Agreement, the DDA, the Applicable Rules and any required environmental mitigation, including engineering permits, grading permits, foundation permits, construction permits and building permits. 1. 1.22 "District" is defined in Section 3.1.1. 1.1.23 "Effective Date" means the date that is thirty (30) days after the date of approval (second reading) by the City Council of the City's ordinance approving this Agreement. 1.1.24 "EIR" means the Final Environmental Impact Statement/Final Tustin CalAltantic Development Agt Parcel 6 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx Environmental Impact Report for the Disposal and Reuse of MCAS Tustin (Final EIS/EIR) and Mitigation Monitoring and Reporting Program for the Final EIS/EIR adopted by the City on January 16, 2001 as subsequently modified by Supplement to the Final EIR/EIS and Addenda to the Final EIS/EIR approved by the City. 1.1.25 "End User" means any (a) Person owning a Home in fee for use as a single-family residence; (b) homeowners' association with respect to Common Area conveyed to such homeowners' association; (c) utility or governmental entity to which a portion of the Property is transferred or easement granted in connection with and desirable for development of the Property, and (d) lighting or landscaping district. 1.1.26 "Entitlement Approvals" means (a) all discretionary land use approvals and entitlements including Specific Plan amendments (if any), tentative and final tract maps, parcel maps and Design Review approvals as may be applicable for proposed specific uses in connection with development of the Project on the Property and (b) all conditions of approval legally required by City as a condition to subdivision of the Property, development of the Property, and construction of the improvements in accordance with this Agreement. Entitlement Approvals shall be comprised of the Existing Entitlement Approvals and any Subsequent Entitlement Approvals approved by the City. 1.1.27 "Existing Entitlement Approvals" means all Entitlement Approvals approved or issued prior to the Effective Date and including the following which are a matter of public record on the Effective Date: (a) Development Agreement (DA) 2017-01; (b) Design Review (DR) 2017-04, and (c) Tentative Tract Map (TTM) 18125. 1.1.28 "Existing Land Use Regulations" means the Land Use Regulations in effect on the Effective Date, including the General Plan, the City Zoning Code, the Specific Plan, and all other ordinances, resolutions, rules, and regulations of the City governing development and use of the Property in the form and substance in effect as of the Effective Date. Section 8.11.2. 1.1.29 "Final Date" is defined in Section 3.13.1. 1.1.30 "First Party" is defined in Section 8.11.3. 1.1.31 "Force Majeure Delay" is defined in Section 8.11.1 as limited by 1.1.32 "Future Rules" is defined in Section 3.6.2. 1.1.33 "General Plan" is defined in Recital D. 1.1.34 "Home" or "Homes" means each row townhome, motor court flat and single-family detached home and related improvements that are to be developed on the Property in accordance with the Existing Entitlements Approvals and as further defined on the Condominium Plan to be Recorded for the Property. Tustin CalAltantic Development Agt Parcel 7 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx 1.1.35 "Land Use Regulations" means all laws, statutes, ordinances, resolutions, codes, orders, rules, regulations and official policies of City governing the development and use of land, including the permitted uses of the Property, the density or intensity of use, subdivision requirements, timing and phasing of development, the maximum height and size of proposed buildings, and the provisions for reservation or dedication of land for public purposes. 1.1.36 "Lot A" is defined in Section 3.14.1. 1.1.37 "Non -Defaulting Party" is defined in Section 5.1. 1.1.38 "Party" and "Parties" are defined in the introductory paragraph. 1.1.39 "Pedestrian Bridge" is defined in Section 3.14.1. 1.1.40 "Phase" means each development and construction phase within the Property as shown on the Phasing Map attached hereto as Exhibit "F." 1. 1.41 "Plan Check and Inspection Fees" means the portion of the City Processing Fees incurred by the City with respect to its provision of Plan Check and Inspection Services for the Project, which shall be billed to Developer by City and paid by Developer to City in accordance with Section 3.13.1Lb) of this Agreement. 1.1.42 "Plan Check and Inspection Services" means the services performed by City staff and its third -party inspectors, engineers and consultants, if any, to carry out and complete plan check, perform inspections, and monitor Developer compliance with the Applicable Rules, as needed for review and issuance of encroachment permits, excavation permits, grading permits, mechanical, electrical and plumbing permits and building permits requested by Developer in connection with the Project. 1.1.43 "Prevailing Party" is defined in Section 8.10. 1.1.44 "Project" means the development of the Property contemplated by the Existing Entitlement Approvals as such Entitlement Approvals may be further defined, enhanced or modified pursuant to the provisions of this Agreement. 1.1.45 "Project Fair Share Contribution" means the fair share of the Tustin Legacy Backbone Infrastructure Program to be contributed by Developer with respect to the Project as further described in the DDA and Section 3.13.3. 1.1.46 "Property" means the real property described on Exhibit "A" and shown on Exhibit `B" to this Agreement. 1.1.47 "Public Benefits" means those public benefits to be provided by the Developer and the Project as described in Section 3.1 of this Agreement that comprise enforceable additional consideration to City for this Agreement. Tustin CalAltantic Development Agt Parcel 8 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx 1.1.48 "Publicly Accessible Common Area" shall mean Lot A and a portion of the Private Streets and Sidewalks to be constructed or installed by Developer on the Property as generally depicted as "Publicly Accessible Common Area" on Exhibit "E", Schedule "2". 1.1.49 "Publicly Accessible Common Area Improvements" shall mean the improvements constructed on the Publicly Accessible Common Area. 1.1.50 "Record", "Recordation","Recording" and "Recorded" shall mean to record the specified instrument, or the current or past recording of the specified instrument, in the official records of Orange County, California. 1.1.51 "Recordable" shall mean in a form suitable for Recording. 1.1.52 "Reservation of Authority" means the rights and authority excepted from the assurances and rights provided to Developer under this Agreement and reserved to City under Section 3.10. 1.1.53 "Second Party" is defined in Section 8.11.3. 1.1.54 "Specific Plan" means the City's MCAS Tustin Specific Plan/Reuse Plan, as amended, and as the same maybe further amended from time to time. 1.1.55 "State" means the State of California. 1.1.56 "Subsequent Entitlement Approvals" means Entitlement Approvals, if any, approved by City subsequent to the Effective Date in connection with development of the Property. 1.1.57 "Successors In Interest" means each and every Person having a legal or equitable interest in the whole of the Property, or any portion thereof. 1.1.58 "Tax B" is defined in Section 3.1.1(a). 1.1.59 "Tustin City Code" means the municipal code of the City of Tustin. 1.1.60 "Vested Right" means the rights granted to Developer pursuant to this Agreement upon its acquisition of the Property to develop the Property in accordance with, and subject to the terms and conditions of this Agreement, the Existing Entitlement Approvals and any Subsequent Entitlement Approvals approved by City and made applicable to the Property pursuant to the terms of this Agreement. 1.2. Exhibits. The following documents are attached to, and by this reference made a part of, this Agreement: Exhibit "A" — Legal Description of the Property Tustin CalAltantic Development Agt Parcel 9 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx Exhibit `B" — Map showing Property and its location Exhibit "C"-- Public Benefit Improvements Exhibit "D" — Maximum Tax Burden Schedule Exhibit `B" — Form of Public Access Covenant and Declaration of Easement Exhibit "F" — Phasing Map 2. GENERAL PROVISIONS. 2.1. Binding Effect of Agreement. The Property is hereby made subject to this Agreement. Development of the Property is hereby authorized and shall be carried out only in accordance with the terms of this Agreement. This Agreement shall become null and void if the associated DDA is not approved and executed. 2.2. Interests in Property. City and Developer agree that Developer's right to acquire the Property pursuant to the DDA creates a sufficient legal and/or equitable interest in order to enter into this Agreement. If Developer fails to acquire any portion of the Property, then this Agreement shall automatically no longer be effective as to such portion of the Property concurrently with the date upon which Developer's rights to acquire such portion of the Property expire. 2.3. Term. The term of this Agreement shall commence on the Effective Date and shall continue for a term of five (5) years unless this term is terminated, modified, or extended by circumstances set forth in this Agreement or by mutual written consent of the Parties. Notwithstanding the foregoing, the term of this Agreement shall be automatically extended during the term of any Force Majeure Delay, provided that the maximum term of this Agreement as extended by Force Majeure Delay shall be six (6) years. 2.4. Assignment. 2.4.1 Assignment and Notification. The rights, interests and. obligations conveyed and provided herein to Developer benefit and are appurtenant to the Property. Developer has the right to sell, assign and transfer any and all of its rights and interests and to delegate any and all of its duties and obligations hereunder; provided, however, that such rights and interests may not be transferred or assigned except in strict compliance with the provisions of Article 2 of the DDA, which are incorporated herein by this reference as though fully set forth in this Agreement, and the following conditions: (a) Developer secures the written consent of City if required pursuant to Article 2 of the DDA; (b) Said rights and interests may be transferred or assigned only as an incident of the transfer or assignment of the portion of the Property to which they relate, Tustin CalAltantic Development Agt Parcel 10 City of Tustin/CalAtlantic Group, Inc. 613 (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx including any transfer or assignment pursuant to a foreclosure of a Mortgage or a deed in lieu of a foreclosure; (c) Prior to assignment or transfer, if required pursuant to this Section 2.4 or Article 2 of the DDA, Developer shall notify City in writing of such assignment or transfer, the portions of the Property to which the assignment or transfer will be appurtenant, and the name and address (for purposes of notices hereunder) of the transferee or assignee, together with the corresponding number of dwelling units and/or non-residential entitlements which are proposed to be included within such transfer and Developer and the assignee or transferee shall notify City whether the assignee or transferee will assume any of Developer's obligations under this Agreement and which of Developer's obligations will be assumed; and (d) The assignee or transferee shall have entered into an Assignment and Assumption Agreement if required by the DDA. Any attempt to assign or transfer any right or interest in this Agreement except in strict compliance with this Section 2.4 shall be null and void and of no force and effect. 2.4.2 Subject to Terms of Agreement. Following an assignment or transfer of any of the rights and interests of Developer set forth in this Agreement in accordance with Section 2.4.1, the assignee's exercise, use, and enjoyment of the Property shall be subject to the terms of this Agreement to the same extent as if the assignee or transferee were Developer. 2.4.3 Release of Developer Upon Transfer. Notwithstanding the assignment or transfer of portions or all of the Property or rights or interests under this Agreement, any transferor Developer shall continue to be obligated under this Agreement unless released or partially released by City with respect to Developer's obligations and the other duties and obligations of Developer under this Agreement, pursuant to this Section, which release or partial release shall apply only with respect to obligations of Developer following the effective date of the assignment and shall be provided by City upon the full satisfaction by Developer of the following conditions: (a) Developer is not then in default under this Agreement; (b) City has consented to the assignment or transfer if required under Section 2.4.1; (c) The assignment or transfer is not a Transfer to an Affiliate or other Transfer or Transfer of Control for which the DDA expressly provides that Developer shall not be released from its obligations under the DDA; (d) The assignment or transfer is an assignment of all Developer's interest in the Property, the DDA and this Agreement; Tustin CalAltantic Development Agt Parcel 11 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx (e) An assignee or transferee has assumed all duties and obligations as to which Developer is requesting to be released pursuant to an Assignment and Assumption Agreement approved by City; and (f) The assignee or transferee is financially able to assume the obligations proposed for assignment and has demonstrated to the reasonable satisfaction of City that adequate resources have been committed to the full performance of such obligations. 2.5. Property to Continue to be Subject to This Agreement. In the absence of specific written agreement by City, pursuant to which City expressly releases the Developer under the applicable provisions of the DDA or this Agreement, no Transfer shall constitute a release of Developer from any of its obligations under this Agreement and the Developer shall retain such obligations and remain jointly and severally liable for such obligations. City shall cooperate with Developer, at no cost to City, in executing in Recordable form any document that City has approved to confirm the termination of this Agreement as to any such portion of the Property. Notwithstanding the foregoing, the burdens of this Agreement shall terminate as to: (a) any Home conveyed to a Homebuyer, including any individual residential unit that is sold or leased after issuance of a certificate of occupancy, (b) any Common Area conveyed to a homeowners' association, (c) any portion of the Property conveyed or for which an easement is provided to a utility or governmental entity desirable for development of the Property and/or (d) any portion of the Property conveyed to any lighting or landscaping district and upon such conveyance or grant of easement, as applicable the foregoing Homes and/or portions of the Property affected thereby shall be released from and shall no longer be subject to this Agreement (without the execution or Recording of any further document or the taking of any further action). 2.6. Amendment or Cancellation of Agreement. 2.6.1 Generally. This Agreement may be amended or cancelled in whole or in part only in the manner provided for in Government Code Sections 65865.1 or 65868 and Tustin City Code Section 9615. This provision shall not limit any remedy of City or Developer as provided by this Agreement. City or Developer may propose an amendment to or cancellation, in whole or in part, of this Agreement. Any amendment or cancellation shall be by mutual consent of the Parties except as provided otherwise in this Agreement, in Government Code Section 65865.1, or in the Tustin City Code. 2.6.2 Administrative Amendments. Any amendment to this Agreement which does not relate to the Term of this Agreement, permitted uses of the Project, provisions for the reservation or dedication of land or the conditions, terms, restrictions and requirements relating to Subsequent Entitlement Approvals of City, revisions to Public Benefits (other than to the time for performance of such Public Benefits) or monetary exactions of Developer, shall be considered an "Administrative Amendment". The City Manager or assignee is authorized to execute Administrative Amendments on behalf of City and no action by the Planning Commission or the City Council (and no noticed public hearing) shall be required before the Parties may enter into an Administrative Amendment. However, if in the judgment of the City Manager it is determined that a proposal is not an Administrative Amendment or that the Tustin CalAltantic Development Agt Parcel 12 City of Tustin/CalAtlantic Group, Inc. 613 (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx proposed Administrative Amendment should be considered by the approval bodies of the City, the City's Planning Commission shall conduct a noticed public hearing to consider whether the Administrative Amendment should be approved or denied, and shall make a recommendation to the City Council on the matter. The City Council shall conduct a noticed public hearing to consider the request and the Planning Commission's recommendation on the matter. At the conclusion of the public hearing, the City Council may approve, deny, or conditionally approve the amendment. 2.6.3 Consent to Amendments. In the case of amendments affecting portions of the Property, only the consent of the owner of such portion of the Property shall be required so long as the amendment does not diminish the rights appurtenant to or increase the burdens upon any other portion of the Property. Any Future Rule applicable pursuant to this Agreement and any amendment of City Land Use Regulations including to the General Plan, applicable Specific Plan or City's zoning ordinance, shall not require amendment of this Agreement. Instead, any such amendment shall be deemed to be incorporated into this Agreement at the time that such amendment is approved by the appropriate City decision maker, so long as such amendment is consistent with this Agreement. 2.6.4 Termination. This Agreement shall be deemed terminated and of no further effect upon the occurrence of any of the following events: (a) Expiration of the stated term of this Agreement as set forth in Section 2.3; (b) Entry of a final court judgment not subject to further appeal setting aside, voiding or annulling the adoption of the City ordinance approving this Agreement; (c) The adoption of a referendum measure overriding or repealing the City ordinance approving this Agreement; (d) Completion of the Project and the Public Benefits in accordance with the terms of this Agreement, the DDA, the Entitlement Approvals and the Applicable Rules, including issuance of all required occupancy permits and acceptance by City or applicable public agency of all required public improvements and dedications, and City issuance of a DDA Certificate of Compliance; Article 5; or (e) Due to termination by City in accordance with Section 4.3 or (f) Upon mutual written agreement of City and Developer. In addition, City shall have the right, but not the obligation, to terminate this Agreement as to the portion of the Property reacquired by it pursuant to the Right of Purchase or the Right of Reversion under the DDA. Termination of this Agreement shall not constitute termination of any other Entitlement Approvals for the Property. Upon the termination of this Agreement, no Tustin CalAltantic Development Agt Parcel 13 City of Tustin/CalAtlantic Group, Inc. 613 (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx Party shall have any further right or obligation hereunder except with respect to any obligation to have been performed prior to such termination or with respect to any default in the performance of the provisions of this Agreement which has occurred prior to such termination or with respect to any obligations which are specifically set forth as surviving this Agreement. 2.7. Notices Demands and Communications between the Parties. All notices, demands, consents, requests and other communications required or permitted to be given under this Agreement shall be in writing and shall be deemed conclusively to have been duly given (a) when hand delivered to the other Party; (b) three (3) Business Days after such notice has been sent by United States mail via certified mail, return receipt requested, postage prepaid, and addressed to the other Party as set forth below; or (c) the next Business Day after such notice has been deposited with a national overnight delivery service reasonably approved by the Parties (Federal Express, United Parcel Service and U.S. Postal Service are deemed approved by the Parties), postage prepaid, addressed to the Party to whom notice is being sent as set forth with next Business -Day delivery guaranteed, provided that the sending Party receives a confirmation of delivery from the delivery service provider. Unless otherwise. provided in writing, all notices hereunder shall be addressed as follows: If to City: City of Tustin Tustin City Hall 300 Centennial Way Tustin, CA 92780 Attention: City Manager and Attention: Director of Community Development With a copy to: City Attorney, City of Tustin Woodruff Spradlin & Smart 555 Anton Boulevard, Suite 1200 Costa Mesa, CA 92626 Attention: David E. Kendig, Esq. If to Developer: CalAtlantic Group, Inc. c/o Southern California Coastal Division President 15360 Barranca Parkway Irvine, CA 92618 With a copy to: Rutan & Tucker, LLP 611 Anton Boulevard, 14th Floor Costa Mesa, CA 92626 Attention: F. Kevin Brazil Any Party may by written notice to the other Party in the manner specified in this Agreement change the address to which notices to such Party shall be delivered. Tustin CalAltantic Development Agt Parcel 14 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx 3. DEVELOPMENT OF THE PROPERTY. 3.1. Public Benefits. This Agreement provides assurances that the Project identified below will be achieved and developed in accordance with the Applicable Rules and this Agreement, and subject to City's Reservation of Authority. The Parties believe that such orderly development of the Project will provide the benefits to the City and additional regional public benefits including: new housing in immediate adjacency to employment, increased tax revenues, installation of on-site and off-site improvements, and creation and retention of jobs. In addition Developer will provide the following additional Public Benefits which constitute specific additional consideration for this Agreement for the benefit of City: 3.1.1 District Formation. Developer, on behalf of itself and its Successor Owners, agrees to the imposition of a community facilities district with a "Tax B" component (the "District"). If established, the District shall be a tax and lien upon the Property in accordance with the terms of the instruments governing the District and the requirements of this Agreement. The "Tax B" proceeds shall be used by City to fund a portion of City essential services, including police and fire protection, ambulance and paramedic services, recreation programs and services, street sweeping, traffic signal maintenance and the maintenance of City - owned parks, parkways and open spaces, lighting, flood control and storm drain services and other City services and facilities at Tustin Legacy. The term of "Tax B" imposed upon the Property and the Improvements shall be perpetual and shall not be time limited in any manner unless determined by City in its sole discretion. Unless otherwise agreed by the City and Developer, each in its sole discretion, the following shall apply to any District formed by the City: (a) The annual property tax burden on each Home including all general and special taxes and assessments from the District shall not exceed the amount shown on Exhibit "D" attached hereto (the "Maximum Tax Burden Schedule"). Thereafter, taxes and assessments imposed pursuant to any District may be adjusted upward at a rate of not less than two percent (2%) per year and not more than four percent (4%) per year, subject to and as further described in the rate and method of apportionment. (b) At the sole discretion of the City, the District may be structured such that assessments shall be due and payable with respect to the Development Parcels without consideration for whether or not Homes have been Completed thereon (i.e., such that all Homes shall be assessed as improved or developed property); provided however, the District assessment on unimproved land or undeveloped portions of the Property shall be at an undeveloped property assessment rate of Zero Dollars until a date established by the City, but in no event earlier than the commencement of the 2018/2019 tax year. (c) Developer will not oppose a determination by the City to form the District, including a determination to subject all or any portion of the Development Parcels and. the Improvements thereon to such assessment, provided that the City, the District and such assessments comply with Section 3.1.1(a), b) and (d). For the avoidance of doubt, nothing in the foregoing shall prevent Developer from complying in all material respects with Developer's Tustin CalAltantic Development Agt Parcel 15 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx disclosure obligations under federal securities laws (i.e., Developer shall have the right to require that disclosures be included within offering memorandum or other disclosure documents when such disclosures are intended to comply with federal securities laws). (d) The City will provide Developer with the opportunity to review and provide input on all documents and budgets relating to the formation of the District (including any funding and acquisition agreement and the rate and method of allocating the District assessments) at least thirty (30) calendar days prior to the date on which the formation documents are expected to be submitted for the agenda package for the first public hearing related to the formation of the District. (e) The foregoing Tax B shall be imposed by the City in its Governmental Capacity as an additional Public Benefit made applicable to the Property and the Improvements thereon. The agreement of Developer to imposition of the District on the terms set forth above and the payment of such proceeds to the City constitutes additional and material consideration to the City under this Agreement. (f) In addition to the requirements in this Agreement, the establishment of the District and assessments imposed thereby and the proceeds of any bonds issued in connection therewith shall be payable to the City as Public Benefits pursuant to the DDA. In addition to the remedies imposed pursuant to this Agreement in favor of the City, nothing herein shall restrict the right of the City to exercise its remedies under this Agreement, including the right to withhold building permits with respect to the Project, if Developer fails to timely comply with its obligations with respect to the District. (g) The City shall not be prohibited by the terms of this Agreement from subjecting the Property and Improvements thereon to any increase in ad valorem real property tax pursuant to a City of Tustin -wide election, provided that nothing herein shall be construed to constitute a waiver by Developer of its right or ability to dispute or oppose passage of a City of Tustin -wide bond, the proposed formation of any special district or taxing authority in connection therewith, or the imposition of any such tax, or its right to dispute any portion of the Property' assessed value. 3.1.2 Developer shall pay the Project Fair Share Contribution to the City as and when described in Section 3.13.3. 3.1.3 Developer shall complete the Public Benefit Improvements listed on Exhibit "C" within the time periods set forth therein. 3.1.4 At the close of escrow for the Property pursuant to the DDA, Developer shall Record a covenant, in the form and substance of the public access covenant and declaration of easement attached hereto as Exhibit `B" or in such other form acceptable to the City in its sole discretion, for the benefit of the City and its successors and assigns ("Covenant"), which Covenant shall be Recorded against the entirety of the Property and shall grant a public access easement in gross over the Publicly Accessible Common Area for the benefit of the City and its Tustin CalAltantic Development Agt Parcel 16 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx permittees, including the general public, providing the right of vehicular, bicycle and pedestrian access, to, from, upon, over and across the Private Streets and Sidewalks and to and from the adjoining public streets and sidewalks, as more specifically set forth in the Covenant. As further described in the Covenant, the Recorded easements for the Publicly Accessible Common Area shall be memorialized in the future Condominium Plans, following Recordation of those Condominium Plans and the phased termination of the Covenant, in order to provide public access in, on, over, across and through the Publicly Accessible Common Area and rights of the public to use the Publicly Accessible Common Area and the Publicly Accessible Common Area Improvements. 