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Home My WebLink About13 FAMILIES FORWARD, INC.-REQUEST FOR APPROVAL (Staff_report)Docusign Envelope ID: C1EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2 MEETING DATE: TO: FROM: SUBJECT: SUMMARY: Agenda Item 13 Initial Reviewed: P`fi� AGENDA REPORT City Manager Finance Director MAY 6, 2025 ALDO E. SCHINDLER, CITY MANAGER JUSTINA L. WILLKOM, COMMUNITY DEVELOPMENT DIRECTOR FAMILIES FORWARD, INC. — A REQUEST FOR APPROVAL OF AN EIGHT (8) UNIT AFFORDABLE HOUSING PROJECT (DR 2025-0005) The applicant, Families Forward, is requesting approval to construct an 8,700-square- foot three-story building containing eight rental units affordable to lower -income families on a 0.22-acre site, located at 1852 San Juan Street. The Planning Commission held a public hearing on March 25, 2025, and adopted Resolution No. 4522, recommending that the City Council adopt Resolution 25-28 to approve Design Review 2025-0005 and Density Bonus Concession and Waiver Requests. RECOMMENDATION: That the City Council adopt Resolution 25-28 (Attachment 7) approving Design Review 2025-0005 and Density Bonus Requests. FISCAL IMPACT: The City Council approved an Affordable Housing Grant Agreement on November 7, 2023, between the City of Tustin and the Applicant (Families Forward, Inc.), allocating $2 million from the City's Inclusionary Housing Fund to support the construction of the subject project. The Affordable Housing Grant Agreement (Attachment 5) outlines specific project implementation deadlines, and as of the preparation of this report, the applicant has met all provisions outlined in the agreement. CORRELATION TO THE STRATEGIC PLAN: This project supports Strategic Plan Goal A — Create affordable and workforce housing options and address homelessness, because the proposed eight -unit project provides affordable housing to lower income families and will mitigate reoccurring homelessness by providing access to supportive services. The project also supports Strategic Plan Goal D — Strengthen community engagement with all sectors, as the partnership between the City and Families Forward furthers engagement with the non-profit sector, whose mission is to reduce family homelessness. Docusign Envelope ID: C1 EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2 City Council Agenda Report Families Forward, Inc. — An eight (8) Unit Affordable Housing Project (DR 2025-0005) May 6, 2025 Page 2 BACKGROUND AND DISCUSSION: The applicant, Families Forward, proposes to construct a new three-story, walk-up residential building on a 9,750-square-foot (0.22-acre) property, located at 1852 San Juan Street. The proposed building has eight dwelling units that will provide affordable housing for lower -income families. The project site is zoned Suburban Residential (R-4); has General Plan designation of High Density Residential (HDR); and requires the demolition of an existing 963-square- foot single-family home and a vacant studio apartment above a detached two -car garage. Design Review 2025-0005 The proposed three-story residential building is located at the rear of the property, and the eight units are a mix of one-, two- and three -bedroom layouts. The building will also include a shared laundry room, an outdoor courtyard, and a common room. Eight