3.1.5 Notwithstanding anything to the contrary in this Agreement, if any payment under this Section 3.1 is not made or any obligation requiring performance is not performed by Developer, the City may withhold further issuance of building permits and other approvals, including final maps, for the Project until such time as Developer has made the required payment or undertaken the required performance. 3.2. Developer Objectives. In accordance with the legislative findings set forth in Government Code Section 65864, the Developer wishes to obtain reasonable assurances that the Project may be developed in accordance with the Applicable Rules and Existing Entitlement Approvals and with the terms of this Agreement and subject to City's Reservation of Authority. To the extent of Project development, and as provided by Section 3.5.2, Developer anticipates making capital expenditures or causing capital expenditures to be made in reliance upon the DDA and this Agreement. In the absence of this Agreement, Developer would have no assurance that it can complete the Project for the uses and to the density and intensity of development set forth in this Agreement and the Existing Entitlement Approvals. This Agreement, therefore, is necessary to assure Developer that the Project will not be (1) reduced or otherwise modified in density, intensity or use from what is set forth in the Existing Entitlement Approvals; or (2) subjected to new rules, regulations, ordinances or official policies or plans except for Future Rules made applicable pursuant to the terms of this Agreement. 3.3. Mutual Objectives. Development of the Project in accordance with this Development Agreement will provide for the orderly development of the Property in accordance with the objectives set forth in the General Plan. Moreover, a development agreement for the Project will eliminate uncertainty in planning for and securing orderly development of the Property, assure installation of necessary improvements, assure attainment of maximum efficient resource utilization within the City at the least economic cost to its citizens and otherwise achieve the goals and purposes established by Government Code Section 65864. Additionally, although development of the Project in accordance with this Agreement will constrain the City's land use or other relevant police powers, this Agreement provides City with sufficient reserved powers during the term hereof to remain responsible and accountable to its residents. In exchange for these and other benefits to City, the Developer will receive assurance that the Project may be developed during the term of this Agreement in accordance with the Applicable Rules, Entitlement Approvals and Reservation of Authority, subject to the terms and conditions of this Agreement. Tustin CalAltantic Development Agt Parcel 17 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx 3.4. Applicability of the Agreement. This Agreement does not: (a) grant density or intensity in excess of that otherwise established in the Existing Entitlement Approvals; (b) eliminate future discretionary actions relating to the Project that are either required by the Applicable Rules or requested by Developer pursuant to applications initiated and submitted by Developer after the Effective Date; (c) guarantee that Developer will receive any profits from the Project; (d) amend the DDA, the Specific Plan or the General Plan; (e) except as specifically set forth in Section 3.6.2 and 3.10, protect the Developer, the Project or the Property from the applicability of any Future Rules (i) imposed pursuant to City's Reservation of Authority or (ii) adopted by the City and not in conflict (as defined in Section 3.6.2) with Existing Land Use Regulations; or (f) protect the Developer, the Project or the Property from the applicability of any increases in development fees or City Processing Fees. 3.5. Agreement and Assurance on the Part of the Developer. In consideration for City entering into this Agreement, and as an inducement for City to obligate itself to carry out the covenants and conditions set forth in this Agreement, and in order to effectuate the premises, purposes and intentions set forth in this Agreement, Developer hereby agrees as follows: 3.5.1 Project Development. Developer agrees that it will use commercially reasonable efforts, in accordance with its own business judgment and taking into account market conditions and economic considerations, to undertake any development of the Project in accordance with the terms and conditions of the DDA, this Agreement and the Existing Entitlement Approvals. 3.5.2 Additional Obligations of Developer as Consideration for this Agreement. In addition to the obligations identified in Section 3.1, the development assurances provided by this Agreement and the resulting construction of the Project will result in the following: (a) Construction of a two hundred eighteen (218) unit for -sale residential condominium complex upon the Property, containing approximately fifty-seven (57) detached and one hundred sixty one (16 1) attached units, consistent with this Agreement, the Applicable Rules, the Entitlement Approvals and the DDA, including in accordance with the schedule of performance set forth in the DDA. (b) Construction of all Improvements identified in the DDA in accordance with the schedule of performance set forth in the DDA. (c) Completion of all Public Benefit Improvements identified on Exhibit "C" in accordance with the schedule of performance set forth in the DDA and this Agreement. (d) Compliance with the DDA, the Applicable Rules and Entitlement Approvals, state and federal law, all mitigation measures, including measures imposed pursuant to CEQA, all Development Permits and all conditions of approval associated with the foregoing. Tustin CalAltantic Development Agt Parcel 18 City of Tustin/CalAtlantic Group, Inc. 613 (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx (e) Payment of all required development related fees as set forth in the DDA and this Agreement. 3.6. Agreement and Assurances on the Part of City. In consideration for Developer entering into this Agreement, and as an inducement for Developer to obligate itself to carry out the covenants and conditions set forth in this Agreement, and in order to effectuate the purpose of this Agreement, City hereby agrees as follows: 3.6.1 Applicable Regulations; Vested Right to Develop. To the maximum extent permitted by law, Developer has the vested right for the term of this Agreement to develop the Project subject to the terms and conditions of the DDA, this Agreement, the Applicable Rules, state and federal law, and the Existing Entitlement Approvals and any Subsequent Entitlement Approvals approved by City, in each case subject to City's Reservation of Authority. Other than as expressly set forth herein, during the Term of this Agreement, the terms and conditions of development applicable to the Property, including the permitted uses of the Property, the density and intensity of use, maximum height and size of proposed buildings, the design, improvement and construction standards and specifications applicable to the development of the Property, including any changes authorized pursuant to Section 3.6.2, and the provisions for the reservation and dedication of land as needed for public purposes pursuant to Governmental Requirements, shall be those set forth in the DDA, the Applicable Rules, and the Entitlement Approvals. In connection therewith and subject to the terms of this Agreement including the Reservation of Authority, Developer shall have the Vested Rights to carry out and develop the Property in accordance with the Applicable Rules and the Entitlement Approvals and the provisions of this Agreement. 3.6.2 Changes Authorized by City. To the extent any changes in the Existing Land Use Regulations, or any provisions of future General Plans, Specific Plans, Zoning Ordinances or other rules, regulations, ordinances or policies of City (whether adopted by means of ordinance, initiative, referenda, resolution, policy, order, moratorium, or other means, adopted by the City Council, Planning Commission, or any other board, commission, agency, committee, or department of City, or any officer or employee thereof) following the Effective Date (collectively, "Future Rules") are not in conflict with the Vested Rights, such Future Rules shall be applicable to the Project. For purposes of this Section 3.6.2, the word "conflict" means Future Rules that would (a) frustrate in a more than insignificant way the intent or purpose of the Applicable Rules in relation to the Project; (b) materially increase the cost of performance of, or preclude compliance with, any provision of the Vested Right; (c) delay in a more than insignificant way development of the Project; (d) limit or restrict the availability of public utilities, services, infrastructure of facilities (for example, but not by way of limitation, water rights, water connection or sewage capacity rights, sewer connections, etc.) to the Project; or (e) impose limits or controls in the rate, timing, phasing or sequencing of development of the Project. Notwithstanding the foregoing, a Future Rule that conflicts with the Applicable Rules shall nonetheless apply to the Property if, and only if one of the following apply: (i) it is consented to in writing by Developer; (ii) it is determined by City and evidenced through Tustin CalAltantic Development Agt Parcel 19 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx findings adopted by the City Council that the change or provision is reasonably required in order to prevent a condition dangerous to the public health or safety as set forth in Section 3.10.3,- (iii) .10.3;(iii) required by changes in State or Federal law as set forth in Section 3.10.2; (iv) it consists of revisions to, or new building regulations permitted by Section 3.10.4; or (v) it is otherwise expressly permitted by this Agreement. 3.6.3 Availability of Public Services. To the maximum extent permitted by law and consistent with its authority, City shall use commercially reasonable efforts to assist Developer in reserving such capacity for sewer and water services as may be necessary to serve the Project, at no cost or expense to City. 3.6.4 Allocation of Development Rights under Specific Plan. City hereby acknowledges that it has allocated to the Property and reserved for development of the Project a total of two hundred eighteen (218) residential units from the total Specific Plan Neighborhood G, Planning Area 15 authorization; provided that the total number of residential unit development rights actually allocated to the Property shall be equal to two hundred eighteen (218) residential units or such lesser number of units as are described on the Recorded Condominium Plans and actually constructed by Developer prior to issuance of the Certificate of Compliance, and, except to the extent any of such rights were conveyed by the City to third parties prior to the Effective Date, the City shall retain all residential units and all development rights associated with Specific Plan Neighborhood G, Planning Area 15 above the number of units shown on the Recorded Condominium Plans and constructed prior to the issuance of the Certificate of Compliance, and the units and development rights retained by the City shall be freely transferable by the City throughout Tustin Legacy. 3.7. Effect of Agreement on Land Use Regulations. Except as otherwise provided under the terms of this Agreement including the Reservation of Authority (and notwithstanding any fature action of City or its citizens, whether by ordinance, resolution, initiative or otherwise), the rules, regulations, and official policies governing the Project, including the permitted uses of the Property, the density and intensity of use of the Property, the maximum height and size of proposed buildings, the design, improvement and construction standards and specifications applicable to the Project, including any changes authorized pursuant to Section 3.6.2, the subdivision of land and requirements for infrastructure and public improvements, and other terms and conditions of the Project, shall be the Applicable Rules and the provisions of this Agreement. City shall accept for processing and review and take action on all applications for Subsequent Entitlement Approvals as provided in Section 3.9. In connection with any Subsequent Entitlement Approval, City shall exercise discretion in the same manner as it exercises its discretion under its police powers, including the Reservation of Authority; provided however, that such discretion shall not prevent development of the Project as set forth in this Agreement. 3.8. Timing of Development. The timing of development will be as set forth in the DDA. Since the California Supreme Court held in Pardee Construction Co. v. City of Camarillo (1984) 37 Cal.3d 465, that the failure of the parties therein to provide for the timing of development resulted in a later adopted initiative restricting the timing of development to prevail Tustin CalAltantic Development Agt Parcel 20 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx over such parties' agreement, it is the Parties' intent to cure that deficiency by acknowledging and providing that Developer will adhere to the terms of the DDA regarding the timing of development. 3.9. Subsequent Entitlement Approvals; Changes and Amendments. The Parties acknowledge that refinement and further development of the Project may require Subsequent Entitlement Approvals and may demonstrate that changes are appropriate and desirable in the Existing Entitlement Approvals. Entitlement Approvals (except for this Agreement, the amendment process for which is set forth in Section 2.6) may be amended or modified from time to time, but only at the written request of Developer or with the written consent of Developer (in its sole and absolute discretion). All amendments to the Entitlement Approvals shall automatically become part of the Applicable Rules. In the event Developer finds that a change in the Existing Entitlement Approvals is necessary or appropriate, Developer shall apply for a Subsequent Entitlement Approval to effectuate such change and City shall process and act on such application in accordance with the Applicable Rules, except as otherwise provided by this Agreement, including the Reservation of Authority. If approved, any such change in the Existing Entitlement Approvals shall thereafter be deemed to be an Existing Entitlement Approval and a Vested Right for all purposes of this Agreement without requiring an amendment to this Agreement and may be further changed from time to time as provided in this Section. 3.10. Reservation of Authority. Notwithstanding any other provision of this Agreement to the contrary, the Future Rules described in this Section 3.10 shall apply to and govern development of the Property and Project to the extent set forth herein. 3.10.1 Consistent Future City Regulations. Future Rules shall apply to and govern development of the Property, provided that any Future Rules which reduce the density or intensity of the Project below that permitted by the Existing Land Use Regulations or the Existing Entitlement Approvals, alter the permitted uses of the Property, reduce the maximum height or size of any permitted buildings, impose additional obligations in connection with the reservation or dedication of land for public purposes beyond the requirements identified in the DDA, or limit the rate, timing, or sequencing of development of the Property from that required in the DDA or in any Entitlement Approvals, shall be deemed inconsistent with this Agreement and shall not be applicable to the development of the Property and Project. 3.10.2 Overriding State and Federal Laws. City shall not be precluded from adopting and applying Future Rules to the Property and the development of the Project to the extent that such Future Rules are required to be applied by State or Federal laws or regulations even if such Future Rules would override Developer's Vested Rights as set forth in this Agreement, provided however, that (a) Developer does not waive its right to challenge or contest the validity of such State or Federal rules or regulations; and (b) such Future Rules, if in conflict with the Vested Rights (as defined in Section 3.6.2), shall only be applied to the Project and development of the Project to the extent necessary to comply with such new State or Federal law or regulation. In the event that such State or Federal law or regulation (or Future Rules undertaken pursuant thereto) prevents or precludes substantial compliance with one or more provisions of the Existing Land Use Regulations or this Agreement, the Parties agree to consider Tustin CalAltantic Development Agt Parcel 21 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx in good faith amending or suspending such provisions of this Agreement as may be necessary to comply with such State or Federal laws (or Future Rules), provided that no Party shall be bound to approve any amendment to this Agreement unless this Agreement is amended in accordance with the procedures applicable to the adoption of development agreements as set forth in the Development Agreement Statute and Tustin City Code and each Party retains full discretion with respect thereto. 3.10.3 Public Health and Safety. Nothing in this Agreement shall preclude the City Council from adopting and applying Future Rules that the City Council finds are reasonably necessary to protect persons on the Property or in the immediate community, or both, from conditions dangerous to their health or safety notwithstanding that the applications of such Future Rules, or other similar limitation would result in the impairment of Developer's Vested Rights under the Agreement or the Existing Land Use Regulations. In determining whether any such Future Rules are reasonably necessary to protect persons as set forth above, the City Council shall make findings, based on evidence presented to and accepted by the City Council that the changes are reasonably necessary to protect the public health or safety. The provisions of this Section 3.10.3 do not apply to any measure adopted by initiative or referendum. 3.10.4 Uniform Construction Codes and Regulations. Policies and rules governing engineering and construction standards and specifications applicable to public and private improvements, including all uniform codes adopted by City and any local amendments to those codes adopted by City in the future shall apply to the Project and Property. 3.10.5 Police Power. In all respects not provided for in this Agreement, City shall retain full rights to exercise its police powers to regulate development of the Project and Property. Any uses or development requiring design review, a tentative tract map, a conditional use permit, a variance, or other Entitlement Approvals in accordance with Existing Land Use Regulations shall require a permit or approval pursuant to this Agreement and notwithstanding any other provision set forth herein, this Agreement is not intended to vest Developer's right to issuance of such permit or approval. 3.11. Processing. 3.11.1 Subdivisions. A subdivision, as defined in Government Code -Section 66473.7, shall not be approved unless a tentative map for the subdivision complies with the provisions of said Section 66473.7. This provision is included in this Agreement to comply with Section 65867.5 of the Government Code. 3.11.2 Subsequent Entitlement Approvals. City shall employ all lawful actions capable of being undertaken by City to promptly (a) accept all complete applications for Subsequent Entitlement Approvals (collectively, "Applications") and (b) process and take action upon Applications in accordance with the Applicable Rules with a goal of completing the review within time frames identified in the DDA; provided however, that City shall not be deemed in default under this Agreement should such time frame(s) not be met. To the extent that Developer desires that City plan check or process an Application on an expedited basis and to the Tustin CalAltantic Development Agt Parcel 22 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx extent that it requires an additional expense beyond the customary expense applicable to the general public, City shall inform Developer of such additional expense, including the cost of overtime and private consultants and other third parties. If acceptable to Developer, Developer shall pay the additional cost and City shall use good faith efforts to accelerate the processing time utilizing overtime and the services of private consultants and third parties to the extent available. Upon the written request of Developer, City shall inform Developer of the necessary application requirements for any requested City approval or requirement relating to the Project. At such time as a Subsequent Entitlement Approval applicable to the Property is approved by City, then such Subsequent Entitlement Approval shall become subject to all of the terms and conditions of this Development Agreement and shall be treated as an "Entitlement Approval" under this Development Agreement. 3.11.3 Filings. Developer shall exercise reasonable efforts to file applications for Development Permits and Entitlement Approvals within the time frames and schedules as generally outlined in the DDA and shall exercise reasonable efforts to attempt to obtain Development Permits and Entitlement Approvals within the time frames identified in the DDA; provided, however, that failure solely to comply with such time frame(s) shall not be deemed to be a default under this Agreement. 3.11.4 Cooperation. City and Developer shall cooperate in processing all applications for permits and approvals for the Project, provided, however, that such cooperation shall not include any obligation of City to incur any un -reimbursed expense, and City shall be entitled, subject to the terms of this Agreement, the DDA and. Developer's rights hereunder, to exercise all discretion to which it is entitled by law in processing and issuing any permits and approvals for the Project. 3.11.5 Approvals. Notwithstanding any administrative or judicial proceedings, initiative or referendum concerning any of the Entitlement Approvals, City shall process applications for permits and approvals as provided herein to the fullest extent allowed by law and Developer may proceed at its sole risk with development of the Project pursuant to the DDA the Applicable Rules and Entitlement Approvals to the fullest extent allowed by law. 3.12. CEQA. This Agreement does not modify, alter or change the City's obligations pursuant to CEQA. Developer acknowledges that City is required by State law to comply with CEQA in the consideration and approval of any Subsequent Entitlement Approval and/or any amendment to this Agreement. The EIR, which has been certified by City as being in compliance with CEQA, addresses the potential environmental impacts of the entire Project as it is described in the Existing Entitlement Approvals. Nothing in this Agreement shall require or be construed to require CEQA review of ministerial approvals. It is agreed that, in acting on any discretionary Subsequent Entitlement Approvals for the Project, City shall rely on the EIR to satisfy the requirements of CEQA to the extent permissible by CEQA. In the event that any additional CEQA documentation is legally required for any discretionary Subsequent Entitlement Approval for the Project, then the scope of such documentation shall be focused, to the extent Tustin CalAltantic Development Agt Parcel 23 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx possible consistent with CEQA, on the specific subject matter of the Subsequent Entitlement Approval and City shall conduct such CEQA review as expeditiously as possible, at Developer's expense. Nothing herein shall restrict or limit the obligation of Developer to pay for and implement any additional mitigation measures or conditions of approval imposed as a result of such CEQA and any Subsequent Entitlement Approval process. 3.13. Fees. 3.13.1 Processing Fees and Charges. (a) The City shall have the right to charge and Developer shall be required to pay all City Processing Fees for the Project. Except as otherwise specifically set forth in Section 3.13.1(b), such City Processing Fees shall be paid in accordance with the procedures and at the generally applicable rates in effect at the time such City Processing Fees are due. (b) With respect to Plan Check and Inspection Services only, the City shall be entitled to charge and Developer shall reimburse the City for its costs to make available City staff, including the City Attorney, and third -party engineers and consultants, if any, as required to complete, process, and review plans and applications, complete plan check, perform inspections, and monitor Developer compliance with the requirements of this Agreement and the Applicable Rules. Not later than ten (10) Business Days following approval by the City of this Agreement, and as a condition to the effectiveness of this Agreement, Developer shall deliver to the City in cash or cash equivalent funds, a deposit in an amount reasonably requested by City which shall be based on the City's estimate of staff and third -party consultant time required to complete and perform plan check and inspections (the "City Costs Deposit"). The City Costs Deposit shall be deposited by the City in an account in a bank or trust company selected by the City and with no requirement that such account be interest bearing. If any interest is paid on such account, such interest shall accrue to any balances in the account for the benefit of the City. If at any time prior to the latest to occur of (a) issuance of the final Certificate of Compliance for the Property; (b) the issuance of the final certificate of occupancy for a Building on the Property; or (c) termination of the DDA (the "Final Date"), the amount of fiends in the City Costs Deposit account is depleted below Ten Thousand Dollars ($10,000), then Developer shall be required to pay to the City each time an additional Twenty Thousand Dollars ($20,000) or such other amount as the City may specify as required in City's estimation to cover the cost of Plan Check and Inspection Fees, which shall be credited to the City Costs Deposit. Each such payment shall be deposited by the City into the City Costs Deposit account and shall be applied to reduce the amount of Plan Check and Inspection Fees incurred by the City. The City Costs Deposit has been established to fiend the Plan Check and Inspection Fees incurred by the City and may be used by the City for such purpose, and shall be depleted accordingly. Immediately upon incurring any Plan Check and Inspection Fees or costs or receipt of an invoice from third parties for same, the City shall have the right to deduct the amounts due it on account thereof from the City Costs Deposit. A monthly accounting of deductions documenting staff time spent to process and review plans and applications, complete plan check, perform inspections, and monitor Developer compliance, along with documentation evidencing any other deductions from Tustin CalAltantic Development Agt Parcel 24 City of Tustin/CalAtlantic Group, Inc. 613 (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx the City Costs Deposit shall be provided by City to Developer. The City Costs Deposit shall be retained by the City until the Final Date specified above and the remaining amount of the City Costs Deposit then held by the City, if any, shall be promptly returned by the City to Developer thereafter, provided that the return of such funds shall not terminate the obligations of Developer to pay all City Processing Fees arising or incurred prior to the Final Date. Developer shall pay any outstanding amounts due with respect to the City Processing Fees to the City within thirty (30) calendar days following receipt of an invoice from the City therefor, provided that the City shall first apply the amount of the City Costs Deposit, if any, then held by it in satisfaction of such invoice, and shall reflect the amount of such credit on the invoice. 3.13.2 Development Fees. City shall have the right to impose, and Developer shall pay, all development fees adopted by City at the time of issuance of building permits for the Project. 3.13.3 Project Fair Share Contribution, The Project Fair Share Contribution (relating to the Tustin Legacy Backbone Infrastructure Program) to be contributed by Developer with respect to the Project shall be One Million Three Hundred Forty -One Thousand One Hundred Forty Three Dollars and Zero Cents ($1,341,143.00). Such amount shall be paid at the Close of Escrow under the DDA and shall be in addition to the Base Purchase Price for the Property pursuant to the DDA. 3.14. Dedications; Pedestrian Bridge. 