surface parking spaces and a trash enclosure are located at the front of the property, with direct access from San Juan Street. The proposed building reflects a Contemporary Spanish architectural style, and the building's elevations feature vertical and horizontal architectural elements to break up the overall massing and add visual interest (Figure 3). Figure 3 The proposed architectural style is intended to complement the suburban residential uses to the east of the project site. The architecture and site design requires approval of a Design Review application (DR 2025-0005). Docusign Envelope ID: C1 EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2 City Council Agenda Report Families Forward, Inc. — An eight (8) Unit Affordable Housing Project (DR 2025-0005) May 6, 2025 Page 3 Additional details regarding the proposed design can be found within the Planning Commission staff report (Attachment 3); and findings supporting staffs recommendation are contained within the draft City Council Resolution No. 25-28 (Attachment 7). Density Bonus, Concessions and Waivers Pursuant to the Affordable Housing Grant Agreement between the City and the applicant (Attachment 5), the applicant is required to provide affordable residential development to extremely low- and low-income families. The California Government Code authorizes affordable housing projects to take advantage of development incentives (Density Bonus Law). These incentives include the construction of additional housing units beyond the maximum that would otherwise be allowed under City regulations; and the reduction or elimination of development standards that might otherwise prevent the affordable housing project from being constructed. The applicant proposes to exceed the six total dwelling units allowed by the Tustin General Plan's High -Density Residential (HDR) land use designation, which is based on an allowed density of 25 dwelling units per acre. Pursuant to State law, the applicant is allowed an eighty percent (80%) density bonus, which would authorize a total of 11 units (i.e., 6 "base" units plus 5 density bonus units). However, due to site constraints the applicant is only requesting two additional units, for a total of eight units. State Density Bonus Law and the Tustin City Code (TCC) also allow projects to deviate from City development standards, provided the deviations do not create a specific, adverse impact upon the public's health or safety, or the physical environment. The following outlines the applicant's requested deviations: 1. Parking Standards (waivers): TCC 9267 limits the paved surface area within the front yard setback to a maximum of fifty (50%) percent of the total setback area. A waiver is requested to maximize on -site parking and accommodate related code requirements. • TCC Section 9268c6 requires driveways to have a minimum twenty feet queuing distance from the front property line. A waiver is requested to accommodate on - site parking and maximize the number of affordable units. • TCC Section 9263 requires a total of eighteen parking spaces onsite, with sixteen of them being covered. A waiver is requested to reduce the parking to a total of eight uncovered stalls. 2. Rear Yard Setback Reduction (waiver): TCC Section 9220 requires a twenty-five feet rear yard setback. A waiver is requested to reduce the setback to five feet. Docusign Envelope ID: C1 EA196D-5BA2-4ECD-9D59-E3EE3CFF8CE2 City Council Agenda Report Families Forward, Inc. — An eight (8) Unit Affordable Housing Project (DR 2025-0005) May 6, 2025 Page 4 3. Height (Concession): TCC Section 9220 establishes a maximum building height of 2-stories and thirty-five feet. The applicant proposes a 3-story building and a height of forty feet. 4. Underground Utilities (Concession): TCC 8107(a) requires all utilities providing direct service to the property to be installed underground within the exterior boundary lines of the property. The applicant requests to provide overhead electrical and utility lines. A more detailed discussion regarding the applicant's Density Bonus requests are provided in the Planning Commission staff report (Attachment 3). Planning Commission Action On March 25, 2025, the Planning Commission held a public hearing and adopted Resolution No. 4522, recommending that the City Council adopt Resolution 25-28, approving DR 2025-0005 and Density Bonus waiver and concession requests. PUBLIC NOTICE: Mailers were sent to property owners within 300 feet of the subject property, and a public notice was published in the Tustin News on April 24, 2025, informing the public of the City Council meeting. In addition, the public notice was posted at Tustin City Hall, the Tustin Library, and the Tustin Area Senior Center. ESigned by: E'�� C3F97677838E410... Jay Eastman, AICP For Assistant Director - Planning Attachments: Signed by: C3F97677838E410_. Justina L. Willkom Community Development Director 1. Radius Map and Land Use Application Fact Sheet 2. Submitted Plans dated May 6, 2025 3. Planning Commission Staff Report, March 25, 2025 4. Planning Commission Minutes, March 25, 2025 5. City of Tustin Affordable Housing Grant Agreement dated 6. Planning Commission Resolution No. 4522 7. City Council Resolution No. 25-28 a. Exhibit A — Conditions of Approval November 16, 2023 ATTACHMENT 1 Location Map 1852 San Juan Street DR 2025-0005 300 ft, 500 ft, and 1000 ft Radius Map ATTACHMENT 1 LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): PR-2024-0001; DR-2025-0004 2. ADDRESS: 1852 SAN JUAN STREET 3. APN:500-032-04 4. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: N/A 5. SURROUNDING LAND USES: NORTHEAST: SCHOOL SOUTHEAST: RESIDENTIAL NORTHWEST: ASSEMBLY SOUTHWEST: RESIDENTIAL 7. SURROUNDING ZONING DESIGNATION: NORTHEAST: PUBLIC/ INSTITUTIONAL(P&I) SOUTHWEST: PUBLIC/ INSTITUTIONAL (P&I) NORTHWEST: SINGLE- FAMILY RESIDENTIAL (R1 SOUTHEAST: SUBURBAN RESIDENTIAL (R4 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTHEAST: PUBLIC/ INSTITUTIONAL SOUTHWEST: HIGH DENSITY RESIDENTIAL NORTHWEST: LOW DENSITY RESIDENTIAL SOUTHEAST: HIGH DENSITY RESIDENTIAL 9. SITE LAND USE: A. EXISTING: RESIDENTIAL B. PROPOSED: 8 UNIT MULTIFAMILY RESIDENTIAL C. GENERAL PLAN: HIGH DENSITY RESIDENTIAL PROPOSED GENERAL PLAN: SAME D. ZONING: R4 SUBURBAN RESIDENTIAL PROPOSED ZONING: SAME DEVELOPMENT FACTS: 10. LOT AREA: 0.22 ACRES 11. BUILDING AREA: 12. SITE LANDSCAPING 13. PARKING: 1,736 SF EXISTING 8,700 SF PROPOSED 50% MAXIMUM 52% PROPOSED REQUIRED: 16 PARKING SPACES, 2 GUEST SPACES PROPOSED: 8 PARKING SPACES (CONCESSION REQUESTED 14. BUILDING HEIGHT: 2 STORIES OR 35 FEET PROPOSED: 40 FEET 