3.14.1 Dedications. Developer acknowledges and agrees that it is required (and will be required): (a) to make an irrevocable offer of dedication to the City of a fee interest in and to Lot A (as depicted on the Tentative Tract Map 18125) ("Lot A"), upon which the City shall have the right, but not the obligation, to construct a pedestrian bridge between Lot A and the property located across Tustin Ranch Road ("Pedestrian Bridge"); and (b) dedicate to City and other public agencies on the approved tentative tract map, or in conjunction with Entitlement Approvals, certain required dedications as required by the DDA and the Applicable Rules, and pursuant to the EIR. and as required pursuant to Developer's assumption of City MCAS Tustin obligations under the "Agreement Between the City of Irvine and the City of Tustin Regarding the Implementation, Timing, Funding of Transportation/ Circulation Mitigation for the MCAS Tustin Project" and the "Amendment to the Joint Exercise of Powers Agreement Between the City of Santa Ana and the City of Tustin Regarding the Tustin -Santa Ana Transportation Improvement Authority". 3.14.2 Pedestrian Bridge. As described in the Specific Plan, the City is contemplating construction of a Pedestrian Bridge within all or a portion of Lot A. If the City chooses, in its sole discretion, to construct the Pedestrian Bridge, the Developer shall be provided a reasonable opportunity to review and comment on the plans and specifications for the Pedestrian Bridge in order to seek to minimize impacts to the Approved Plans. 3.15. Regulation by Other Public Agencies. It is acknowledged by the Parties that other public agencies not within the control of City possess authority to regulate aspects of the Project Tustin CalAltantic Development Agt Parcel 25 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx and development of the Property separately from or jointly with City and this Agreement does not limit the authority of such other public agencies. City agrees to cooperate fully, at no out of pocket cost to City, with Developer in obtaining any required permits or compliance with the regulations of other public agencies provided such cooperation is not in conflict with any laws, regulations or policies of City. 3.16. Tentative Tract Map Extension. Any subdivision map, heretofore or hereafter approved in connection with development of the Property, shall be eligible for extensions of time as provided in Government Code Section 66452.6, except that any extension shall be consistent with any applicable performance schedule as provided or established in the DDA and shall not be deemed or considered in any way an extension of any Developer rights or obligations under the DDA. 3.17. Certain Restrictions on Building Permit Issuance; Recording of Final Map. Development of the Project will require approval by City of the Final Map. Developer acknowledges and agrees that City will not issue a building permit for any Homes, other than model Homes, until such time as (a) the Final Map has been approved by City and Recorded and (b) City and Developer have entered into a Subdivision Improvement Agreement in form approved by City in its Governmental Capacity. 3.18. No Quimby Act Fees or Park Fees. Except as set forth on Exhibit "C" or required by the Entitlement Approvals, all fees and/or dedications required in connection with the Project pursuant to the Quimby Act, California Government Code Section 66477, are included within the Project Fair Share Contribution and Developer shall not have any additional liability on account thereof. 3.19. Compliance with Legal Requirements. Prior to the issuance of any certificate of occupancy for any Home within a Phase, Developer shall satisfy all applicable requirements of the Tustin Municipal Code, Specific Plan, and conditions of approval of the Entitlement Approvals relating to or necessary for such Home prior to the issuance of a certificate of occupancy for such Home, including compliance with the Americans with Disabilities Act and necessary Horizontal Improvements, including Common Area Improvements, to support such Home. 3.20. Required Completion of Horizontal Improvements. Developer shall complete all Horizontal Improvements (as such term is defined in the DDA) prior to the issuance of the certificate of occupancy for the first Home. 3.21. Required Landscaping and Irrigation Improvements. Developer shall complete all landscaping and irrigation improvements that had been assured through the provision of bonds, guarantees, cash collateral, or other instruments pursuant to Exhibit "C" of this Agreement prior to the issuance of the final certificate of occupancy for the units in the last Phase. Developer shall enter into a Landscape Installation and Maintenance Agreement with the City of Tustin for the construction, maintenance, repair, and replacement of the landscaping described in the DDA Tustin CalAltantic Development Agt Parcel 26 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx for the maintenance of parkway improvements within public rights-of-way adjacent to the project along Victory Road, Park Avenue, Moffett Drive and Tustin Ranch Road. 4. ANNUAL REVIEW. 4.1. Timing and Annual Review. The City Council shall review Developer's performance under this Agreement at least every twelve (12) months from the Effective Date until expiration of the Agreement. In connection with such review, both City and Developer shall have a reasonable opportunity to assert matters which either believes have not been undertaken in accordance with this Agreement, to explain the basis for such assertion, and to receive from the other Party a justification of its position on such matters. 4.2. Review Procedure. City shall provide notice to Developer and deliver to Developer a copy of all public staff reports, documents and related exhibits concerning City's review of Developer's performance hereunder at least thirty (30) calendar days prior to any date proposed for City Council review of performance under the Agreement. 4.3. Good Faith Compliance. Developer shall demonstrate good faith compliance with the terms of this Agreement and shall furnish evidence of good faith compliance, as City, in its reasonable exercise of its discretion, may require. Evidence of good faith compliance may include the following: (a) conformance with the DDA including the Scope of Development and Schedule of Performance; (b) conformance with the requirements of the Specific Plan; and (c) conformance with provisions of this Agreement identified by City. 4.3.2 Response. Developer shall have the opportunity to be heard and respond to City's evaluation of Developer's performance, either orally or in a written statement, at Developer's election. 4.3.3 Non -Compliance. If, as a result of its periodic review as described in Section 4.1, the City Council finds and determines, on the basis of substantial evidence, that the Developer has not complied in good faith with the terms or conditions of this Agreement, the City Council may commence proceedings to enforce, modify, or terminate this Agreement. 4.3.4 Referral. The City Council may refer the matter to the Planning Commission for further proceedings or for a report and recommendation. 4.4. Modification or Termination. If the City Council determines to proceed with modification or termination of this Agreement, the City Council shall give notice to Developer of its intention to do so. The Notice shall contain all information required by Tustin City Code Section 9618. At the time and place set for the hearing on modification or termination, the City Council may refer the matter back to the Planning Commission for further proceedings or for a Tustin CalAltantic Development Agt Parcel 27 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx report and recommendation. The City Council may take such action as it deems necessary to protect the interests of City, including the receipt of additional evidence as to Developer's compliance with the terms of this Agreement. The decision of the City Council shall be final, subject only to judicial review pursuant to California Code of Civil Procedure Section 1094.5(b). 4.5. Certificate of Agreement Compliance. If, at the conclusion of a periodic review, Developer is found to be in compliance with this Agreement, City shall, upon request of the Developer, issue a Certificate (the "Certificate") to Developer stating that after the most recent periodic review and based upon the information known or made known to the City Council that: (a) this Agreement remains in effect, and (b) Developer is not in default. The Certificate shall be in Recordable form, shall contain information necessary to communicate constructive record notice of the finding of compliance, and shall state the anticipated date of commencement of the next periodic review. Developer may Record the Certificate with the County Recorder. If City does not find Developer to be in compliance with this Agreement, it shall not be obligated to issue the Certificate. 5. DEFAULT. REMEDIES. AND TERMINATION. 5.1. Default Procedure. A non -defaulting Party (the "Non -Defaulting Party") at its discretion may elect to declare a default under this Agreement in accordance with the procedures hereinafter set forth for any failure or breach of any other Party ("Defaulting Party") to perform any material duty or obligation of said Defaulting Party in accordance with the terms of this Agreement. However, the Non -Defaulting Party must provide written notice to the Defaulting Party setting forth the nature of the breach or failure and, the actions, if any, required by the Defaulting Party to cure such breach or failure. The Defaulting Party shall be deemed to be in "default" of its obligations set forth in this Agreement if the Defaulting Party has failed to take action and cure the default within ten (10) calendar days after the date of such notice (for monetary defaults) or within thirty (30) calendar days after the date of such notice (for non - monetary defaults). If, however, a non -monetary default cannot be cured within such thirty (30) day period, as long as the Defaulting Party does each of the following: (a) provides the Non -Defaulting Party with a written, reasonable explanation as to the reasons the asserted default is not curable within the thirty (30) day period; (b) notifies the Non -Defaulting Party in writing of the Defaulting Party's proposed course of action to cure the default; (c) promptly commences to cure the default within the thirty (30) day period; (d) makes periodic written reports to the Non -Defaulting Party as to the progress of the program of cure; and (e) diligently prosecutes such cure to completion, Tustin CalAltantic Development Agt Parcel 28 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx then the Non -Defaulting Party shall grant in writing the Defaulting Party such additional time as determined by the Non -Defaulting Party as reasonably necessary to cure such default. 5.2. City' Remedies. In the event of an uncured default by Developer under this Agreement, the City, at its option, may institute legal action to cure, correct or remedy such default, enjoining any threatened or attempted violation, enforce the terms of this Agreement by specific performance, or pursue any other legal or equitable remedy. Furthermore, City, in addition to or as an alternative to exercising the remedies in this Section 5.2, in the event of a material default by Developer, may give notice of its intent to terminate or modify this Agreement pursuant to Section 4.3, in which event the matter shall be scheduled for consideration and review by the City Council in the manner set forth in Tustin City Code Section 9618. The decision of the City Council shall be final, subject only to judicial review pursuant to California Code of Civil Procedure Section 1094.5(b). 5.3. Developer's Remedies. In the event of an uncured default of City under this Agreement, Developer shall be entitled to any or all of the following remedies: (a) seeking mandamus or special writs, injunctive relief, or specific performance of this Agreement; (b) modification or termination of this Agreement; or (c) seeking any other remedy available at law or in equity, provided, however, except as provided in Section 8.10, the Developer agrees and covenants on behalf of itself and its Successors In Interest, not to sue City for damages or monetary relief for any breach of this Agreement or arising out of or connected with any dispute, controversy or issue regarding the application or effect of this Agreement, or for general, special, compensatory, expectation, anticipation, indirect, consequential, exemplary, or punitive damages ("Damages") arising out of or connected with any dispute, controversy, or issues regarding the application or effect of this Agreement, the DDA, the Applicable Rules, or any Development Permits or Entitlement Approvals sought in connection with development or use of the Property or Project, or any portion thereof. Developer acknowledges that City would not have entered into this Agreement if City could be held liable for Damages for any default or breach arising out of this Agreement and that Developer has adequate remedies other than Damages to secure City's compliance with its obligations under this Agreement. Therefore, Developer agrees that City, its officers, employees and agents shall not be liable for any Damages and that this section shall apply to all Successors in Interest of the Developer. 5.4. Third Party Legal Challenges. In the event of any legal action instituted by a third party challenging the validity or enforceability of any provision of this Agreement, the Applicable Rules, the DDA, or Entitlement Approvals for the Project or the approval of any CEQA document prepared in connection with the foregoing, Developer agrees, at its sole cost and expense, to defend (with counsel reasonably acceptable to City), indemnify, and hold harmless City, its officers, employees, agents, and consultants, from any claim, action, or proceeding against City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning the Project. City agrees to promptly notify Developer of any such claim or action filed against City and to cooperate in the defense of any such action. Developer shall also indemnify and hold harmless City and its agents, officials and employees from and against all claims, losses, or liabilities assessed or awarded against City by Tustin CalAltantic Development Agt Parcel 29 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx way of judgment, settlement, or stipulation. City may elect to participate in the defense of any such action under this condition. 6. INDEMNITY BY DEVELOPER. Developer agrees to indemnify, defend, and hold harmless City, City's designees, and their respective elected and appointed officials, boards, commissions, agents, contractors, and employees from and against any and all actions, suits, claims, liabilities, losses, damages, penalties, obligations and expenses (including attorney's fees and costs) which may arise, directly or indirectly, from the acts, omissions, or operations of Developer or Developer's agents, contractors, subcontractors, agents, or employees pursuant to this Agreement, but excluding any loss resulting from the intentional or active negligence of City, City's designee, or each of their respective elected and appointed officials, boards, commissions, officers, agents, contractors, and employees. Developer shall select and retain counsel reasonably acceptable to City to defend any action or actions and Developer shall pay the cost thereof. The indemnity provisions set forth in this Agreement shall survive termination of the Agreement. 7. MORTGAGEE PROTECTION. The Parties hereto agree that this Agreement shall not prevent or limit Developer, in any manner, from encumbering the Property or any portion thereof or any improvement thereon by any Mortgage securing financing with respect to the Property; provided that nothing herein shall modify or amend the restrictions set forth in the DDA with respect to Mortgages. Any Mortgagee holding a Mortgage that is not prohibited by the DDA shall be entitled to the following rights and privileges: (a) This Agreement shall be superior and senior to any lien placed upon the Property or any portion thereof after the date of Recording of this Agreement, including the lien of any Mortgage. Notwithstanding the foregoing, neither entering into this Agreement nor a breach of this Agreement shall defeat, render invalid, diminish or impair the lien of any Mortgage on the Property made in good faith and for value, unless otherwise required by law, and any acquisition or acceptance of title or any right or interest in or with respect to the Property or any portion thereof by a Mortgagee (whether pursuant to foreclosure, trustee's sale, deed in lieu of foreclosure, lease termination or otherwise) shall be subject to the terms and conditions of this Agreement and any such Mortgagee who takes title to the Property or any portion thereof shall be entitled to benefits arising under this Agreement. (b) Each Mortgagee of any Mortgage encumbering the Property, or any part thereof, and which is not securing the interest of an End User shall upon written request in writing to City, be entitled to receive written notice from City of results of the Annual Review and of any default by Developer in the performance of Developer's obligations under this Agreement concurrently with delivery of same to Developer and shall have the right, but not the obligation, to cure the default during the remaining cure period allowed such Party under this Agreement (including any extended cure period necessary in order to allow the Mortgagee to obtain title to the Property and cure the default). Notwithstanding the foregoing, the failure of City to deliver a Tustin CalAltantic Development Agt Parcel 30 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx concurrent copy of such notice of default to a Mortgagee shall not affect in any way the validity of the notice of default as it relates to the Developer, and provided, further, the giving of any notice of default or the failure to deliver a copy to any Permitted Mortgagee shall in no event create any liability on the part of the Person so declaring a default. (c) Any Mortgagee who comes into possession of the Property, or any part thereof, pursuant to foreclosure of the Mortgage or deed in lieu of such foreclosure, shall take the Property, or part thereof, subject to the terms of this Agreement. Notwithstanding any other provision of this Agreement to the contrary, no Mortgagee shall have an obligation or duty under this Agreement to perform any of Developer's obligations or other affirmative covenants of Developer hereunder, or to guarantee such performance; except that (i) the Mortgagee shall have no right to develop the Property without fully complying with the terms of this Agreement, the DDA, the Applicable Rules and Entitlement Approvals and (ii) to the extent that any covenant to be performed by Developer is a condition precedent to the performance of a covenant by City, the performance thereof shall continue to be a condition precedent to City's performance hereunder. Notwithstanding anything to the contrary contained above in this Section, any Mortgagee shall be subject to all of the terms of the DDA, to the extent applicable pursuant to the DDA to such Mortgagee. 8. MISCELLANEOUS PROVISIONS. 8.1. Recordation of Agreement. This Agreement and any amendment or cancellation thereof shall be Recorded by the City Clerk within ten (10) calendar days after City executes this Agreement, as required by Section 65868.5 of the Government Code. If the Parties to this Agreement amend or cancel this Agreement as provided for herein and in Government Code Section 65868, or if City terminates or modifies this Agreement as provided for herein and in Government Code Section 65865.1 for failure of Developer to comply in good faith with the terms or conditions of this Agreement, the City Clerk shall have notice of such action Recorded. 8.2. Entire Agreement. This Agreement, the DDA and the Other Agreements set forth and contain the entire understanding and agreement of the Parties with respect to the matters set forth herein, and there are no oral or written representations, understandings or ancillary covenants, undertakings or agreements which are not contained or expressly referred to herein. No testimony or evidence of any such representations, understandings or covenants shall be admissible in any proceeding of any kind or nature to interpret or determine the terms or conditions of this Agreement. 8.3. Severability. If any term, provision, covenant or condition of this Agreement shall be determined invalid, void or unenforceable, the remainder of this Agreement shall not be affected thereby to the extent such remaining provisions are not rendered impractical to perform taking into consideration the purposes of this Agreement. Tustin CalAltantic Development Agt Parcel 31 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx 8.4. Interpretation and Governing Law. This Agreement and any dispute arising hereunder shall be governed and interpreted in accordance with the internal laws of the State of California without reference to choice of law or conflicts of law provisions. This Agreement shall be construed as a whole according to its fair language and common meaning to achieve the objectives and purposes of the Parties hereto, and the rule of construction to the effect that ambiguities are to be resolved against the drafting Party shall not be employed in interpreting this Agreement, all Parties having been represented by counsel in the negotiation and preparation hereof. The decision of the City Council shall be final, subject only to judicial review pursuant to California Code of Civil Procedure Section 1094.5(b). 8.5. Section Headings. All section headings and subheadings are inserted for convenience only and shall not affect any construction or interpretation of this Agreement. 8.6. Construction. 8.6.1 References to Sections, Clauses and Exhibits. Unless otherwise indicated, references in this Agreement to sections, clauses and exhibits are to the same contained in or attached to this Agreement and all exhibits referenced in this Agreement are incorporated in this Agreement by this reference as though fully set forth in this Section. 8.6.2 Singular and Plural. As used herein, the singular of any word includes the plural and vice versa. 8.6.3 Includes and Including. As used in this Agreement the words "include" and "including" mean, respectively, "include, without limitation" and "including, without limitation". 8.7. Time of Essence. Subject to the following sentence, time is of the essence in the performance of each provision of this Agreement. Whenever action must be taken (including the giving of notice or the delivery of documents) under this Agreement during a certain period of time or by a particular date that ends or occurs on a non -Business Day, then such period or date shall be extended until the immediately following Business Day. 8.8. Waiver. Failure by a Party to insist upon the strict performance of any of the provisions of this Agreement by the other Party, or the failure by a Party to exercise its rights upon the default of the other Party, shall not constitute a waiver of such Party's right to insist and demand strict compliance by the other Party with the terms of this Agreement thereafter. 8.9. No Third Party Beneficiaries. This Agreement is made and entered into for the sole protection and benefit of the City and its successors and assigns and Developer and its Successors In Interest. No other person shall have any right of action based upon any provision of this Agreement. 8.10. Attorneys' Fees. If any Party to this Agreement institutes any action, suit, counterclaim or other proceeding for any relief against another Party, declaratory or otherwise Tustin CalAltantic Development Agt Parcel 32 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx (collectively an "Action"), to enforce the terms hereof or to declare rights hereunder or with respect to any inaccuracies or material omissions in connection with any of the covenants, representations, warranties or obligations on the part of the other Party to this Agreement, then the Prevailing Party in such Action shall be entitled to have and recover of and from the other Party all costs and expenses of the Action, including (a) the Prevailing Party's reasonable attorneys' fees (which, if the Prevailing Party is the City, shall be payable at the actual contractual hourly rate for the City's litigation counsel at the time the fees were incurred, and which with respect to both the City and the Developer shall in no event be more than $200 per hour), and (b) costs actually incurred in bringing and prosecuting such Action and/or enforcing any judgment, order, ruling or award (collectively, a "Decision") granted therein, all of which shall be deemed to have accrued on the commencement of such Action and shall be paid whether or not such Action is prosecuted to a Decision. Any Decision entered in any final judgment shall contain a specific provision providing for the recovery of all costs and expenses of suit, including reasonable attorneys' fees and expert fees and costs (collectively "Costs") incurred in enforcing, perfecting and executing such judgment. For the purposes of this Section, Costs shall include in addition to Costs incurred in prosecution or defense of the underlying action, reasonable attorneys' fees, costs, expenses and expert fees and costs incurred in the following: (a) post judgment motions and collection actions; (b) contempt proceedings; (c) garnishment, levy, debtor and third -party examinations; (d) discovery; (e) bankruptcy litigation; and (f) appeals of any order or judgment. "Prevailing Party" within the meaning of this Section 8.10 includes a Party who agrees to dismiss an Action in consideration for the other Party's payment of the amounts allegedly due or performance of the covenants allegedly breached, or obtains substantially the relief sought by such Party. 8.11. Force Maj eure. 8.11.1 "Force Majeure Delay" shall mean the occurrence of any of the following events when such event is beyond the control of the claiming Party and such Party's contractors and consultants and is not due to an act or omission of such Party or any consultant, contractor or other Person for whom such Party may be contractually or legally responsible, which directly, materially and adversely affects the ability of (1) the claiming Party to meet its non -monetary obligations under this Agreement, including the deadlines imposed by the Schedule of Performance, or (2) Developer to Complete the Project, and which events (or the effect of which events) could not have been avoided by due diligence and use of reasonable efforts by the Party claiming Force Majeure Delay: (a) Civil Unrest. An epidemic, blockade, quarantine, rebellion, war, insurrection, act of terrorism, strike or lock -out, riot, act of sabotage, civil commotion, act of a public enemy, freight embargo, or lack of transportation; (b) Unforeseeable Conditions. Reasonably unforeseeable physical condition of the Property including the presence of Hazardous Materials; (c) Casualty. Fire, earthquake, or other casualty, in each case only if causing material physical destruction or damage on the. Property; Tustin CalAltantic Development Agt Parcel 33 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx (d) Liti ag tion. Any lawsuit seeking to restrain, enjoin, challenge or delay any issuance of any Entitlement Approval or seeking to restrain, enjoin, challenge, or delay construction of the Project which is defended by the First Party; (e) Weather. Unusually severe weather conditions not reasonably anticipatable for the City of Tustin, based upon U.S. Weather Bureau climatological reports for the months included plus a report indicating average precipitation, temperature, etc. for the last ten (10) years from the nearest reporting station. 8.11.2 Limitation. The term "Force Majeure Delay" shall be limited to the matters listed in Section 8.11.1 and specifically excludes from its definition the following matters which might otherwise be considered Force Majeure Delay: (a) Entitlements. The suspension, termination, interruption, denial or failure to obtain or nonrenewal of any Entitlement Approval or Development Permit, license, consent, authorization or other permit or approval which is necessary for the development of the Project, except for any such matter resulting from a lawsuit as described in Section 8.11.1(d); (b) Foreseeable Changes in Governmental Requirements. Any change in Government Requirements which was proposed or was otherwise reasonably foreseeable at the Effective Date; (c) Failure to Perform Obligations. Failure of Developer to perform any obligation to be performed by Developer as the result of adverse changes in the financial condition of Developer or any other Person; (d) Failure to Provide Financial Security. Failure of Developer to provide financial security required by this Agreement when due or to submit evidence of financing of the Project or to perform any obligation to be performed by Developer hereunder as the result of adverse changes in market conditions; (e) Failure to Submit Required Documentation. Failure to submit documentation as and when required by this Agreement; (f) Failure to Submit Entitlement Applications. Failure to timely submit applications for any Entitlement Approval or Development Permit required for construction of the Improvements or development of the Project on the Property when required pursuant to the Schedule of Performance; and (g) Failure to Execute Documents. Failure of the First Party to execute documents; and (h) Other Matters. All other matters not caused by the Second Party and not listed in Section 18.11.1. 