15. BUILDING SETBACKS: REAR YARD: 25' REQUIRED 5PROPOSED (WAIVER REQUESTED) 16. UNDERGROUND UTILITIES: PROPOSED: NEW POLE MOUNTED TRANSFORMER WITH OVERHEAD POWERLINES Project Team: Owner/ Developer Families Forward 8 Thomas Irvine, CA 92618 Contact: Nishtha Mohendra Architecture KTGY Group, Inc. 17911 Von Karman Ave, Ste 200 Irvine, CA 92614 Contact: Keith Labus Architecture + Planning 888.456.5849 ktgy.com Families Forward 8 Thomas Irvine, CA 92618 f-%;11AI Hunsaker & Associates Irvine Inc. 3 Hughes Irvine, CA 92618 Contact: Doug Staley 1852 SAN JUAN TUSTIN, CA # 2023-0522 Landscape MJS Landscape Architecture 507 30th Street Newport Beach, CA 92663 Contact: Mark Schattinger, ASLA Structural/MEP Gouvis Engineering 15 Studebaker Irvine, CA 92618 Contact: Larry Cavanaugh PE, CPD CONCEPTUAL DESIGN JANUARY 15, 2025 Sheet Index Architecture: A0.1 Cover Sheet A1.0 Site Plan A2.1 Building Elevations A3.1 Building Plans - Floor 1 & 2 A3.2 Building Plans - Floor 3 & 4 A6.5 Rendered View - Path of Travel from Trash Enclosure A7.0 Material Board Landscape: L 1.0 Landscape Site Plan Civil: C-01 Conceptual Grading Plan C-02 Boundary Plat Structural: EN-0.0 Specifications Notes & Sheet Index E-1.0 Site Lighting Notes E-1.1 Site Utility Plan E-1.2 Site Lighting Plan E-1.3 Photometric Site Plan E-1.4 Lighting Specifications E-5.1 Title 24 LTO Outdoor Forms Proiect Location 7 Vicinity Map N.T.S COVER SHEET AOO 1 ZONING / REQUESTED INCENTIVES OR CONCESSIONS ANALYSIS R-4 DEVELOPMENT REQUIRMENTS PROPOSED CONCESSION NEEDED? MINIMUM LOT AREA/PER FAMILY 7,200SF COMPLIES UNIT LOT COVERAGE N/A BUILDING HEIGHT 2 STORIES or 35 FEET +40 FEET YES FRONTYARD 20 FEET COMPLIES INTERIOR SIDE 5 FEET COMPLIES YARD REAR YARD 25 FEET 5' - 0" YES (Art. 8, Ch. 1, 8107) Whenever any property in any zone is developed with new or relocated buildings or structures, or whenever enclosed floor area in excess of two hundred (200) square feet is added to an existing building site in any zone, except zones permitted for singlefamily residential use, or whenever a residential Pole MountedTransformerw/ building or use is converted to any purpose or use other YES Overhead Power Lines than that whi ch existed at the ti me of conversion, all electrical, telephone, community antenna, television and similar service wires or cables which provide direct service to the property being developed, shall be installed underground within theexterior boundary lines of such property. R-4 DEVELOPMENT REQUIRMENTS PROPOSED CONCESSION NEEDED? 2 COVERED SPACES FOR EACH DU, +1 UNASSIGNED GUEST SPACE FOR EVERY UNITS 8 TOTAL SPACES (6 OPEN, 1 VAN ACCESSIBLE, 1 VAN ACCESSIBLE EV) YES Architecture + Planning 888.456.5849 ktgy.com PARKING 08 SPACES TOTAL FRONT YARD SETBACK EXISTING BLOCK WALL: 6'-0" Families Forward 8 Thomas Irvine, CA 92618 CHURCH DRIVEWAY n v 1852 SAN JUAN TUSTIN, CA # 2023-0522 ft hAnin ■ CONCEPTUAL DESIGN JAN UARY 15, 2025 3-Story Building Site Summarv: APN: Area: Density: Existing Zoning: Proposed Zoning: 500-032-04 0.22 AC (Gross) 36.3 DU/AC R-4 R-4 Construction Type: V-B Fire Sprinkler Type: NFPA 13 Note: The Provisions of CBC 420 will be met for both fire sprinklers and fire alarm system types. Residential Summary: Dwelling Units: +/- 8 Units Building Summary: Floor Gross Area Floor 1 2,900 SF Floor 2 2,850 SF Floor 