8.11.3 If any Party (the "First Party") believes that an extension of time is due to Tustin CalAltantic Development Agt Parcel 34 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx Force Majeure Delay, it shall notify the other Party (the "Second Party") in writing within ninety (90) calendar days from the date upon which the First Party becomes aware of such Force Majeure Delay, generally describing the Force Majeure Delay and its date of commencement. Upon written request from the Second Party, the First Party shall promptly provide the following information with respect to such Force Majeure Delay: a more detailed description of the Force Majeure Delay, when and how the First Party obtained knowledge thereof, the steps the First Party anticipates taking to respond to such Force Majeure Delay, and the estimated delay resulting from such Force Majeure Delay and response and such other information as the Second Party may reasonable request. The extension for Force Majeure Delay shall be granted or denied in the Second Party's reasonable discretion. If the First Party fails to notify the Second Party in writing of its request for a given Force Majeure Delay within the ninety (90) calendar days specified above, there shall be no extension for such Force Majeure Delay. 8.11.4 Extension Limitation. Time periods for performance of any obligations under this Agreement may be extended for Force Majeure, except that in no event, shall the Term of this Agreement be extended by an event of Force Majeure Delay beyond that set forth in Section 2.3. 8.12. Successors. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, the City and its successors and assigns and Developer and its Successors in Interest. All provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land. Each covenant to do or refrain from doing some act hereunder with regard to development of the Property: (a) is for the benefit of and is a burden upon every portion of the Property; (b) runs with the Property and each portion thereof; and (c) is binding upon City and its successors and assigns and upon Developer and each Successor in Interest during ownership of the Property or any portion thereof and for such longer period as such Person may have liability hereunder. Notwithstanding the foregoing, upon acquisition of the Property or any portion thereof by the City pursuant to exercise of the Right of Purchase or Right of Reversion (each as defined in the DDA) or action in lieu thereof pursuant to the DDA, the City shall have the right in its sole discretion to terminate this Agreement as to the portion of the Property so acquired and the Agreement shall remain binding, in accordance with its terms, upon the remainder of the Property. In the event that the City repurchases or revests all or any portion of the Property pursuant to exercise of the Right of Purchase or Right of Reversion, such acquisition shall include all Entitlement Approvals and other development rights, consents, authorizations, variances, waivers, licenses, permits, certificates and approvals from any governmental or quasi -governmental authority, and all other appurtenant rights applicable thereto, including those units allocated to the respective Repurchased Property or the Reacquired Property (each as defined in the DDA), as applicable, as shown in the Approved Plans or, if then Recorded, established pursuant to any Recorded Condominium Plan. 8.13. Counterparts. This Agreement may be executed by the Parties in counterparts, which counterparts shall be construed together and have the same effect as if all of the Parties had executed the same instrument. 8.14. Jurisdiction and Venue. Any action at law or in equity arising under this Tustin CalAltantic Development Agt Parcel 35 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx Agreement or brought by a Party hereto for the purpose of enforcing, construing or determining the validity of any provision of this Agreement shall be filed and tried in the Superior Court of the County of Orange, State of California, or the United States District Court for the Central District of California, Santa Ana Division, and the Parties hereto waive all provisions of law providing for the filing, removal or change of venue to any other court. 8.15. Project as a Private Undertaking. It is specifically understood and agreed by and between the Parties hereto that the development of the Project is a private development, that neither Party is acting as the agent of the other in any respect hereunder, and that each Party is an independent contracting entity with respect to the terms, covenants and conditions contained in this Agreement. No partnership, joint venture or other association of any kind is formed by this Agreement. The only relationship between City and Developer with respect to this Agreement is that of a government entity regulating the development of private property and the developer of such property. 8.16. Further Actions and Instruments. Each of the Parties shall cooperate with and provide reasonable assistance to the other to the extent contemplated hereunder in the performance of all obligations under this Agreement and the satisfaction of the conditions of this Agreement. Upon the request of either Party at any time, the other Party shall promptly execute, with acknowledgment or affidavit if reasonably required, and file or Record such required instruments and writings and take any actions as may be reasonably necessary under the terms of this Agreement to carry out the intent and to fulfill the provisions of this Agreement or to evidence or consummate the transactions contemplated by this Agreement. 8.17. Estoppel Certificate. Any Party hereunder, may at any time, deliver a written notice to the other arty requesting such Party to certify in writing that, to the best knowledge of the certifying Party: (a) this Agreement is in full force and effect and a binding obligation of the Party; (b) this Agreement has not been amended or modified either orally or in writing, or if so amended, identifying the date and nature of the amendments to this Agreement, and, in each case, that the Agreement remains in full force and effect (including as amended or modified if applicable), and a continuing binding obligation of the Party; and (c) the requesting Party is not in default in performance of its obligations set forth in the Agreement, or if the Party is in default, provide a description of the nature of such default(s). A Party, receiving a request hereunder shall execute and return such certificate within thirty (30) calendar days following receipt thereof. The party to whom such certificate is addressed, including any third party or Mortgagee, shalt be entitled to rely on the certificate. Developer shall pay to City all costs incurred by City in connection with the issuance of estoppel certificates. 8.18. Authority to Execute. The person or persons executing this Agreement on behalf of each Party warrants and represents that he or she/they have the authority to execute this Agreement on behalf of such Party and warrants and represents that he or she/they has/have the authority to bind such Party to the performance of its obligations hereunder. Tustin CalAltantic Development Agt Parcel 36 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx 8.19. Non -liability of City Officials and City Employ. No elected or appointed official, representative, employee, agent, consultant, legal counsel or employee of the City shall be personally liable to Developer for any amount which may become due to Developer under the terms of this Agreement. 8.20. No Merger. As of the Effective Date, the Property is owned in fee by the City, and portions of the Property may continue to be owned in fee by the City during the Term or may be conveyed by the City to one or more Developers and subsequently reconveyed to the City during the Term. Except as expressly set forth below, there shall be no merger of any rights, interests or estates created by this Agreement as a result of the ownership by the City of all or any portion of the Property and no merger shall occur with respect to any portion of the Property unless and until the City and all persons and entities at the time having a legal and/or equitable ownership interest in such portion of the Property shall join in a written instrument affecting such merger and shall duly Record the same. Notwithstanding the foregoing, if the City repurchases or revests any portion of the Property as a result of its exercise of the Right of Purchase or Right of Reversion under the DDA, the City shall have the right, in its sole discretion, to merge its interests under this Agreement, to terminate this Agreement as to the Property so repurchased or revested, to modify the provisions of this Agreement related to the Repurchased Property or the Reacquired Property, as applicable, or to take other actions affecting this Agreement or the rights of the City in and to such Repurchased Property or Reacquired Property, as applicable, without the approval of any other person or entity. [SIGNATURES CONTAINED ON FOLLOWING PAGE] Tustin CalAltantic Development Agt Parcel 37 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version. docx SIGNATURE PAGE TO DEVELOPMENT AGREEMENT IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on the day and year set forth below. ATTEST: Erica Rabe, City Clerk APPROVED AS TO FORM Office of the City Attorney David E. Kendig, Esq. "City" City of Tustin, California , Mayor "Developer" CalAtlantic Group, Inc., a Delaware Corporation Name: Title: Division President Name: Title: Chief Operating Officer/Region President/VP Real Estate Counsel Tustin CalAltantic Development Agt Parcel S-1 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On , 2017, before me, (insert name of notary) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Tustin CalAltantic Development Agt Parcel 6B (Lot 19) 11-17-2017 Final City Council version.docx (Seal) S-2 City of Tustin/CalAtlantic Group, Inc. Development Agreement ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On , 2017, before me, (insert name of notary) Notary Public, personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Tustin CalAltantic Development Agt Parcel 6B (Lot 19) 11-17-2017 Final City Council version.docx (Seal) S-3 City of Tustin/CalAtlantic Group, Inc. Development Agreement ACKNOWLEDGMENT , A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On 2017, before me, (insert name of notary) Notary Public, personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature (Seal) Tustin CalAltantic Development Agt Parcel S-4 City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council Development Agreement version.docx EXHIBIT "A" TO DEVELOPMENT AGREEMENT Legal Description of Property Portions of LOT 19 and Portions of Lettered Lots of Tract 17404 as shown on Exhibit `B" Portions of APN 430-381-18 [To be replaced prior to execution with legal description based on final recorded map no. 18125 or if not then recorded, with a metes and bounds description of the Property) Tustin CalAltantic Development Agt Parcel EXHIBIT "A" 6B (Lot 19) 11-17-2017 Final City Council 1 City of Tustin/CalAtlantic Group, Inc. version.docx Development Agreement EXHIBIT `B" TO DEVELOPMENT AGREEMENT Map showing Property and its location [see attached] Tustin CalAltantic Development Agt Parcel EXHIBIT `B" 613 (Lot 19) 11-17-2017 Final City Council version.docx City of Tustin/CalAtlantic Group, Inca Development Agreement Z C!. T w ~ m 0- N z O U r wQ a() W W ►I -- n i EXHIBIT "C" TO DEVELOPMENT AGREEMENT PUBLIC BENEFIT IMPROVEMENTS Developer shall provide the following as additional Public Benefit: 1. Developer shall design and construct the following in accordance with the requirements of the applicable conditions of approval and at no cost to the City and with respect to each of the areas described below, Developer shall submit legal descriptions and sketches prepared by a California Licensed Civil Engineer or California Licensed Land Surveyor, current Title Report, applicable back up documents, and plan check deposit to the City Public Works Department for review and approval. a. Prior to issuance of a Model Building permit, the Developer shall design parkway landscape and irrigation system adjacent to the project along Tustin Ranch Road, Victory Road, Park Avenue and Moffett Drive. b. The Developer shall modify traffic striping along Victory Road to accommodate the new project entry and shall construct the same in accordance with the Schedule of Performance set forth in the DDA. C. Developer shall construct the Publicly Accessible Common Area Improvements upon the Publicly Accessible Common Area in accordance with the Schedule of Performance set forth in the DDA. 2. Developer shall dedicate the following easements to the City of Tustin, in the locations and in accordance with the terms set forth in the Entitlement Approvals and the Tentative Tract Map (TTM) 18125: a. Easements for emergency vehicle access and public services ingress and egress purposes over the private streets and driveways, at no cost to the City; b. Public access and maintenance easements for sidewalk along Victory Road, Park Avenue, Tustin Ranch Road and Moffett Drive, at no cost to the City; and C. A perpetual easement at no cost to the City for the benefit of the City and the public providing public pedestrian and vehicular access in, on, over and across the Publicly Accessible Common Area in the locations depicted on Exhibit "E", Schedule "2" in order that the Publicly Accessible Common Area and the Publicly Accessible Common Area Improvements are made available to the public. 3. Developer shall satisfy dedication and/or reservation requirements as applicable, including, but not limited to, dedication in fee title of all required street rights-of-way; dedication of all required flood control right-of-way easements; and dedication of vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer (at no cost to the City) and/or other agencies. Tustin CalAltantic Development Agt Parcel EXHIBIT "C" 6B (Lot 19) 11-17-2017 Final City Council 1 City of Tustin/CalAtlantic Group, Inc. version.docx Development Agreement 4. Developer shall release and relinquish to the City of Tustin all vehicular access rights along Victory Road, Park Avenue, Moffett Drive and Tustin Ranch Road, except at approved access locations and street intersections, at no cost to the City. Tustin CalAltantic Development Agt Parcel EXHIBIT "C9 6B (Lot 19) 11-17-2017 Final City Council 2 City of Tustin/CalAtlantic Group, Inc. version.docx Development Agreement EXHIBIT "D" TO DEVELOPMENT AGREEMENT MAXIMUM TAX BURDEN SCHEDULE (BASE YEAR) Maximum Special Taxes for Developed Property For Fiscal Year 2018-19 Community Facilities District No. 2018-1 Land Use Class Land Use Fiscal Year 2018-19 Maximum Special Tax 1 FLATS (>= 2,500 SF) $2,416 PER DWELLING UNIT 2 FLATS (2,000 - 2,499 SF) $2,267 PER DWELLING UNIT 3 FLATS (1,500 - 1,999 SF) $1,889 PER DWELLING UNIT 4 FLATS (< 1,500 SF) $1,809 PER DWELLING UNIT 5 SFD (>= 2,800 SF) $2,717 PER DWELLING UNIT 6 SFD (2,500 - 2,799 SF) $2,585 PER DWELLING UNIT 7 SFD. (2,200 - 2,499 SF) $2,240 PER DWELLING UNIT 8 SFD (< 2,200 SF) $2,177 PER DWELLING UNIT 9 TOWNHOMES (>= 2,125 SF) $1,852 PER DWELLING UNIT 10 TOWNHOMES (1,875 - 2,124 SF) $1,690 PER DWELLING UNIT 11 TOWNHOMES (1,625 - 1,874 SF) $1,617 PER DWELLING UNIT 12 TOWNHOMES (< 1,625 SF) $1,408 PER DWELLING UNIT Increase in the Maximum Special Tax On each July 1, commencing on July 1, 2018, the Maximum Special Tax for Developed Property shall be increased annually by the greater of the change in the Consumer Price Index during the twelve (12) months prior to December of the previous Fiscal Year and two percent (2.00%), not to exceed four percent (4.00%). Any incremental adjustment that exceeds 2.00% shall be rounded to the nearest one-tenth of a percent. "Consumer Price Index" means, for each Fiscal Year, the "All items in Los Angeles -Riverside - Orange County, CA, all urban consumers, not seasonally adjusted" index published by the U.S. Bureau of Labor Statistics (Series ID: CUURA421 SAO), measured as of the month of December in the calendar year that ends in the previous Fiscal Year. In the event this index ceases to be published, the Consumer Price Index shall be another index as determined by the CFD Administrator that is reasonably comparable to the Consumer Price Index. Tustin CalAltantic Development Agt Parcel EXHIBIT "D" 613 (Lot 19) 11-17-2017 Final City Council 1 City of Tustin/CalAtlantic Group, Inc. version.docx Development Agreement EXHIBIT "E" FORM OF PUBLIC ACCESS COVENANT AND DECLARATION OF EASEMENT [see attached] Tustin CalAltantic Development Agt Parcel EXHIBIT "E" 6B (Lot 19) 11-17-2017 Final City Council version.docx City of Tustin/CalAtlantic Group, Inc. Development Agreement CITY OF TUSTIN OFFICIAL BUSINESS REQUEST DOCUMENT TO BE RECORDED AND TO BE EXEMPT FROM RECORDING FEES PER GOVERNMENT CODE §6103 AND §27383. RECORDING REQUESTED BY: AND WHEN RECORDED MAIL TO: City Manager The City of Tustin 300 Centennial Way Tustin, California 92780 Space Above This Line Reserved for Recorder's Use PUBLIC ACCESS COVENANT AND DECLARATION OF EASEMENT THIS PUBLIC ACCESS COVENANT AND DECLARATION OF EASEMENT ("Covenant") is made this day of , 20 by ("Developer'), in favor of the City of Tustin ("City") and. for the benefit of its residents and the public at large. A. Concurrently with the recording of this Covenant in the Official Records of Orange County California ("Official Records"), City has conveyed to Developer that certain real property depicted on Schedule "1" attached hereto (the "Property") and Developer intends to develop the Property with two hundred eighteen (218) residential housing units (the "Project") together with such other improvements, including private streets and sidewalks (the "Improvements"), as further described in (1) that certain statutory Development Agreement between City and Developer dated as of and Recorded on as Instrument No. in the Official Records and (2) that certain Disposition and Development Agreement for Disposition Parcel 6B between Developer and City dated as of , a Memorandum of which was recorded in the Official Records immediately prior to recordation of this Covenant. B. The Project will be developed in several phases pursuant to condominium maps and plans approved by the State of California Bureau of Real Estate creating the individual residential housing units and Improvements (each, a "Condominium Plan", and collectively, the "Condominium Plans"), which Condominium Plans shall be subject to the approval by the City with respect to (1) conformity with the approved plans for the Project and (2) confirmation that the plans show an accurate depiction of the Publicly Accessible Common Area, and shall subsequently be recorded in the Official Records. Condominium Plans for individual residential housing units and improvements Tustin CalAltantic Development Agt Parcel EXHIBIT `<E" 6B (Lot 19) 11-17-2017 Final City Council I City of Tustin/CalAtlantic Group, Inc. version.docx Development Agreement may be recorded in phases and the portion of the Property against which each Condominium Plan is recorded is referred to herein as a "Phase." C. As partial consideration for the conveyance of the Property by the City, Developer has agreed to provide to the City and its residents and the public at large certain public access covenants and easements over the portions of the Property generally depicted on the map of Publicly Accessible Common Area attached hereto as Schedule "2", as the same shall, subsequent to the execution of this Covenant, be granted by and more fully depicted and described on the Condominium Plans. D. This Covenant is intended to preserve and maintain the right to public access in, over, along, though, upon and across the Publicly Accessible Common Area depicted upon Schedule "2", subject to the terms and conditions herein, until a final Condominium Plan dedicating and memorializing the Public Access Easement described and depicted herein is recorded in the Official Records for each and every Phase of the Project. NOW THEREFORE, Developer hereby covenants, and Developer and City hereby agree, as follows: 1. Developer hereby grants and conveys to the City, for the benefit of the City, its successors and assigns, City residents and the public at large, a non-exclusive easement and right-of-way for public access in, over, along, through, upon and across that certain real property situated in the County of Orange, State of California, generally described in Schedule "1" and as specifically depicted in Schedule "2", each of which are attached hereto and by this reference incorporated herein ("Public Access Easement"); provided, however, that public access to the Public Access Easement may be prohibited by Developer in areas under construction on the Property during the course of such construction. 2. The Public Access Easement granted hereby shall automatically terminate as to each Phase upon recordation of a Condominium Plan for such Phase dedicating and memorializing the easements described and depicted herein in form and substance approved by the. City. Upon approval of the respective Condominium Plan for a particular Phase, the City Manager, or his or her designee, shall execute the Partial Termination of Public Access Covenant and Easement form attached hereto as Schedule "3" ("Partial Termination"), which shall be recorded concurrently with the recordation of the Condominium Plan for the respective Phase, terminating this Covenant with respect to the Phase of the Condominium Plan then recorded. The termination of this Covenant for the final Phase of the Project shall be in the form provided in Schedule "3" for the final termination and upon recordation of such Final Termination, this Covenant shall automatically terminate. 3. This Covenant shall be binding upon the Developer and its successors and assigns and shall run with the Property for the benefit of the City and its successors and assigns unless and until terminated as set forth herein. Tustin CalAltantic Development Agt Parcel EXHIBIT "E" 6B (Lot 19) 11-17-2017 Final City Council 2 City of Tustin/CalAtlantic Group, Inc. version.docx Development Agreement 4. The Public Access Easement, or any portion thereof, hereby established shall exist until such time as terminated by recording of a Partial or Final Termination, as the case may be, with respect thereto pursuant to the express terms herein provided. 5. This Covenant shall be recorded in the Official Records against the Property, and is binding on and inures to the benefit of City and Developer, and their respective successors and permitted assigns. 6. This Covenant may be signed in counterparts, each of which shall be deemed an original and all of which when taken together shall constitute one instrument. {signatures on following page} Tustin CalAltantic Development Agt Parcel EXHIBIT "E" 6B (Lot 19) 11-17-2017 Final City Council 3 City of Tustin/CalAtlantic Group, Inc. version.docx Development Agreement IN WITNESS WHEREOF, the Developer and City have executed this Public Access Covenant and Declaration of Easement on the date first above written. "Developer" By: CalAtlantic Group, Inc., a Delaware Corporation Name: Title: Division President Name: Title: Chief Operating Officer/Region President/VP Real Estate Counsel By: City of Tustin, California By: Name: Title: ATTEST: Erica Rabe, City Clerk APPROVED AS TO FORM Office of the City Attorney David E. Kendig, Esq. Tustin CalAltantic Development Agt Parcel EXHIBIT "E" 613 (Lot 19) 11-17-2017 Final City Council 4 City of Tustin/CalAtlantic Group, Inc. version.docx Development Agreement CERTIFICATE OF ACCEPTANCE OF DEED (City of Tustin) This is to certify that the interest in real property conveyed by the PUBLIC ACCESS COVENANT AND DECLARATION OF EASEMENT dated from to the CITY OF TUSTIN, a governmental agency, is hereby accepted by the undersigned officer on behalf of the CITY OF TUSTIN pursuant to authority conferred by Resolution No. 95- 39 of the CITY OF TUSTIN adopted on April 3, 1995, and the grantee consents to recordation thereof by its duly authorized officer. Dated: Tustin CalAltantic Development Agt Parcel 6B (Lot 19) 11-17-2017 Final City Council version.docx Erica Rabe, City Clerk EXHIBIT "E" City of Tustin/CalAtlantic Group, Inc. 5 Development Agreement ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On , 2017, before me, , (insert name of notary) Notary Public, personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature (Seal) Tustin CalAltantic Development Agt Parcel EXHIBIT `B" City of Tustin/CalAtlantic Group, Inc. 613 (Lot 19) 11-17-2017 Final City Council 6 Development Agreement version.docx ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On , 2017, before me, (insert name of notary) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature (Seal) Tustin CalAltantic Development Agt Parcel EXHIBIT "E" City of Tustin/CalAtlantic Group, Inc. 613 (Lot 19) 11-17-2017 Final City Council 7 Development Agreement version.docx SCHEDULE "1" Legal Description of Property Portions of LOT 19 and Portions of Lettered Lots of Tract 17404 as shown on Exhibit `B" Portions of APN 430-381-18 [To be replaced prior to execution with legal description based on final recorded map no. 18125 or if not then recorded, with a metes and bounds description of the Property] Tustin CalAltantic Development Agt Parcel Schedule "1" to City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council EXHIBIT "E" Development Agreement version.docx 1 SCHEDULE "T' Description and Depiction of Publicly Accessible Common Area Tustin CalAltantic Development Agt Parcel 6B (Lot 19) 11-17-2017 Final City Council version.docx [Attached] Schedule "2" to EXHIBIT "E" City of Tustin/CalAtlantic Group, Inc. Development Agreement SCHEDULE "Y' Form of Termination of Public Access Covenant and Declaration of Easement [Attached] Tustin CalAltantic Development Agt Parcel Schedule "3" to City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council EXHIBIT "E" Development Agreement version.docx CITY OF TUSTIN OFFICIAL BUSINESS REQUEST DOCUMENT TO BE RECORDED AND TO BE EXEMPT FROM RECORDING FEES PER GOVERNMENT CODE §6103 AND §27383. RECORDING REQUESTED BY: AND WHEN RECORDED MAIL TO: City Manager The City of Tustin 300 Centennial Way Tustin, California 92780 Space Above This Line Reserved for Recorder's Use [{FOR ALL BUT FINAL PHASE.} PARTIAL/{FOR FINAL PHASE}: FINAL] TERMINATION OF PUBLIC ACCESS COVENANT AND DECLARATION OF EASEMENT THIS [{FOR ALL BUT FINAL PHASE.} PARTIAL/ (FOR FINAL PHASE): FINAL] TERMINATION OF PUBLIC ACCESS COVENANT AND DECLARATION OF EASEMENT ("{PartiaUFinal} Termination") is made this 20°, by the City of Tustin ("City"), in favor of day of , ("Developer"). A. On Developer, or its predecessor -in -interest, recorded as Instrument No. that certain Public Access Covenant and Declaration of Easement ("Covenant") in the Official Records of Orange County, California ("Official Records") for the purpose of t granting and conveying to the City, for the benefit of the City, its successors and assigns, City residents and the public at large, a non-exclusive easement and right-of-way for public access in, over, along, through, upon and across that certain Property, as described in the Covenant (the "Public Access Easement"), until such time as the Condominium Plans for the respective Phases of the Project are recorded reflecting such easement thereon. B. Pursuant to the terms of the Covenant, the City has now approved, with respect to conformity with approved plans for the Project only, the Condominium Plan for that portion of the Property described on Exhibit "A" attached hereto and incorporated herein by this reference (the "Released Property"). [Addition for the final phase of the Project: The Released Property is the final Phase of the Project.] C. All capitalized terms not otherwise defined herein shall have the meaning given to them in the Covenant. NOW THEREFORE, the City hereby agrees as follows: Tustin CalAltantic Development Agt Parcel Schedule "3" to City of Tustin/CalAtlantic Group, Inc. 613 (Lot 19) 11-17-2017 Final City Council EXHIBIT "E" Development Agreement version.docx 1 1. [Partial/Finall Termination. The Covenant is hereby terminated and shall be of no further force or effect [{Add for Partial Termination only): with respect to the Released Property]. The Public Access Easement granted by the Covenant [{Add for Partial Termination only): with respect to the Released Property) is therefore also released, and the access easement for the Publicly Accessible Common Area is now and hereafter granted solely pursuant to the Condominium Plans recorded in the Official Records against the Released Property concurrently with the recording of this {Partial/Final} Termination. 2. Recordation; Successors and Assigns. This {Partial/Final} Termination shall be recorded in the Official Records against the Released Property, and is binding on and inures to the benefit of City and Developer, and their respective successors and permitted assigns. 3. Counterparts. This {Partial/Final} Termination may be signed in counterparts, each of which shall be deemed an original and all of which when taken together shall constitute one instrument. [Signature Page Follows] Tustin CalAltantic Development Agt Parcel Schedule "3" to City of Tustin/CalAtlantic Group, Inc. 613 (Lot 19) 11-17-2017 Final City Council EXHIBIT "E" Development Agreement version.docx 2 IN WITNESS WHEREOF, the City and Developer have executed this {Partiad/Final} Termination of Public Access Covenant and Declaration of Easement on the date first above written. "DEVELOPER" IN "CITY" By: City of Tustin, California By: Name: Title: ATTEST: By: City Clerk APPROVED AS TO FORM Office of the City Attorney By: Name: Tustin CalAltantic Development Agt Parcel Schedule "3" to City of Tustin/CalAtlantic Group, Inc. 613 (Lot 19) 11-17-2017 Final City Council EXHIBIT "E" Development Agreement version.docx 3 ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On 2017, before me, (insert name of notary) Notary Public, personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand andofficial seal. Signature (Seal) Tustin CalAltantic Development Agt Parcel Schedule "3" to City of Tustin/CalAtlantic Group, Inc. 613 (Lot 19) 11-17-2017 Final City Council EXHIBIT "E" Development Agreement version.docx 4 ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On , 2017, before me, (insert name of notary) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal Signature (Seal) Tustin CalAltantic Development Agt Parcel Schedule "T' to City of Tustin/CalAtlantic Group, Inc. 6B (Lot 19) 11-17-2017 Final City Council EXHIBIT "E" Development Agreement version. docx 5 Tustin CalAltantic Development Agt Parcel 6B (Lot 19) 11-17-2017 Final City Council version.docx EXHIBIT "F" PHASING MAP [Attached] EXHIBIT "F" City of Tustin/CalAtlantic Group, Inc. Development Agreement ATTACHMENT H City Council Resolution No. 17-57 RESOLUTION NO. 17-57 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING TENTATIVE TRACT MAP 18125 AND DESIGN REVIEW 2017-012 FOR THE SUBDIVISION AND DEVELOPMENT OF 218 RESIDENTIAL CONDOMINIUM UNITS ON LOT 19 OF TRACT 17404 WITHIN PLANNING AREA 15 OF NEIGHBORHOOD G OF THE TUSTIN LEGACY SPECIFIC PLAN The City Council of the City of Tustin does hereby resolve as follows: The City Council finds and determines as follows: A. That a proper application has been submitted by CalAtlantic Inc. for the development of 218 residential condominium units, a community facility and other neighborhood amenities on an approximately 20 -acre site, Tract 17404 - Lot 19, currently owned by the City of Tustin within Planning Area 15 of the Tustin Legacy Specific Plan. B. That the development application includes the following requests: Tentative Tract Map (TTM) 18125 to subdivide an approximately 20 -acre site into eight (8) numbered lots and two (2) lettered lots for the development of 218 residential condominium units, a community facility, and other neighborhood amenities. 2. Design Review (DR) 2017-012 for the design and site layout of a residential condominium community including 57 single family detached units, 60 flats, 101 townhomes, a community facility, and other neighborhood amenities. C. That the site is zoned as Tustin Legacy Specific Plan (SP 1) within Planning Area 15 of Neighborhood G; and designated as MCAS Tustin by the Tustin General Plan. In addition, the project has been reviewed for consistency with the Air Quality Sub -element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub -element. D. That a public hearing was duly called, noticed, and held on said application on November 28, 2017, by the Planning Commission. The Planning Commission adopted Resolution No. 4356, recommending that the City Council approve TTM 18125 and DR 2017-012. E. That a public hearing was duly called, noticed, and held on said application on December 19, 2017, by the City Council and that the City Council continued the item to January 16, 2018. Resolution No. 17-57 Page 2 F. That Tustin Legacy Specific Plan Section 4.2.7 requires all private development at Tustin Legacy to obtain a DA in accordance with Section 65864 et seq. of the Government Code and Sections 9600 to 9619 of the TCC. In compliance with Tustin City Code (TCC) Section 9611, the Tustin Planning Commission must make a recommendation on the proposed DA to the City Council. The DA can be supported by the following findings: 1. The project is consistent with the objectives, policies, general land uses and programs specified in the General Plan and the Tustin Legacy Specific Plan in that residential uses are permitted uses within Planning Area 15 of Neighborhood G. 2. The project is compatible with the uses authorized in the district in which the real property is located (Planning Areas 15) in that similar and compatible uses are envisioned within the close proximity of the project site 3. The project is in conformity with the public necessity, public convenience, general welfare, and good land use practices in that the project would provide 218 various styles of new housing units for new and existing Tustin residents thereby providing additional option of housing types to the City's housing stock. 4. The project will not be detrimental to the health, safety, and general welfare. The project will comply with the Tustin Legacy Specific Plan, TCC, and other regulations to ensure that the project will not be detrimental in any way. 5. The project will not adversely affect the orderly development of property in that the proposed project is orderly, well designed, and equipped with necessary infrastructure and amenities to support existing and future residents and businesses in Tustin Legacy. 6. The project will have a positive fiscal impact on the City in that the provisions of the proposed DA and conditions of approval will ensure that the project will have a positive fiscal impact on the City. G. As conditioned, the TTM 18125 will be in conformance with the Tustin Area General Plan, Tustin Legacy Specific Plan, State Subdivision Map Act and the City's Subdivision Code as follows: 1. That the site is located in Planning Area 15 (Tract 17404 — Lot 19) of the Tustin Legacy Specific Plan, which is designated for Residential Core of Tustin Legacy Specific Plan and that the proposed development as conditioned will be physically suitable for the type of development and proposed density of development; Resolution No. 17-57 Page 3 2. The developer will be required to provide funding towards the project's fair share of Tustin Legacy Backbone Infrastructure Program, which includes improvements that are required to serve new development at Tustin Legacy, including but not limited to roadway improvements; traffic and circulation mitigation to support development at Tustin Legacy; domestic and reclaimed water; sewer; telemetry systems; storm drains and flood control channels; retention and detention systems, open space and public recreational facilities and; utility backbone systems; 3. That the proposed subdivision would not have an impact on school district facilities within the Tustin Unified School District (TUSD) in that school impacts for development were considered in the MCAS Reuse Plan which identified school facility sites that will be conveyed to the TUSD by the Federal Department of Education or the City of Tustin to serve development of property at Tustin Legacy. The Tustin Legacy Specific Plan, the Final Joint Program Environmental Impact Statement / Environmental Impact Report (FEIS/EIR), Final Supplemental Environmental Impact Report (FSEIR), and conditions of approval of the proposed subdivision also require proof of payment of appropriate school fees as adopted by the TUSD prior to issuance of certificates of use and occupancy, which will be collected prior to issuance of building permits in accordance with the City's procedures; 4. 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; 5. The proposed -subdivision is not located within a 100 -year flood plain according to the Federal Emergency Management Agency map for the area (2009); 6. To ensure there is adequate infrastructure to support buildout of the project, construction of all public infrastructure and in -tract private streets and utility systems is required within the initial phases of development and in accordance with the approved phasing plan; and 7. That the Building Official has considered and approved deviations to Construction Standards for Private Streets, Storm Drain and On- site Private Improvements to allow modified private street sections, modified on -street parallel parking spaces, flared and shed curb and gutter within private streets and drives instead of typical 6 -inch curb and gutter standard. That the proposed deviations are consistent with the intent of the established standards and the Tustin Legacy Specific Plan. Resolution No. 17-57 Page 4 H. Pursuant to the Tustin Legacy Specific Plan and Section 9272 of the Tustin Municipal Code, the Planning 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 buildings. 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. Location, height, and standards of exterior illumination. 8. Landscaping, parking area design, and traffic circulation. 9. Location and appearance of equipment located outside 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. . Development Guidelines and criteria as adopted by the City Council. On January 16, 2001, the City of Tustin certified the Program Final Environmental Impact Statement/Environmental Impact Report (FEIS/EIR) for the reuse and disposal of MCAS Tustin. On December 6, 2004, the City Council adopted Resolution No. 04-76 approving a Supplement to the FEIS/EIR for the extension of Tustin Ranch Road between Walnut Avenue and the future alignment of Valencia North Loop Road. On April 3, 2006, the City Council adopted Resolution No. 06-43 approving an Addendum to the FEIS/EIR. And, on May, 13, 2013, the City Council adopted Resolution No. 13-32 approving a second Addendum to the FEIS/EIR. On July 5, 2017, the City Council adopted Resolution No. 17-23 approving a second Supplement to the FEIS/EIR. The FEIS/EIR along with its Addenda and Supplements is a program EIR under the California Environmental Quality Act (CEQA). The FEIS/EIR, Addenda and Supplements considered the potential environmental impacts associated with development on the former MCAS, Tustin. An Environmental Checklist attached hereto as Exhibit A has been prepared and concluded that these actions do not result in any new significant environmental impacts or a substantial increase in the severity of Resolution No. 17-57 Page 5 any previously identified significant impacts in the FEIS/EIR. Moreover, no new information of substantial importance has surfaced since certification of the FEIS/EIR. II. The City Council hereby approves TTM 18125, and DR 2017-012 (Tract 17404 — Lot 19), subject to the conditions attached hereto as Exhibit B. PASSED AND ADOPTED by the City Council of the City of Tustin at a regular meeting on the 16th day of January, 2018. � I Rmfir'j 10, "�WJFAV AN T I . �- ATTEST: ERICA N. RABE CITY CLERK STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN ) CERTIFICATION FOR RESOLUTION NO. 17-57 I, ERICA N. RABE, City Clerk and ex -officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 17-57 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 16th day of January, 2018, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: ERICA N. RABE CITY CLERK EXHIBIT A to City Council Resolution No. 17-57 Tustin Legacy Specific Plan EIS/EIR Checklist COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 (714) 573-3100 ENVIRONMENTAL ANALYSIS CHECKLIST For Projects With Previously Certified/Approved Environmental Documents: Environmental Impact Statement/Environmental Impact Report (EIS/EIR) for the Disposal and Reuse of Marine Corps Air Station (MCAS) Tustin The following checklist takes into consideration the preparation of an environmental document prepared at an earlier stage of the proposed project. This checklist evaluates the adequacy of the earlier document pursuant to Section 15162 and 15168 of the California Environmental Quality Act (CEQA) Guidelines. A. BACKGROUND Project Title(s): Disposition and Development Agreement for Disposition Parcel 613, Design Review 2017-012, Development Agreement 2017-001, and Tentative Tract Map 18125 Lead Agency: City of Tustin, 300 Centennial Way, Tustin, California 92780 Lead Agency Contact Person: Edmelynne Hutter Phone: (714) 573-3174 Project Location: Disposition Parcel 613 is an area bounded by future Moffett Drive to the north, Park Avenue to the east, Victory Road to the south, and Tustin Ranch Road to the west within Planning Area 15 of Neighborhood G, Tustin Legacy Specific Plan (MCAS Tustin). Project Sponsor's Name and Address: CalAtlantic Inc. c/o Ms. Crystal Burckle 15360 Barranca Parkway Irvine, CA 92618 General Plan Designation: MCAS Tustin Specific Plan Zoning Designation: Tustin Legacy Specific Plan Project Description: Design Review 2017-012, Development Agreement 2017-001, and Tentative Tract Map 18125 for the purpose of developing 218 residential condominium units comprising of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two- and three-story attached flats and common areas such as paseos, swimming pool area and outdoor barbeque and necessary infrastructures and street system to support the proposed development, Surrounding Uses: North: Vacant land East: Residential South: Residential West: Vacant land B. C. Previous Environmental Documentation; On January 16, 2001, the City of Tustin certified the Program Final Environmental Impact Statement/Environmental Impact Report (FEIS/EIR) for the reuse and disposal of MCAS Tustin, On December 6, 2004, the City Council adopted Resolution No. 04-76 approving a Supplement to the FEIS/EIR for the extension of Tustin Ranch Road between Walnut Avenue and the future alignment of Valencia North Loop Road. On April 3, 2006, the City Council adopted Resolution No. 06-43 approving an Addendum to the FEIS/EIR. On May, 13, 2013, the City Council adopted Resolution No. 13-32 approving a second Addendum to the FEIS/EIR. On July 5, 2017, the City Council adopted Resolution No. 17-23 approving a second Supplement to the FEIS/EIR in conjunction with Specific Plan Amendment 2016-01 (Ordinance 1482) for the Tustin Legacy Specific Plan (formerly MCAS Tustin Specific Plan). The FEIS/EIR along with its Addenda and Supplement is a program EIR under the California Environmental Quality Act (CEQA). The FEIS/EIR, Addenda and Supplement considered the potential environmental impacts associated with development on the former Marine Corps Air Station, Tustin, ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist in Section D below. ❑Land Use and Planning ❑Population and Housing ❑Geology and Soils ❑Hydrology and Water Quality Quality asportation & Circulation logical. Resources neral Resources icultural Resources DETERMINATION: On the basis of this initial evaluation; ®Hazards and Hazardous Materials ❑Noise ❑Public Services []Utilities and. Service Systems ❑Aesthetics ❑Cultural Resources ❑Recreation ❑Mandatory Findings of Significance ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed proj ect. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlierNEGATIVE DECLARATION pursuant to applicable standards,; and 2) have been avoided or mitigated pursuant to that earlier NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Date: 11 `' ~-201' Hutter, Senior Planner Planning Dated fid" r 10minunity Development Director D. EVALUATION OF ENVIRONMENTAL IMPACTS See Attached EVALUATION OF ENVIRONMENTAL'IMPACTS L AESTHETICS —Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? 11. AGRICULTURE RESOURCES; In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural band Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring. Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? Ili. AIR QPALrTY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ❑ ❑ 0 ❑ ❑ 0 ❑ ❑ 0 ❑ ❑ ED ❑ ❑ 0 ❑ ❑ 0 ❑ ❑ 0 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Z I.V. BIOLOGICAL RESOURCES. - Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Nish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U,S, Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? V. CULTURAL RESOURCES: - Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? VI. GEOLOGY AND SOILS: � Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: .No ,Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ❑ ❑ ❑ ❑ ❑ ❑ ❑ z. ❑ ❑ z ❑ ❑ 9 ❑ ❑ 0 ❑ ❑ 0 ❑ ❑ i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42, ii) Strong seismic ground shaking? iii) Seismic -related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off --site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of waste water? VIL GREENHOUSE GAS EMISSIONS: Would the project: a) - Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? VIII. HAZARDS AND HAZARDOUS MATERIALS: Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous. emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included.on a list of hazardous materials sites compiled pursuant to Government No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ❑ ❑ 0 ❑ ❑ 0 ❑ ❑ 0 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ E ❑ ❑ ❑ ❑ E ❑ ❑ Z Code Section 659615 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public'airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fres, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? IX, HYDROLOGY AND WATER QUALITY; — Would the project; a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in erosion or siltation on- or off -'site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase th.e rate or amount of surface runoff in a manner, which would result in flooding on - or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard area structures which would impede or redirect flood flows? No ,Substantial .New More Change From Sign f cant ,Severe Previous impact lrapacts Analysis ❑ ❑ Z ❑ ❑ 9 ❑ ❑ 0 ❑ ❑ Z ❑ ❑ 0 ❑ ❑ Z ❑ ❑ Z ❑ ❑ 0 Cl ❑ Z ❑ ❑ 9 ❑ ❑ 0 ❑ ❑ 0 �M-M ia� i) Expose people or structures to a significant risk of loss, injury or death involving flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? X. LAND USE AND PLANNING —Would the project: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? XI. MINERAL RESOURCES — Would the project: a) Result in the loss of availability of a .known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? XILNOISE — Would the project result in a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation. of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) ' A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? fj For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excess noise levels? No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 11 /,/ ■ ■_R No .Substantial .New More Change From Significant Severe Previous Impact Impacts Analysis XHI. POPULATION AND HOUSING -- Would the project: a) Induce substantial population growth in an area, either, directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? ❑ ❑ z b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? ❑ ❑ c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? ❑ ❑ 0 X1.V.. PUBLIC SERVICES a) Would the project. result insubstantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:. Fire protection? ❑ ❑ 0 Police protection? ❑ ❑ Schools? ❑ ❑ Parks? ❑ ❑ Other public facilities? ❑ ❑ XV. RECREATION — a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? ❑ ❑ b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? XVI. TRANSPORTATIONITRAFFIC —Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? ❑ ❑ b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? ❑ ❑ c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible,uses (e.g., farm equipment)? e) Result in inadequate emergency access? t) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? XVII. UTILITIfES AND SERVICE SYSTEMS — Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) :Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or.result in the construction of now storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new. or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? XVIIL MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? No Substantial N'ew More Change From Significant Severe Previous _Fact impacts Analysis ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ t c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? ❑ ❑ No Substantial New More Change From Significant Severe previous Impact Impacts Analysis b) Does the project have impacts thatareindividually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? ❑ ❑ c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? ❑ ❑ EVALUATION OF ENVIRONMENTAL IMPACTS Development Agreement 2017-401, Design Review 2017.012, and Tentative Tract Map 18125 PREVIOUS ENVIRONMENTAL DOCUMENTATION On January 16, 2001, the City of Tustin certified the Program Final Environmental Impact Statement/Environmental Impact Report (FEIS/EIR) for the reuse and disposal of MCAS Tustin. On December 6, 2004, the City Council adopted Resolution No, 04-76 approving a Supplement to the FEIS/EIR for the extension of Tustin Ranch Road between Walnut Avenue and the future alignment of Valencia North Loop Road. On April 3, 2006, the City Council adopted Resolution No, 06-43 approving an Addendum to the FEIS/EIR. On May, 13, 2013, the City Council adopted Resolution No. 13-32 approving a second addendum to the FEISIEIR. On July 5, 2017, the City Council adopted Resolution No. 17-23 approving a second Supplement to the FEISIEIR in conjunction with Specific Plan Amendment 2016-01 (Ordinance 1452) for the Tustin Legacy Specific Plan (formerly MCAS Tustin Specific Plan), The FEISIEIR, along with its addendums and supplements, is a program EIR under the California Environmental Quality Act (CEQA). The FEIS/EIR, addendums and supplemental considered the potential environmental impacts associated with development on the former Marine Corps Air Station, Tustin. The FEIS/EIR along with its Addenda and Supplement is a program EIR under the California Environmental Quality Act (CEQA). The FEIS/EIR, Addenda and Supplement considered the potential environmental impacts associated with development on the former Marine Corps Air Station, Tustin. The FEIS/EIR, Addendums and Supplement analyzed the environmental consequences of the Navy disposal and local community reuse of the MCAS Tustin site per the Reuse Plan and the Tustin Legacy Specific Plan (referred to in this document as the Specific Plan), The CEQA analysis also analyzed the environmental impacts of certain "Implementation Actions" that the City of Tustin and City of Irvine must take to implement the Tustin Legacy Specific Plan. The Tustin Legacy Specific Plan proposed and the FEIS/EIR analyzed a multi-year development period for the planned urban reuse project (Tustin Legacy). When 'individual discretionary activities within the Specific Plan are proposed, the lead agency is required to examine the individual activities to determine if their effects were fully analyzed in the FEISIEIR. The agency can approve the activities as being within the scope of the project covered by the FEIS/EIR. If the agency finds that pursuant to Sections 15162, 15163, 15164, and 15183 of the CEQA Guidelines no new effects would occur, nor would a substantial increase in the severity of previously identified significant effects occur, then no supplemental or subsequent EIR is required. PROJECT LOCATION The project site is approximately 20 gross acres located within the Tustin Legacy Specific Plan (Tustin Legacy) boundaries affecting Disposition Parcel 613. The project site is bounded by future Moffett Drive to the north, Park Avenue to the east, Victory Road to the south, and Tustin Ranch Road to the west within Planning Area 15 of Neighborhood G, Tustin Legacy Specific Plan. PROJECT DESCRIPTION Design Review 2017-012, Development Agreement 2017-001, and Tentative Tract Map 18125 are development applications to construct 218 residential condominium units comprising of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two- and three-story Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TTM 18125 Page 2 attached flats and common areas including paseos, swimming pool area and outdoor barbeque. The site is bounded by future Moffett Drive to the north, Park Avenue to the east, Victory Road to the south, and Tustin Ranch Road to the west, The proposed project requires approval of a Tentative Tract Map, Design Review and Development Agreement. The project has been designed to enhance livability by integrating three (3) distinctive housing styles as follows: Fleet is the smallest home type and is bordered by Moffet Drive on the north, Tustin Ranch Road on the west and Victory Road on the south, There are 101 row and court townhomes ranging from 1,371 to 2,144 square feet with 2-4 bedrooms. There are five (5) residential units in the row townhome condominums and ten (10) residential units in the court townhome condominiums. Velocity consists of motorcourt flats and is located on the interior of the project site and bordered by the Icon and Fleet models. There are 60 motorcourt flats which are 1,485 to 2,966 square feet with 2-3 bedrooms. Each building consists of 10 units. The swimming pool and open space areas are located within this portion of the project site. Icon is the largest home type and is bordered by Moffet Drive on the north, Park Avenue on the east, and Victory Road on the south. There are 57 single-family detached cluster -style condominiums and 1,957 to 2,688 square feet in size and are 3-4 bedrooms. Generally the applications can be described as follows:. • Disposition and Development Agreement for Disposition Parcel 613: The Disposition and Development Agreement for Disposition Parcel 613 (DDA) is the agreement between the applicant and the City specifying the City's intent to sell the project site property and the applicant's intent to buy and develop the proposed project on the site. • Development.Agreement 201.7-001: Pursuant to Section 4.2.7 of the Tustin Legacy Specific Plan, prior to issuance of any permits or approval of any entitlements within the Specific Plan area, all private development shall first obtain a Development Agreement in accordance with the State's Government Code and Tustin City Code. The purpose of the Development Agreement is to strengthen the public planning process, encourage private participation in comprehensive planning, and reduce economic risk if development. Accordingly, Cal Atlantic has submitted' a Development Agreement to augment and further the purpose and intent of the General Plan and Specific Plan, and Final EISIEIR and will ensure the orderly implementation of infrastructure and development. The Development Agreement also includes schedule of performance, obligations, and phasing triggering mechanism that ensure adequate local and Tustin Legacy backbone infrastructure program are in place to support the proposed development. Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TiM 18125 Page 3 • Design Review 2017-012: Pursuant to Section 4.2.2 of the Tustin Legacy Specific Plan, individual development shall require Site Plan and Design Review in accordance with the Tustin City Code, Design Review 2017-012 has been proposed for the project site planning and design. The proposed project design and site layout are consistent with the intent of the Specific Plan and complies with design review criteria prescribed in the Tustin City Code.. Tentative Tract Map 18125: The proposed Tentative Tract Map is a condominium subdivision of an approximately 20 - acre site into 8 numbered lots and 2 lettered lots for the development of 57 three-story detached homes, 101 three-story attached townhomes and 60 two to three story attached flats, and common areas such as paseos, swimming pool area and outdoor barbeque. EVALUATION OF ENVIRONMENTAL_ IMPACTS An Environmental Analysis Checklist has been completed and it has, been determined that this Project is within the scope of the Prior Environmental Review and that pursuant to Public Resources Code Section 21166 and Title 14 California Code of Regulations Sections 15162 and 15168(c), there are no substantial changes in the project requiring major revisions to the Prior Environmental Review, no substantial changes with respect to the circumstances under which the project is being undertaken which will require major revisions to the Prior Environmental Review, or any new information which was not known and could not have been known at the time the Prior Environmental Review was certified showing that: (1) the project will have any new significant effects; (2) significant effects previously examined will be substantially more severe; (3) mitigation measures or alternatives previously determined to be infeasible will now be feasible and would substantially reduce one or more significant effects of the project but the City declined to adopt the mitigation measure or alternative; or (4) mitigation measures or alternatives considerably different from those previously analyzed would substantially reduce one or more significant effects on the environment, but the City declined to adopt the mitigation measure or alternative. Accordingly, no new environmental document is required by CEQA. The following information provides background support for the conclusions identified in the Environmental Analysis Checklist. 