3 2,850 SF Unit Mix: Bedroom TVIDe 1 Bedroom 2 Units 25% 2 Bedroom 4 Units 50% 3 Bedroom 2 Units 25% Total 8 Units Parking Summary: Required Parking Spaces Reg. Total 1 Bedroom 2 Units x 2 4 Spaces 2 Bedroom 4 Units x 2 8 Spaces 3 Bedroom 2 Units x 2 4 Spaces +1 Guest / 4 Units 2 Spaces Total 18 Spaces Proposed Parking EV Parking Provided: EV Capable; 10% of Total Parking EV Ready; 25% of Total Parking EV Chargers; 5% of Total Parking 1 Space Accessible Parking Provided (11 B-208.2 Parking Spaces): (1 to 25 Stalls or 2%): 1 Space Proiect Location s�. r Vicinity Map N.T.S +/- 8 Spaces SITE PLAN DENSITY STUDY Al 00 4H, 1 1 H 15H16 3 111 MOM AIM - � 1 _ tRrnt, 1852 1. FRONT ELEVATION 3. REAR ELEVATION Architecture + Planning 888.456.5849 ktgy.com Families Forward 8 Thomas Irvine, CA 92618 3 2 n v ri OV L■ J ■■ YE `� '� 11�, sue= •.. r� y • • 1 1852 SAN J UAN TUSTIN, CA # 2023-0522 Q7 M 2. RIGHT ELEVATION No 4. LEFT ELEVATION CONCEPTUAL DESIGN JAN UARY 15, 2025 No u I I I I 0 4 8 16 2 3 ME& Site Key Plan N.T.S. i n CALLOUT LEGEND Air I r 01 STUCCO BODY 1 02 VINYL WINDOWS 03 CLAY ROOF TILES 04 STUCCO OVER FOAM TRIM 05 DECORATIVE LIGHTS 06 ENTRANCE GATE 07 METAL POST FENCING 08 DECORATIVE PLANTERS 09 DECORATIVE SHUTTERS BUILDING ELEVATION A200 c FLOOR 1 (±2930 SF) Architecture + Planning 888.456.5849 ktgy.com Families Forward 8 Thomas Irvine, CA 92618 n r,r,v n11 1852 SAN J UAN TUSTIN, CA # 2023-0522 CALLOUT LEGEND 01 UNIT 1-1 (±653 SF) 02 UNIT 2-1 (±873 SF) 03 UNIT 2-2 (±902 SF) 04 UNIT 3-1 (±1217 SF) FLOOR 2 (±2820 SF) 05 COMMON AREA 06 LAUNDRY ROOM 07 STAIRWELL 08 ELECTRICAL CLOSET 09 BICYCLE STORAGE 10 STORAGE CONCEPTUAL DESIGN JAN UARY 15, 2025 0 2 4 8 55'-0" BUILDING PLAN FLOOR 1 AND FLOOR 2 A300 N W) 551-011 r------------------------------------------------------------------------------------------------------------------------- I I I I 7. II I II I ;I I II I I I Bedroom 3 12'-O'x11'-0" I Kitchen/Dining I 1 13'-O'x 12'-6" I I c �II I I I o [OH:] I I � I I I I I I I I IL---------- I I I � I I I I I I I I I I I Bedroom 2 �I 10'-6'x 12'-6" I I I I I II I I I II I I I I Bath Living 10'-0'x13'-0" fr- - - olb I I Kitchen/Dining I' I I i 13'-6'x18'-6" Oi� I I II I I I I II I I I I _\ /--------- 1 / o -o- I I I I I I I I I I I U om 1 13'-0" I I I W I I I Bath � I L FLOOR 3 (±2820 SF) Architecture + Planning 888.456.5849 ktgy.com I I I I II I II I I I I I f I I I I Living 12'-6'x 12'-6" 46'-6" (CPET) ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ I I I I II OH I ° pl I° �I I II IF1 Kitchen/Dinh �iI I o 13'-O'x16'-0" I a'o I I I II I F _ I I I I I I I I I I I I I I I I i 4:12 TYP i ; O I I i � I I -- I I I I I I I I I _� I I I I L--- Bath D::D I I I I I Cfl I I I Ch I I I I I - ---------------------L-1-------------------- I I -------------J Families Forward 8 Thomas Irvine, CA 92618 ------------------------- --� ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ Bedroom 2 ■ 10'-O'x11'-6" ■ ■ I I I I I I I I I I I I I I I I I I Bedroom 1 12'-O'x 10'-9" I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Living 10'-6'x14'-0" I I I I I I I I I I I I — _.