1, AESTHETICS — Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, Evaluation of Environmental Impacts DA 2017-041, DR 2017-012, and TTM 18125 Page 4 and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area. The proposed use is consistent with the approved Specific Plan. The project is not located on a scenic highway nor will it affect a scenic vista. The development of residential units within Planning Area 15 were considered within the FEISIEIR and will have no negative aesthetic effect on the site when mitigation measures identified in the FEIS/EIR are incorporated with approval of the project. All exterior design is required to be in compliance with Section 3.19 — Urban Design Guidelines of the Tustin Legacy Specific Plan. The proposal includes Design Review application, which requires that the Planning Commission and City Council review and ensure the design of the project, if approved, is found to be cohesive and in harmony with surrounding uses. All exterior lighting would be designed to reduce glare, create a safe night environment, and avoid impacts to surrounding properties in compliance with Section 3.19.3d of the Tustin Legacy Specific Plan and the City's Security Ordinance. The proposed project will result in no substantial changes to the environmental impacts previously evaluated with the certified Program FEIS/EIR, the Supplemental and Addendums. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger'the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to aesthetics. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEISIEIR, the Supplemental or Addendums were certified as completed. MitigationlMoni%ring Required: no new impacts or substantially more severe aesthetic impacts would result from the adoption and implementation of the Project; therefore, no new or revised mitigation measures are required for aesthetics and visual quality. No refinements related to the Project are necessary to the FEISIEIR mitigation measures and no new mitigation measures are required. Mitigation measures were adopted by the Tustin City Council in the FEISIEIR, Addendums and Supplemental; and applicable measures will be required to be complied with as conditions of entitlement approvals for future development of the site. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-58 through 3- 67) Tustin Legacy Specific Plan (Pages 5-35 through 5-68) Tustin General Plan AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land. Evaluation and Site Assessment Model (1997' prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TTM '18125 Page 5 a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use or a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area. The proposed use is consistent with the approved Specific Plan. As documented in the FEISIEIR, the project site is part of Tustin Legacy Specific Plan that contained 702 acres of farmland. The FEISIEIR concluded that there would be no viable long-term mitigation to off -set the impact of converting farmland on MCAS Tustin to urban uses. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard: to agricultural resources. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEISIEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEISIEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEISIEIR, the Supplemental or Addendums were certified 'as completed. Mitigation/Monitoring Required. Specific mitigation measures have been adopted by the Tustin City Council in certifying the FEISIEIR. However, the FEISIEIR also concluded that Reuse Plan related impacts to farmland were significant and impossible to fully mitigate. A Statement of Overriding Consideration for the FEISIEIR was adopted by the Tustin City Council on January 16, 2001. Sources: Field Observations FEIS/EIR for Disposal and Reuse of MCAS Tustin (Page 3-83 through 3-87, 4-109 through 114) and Addendums (Page 5-3 through 5-8) Tustin Legacy Specific Plan (Pages 5-43 through 5-47) Tustin General Plan Ill. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TfM 18125 Page 6 c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area, The proposed use is consistent with the approved Specific Plan. As documented in the FEIS/EIR, the project is part of a larger reuse project at Tustin Legacy that was projected to result in air quality impacts that cannot be fully mitigated. A Statement of Overriding Consideration for the FEIS/EIR was adopted by the Tustin City Council on January 16, 2001 The site is presently not in use. The project applicant proposes to construct within the maximum allowable residential units in Planning Area 15 of the Tustin Legacy Specific Plan. Therefore; no significant. impact beyondwhat was analyzed in the adopted FEIS/EIR is anticipated. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section .15162 that would trigger the need to prepare a subsequent or supplemental. EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to air quality. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR, due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effect or mitigation measures or alternatives that was not known and could not have been known when the FEIS/EIR was certified as complete. MitigationlMonitoring Required. Specific mitigation measures have been adopted by the Tustin City Council in certifying the FEIS/EIR. However, the FEIS/EIR also concluded that Reuse Pian related operational air quality impacts were significant and impossible to fully mitigate. A Statement of Overriding Consideration for the FEISIEIR was adopted by the Tustin City Council on January 16, 2001. Sources: Field Observations Submitted Plans FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-143 through 153, 4-207 through 4-230 and pages 7-41 through 7-42) FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.1-1 through 5.1-32) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Table 2, 1993 South Coast Air Quality Management District, CEQA Air Quality Handbook Tustin General Plan IV, BIOLOGICAL RESOURCES: -Would the project: Evaluation of Environmental impacts DA 2017-001, DR 2017-012, and TTM 18125 Page 7 a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional or state habitat conservation plan? The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area. The proposed use is consistent with the approved Specific Plan, The FEISIEIR found that implementation of the Reuse Plan and Tustin Legacy Specific Plan would not result in impacts to federally listed threatened or endangered plant or animal species. The proposed project is within the scope of development considered with the analysis of the FES/EIR, the Supplementals and Addendums for MCAS Tustin. The FEISIEIR determined that implementation of the Reuse Plan and Tustin Legacy Specific Plan (including the proposed project) could impact jurisdictional waters/wetlands and the southwestern pond turtle or have an impact on jurisdictional waters/wetlands. The project site has been surveyed, and turtles were captured and moved off the site to another location as directed and overseen by the California Department of Fish and'Game. Since that time, all former Marine Corps base drainage channels in the area were removed and graded by the former owner of the property with the required 401, 404 and 1601 permits issued by Fish and Game, Army Corps of Engineers, and Regional Water Quality Control Board. Consequently, the proposed project would not affect the southwestern pond turtle or have an impact on jurisdictional waters or wetlands. No substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to biological resources. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TTM 18125 Page 8 Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effect or mitigation measures or alternatives that was not known and could not have been known when the FEIS/EiR was certified as complete. MitigationlMonitoring Required: No mitigation is required. Sources: Field Observations FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-75 through 3- 82, 4-103 through 4-108, and 7-26 through 7-27) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Pian V. CULTURAL RESOURCES: • Would the project. a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside formal cemeteries? The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attachedtownhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Pian area. The proposed use is consistent with the approved Specific Plan. It should be noted that the former MCAS Tustin contained two National Register listed blimp hangars, and several concrete or asphalt blimp landing pads that were considered historically or culturally significant, pursuant to the federal Section 106 process conducted at the site. Through the Section 106 process, these facilities were identified as part of a discontiguous Historic District. The Navy, State Office of Historic Preservation (SHPO), and Advisory Council executed a Memorandum of Agreement (attached as part of the EISIEIR) with City of Tustin and County of Orange as invited signatories that allowed for the destruction of the blimp pads. The EiSIEiR noted that it may not be financially feasible to retain the blimp hangars and there may be irreversible significant impacts. A Statement of Overriding Consideration for the FEISIEIR was adopted by the Tustin City Council on January 16, 2001. Consistent with the above referenced agreement, the previous owner of the property removed the blimp pad from the project site and leveled the property. However, no portion of the previously existing blimp landing pads nor the existing blimp hangars are located within the project site boundary. Numerous archaeological surreys have been conducted at the former MCAS Tustin site. In 1988, the State Office of Historic Preservation (SHPO) provided written concurrence that all open spaces on MCAS Tustin had been adequately surveyed for archaeological resources. Although one archaeological site (CA -ORA -381) has been recorded within the Reuse Plan area, it is believed to have been destroyed. it is possible that previously unidentified buried archaeological or paleontological resources within the project site could be significantly impacted by grading and construction activities. With the inclusion of Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TTM 18125 Page 9 mitigation measures that require construction monitoring, potential impacts to cultural resources can be reduced to a level of insignificance. No substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to cultural resources. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEISIEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effect or mitigation measures or alternatives that was not known and could not have been known when the FEIS/EIR was certified as complete. Midgation/Mon#odng Required., Mitigation measures have been adopted by the Tustin City Council in the FEIS/EIR; these measures would be included as conditions of approval for the project, sources. Field Observations FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-68 through 3 74, 4-93 through 4-102 and 7-24 through 7-26) Tustin Legacy Specific Pian (Pages 5-34 through 5-68) Tustin General Plan VI. GEOLOGY AND SOILS: — Would the project:. a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: • Rupture of a known earthquake fault, as delineated on the most recent Alguist-Priiolo Earthquake Fault Zoning map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. • Strong seismic ground shaking? +° Seismic -related ground failure, including liquefaction? Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TTM 18125 Page 10 d) Be located on expansive soil, as defined in Table 18-1-8 of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area. The proposed use is consistent with the approved Specific Plan. The FEIS/EIR indicates that impacts to soils and geology resulting from implementation of the Reuse Plan and Tustin legacy Specific Plan would "include non -seismic hazards (such as local settlement, regional subsidence, expansive soils, slope instability, erosion, and mudflows) and seismic hazards (such as surface fault displacement, high-intensity ground shaking, ground failure and lurching, seismically induced settlement, and flooding associated with dam failure." However, the FEIS/EIR for MCAS Tustin also concluded that compliance with state and local regulations and standards, along with established engineering procedures and techniques, would avoid unacceptable risk or the creation of significant impacts related to such hazards. No substantial change is expected for development of the project from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to geology and soils. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEISiEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. Mitigation/Monkoring Required; As identified in the FEIS/EIR, compliance with existing rales and regulations would avoid the creation of potential impacts. No mitigation is required. Sources: Field Observations FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-88 through 3- 97, 4-115 through 4-123 and 7-28 through 7-29} Tustin legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan VIL GREENHOUSE GAS EMISSIONS: — Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Evaluation of Environmental Impacts DA 2017-001, DR 2017--012, and TfM 18125 Page 11 The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area, The proposed use is consistent with the approved Specific Plan, which also areas for commercial, retail and institutional uses. These uses currently generage greenhouse gas emissions from natural gas used for energy, heating and cooking, electricity usage, vehicle trips associated it heach land use areas sources such as landscaping equipment and consumer cleaning products from water demand, wastewater generation and solid waste generation. The FEIS/EIR did not evaluate greenhouse gas (GHG) emissions impacts because; prior to SB 97, which went into effect January 1, 2010, it was not included in the CEQA Guidelines Appendix G checklist and the City of Tustin did not have adopted thresholds at the time of preparation. The City has prepared the Final Supplemental EIR (FSEIR), which was adopted in June 2017 in conjunction with the Tustin Legacy Specific Plan Amendment (Modified Project). The FSEIR analyzed the. MCAS Tustin Specific Plan (Adapted Specific Pian) would have generated GHG emissions at levels that would exceed the thresholds established by Southern California Air Quality Management District, The FSEIR concluded that the Modified Project would contribute to global climate change through direct emission of GHG from onsite area sources and vehicle trips and indirectly through offsite energy production required for onsite activities, water use and waste disposal. However, the Modified Project would generate GHG emissions at a reduced rate than the rate GHG emissions would have been produced under the Adopted Specific Plan. Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin City Council in the FEISIEIR; these measures would be included as conditions of approval for the project. Sources: Field Observations FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.2-1 through Pages 5.2-2) Tustin Legacy Specific Pian (Pages 5-34 through 5-68) Tustin General Flan VIII. HAZARDS AND HAZARDOUS MATERIALS: — Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonable foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TTM 18125 Page 12 e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles or a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant `risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of.the Tustin Legacy Specific Plan area. The 'proposed use is consistent with the approved Specific Plan. The project will not create a significant hazard to the public through the transport, use, or disposal of hazardous materials, nor are there reasonably foreseeable upset and accident conditions at the property. In addition, construction and residential uses would not emit hazardous emissions within a quarter mile of an existing or proposed school. The Navy conveyed the property in 2002 as unrestricted and suitable for residential reuse. In addition, the project site is located within the boundaries of the Airport Environs Land Use Plan; however, it is at least four (4) miles from John Wayne Airport, and does not lie within a flight approach or departure corridor and thus does not pose an aircraft -related safety hazard for future residents or workers. The project site is also not located in a wildland fire danger area. Compliance with all federal, state and ' Racal regulations concerning handling and use of household hazardous substances will reduce potential impacts to below a level of significance. No substantial change is expected from the analysis previously completed in the FEISIEIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15152 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to hazards and hazardous materials. Specifically, there have not been; (1) changes to the Project that require major revisions of the previous FEISIEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEISIEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEISIEIR, the Supplemental or Addendums were certified as completed. MifigationlMonitonng Required. As identified in the FEISIEIR, compliance with existing rules and regulations would avoid the creation of potential impacts. No mitigation is required. Sources. Field Observation Evaluation of,Environmental Impacts DA 2017-001, DR 2017-012, and TTM 18125 Page 13 FEISIEIR for Disposal and Reuse of MCAS Tustin pages (3-106 through 3- 117, 4-130 through 4-138 and 7-30 through 7-31) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Finding of Suitability to Transfer (FOST), MCAS Tustin Tustin General Plan. VIII. HYDROLOGY AND WATER QUALITY; - Would the project; a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge, such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in flooding on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff, ? f) Otherwise substantially degrade water quality? g)* Place housing within a 100 -year flood hazard area as mapped on a federal Flood hazard Boundary of Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard area structures, which would impede or redirect flood flows? Q Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area. The proposed use is consistent with the approved Specific Plan, The project design and construction of facilities to fully contain drainage of the site would be required as conditions of approval of the project and submitted/approved Water Quality Management Plan. No long-term impacts to hydrology and water quality are anticipated for the proposed project. The proposed housing project will also not impact groundwater in the deep regional aquifer or shallow aquifer. The proposed project would not include groundwater removal or alteration of historic drainage patterns at the site, The project is not located within a 100 -year flood area and will not expose people or structures to a significant risk of loss, injury and death involving flooding as a result of the failure of a levee Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TTM 18125 Page 14 or dam, nor is the proposed project susceptible to inundation by seiche, tsunami, or mudflow. Construction operations would be required to comply with the Total Maximum Daily Load (TMDL) for the Newport Bay watershed that requires compliance with the Drainage Area Master Plan (DAMP) and National Pollution Discharge Elimination System (NPDES) and the implementation of specific best management practices (BMP). Compliance with state and local regulations and standards, along with established engineering procedures and techniques, would avoid unacceptable risk or the creation of significant impacts related to such hazards. Consequently, no substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Based on the foregoing; none of the conditions identified in CEQA Guidelines Section 15152 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to hydrology and water quality. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed MifigationlMonitoring Required: As identified in the FEIS/EIR, compliance with existing rules and regulations would avoid the creation of potential impacts. No mitigation is required, Sources: Field Observation FEIS/EIR for Disposal and Reuse of TAS Tustin (Pages 3-98 through 3- 105, 4-124 through 4-129 and 7-29 through 7-30) Tustin Legacy Specific Plan ((Pages 5-34 through 5-68) FEMA Flood Map: FIRM Panel 06059CO279J(Dec. 2, 2009) Tustin General Plan Fire Hazard Severity Zone Map (2011) 1X. LAND USE AND PLANNING: Would the project: Physically divide an established community? a) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited, to the general plan, specific plan; local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? b) Conflict with any applicable habitat conservation plan or natural community conservation plan? The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area. The proposed use is consistent with the approved Specific Plan and Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and 7TIVI 18126 Page 15 the number of dwelling units proposed by the Project is under the maximum development threshold for Planning Area 15, which contemplates the development of 2,814 dwelling units in total. The City of Tustin is the controlling authority over implementation of the Reuse Plan for the former base, such as land use designations, zoning categories, recreation and open space areas, major arterial roadways, urban design, public facilities, and infrastructure systems. On July 18, 2017, the Tustin City Council approved the Tustin Legacy Specific Plan for Tustin Legacy project area that established, land use and development standards for development of the site. The proposed project complies with Planning Area 15's development standards for residential units as noted in Section 3.13.2 of the Tustin Legacy Specific Plan. Compliance with state and local regulations and standards would avoid the creation of significant land use and planning impacts. Also, the proposed Project will not conflict with any habitat conservation plan or natural community conservation plan, Consequently, no change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the, need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to land use and planning. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEISIEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. MitigationlMonitoring Required. The proposed project is consistent with the development standards of the MCAS Tustin Specific Plan as identified by the adopted FEIS/EIR. No mitigation is required, Sources: Field Observation FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-3 to 3-17, 4-3 to 4-13 and 7-16 to 7-18) FSEIR for Tustin Legacy Specific Plan Amendment (Page 5.2-1 through Page 5.2-27) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan X. MINERAL RESOURCES: Would the project: a) Result in the loss of availability of a known mineral resource that would be a value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TTM 18125 Page 16 Specific Plan area. The proposed use is consistent with the approved Specific Plan, Chapter 3.9 of the FEIS/EIR indicates that no mineral resources are known to occur anywhere within the Reuse Plan area, The proposed project will not result in the loss of mineral resources known to be on the site or identified as being present on the site by any mineral resource plans, Consequently, no substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to mineral resources. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. Mitigation/Monitoring Required, No mitigation is required. Sources. Field Observation FEIS/EIR for Disposal and Reuse of MCAS Tustin (Page 3-91) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan XI. NOISE: Would the project: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive ground borne vibration or ground borne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? c) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? d) For a project located within an airport land use plan or, where such a plan has not been adopted, within, two miles of a public airport or public use airport, would the project' expose people residing or working in the project area to excessive noise levels? e) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? The proposed project is for a development of a total. of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area. The proposed use is consistent with the approved Specific Plan. Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TTM 18125 Page 17 The FEIS/EIR indicates that full build -out of the base will create noise impacts that would be considered significant if noise levels experienced by sensitive receptors would exceed those considered "normally acceptable" for the applicable land use categories in the Noise Elements of the Tustin General Plan. For interior noise, N-3 identified in the FEIS/EIR requires plans demonstrating noise regulation conformity be submitted for review and approval prior to building permits being issued. Compliance with adopted mitigation measures and state and local regulations and standards, along with established engineering procedures and techniques, will avoid unacceptable risk or the creation of significant impacts related to such hazards. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to noise. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEiS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. MifigationlMonitoring Required: Mitigation measures have been adopted by the Tustin City Council in the FEIS/EIR; these measures would be included as conditions of approval for the project. Sources. Field Observation Submitted Plans FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-154 to 3-162, 4-231 to 4-243 and 7-42 to 7-43) FSEIR for Tustin Legacy Specific Pian Amendment (Pages 5.4-1 through 5.428) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan Xll. POPULATION & HOUSING: Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other Infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area. The proposed use is consistent with the approved Specific Plan and Evaluation of Environmental Impacts DA 2017-001, DR 2017.012, and TTM 18125 Page 18 the number of dwelling units proposed is under the maximum development threshold for Planning Area 15, which contemplates the development of 2,814 dwelling units in total. Additionally, the proposed project site is vacant and will not displace people or necessitate construction of replacement housing elsewhere. No substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Based on. the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or suppiemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to population and housing. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEISIEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEISIEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEISIEIR, the Supplementals orAddendums were certified as completed. MiligationlMonkofing Required., No mitigation is required. Sources. Field Observations FEISIEIR for Disposal and Reuse of MCAS Tustin (Pages 3-18 to 3-34, 4- 14 to 4-29 and 7-18 to 7-19) FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.5-1 through 5.5-15) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area, The proposed use is consistent with the approved Specific Plan. The site is currently vacant. Development of the site would require public services such as fire and police protection services, schools, libraries, recreation facilities, and biking/hiking trails. Fire Protection. The proposed project will be required to meet existing Orange County Fire Authority (OCFA) regulations regarding construction materials and methods, emergency access, water mains, fire flow, fire hydrants, sprinkler systems, building setbacks, and other relevant regulations. Adherence to these regulations would reduce the risk of uncontrollable fire and increase the ability to efficiently provide fire protection Evaluation of Environmental Impacts DA 2017-001, DR 2017-012,. and TTM 18125 Page 19 services to the site. The number of fire stations existing and planned in the area surrounding.the site will meet the demands created by the proposed project. Police Protection. The need for police protection services is assessed on the basis of resident population estimates, square footage of non-residential uses, etc. Development of the .site would increase the need for police protection services. The developer as a condition of approval for the project would be required to work with the Tustin Police Department to ensure that adequate security precautions such as visibility, lighting, emergency access, address signage are implemented in the project at plan check. Schools. The proposed project is located within Tustin Unified School District (TUSD). The implementation of the Reuse Plan would provide two 10 -acre sites for elementary schools and a 40 -acre high school site to serve the growing student population within its district. The 2001 FEIS/EiR determined that the project would generate 1,473 students within the TUSD. The 2006 Addendum determined that the modified project would result in a reduction of 497 students within the TUSD and analyzed the impact of expanding the Heritage school by 5 acres to accommodate a combination elementary/middle school instead of the two elementary schools and one high school contemplated in the 2001 FEIS/EIR. Utilizing the 2005 Addendum student generation factors of 0.465 for K- 8 in single family detached residences and 0.219 for K-8 in attached single family homes and 0.135 for grades 9-12 in single family homes and 0.077 for grades 9-12 in single family detached homes, the project would result in 84 students within the TUSD. The FSEIR for Tustin Legacy Specific Plan Amendment (Modified Project) determined that the Modified Project would in the construction of 6,813 total residential units in the Specific Plan area, resulting in the potential addition of 1,250 students to the TUSD. The TUSD will receive its statutory school impact fees per Senate Bill 50 from the proposed residential development of the site. As a condition of approval for the project, the developer will be required to pay applicable school fees prior to issuance of the building permit. In summary, no new additional students are anticipated beyond what was considered in the FEIR/EIS for the Disposal and Reuse of MCAS, Tustin, and in any event, City required mitigation is limited by State law to requiring payment of the SB 50 school impact fees. Other Public Facilities (Librariesj. Implementation of the entire Reuse Plan would only result in a library demand of up to approximately 2,500 square feet of library space. This relatively small amount of space is well below the library system's general minimum size of 10,000 square feet for a branch library and would not trigger the need for a new facility. General Implementation Requirements: To support development in the reuse plan area, the Reuse Plan/Specific Pian requires public services and facilities to be provided concurrent with demand. The proposed project will be required to comply with FEIS/EIR implementation measures adopted by the Tustin City Council, No substantial change is expected from the analysis previously completed in the approved FEIS/EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the treed to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to public services, Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the Evaluation of Environmental impacts DA 2017-001, DR 2017-012, and TTM 18126 Page 20 previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEiS/EIR, the Supplemental or Addendums were certified as completed. Mitigation/Mongoring Required Mitigation measures have been adopted by the Tustin City Council in the FEIS/EIR; these measures would be included as conditions of approval for the project. Sources: Field Observation FEIS/EiR for Disposal and Reuse of MCAS Tustin (Pages 3-47 to 3-57, 4- 56 to 4-80 and 7-21 to 7-22) FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.6-1 through 5.6-12) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan XIV. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities, such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? . The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhornes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area. The proposed project includes common areas such as paseos, swimming pool area and outdoor barbeque as well as a pedestrian plaza which would be accessible to the residents of the project and the public as a whole. The proposed project not only provides recreational to its future community residents. Additionally, the Reuse Plan process included public conveyance of city parks and an Urban Regional Park as such individual developers were relieved of the requirement to dedicate land for park purposes. The project is not anticipated to increase the use of other existing neighborhood or regional parks such that substantial physical deterioration of the facilities would occur or be accelerated. No substantial change is expected from the analysis previously completed in the approved FEiS/EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EiR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to recreation. Specifically, there have not been. (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TTM 18125 Page 21 measures or alternatives that were not known and could not have been known when the FEISIEIR, the Supplemental or Addendums were certified as completed. MitigationlMonitorrng Required., Mitigation measures have been adopted by the Tustin City Council in the FEISIEIR; these measures would be included as conditions of approval for the project. Sources: Field Observation FEISIEIR for Disposal and Reuse of MCAS Tustin pages 3-47 to 3-57,4-56 to 4-80 and 7-21 to 7-22 Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin Parks and Recreation Services Department Tustin General Plan XV. TRANSPORTATIONITRAFFIC: Would the project: a) Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacity of the street system ii.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? 'b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that result in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g.-, bus turnouts, bicycle racks)? The proposed project is for a development of a total of 218 residential condominium units consisting of 57 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area. The proposed use is consistent with the approved Specific Plan and the number of dwelling units proposed is under the maximum development threshold for Planning Area 15; which contemplates the development of 2,814 dwelling units in total. The FEISIEIR indicates that transportation and circulation impacts would be created through the phased development of the approved Reuse Pian and MCAS Tustin Specific Plan. The FEISIEIR and Supplements identified the trip generation resulting from implementation of the original Specific Plan and Addendum to create an overall Average Daily Trip (ADT) of 216,440 trips. The Specific Plan also established a trip budget tracking system for each neighborhood to analyze and control the amount and intensity of non-residential development by neighborhood. The tracking system ensures that sufficient ADT capacity exists to serve the development and remainder of the neighborhood. The proposed project Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TfM 18.125 Page 22 would not exceed the trip budget analyzed in the FEISIEIR and its Supplemental and Addendums. According to the Tustin Legacy Specific Plan, a maximum of 2,814 residential dwelling units are permitted within Planning Area 15 (Neighborhood G) with an established trip budget of 38,936 ADTs. The proposed project has a total of 218 units with projected 1,614 ADTs. Given this comparison, the proposed project is well within the trip budget established for the project site. The analysis has shown that the proposed project has not resulted in new significant impacts that would require mitigation. Moreover, the proposed on-site circulation system is found to provide adequate capacity in accordance with the performance criteria applied to the project. The City's Traffic Engineer has analyzed the proposed project and the associated trip generation and determined that it is within the traffic budget for the project site. No substantial change is expected from the analysis previously completed in the approved FEIS/EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to traffic. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEISIEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEISIEIR, the Supplemental or Addendums were certified as completed. MitigafionlMonitoring Required: Mitigation measures have been adopted by the Tustin City Council in the FEIS/EIR; these measures would be included as conditions of approval for the project. Sources. Field Observation Submitted Plans FSEIR for Tustin Legacy Specific Plan Amendment (Page 5.7-1 through Page 5.7-34) FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.7-1 through 5.7-33) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan XVI. UTILITIES AND SERVICE SYSTEMS: Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Evaluation of Environmental impacts DA 2017-001, DR 2017-012, and TTM 18125 Page 23 c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? The proposed project is for a development of a total of 218 residential units consisting of 67 three-story detached homes, 101 three-story attached townhomes, and 60 two and three story attached flats within the residential core of the Tustin Legacy Specific Plan area. The proposed use is consistent with the approved Specific Plan, The FEIRIEIR analyzed residential development on the proposed site, which is consistent with the proposed project. Development of the site would require can -site improvements and off- site infrastructure improvements to utilities and roadway systems, including payment of fair share contribution related to the Tustin Legacy Backbone Infrastructure Program and construction of landscape and irrigation on the public right-of-way Also, d=evelopment of the site is required to meet federal, state, and local standards for design of wastewater treatment. The number of proposed units can be supported by the Irvine Ranch Water District for domestic water and sewer services. No substantial change is expected from the analysis previously completed in the approved FEI S1EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to utilities and service systems. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEISIEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FES1EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEISIEIR, the Supplemental or Addendums were certified as completed. MiifrgatronlMonitorrng Required: Mitigation measures have been adopted by the Tustin City Council in the FEiS1EIR; these measures would be included as conditions of approval for the project. Sources: Field Observations Submitted Plans FEISIEIR for Disposal and Reuse of MCAS Tustin (pages 3.35 through 3- 46, 4-32 through 4-55 and 7-20 through 7-21) Evaluation of Environmental Impacts DA 2017-001, DR 2417-012, and TTM 18125 Page 24 FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.8-1 through 5.8-27) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Based upon the foregoing, the proposed project does not have the potential to degrade the duality of the environment, substantially reduce the habitats or wildlife populations to decrease or threaten, eliminate, or reduce animal ranges, etc. With the enforcement of FEIS/EIR mitigation and implementation measures approved by the Tustin City Council, the proposed project does not cause unmitigated environmental effects that will cause substantial effects on human beings, either directly or indirectly. In addition, the proposed project does have air quality impacts that are individually limited, but cumulatively considerable when viewed in connection with the effects of the reuse and redevelopment of the former MCAS Tustin. The FEISIEIR, the Supplemental and Addendums previously considered all environmental impacts associated with the implementation of the Reuse Plan and Tustin Legacy Specific Pian. The project proposes no substantial changes to environmental issues previously considered with adoption of the FEISIEIR. Mitigation measures were identified in the FEISIEIR to reduce impact but not to a level of insignificance. A Statement of Overriding Consideration for the FEISIEIR was adopted by the Tustin City Council on January 16, 2001. MitigafionlMonitoring Required: The FEISIEIR previously considered all environmental impacts associated with the implementation of the Reuse Plan and MCAS Tustin Specific Plan. Mitigation measures have been adopted by the Tustin City Council in the FEISIEIR and would be included in the project as applicable. Sources: Field Observations FEISIEIR for Disposal and Reuse of MICAS Tustin (pages 5-4 through 5-11) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan CONCLUSION The summary concludes that all of the proposed project's effects were previously examined in the FEIS/EIR for MCAS Tustin, that no new effects would occur, that no substantial increase in the Evaluation of Environmental Impacts DA 2017-001, DR 2017-012, and TTM 18125 Page 25 severity of previously identified significant effects would occur, that no new mitigation measures would be required, that no applicable mitigation measures previously not found to be feasible would in fact be feasible, and that there are no new mitigation measures or alternatives applicable to the project that would substantially reduce effects of the project that have not been considered and adopted. A Mitigation and Monitoring and Reporting Program and Findings of Overriding Considerations were adopted for the FEIS/EIR on July 5, 2017 and shall apply to the proposed project, as applicable. EXHIBIT B to City Council Resolution No. 17-57 Conditions of Approval EXHIBIT B RESOLUTION NO. 17-57 CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 18125 AND DESIGN REVIEW 2017-012 GENERAL (1) 1.1 The proposed project shall be in compliance with the Tustin Legacy Specific Plan, Tustin City Code, and City of Tustin Guidelines and Standards and conform with submitted plans for the project date stamped January 16, 2018, on file with the Community Development Department, except as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve minor modifications to plans during plan check if such modifications are consistent with the provisions of the Tustin City Code, and other applicable codes. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within twenty-four (24) months. All time extensions may be considered by the Community Development Director if a written request is received within thirty (30) days prior to expiration date. (1) 1.4 Approval of project is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk -Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 The applicant shall comply with executed Development Agreement (DA) 2017-001 and associated Disposition and Development Agreement (DDA) for Disposition Parcel 613. *** 1.6 This approval shall become null and void if the associated DDA is not approved and executed. 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 Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 7 *** 1.7 Project entitlement shall not be effective until the associated DDA is adopted. FINAL TRACT MAP (1) 2.1 Preparation and recordation of a final subdivision map shall be required. (1), 2.2 Final Maps shall be based on a field survey in conformity with the (5) Professional Land Surveyor's Act. The survey of the land to be subdivided shall be made by a registered civil engineer authorized to practice land surveying or licensed land surveyor. All monuments, property lines, centerlines of streets, alleys and easements adjoining or within the subdivision shall be tied into the survey. The allowable error of closure on any portion of the final map shall not exceed 1/10,000 for field closures and 1/20,000 for calculated closures. At the time of making the survey for the final map, the engineer or surveyor shall set sufficient durable monuments to conform with the standards described in Section 8771 of the Business and Professions Code so that another engineer or surveyor may readily retrace the survey. At least one (1) exterior boundary line shall be monumented prior to recording the final map. (5) 2.3 The applicant shall satisfy dedication and/or reservation requirements as applicable, including, but not limited to, dedication in Fee Title of all required street rights-of-way; dedication of all required flood control right-of-way easements; and dedication of vehicular access rights, pedestrian access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer. Dedications and easements shall be provided at no cost to the City, subject to review and approval by the Community Development Director and City Engineer. (1), 2.4 Prior to recordation of the final map, the applicant is required to execute (5) a subdivision and monumentation agreement and furnish improvement and monumentation bonds, all on forms acceptable to the City. (1) 2.5 Prior to recordation of the final map, the applicant shall submit an 8 Y2" x 11" street address map exhibit including the site plan, footprint of building(s), and streets to the Public Works Department for review and approval. Prior to recordation of the final map, the applicant shall submit an 8 Y2" x 11" utility meter address map exhibit including site plan, footprint of building(s), meter locations and streets to the Public Works Department for review and approval. The exhibits shall be in Portable Document Format (PDF). Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 8 (1) 2.6 Within twenty-four (24) months from tentative map approval, the subdivider shall record with appropriate agencies, a final map prepared in accordance with subdivision requirements of the Tustin Legacy Specific Plan, Tustin Municipal Code, the State Subdivision Map Act, and applicable conditions contained herein unless an extension is granted pursuant to the State Subdivision Map Act and the Tustin Municipal Code. The Final Map shall be submitted at least ninety (90) days prior to the expiration of the Tentative Map for review, processing, and recording prior to the expiration of the Tentative Map. All conditions of approval herein, as applicable, shall be satisfied prior to recordation of a final map or as specified herein. (1) 2.7 At the time of final map submittal, the applicant shall also submit two (2) copies of an up-to-date title report generated within thirty (30) days of submittal. (1), 2.9 The developer shall comply with all applicable mitigation measures (5) identified in the certified FEIS/EIR, and other agreements with the City of Tustin unless otherwise modified by this Resolution. (1), 2.10 The developer shall not oppose any future creation of a landscape and (5) lighting district for maintenance within the public right-of-way or of public parkland, or community facilities district for funding of Tustin Legacy backbone infrastructure or municipal service provision to the project site, or a future community facilities district for school purposes. BUILDING PLAN SUBMITTAL (1), 3.1 At the time of building permit application, the plans shall comply with the (3) latest edition of the California Residential Code, California Building Code, California Mechanical Code, California Electrical Code, California Plumbing Code, California Green Code, California Energy Code, City Ordinances, State, Federal laws, and regulations as adopted by the City Council of the City of Tustin. (1), 3.2 All private on-site design and construction of improvement work shall be (5) designed and performed in accordance with the applicable portions of the City of Tustin's "Grading Manual" and "Construction Standards for Private Streets, Storm Drain and On -Site Private Improvements," except as otherwise approved by the Building Official. Said plans shall include, but not be limited to, the following: a. Curbs and gutters on all streets; Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 9 b. Sidewalks on all streets, including curb ramps for the physically disabled; all sidewalks, pathways, paseos, and trails shall comply with the provisions of the American with Disabilities Act; c. Drive aprons; d. Signing/striping plan; e. Street lighting; f. Street and drive aisle paving; all private streets, drive aisles, and curb return radius shall be consistent with the City's design standards for private street improvements, unless otherwise approved by the Building Official, and all roadway and driveway widths and parking area widths (and lengths where appropriate) shall be dimensioned on the plans; g. Catch basin/storm drain laterals/connections to the public storm drain system with approval of the City of Tustin; h. Domestic water facilities and reclaimed water facilities: The domestic water system shall be designed and installed to the standards of the Irvine Ranch Water District. Improvement plans shall also be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of the 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 system shall meet the standards as required by the Irvine Ranch Water District (IRWD); i. Sanitary sewer facilities: All sanitary sewer facilities must be submitted as required by the Building Official and IRWD. These facilities shall be consistent with the standards of the Irvine Ranch Water District; j. Underground utility connections: All utility lines shall be placed underground by the developer; k. Fire hydrants; I. Telecommunications facilities including, but not limited to, telephone and cable television facilities. Developer is required to coordinate design and construction of cable television facilities with a City -franchised system operator and shall not place an Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 10 undue burden upon said operator for the provision of these facilities. m. The applicant shall be responsible for connection of the project to new backbone utility systems. The applicant shall provide applicable easements for any new utilities on private property. *** 3.3 Private streets design may deviate from Street Improvement Standard No. B102 if approved by the Building Official and shown on the approved project plans. (1), 3.4 The applicant shall provide accessible routes, per CBC 2016 chapter (3) 11 B- 206, at site arrival points and within the site. (3) 3.5 Maximum area of exterior wall openings shall be based on CBC table 705.8 based on fire separation distance. (3) 3.6 New construction shall comply with California Green Building, sections 4.206.4.1 and 4.106.4.2 to facilitate future installation and use of EV chargers. Electrical Vehicle Supply Equipment (EVSE) shall be installed in accordance with California Electrical Code, Article 625. For each dwelling unit install a listed raceway to accommodate a 208/240 V branch circuit. In addition, 3 percent of the total guest parking spaces but not less than one shall be EV spaces capable of supporting future EVSE. (3) 3.7 The buildings shall comply with California Energy Code, section 110. 10, Mandatory Requirements for Solar Ready Buildings. (5) 3.8 Construction of the community recreation area and associated facilities shall be completed as part of the Initial Phase. (1), 3.9 Prior to the issuance of building permits, the applicant shall submit for (5) review and approval a photometric lighting plan showing compliance with the Tustin Security Code, which is: a. A maintained minimum one (1) foot-candle of light on the private drives and parking surfaces. b. A maintained minimum of one-quarter (0.25) foot-candle of light on the walking surfaces. *** 3.10 The lighting plan shall be overlaid onto a tree plan. (1), 3.11 At plancheck submittal, the applicant shall show that the project is in (5) compliance with TCC Section 8104(r) regarding "Emergency responder Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 11 radio coverage," as amended in Ordinance No. 1475. Prior to issuance of the Certificate of Occupancy, the applicant/developer shall provide evidence that the project is in compliance with TCC Section 8104(r), as amended. (1), 3.12 At plan check submittal, a_ complete hydrology study and hydraulic (5) calculations shall be submitted to the City for review and approval. (1), 3.13 The applicant shall provide a Geotechnical Report, Pavement Analysis, (5) and Design Report for all required Tustin Legacy Backbone Infrastructure, Local Infrastructure and Private Infrastructure improvements required in the Tentative Tract Map. DESIGN AND ARCHITECTURE (4) 4.1 At building plan check, building elevations visible from Moffett Drive, Park Avenue, Tustin Ranch Road and Victory Road shall have enhanced elevations consistent with the approved DR 2017-012 in terms of color and material, architectural articulation and architectural projections, etc. to the satisfaction of the Community Development Department. (1) 4.2 All exterior colors, textures and materials shall be consistent with the approved Design Review. Specifications on colors, materials, and textures shall be noted in construction plans and subject to review and approval by the Community Development Department. *** 4.3 Final material samples and colors shall be provided at plan check submittal. (1), 4.4 All mechanical and electrical fixtures and equipment, including roof -top (4) equipment, shall be adequately and decoratively screened. The screen shall be included as an element of the overall design of the project and blend with architectural design of the building. All telephone and electrical boxes shall be identified on the construction plans. Electrical transformers shall be located toward the interior of the project to minimize visual impacts and screened by adequate landscaping or other effective screening devices. (1) 4.5 Walls along the private open space for the single family detached units, when located within the required building setback adjacent to Moffett Avenue, Park Avenue and Victory Road, shall be maximum height of three (3) feet as measured from the private open space area. (4) 4.6 Roof drains and downspouts shall be minimally visible from the public streets. Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 12 **` 4.7 The applicant shall submit a master sign plan for City review and approval. The master sign plan shall incorporate a design theme compatible with the building architecture and Tustin Legacy branding, and include directional and wayfinding signs. (1), 4.8 Signage monumentation identifying the residential community tract shall (5) include the words "At Tustin Legacy" for continuity of the Tustin Legacy branding. (1) 4.9 Signage shall be installed under separate permit and approval. LANDSCAPE/HARDSCAPE (6) 5.1 At plan check, the applicant shall provide complete detailed landscaping and irrigation plans for all landscaping areas, including the model complex, consistent with adopted City of Tustin Landscaping requirements. The plans shall include the following: a. Include a summary table identifying plan materials. The plant table shall list botanical and common names, sizes, spacing, location, and quantity of the plant materials proposed. b. Show planting and berming details, soil preparation, staking, etc. The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing, and coverage. Details for all equipment must be provided. c. Show all property lines on the landscaping and irrigation plans, public right-of-way areas, sidewalk widths, parkway areas, and wall locations. d. Shrubs should be a minimum of five (5) gallon size and be placed a maximum of five (5) feet on center. Other sizes and spacing may be permitted subject to approval of the Community Development Department. e. Ground cover shall be planted eight (8) to twelve (12) inches on center, or as approved by the Community Development Department. f. Equipment areas shall be screened with walls, vines, and/or trees, subject to review and approval of the Community Development Department. Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 13 g. Landscape along Streets A and B, adjacent to the single family detached units, shall be designed to have layers in vegetation height to effectively screen the 6 -feet high privacy walls. h. On-site walls and fences shall be noted on the plans with specific materials, colors, and decorative treatments. Interior wall/fences shall be made of durable materials subject to review and approval of the Community Development Department. (1) 6.2 The Community Development Department may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check. (5) 6.3 The landscape plans shall note that coverage of landscaping and irrigation materials is subject to inspection at project completion by the Community Development Department. (4) 6.4 Landscape layering of varying heights shall be provided in front of the proposed 6 -feet high composite wood entry walls for the Single -Family Detached cluster homes along the entry streets, subject to the review and approval of the Community Development Department. (1), 6.5 Turf is unacceptable for grades over 25 percent. A combination of (6) planting materials shall be used. On large areas, ground cover alone is not acceptable. (1), 6.6 All plant materials shall be installed in a healthy vigorous condition (6) typical to the species and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. (1) 6.7 Landscape adjacent to the right-of-way shall be in compliance with the requirements of Tustin Legacy Specific Plan. (6) 6.8 Trees in the landscape setbacks adjacent to public rights-of-way shall, be provided in a variety of sizes to ensure initial maturity along project perimeter. ORANGE COUNTY FIRE AUTHORITY (OCFA) (5) 7.1 Prior to OCFA clearance of a final map, the applicant shall: a. Submit a Fire Master Plan for OCFA review and approval. (Service Code PR145) Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 14 b. Submit, for OCFA review and approval, the Final Tract Map after approval of the Fire Master Plan. (Service Code PR115) (5) 7.2 Prior to issuance of a building permit, the applicant shall obtain OCFA approval for underground piping for private hydrants. (Service Code PR470-PR475i) (5) 7.3 Prior to concealing interior construction, the applicant shall obtain OCFA approval for the fire sprinkler system. (Service Code PR430-PR455) (5) 7.4 Prior to issuance of temporary or final certificate of occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy (temporary or final) requested. Inspections shall be scheduled at least five days in advance by calling OCFA Inspection Scheduling at (714) 573-6150. (5) 7.6 After installation of required fire access roadways and hydrants, the applicant shall request and receive clearance from the OCFA prior to bringing combustible building materials on-site. Call OCFA Inspection Scheduling at (714) 573-6150 with the Service Request number of the approved fire master plan at least five (5) days in advance to schedule the lumber drop inspection. USE RESTRICTIONS *** 8.1 The project shall include 218 units, including 57 single family detached; 60 motorcourt flats; 101 row and court townhome units; and a community facility park that is privately owned but accessible to the public except the fenced area as depicted in the approved site plan. *** 8.2 Power receptacles shall be provided at the community facility including the swimming pool and barbeque areas. (4), 8.3 All parking spaces within the project site shall be maintained as shown *** on the approved "Site Plan". Any changes to the number, location, or size of parking spaces shall be reviewed and approved by the Director of Community Development. *** 8.4 There shall be a minimum twelve (12) unassigned surface parking spaces within the development to satisfy parking requirements for the twelve (12) townhome units designed with tandem garage spaces. These unassigned surface parking spaces shall be permanently maintained at the development site. Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 15 *** 8.5 Individual trash bin service may be provided on the site. Trash bins shall be placed only in the locations identified on the approved "Trash Pick-up Plan" after 7:00 a.m. on the regularly scheduled trash collection day and shall be removed by 7:00 p.m. on the same day. (1) 8.6 Any outdoor storage during grading or building stages shall be approved by the Community Development Director. (1) 8.7 Unless otherwise agreed by the City in its sole discretion, the property within the tract or any street or sidewalk or drive (alleyway) thereon shall not be privately gated; provided however, that any swimming pool and/or spa facility within the community facility area and any private indoor common area improvement, including any clubhouse and bathrooms, may be gated or locked and made available solely to residents of the Project and their guests. (5) 8.8 Design and construction of all on-site and off-site developer required public infrastructure and in -tract private streets and utility systems shall be constructed within the initial phase of development in accordance with the approved Phasing Plan. Model units may be constructed prior to completion of infrastructure if adequate ingress and egress is provided to the satisfaction of the Building Official and Orange County Fire Authority. NOISE (1) 9.1 At plan check, an updated noise analysis shall be provided to ensure compliance with the Tustin Noise standards. *** 9.2 In accordance with the noise analysis, all units shall be constructed with appropriate sound attenuation to achieve the minimum noise level standards pursuant to the City's Noise standards. Prior to issuance of Certificate of Occupancy, the units shall by analyzed and certified for compliance with the City's Noise standards. WATER QUALITY MANAGEMENT PLAN (1), 10.1 This development shall comply with all applicable provisions of the City (5) of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. (1) 10.2 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (WQMP). The Priority WQMP shall identify: the implementation of Best Management Practices (BMPs), the assignment of long-term maintenance responsibilities (specifying the Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 16 developer, parcel owner, maintenance association, lessees, etc.), and reference to the location(s) of structural BMPs. (1) 10.3 Prior to submittal of a WQMP, the applicant shall submit a deposit of $2,700.00 to the Public Works Department for the estimated cost of reviewing the WQMP. (1) 10.4 Prior to issuance of any permits, the applicant shall record a "Covenant and Agreement Regarding Operation and Maintenance (O & M) Plan to Fund and Maintain Water Quality BMPs, Consent to Inspect and Indemnification". This document shall bind current and future owner(s) of the property regarding implementation and maintenance of the structural and non-structural BMPs as specified in the approved WQMP. (1) 10.5 Prior to issuance of a Grading Permit, the applicant shall submit a copy of the Notice of Intent (NOI) indicating that coverage has been obtained under the National Pollutant Discharge Elimination System (NPDES) State General Permit for Storm Water Discharges Associated with Construction Activity from the State Water Resources Control Board. PUBLIC BENEFIT *** 11.1 The developer shall construct a community facility, comprised of a 0.58 - acre community facility and related amenities, to which public access will be provided, subject to rules and regulations to be approved by City, which shall be completed prior to the date set forth for Completion of the Park Facilities in the Schedule of Performance. Developer shall show easements and/or applicable notes on Tract Map 18125 for public access purposes over the paseos, portions of Lot 8 (community facility), Lot A (plaza and possible pedestrian bridge), and other pedestrian paths as shown/required in DA 2017-001. ** 11.2 The developer shall construct minimum 4 -feet wide pedestrian walkways in areas designated with public access easements throughout the project site. `** 11.3 The developer shall accommodate and coordinate with the City in the design and construction of a possible pedestrian bridge at the intersection of Moffett Drive and Tustin Ranch Road, in accordance with DA 2017-001. *** 11.4 Developer shall dedicate easements on Tract Map 18125 for emergency vehicle access and public services ingress and egress purposes over the private streets and driveways. Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 17 *** 11.5 Developer shall dedicate easements on Tract Map 18125 for vehicular and pedestrian ingress and egress purposes over Lot B (private streets). *** 11.6 The applicant shall dedicate public access and maintenance easements to the City of Tustin for sidewalk along Tustin Ranch Road, Moffett Drive, Park Avenue, and Victory Road, at no cost to the City. PUBLIC STREET IMPROVEMENTS (1) 12.1 The proposed landscaping plant material along Victory Road, Park Avenue, Moffett Avenue, and Tustin Ranch Road shall be consistent with the Tustin Legacy Backbone Street Plant Palette, or as approved by the Community Development Director and/or the City Engineer. (1) 12.2 Existing sewer, domestic water, reclaimed water and storm drain service laterals shall be utilized. (1) 12.3 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of the City Engineer before issuance of a Certificate of Occupancy for the development phase. (5) 12.4 The developer shall design and construct parkway landscape and irrigation system adjacent to the project along Tustin Ranch Road, Victory Road, Park Avenue and Moffett Drive. Prior to approval of the Final Map, the applicant shall submit 24" x 36" parkway landscape and irrigation system plans with signed and stamped engineer's estimate to the Public Works Department for the review. The final design shall be completed prior to issuance of first the building permit and construction of the parkway landscape and irrigation system shall be completed prior to issuance of the first occupancy for the phase adjacent to the parkway. (5) 12.5 The applicant shall design and construct all necessary modifications to Victory Road and Moffett Drive to accommodate the new project entrances. Prior to approval of the Final Map, the applicant shall submit to the Public Works Department 24" x 36" street improvement plans and signed & stamped engineer's estimate, as prepared by a California Registered Civil Engineer for review. The final design shall be completed prior to issuance of first building permit and construction of the street improvements shall be completed prior to issuance of the first occupancy (1) 12.6 Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 18 (1) 12.7 Prior to issuance of an Encroachment Permit for construction within the public right-of-way, a 24" x 36" construction area traffic control plan, as prepared by a California Registered Traffic Engineer, or Civil Engineer experienced in this type of plan preparation, shall be prepared and submitted to the Public Works Department for approval. (5) 12.8' Developer shall enter into a Landscape Installation and Maintenance Agreement with the City of Tustin for the construction, maintenance, repair, and replacement of the landscaping described in the Developer Agreement for the maintenance of parkway improvements within public rights-of-way adjacent to the project along Victory Road, Park Avenue, Moffett Drive and Tustin Ranch Road. (1) 12.9 CADD Requirements - In addition to the normal full-size map and plan submittal, all final maps and plans including, but not limited to, tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans shall be submitted to the Public Works Department in computer aided design and drafting (CADD) format to the satisfaction of the City Engineer. The standard file format is AutoCAD Release 2009, or latest version, having the extension "DWG". All layering and linetype conventions are AutoCAD -based (latest version available upon request from the Public Works Department). The CADD files shall be submitted to the City at the time plans are approved, and updated CADD files reflecting "as built" conditions shall be submitted once all construction has been completed. No project bonds will be released until acceptable "as built" CADD files have been submitted to the City. ENVIRONMENTAL (1), 13.1 All mitigation measures related to the project that are required by the (5) Mitigation Monitoring Program for the Tustin Legacy Specific Plan (MCAS Tustin) area, identified in this exhibit and in other related project entitlements, shall be implemented. Additional measures related to development of this project as noted in the adopted EIS/EIR and are not previously identified in this exhibit as a condition of approval are required as follows: a. Prior to issuance of any permits, the developer shall retain a County -certified archaeologist. If buried resources are found during grading within the reuse plan area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 19 Native American consultation shall also be initiated during this process. b. The developer shall comply with the requirements established in a Palentological Resource Management Plan (PRMP) prepared for the site, which details the methods to be used for surveillance of construction grading, assessing finds, and actions to be taken in the event that unique paleontological resources are found. c. Prior to the issuance of any permit, the applicant shall provide written evidence to the Community Development Department that a County -certified paleontologist has been retained to conduct salvage excavation of unique paleontological resources if they are found. d. Prior to issuance of any permit, the developer shall provide traffic operations and control plans that would minimize the traffic impacts of proposed construction activity. The plans shall address roadway and lane closures, truck hours and routes, and notification procedures for planned short-term or interim changes in traffic patterns. Such plans shall minimize anticipated delays at major intersections. Prior to approval, the City of Tustin shall review the proposed traffic control and operations plans with any affected jurisdiction. e. The applicant shall comply with all City policies regarding short- term construction emissions, including periodic watering of the site and prohibiting grading during second stage smog alerts and when wind velocities exceed fifteen (15) miles per hour. f. The developer shall coordinate with the Tustin Police Department to ensure adequate security provisions are implemented. g. Prior to the issuance of permits for any public improvements or development project, a development applicant shall submit to the City of Tustin information from IRWD which outlines required facilities necessary to provide adequate potable water and reclaimed water service to the development. h. Prior to the issuance of permits for any public improvements or development project, a development applicant shall submit to the City of Tustin and City of Irvine, as applicable, information from IRWD or the City of Tustin which outlines required facilities necessary to provide adequate sanitary sewage service to the development. Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 20 COORDINATION WITH AFFECTED PROPERTY OWNERS AND AGENCIES (5) 14.1 Developer shall obtain permission from and coordinate with affected property owners, jurisdictions, and resource agencies for all public and private improvements. (5) 14.3 The applicant shall coordinate the design and construction of all utilities with the utility providers and the City. *** 14.4 At plan check submittal, the developer shall coordinate with the Tustin Police Department to ensure that adequate security precautions such as visibility, lighting, emergency access, and address signage are implemented. Prior to the issuance of building permits, the applicant shall submit to the police department for review and approval, a wayfinding plan for the project site. SOLID WASTE RECYCLING (1) 15.1 Construction and Demolition Waste Recycling and Reduction Plan (WRRP) a. The applicant/contractor is required to submit a WRRP to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (City Code Section 4351, et al) to recycle at least 65 percent of the project waste material or the amount required by the California Green Building Standards Code. b. The applicant will be required to submit a $50.00 application fee and a cash security deposit. All projects shall submit a security deposit in the amount of 5 percent of the project's valuation as determined by the Building Official, rounded to the nearest thousand. The minimum deposit amount shall be $500.00 and the maximum deposit amount shall be $2,500.00. (1) 15.2 Facility Solid Waste Collection and Recycling Plan. a. The applicant, property owner(s), and/or tenant(s) are required to participate in the City's recycling program. b. Waste and Recycling collection facilities shall be equally and readily accessible by the property owner(s) or tenant(s). c. Waste and Recycling collection facilities must be placed in a location that can be easily and safely accessed by the solid waste hauler while utilizing either front loader or side loading equipment. Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 21 COVENANTS, CONDITIONS, AND RESTRICTIONS (1), 16.1 All organizational documents for the project including any covenants, (5) conditions, and restrictions (CC&Rs) shall be submitted to and approved by the Community Development Department, City Attorney's Office, and Special Counsel. Costs for such review shall be borne by the subdivider. The approved CC&Rs shall be recorded with County Recorder's Office prior to issuance of the first certificate of occupancy. A copy of the final documents shall be submitted to the Community Development Department within five (5) days after recordation. (1), 16.2 No Certificate of Occupancy shall be issued, unless a homeowners (5) association has been legally formed with the right to assess all these properties which are jointly owned or benefited to operate and maintain all other mutually available features of the development including, but not limited to, open space, amenities, landscaping, or slope maintenance landscaping, private streets, and utilities. No dwelling unit shall close escrow unless all approved and required open space, amenities, landscaping, or other improvements, or approved phases thereof, have been completed or completion is assured by a development agreement or financing guarantee method approved by the City. The CC&Rs shall include, but not be limited to, the following provisions: a. The City shall be included as a party to the CC&Rs for enforcement purposes of those CC&R provisions in which the City has interest as reflected in the following provisions. However, the City shall not be obligated to enforce the CC&Rs. b. The requirement that association bylaws be established. c. Provisions for effective establishment, operation, management, use, repair, and maintenance of all common areas and facilities, landscaped areas and lots, walls and fences, private roadways (i.e., walks, sidewalks, trails), common recreation facilities, and open space areas. d. Membership in the homeowners association shall be inseparable from ownership in individual units. e. Architectural controls shall be provided and may include, but not be limited to, provisions regulating exterior finishes, roof materials, fences and walls, accessory structures such as patios, sunshades, trellises, gazebos, awnings, exterior mechanical equipment, television and radio antenna, consistent with the Tustin City Code and the Tustin Legacy Specific Plan. Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 22 f. Maintenance standards shall be provided for applicable items listed in Section C above in CC&Rs. Examples of maintenance standards are shown below. 1. All common area landscaping and private areas visible from any public way shall be properly maintained such that they are evenly cut, evenly edged, free of bare or brown spots, debris, and weeds. All trees and shrubs shall be trimmed so they do not impede vehicular or pedestrian traffic. Trees shall be pruned so they do not intrude into neighboring properties and shall be maintained so they do not have droppings or create other nuisances to neighboring properties. All trees shall also be root pruned to eliminate exposed surface roots and damage to sidewalks, driveways, and structures. 2. All private roadways, sidewalks, and open space areas shall be maintained so that they are safe for users. Significant pavement cracks, pavement distress, excessive slab settlement, abrupt vertical variations, and debris on travel ways should be removed or repaired promptly. 3. Common areas, private patios, balconies and decks shall be maintained in such a manner as to avoid the reasonable determination of a duly authorized official of the City that a public nuisance has been created by the absence of adequate maintenance such as to be detrimental to public health, safety, or general welfare. g. Homeowners Association approval of exterior improvements requiring a building permit shall be obtained prior to requesting a building permit from the City of Tustin Community Development Department. All plans for exterior improvements shall conform to requirements set forth by the City and the CC&Rs. h. Private open space areas within the common area shall be illustrated on a "Private Open Space Exhibit" and shall be made part of the CC&Rs and shall specify those portions of the common open space area that are allocated for private use and public use and access rights in perpetuity. A site plan showing the public portion of the park site and associated public easements that will be accessible to the public and provisions for maintenance of these areas by the Homeowners Association. Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 23 j. The approved "Parking and Circulation Exhibit" shall be made part of the CC&Rs and shall be enforced by the homeowners association. In addition to the exhibit, provisions regarding parking shall be included in the CC&Rs, including the following: 1. All units are required to maintain a two -car garage. 2. A minimum of forty-six (46) unassigned guest parking spaces shall be permanently maintained in locations shown on the "Parking and Circulation Exhibit". A minimum_ twelve (12) unassigned surface parking spaces shall be permanently allocated to the townhome units with tandem garage spaces. The parallel parking spaces shall have minimum dimensions of 8 feet wide and 22 feet long per stall, with the exception of the end stalls required to be a minimum 20 feet long. The head -in (90 degree) parking spaces shall have minimum dimensions of 9 feet wide and 19 feet long. 3. Residents shall not store or park any non -motorized vehicles, trailers or motorized vehicles that exceed 7 feet high, 7 feet wide, and 19 feet long in any parking space, driveway, or private street area except for the purpose of loading, unloading, making deliveries or emergency repairs except that the homeowners association may adopt rules and regulations to authorize exceptions. 4. Residents shall park vehicles in garage spaces. Storage of personal items may occur in the garages only to the extent that vehicles may still be parked within the required garage spaces. 5. The homeowners association shall be responsible for monitoring and enforcing all parking and traffic regulations on private streets. The proposed CC&Rs shall include provisions requiring the association to develop and adopt an enforcement program for parking and traffic regulations within the development which may include measures for fire access and enforcement by a private security company. k. Provisions for enforcing individual trash bin placement at designated curb areas as shown on the approved "Trash Pick-up Plan" no earlier than 7:00 a.m. on the day regularly scheduled collection day and removed by 7:00 p.m. on the same day. I. Maintenance of lettered and numbered Lots containing all common areas, public and private park areas, streets, alleys, paseos, etc., shall be by the homeowners association. Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 24 m. Television and radio antennas shall be installed in accordance with the requirements of the Tustin City Code. n. All utility services serving the site shall be installed and maintained underground. o. The homeowners association shall be required to file the names, addresses, and telephone numbers of at least one member of the homeowners association Board and, where applicable, a manager of the project before January 1 st 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. p. The homeowners association shall be responsible for establishing and following procedures for providing access to public utilities for maintenance of their facilities within the project area, subject to those agencies' approval. q. No amendment to alter, modify, terminate, or change the homeowners association's obligation to maintain the common areas and the project perimeter wall or other CC&R provisions in which the City has an interest, as noted above, or to alter, modify, terminate, or change the City's right to enforce maintenance of the common areas and maintenance of the project perimeter wall, shall be permitted without the prior written approval of the City of Tustin Community Development Department. HOMEBUYER NOTIFICATION (5) 17.1 Prior to recordation of the final map, the subdivider shall submit to the Community Development Department for review and approval a homebuyer notification document that includes the notifications listed below. The notification document shall be signed by each homebuyer prior to final inspection and/or occupancy, and a copy of the signed notification shall be provided to the Community Development Department prior to final inspection and/or issuance of each Certificate of Occupancy. a. A notice for roadway, trail, and train noise that may impact the subdivision, including roadway noise associated with Moffett Drive, Park Avenue, Victory Road and Tustin Ranch Road. The notice shall 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. Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 25 b. A notice, to be reviewed by the City of Tustin and the Tustin Unified School District, regarding the location of existing and proposed elementary, middle, and high schools which will serve the subdivision (text and map) and advice to homebuyers that proposed school sites may never be constructed. c. A notice regarding units that are adjacent to aboveground utilities or structures (such as light standards, fire hydrants, transformers, pedestrian bridge) identifying the type of structure and their locations. d. A notice indicating that any use of a residence for a business shall be subject to the City's Home Occupation Ordinance and may require zoning clearance and a business license. e. A notice indicating that public use of portions of the community facility will be allowed and noting public ingress and egress through the subdivision will be provided for access to the community facility. f. A notice explaining the easements, facilities, amenities, and dedications that will be provided on lettered lots and indicating all on-site streets, drives, paseos, and common areas are to be maintained by the homeowners association. g. A notice, to be approved by the City Attorney, indicating that neither the site, nor the project nor any part thereof any street or sidewalk, alleyway, or paseo thereon shall be privately gated, provided however that any swimming pool and/or spa facility within the private common area and any private indoor common area improvements, including any clubhouse and bathrooms, may be gated or locked and made available solely to residents of the project and their guests. h. A notice stating trash bins shall be placed in designated curb areas as shown on the approved "Trash Pick-up Plan" after 7:00 a.m. on the regularly scheduled trash collection day and shall be removed by 7:00 p.m. on the same day. L A notice indicating that surrounding properties may be developed in accordance with City ordinances in a manner which may partially or totally obstruct views from the owner's unit and that the City of Tustin makes no claim, warranty, or guarantee that views from any unit will be preserved as development of surrounding properties occurs. Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 26 j. A notice indicating the minimum building setbacks and that construction of patio covers, trellises, fences and walls, etc. may not be allowed. k. A notice explaining and providing a copy of the approved "Parking Plan" and related CC&R provisions. A notice explaining the phasing of construction within the subdivision and that activity may be disruptive. m. The developer shall notify all homebuyers that future Assessment/Maintenance Districts may affect the property. n. A notice stating that walls along the private open space for the single family detached units shall be maximum three (3) feet all along the perimeter streets of Moffett Avenue, Park Avenue and Victory Road. o. A notice stating that a pedestrian bridge along with its ramp, elevator and/or stairs, may be constructed by the City at the intersection of Tustin Ranch Road and Moffett Drive. p. A notice stating that common area landscaping installation and maintenance is an ongoing effort and that multiple factors may influence the appearance and perceived health of the plants. q. A notice stating the location and operation of a waste/recycling facility within the vicinity, in the adjacent City of Irvine, and odors may be perceptible. (5) 17.2 For residential units that are not sold at the time the Certificate of Occupancy is issued, the developer shall submit to the City a copy of the signed homebuyer notification within ten (10) business days of the homebuyer having signed the document. FEES (1) 18.1 Within forty-eight (48) hours of final approval of the project, the applicant shall deliver to the Community Development Department, a CASHIER'S CHECK payable to the County Clerk in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period that applicant has not delivered to the Community Development Department the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the Resolution No. 17-57 Exhibit B TTM 18125, DR 2017-012 Page 27 provisions of the California Environmental Quality Act could be significantly lengthened. (1), 18.2 Prior to issuance of each permit, payment shall be made of all applicable (5) fees, including but not limited to, the following. a. Building plan check and permit fees to the Community Development Department. b. Engineering plan check and permit fees to the Public Works Department. c. Orange County Fire Authority plan check and inspection fees to the Community Development Department. d. Prior to issuance of a Building Permit(s), payment of the most current Major Thoroughfare and Bridge Fees (for the Foothill/Eastern Transportation Corridor Agency (TCA)) to the City of Tustin (through the Public Works Department) shall be required. The fee rate schedule automatically increases on July 1St of each year. e. Water and sewer connection fees to the Irvine Ranch Water District. f. Transportation System Improvement Program (TSIP), Benefit Area "B" fees in the amount of $3.31 per square foot or the most recent rate of new or added gross square floor area of construction or improvements to the Community Development Department. g. New development tax fee in the amount of $350.00 per unit. h. School facilities fee in the amount as required by Tustin Unified School District. i. Other applicable Tustin Legacy Backbone Infrastructure Program fees. Payment shall be required based upon the most current rates in effect at the time of payment and/or permit issuance and are subject to change.