——----------- r—J I fl I i it —Till I I Be roo 11 -O'x10 r------------------------ I I I I I I I I I I I I I I I I I I J ROOF PLAN CALLOUT LEGEND 05 COMMON AREA 01 UNIT 1-1 (±653 SF) 06 LAUNDRY ROOM 02 UNIT 2-1 (±873 SF) 07 STAIRWELL 03 UNIT 2-2 (±902 SF) 08 ELECTRICAL CLOSET 04 UNIT 3-1 (±1217 SF) 09 BICYCLE STORAGE 10 STORAGE 1852 SAN JUAN CONCEPTUAL DESIGN TUSTIN, CA # 2023-0522 JANUARY 15, 2025 I I I I 0 4 8 12 r,r,l nil BUILDING PLAN FLOOR 3 AND ROOF PLAN A301 jqj L� NNmN a " 4** - 7V �_ • -._ � - - -ram " . s � - � i y �r • 4 yr IL 4' L41" _l i- ;ors" +� +• w too 10 OF • '01 # '.. T jw. = i - L ,* � �� J • ae � � 1#. fir f 7� F, + w • •' i • Ate• _ � r -10 I 1 " l T ffi r :- 466 IMMICINC SINK 4 L �r h Ej imb i w `411W Mh .x ` or = EAMML 352 SAN JUAN CONCEPTUAL DESIGN RENDERED VIEWS gTInI r0 :f 7n7i_nr77 iami IDRV 1F qmr; I POTI-I nP TPA\/FI PPr)NA TRACI-a PKIrl (1C1 IRS AF Architecture + Planning 888.456.5849 ktgy.com 1a. FIELD, STUCCO 1 Sherwin-Williams 7036 ACCESSIBLE BEIGE or Similar 1 b. SILL FOAM, STUCCO Sherwin-Williams 7036 ACCESSIBLE BEIGE or Similar Families Forward 8 Thomas Irvine, CA 92618 n v 2a. WINDOW SHUTTERS Sherwin-Williams 6179 ARTICHOKE or Similar 1852 SAN JUAN TUSTIN, CA # 2023-0522 3a. TRIM ACCENT, STUCCO Sherwin-Williams 9098 BAKED COOKIE or Similar 3b. METAL FENCING Sherwin-Williams 9098 BAKED COOKIE or Similar 4. PAVER, PERMEABLE 4" X 8" or Comparable CONCEPTUAL DESIGN JAN UARY 15, 2025 5. WINDOW, VINYL Milgard Vinyl Window Classic Brown or Similar 6. ROOF, TILES Eagle Roofing 3526 Valencia Blend Conventional Weight Capistrano or Similar MATERIAL BOARD A700 MATERIAL LEGEND: F COMMON AREA PLANTING CONCRETE PAVERS NATURAL GREY CONCRETE BROOM FINISH SI DEWALIX HEDGE SCREENING OF TRASI- ENCLOSURE. 7' WIDE LANDSCAPE AREA PROTECT EXISTING PINES ON CHURCH PROPERTYy EXISTING PROPERTY LINE WALL PROTECT IN PLACE. GATE PAI O SEATING AREt (26' W x 12'-6" L) = 379 SF • B B Q (QTY. 1) • P OTT E RY (QTY. 1) • MOVEABLE FURNITURE • FLOWERING VINES ON V CITRUS GROVE WIT ROSE ARBOR & BENC (1 QT\ F .IES ^ )RWARD - TUSTIN 18525ANJUANST. FAMILIES FORWARD ARCH IITEC U RE 8 THOMAS IRVINE, CA 92618 SAN J UAN STREET ADJACENT CHURCH � - PARKING L'i amw PARKING LOT ADJACENT LANDSCAPING PARKWAY WIDTH- 8' (TCC 9266e ) ONSITE PLANTING WIDTH: 7' TOTAL: 15' (10' MIN. REQUIRED) ENHANClzD PROJECT ENTRY • 42" HT. STUCCO GARDEN WALL • ACCENT PLANTING EXISTING POWER POLE. PROTECT IN PLACE PROPOSED POWER POLE. 4' X 4' BM P PER CIVIL ENGINEER tONT YARD SETBACK (TCC 9267) >TAL AREA: 1,512 SF >TAL HARDSCAPE AREA: 1,050 SF >TA L LANDSCAPE AREA: 462 SF �N DSCAPE AREA: 31% O T TO EXCEED 50 Q ,RKI NG LOT LANDSCAPING (TCC 9266e) TA L PA R K I N G LOT AREA: 3,178 SF TAL LANDSCAPE AREA: 162 SF (5.1%) I NI M UM 5% REQUIRED) EV CHARGER BIKE RACKS (4 BIKES) GATE DECORATIVE CONCRETE PAVERS EXISTING PROPERTY LINE WALL PROTECT IN PLACE VINES ATTACHED TO WALL at WINDOW LOCATIONS PERIMETER LANDSCAPING CONCEPTUAL LANDSCAPE PLAN (PR-2024-0001) (; III 01.15.2025 FINISHED FLOOR TION PLATE L z z CONCRETE 7777 FINISHED 11 GRADE A MINIMUM 0.019-INCH (0.48MM) (NO. 26 GALVANIZED SHEET GAGE), CORROSION -RESISTANT WEEP SCREED WITH A MINIMUM VERTICAL ATTACHMENT FLANGE OF 3.5" (89MM) SHALL BE PROVIDED AT OR BELOW THE FOUNDATION PLATE LINE ON ALL EXTERIOR STUD WALLS. THE SCREED SHALL BE PLACED A MINIMUM OF 4 " (102MM) ABOVE THE EARTH OR 2" (51 MM) ABOVE PAVED AREAS AND SHALL BE OF A TYPE WHICH WILL ALLOW TRAPPED WATER TO DRAIN TO THE EXTERIOR OF THE BUILDING. THE WEATHER -RESISTIVE BARRIER SHALL LAP THE ATTACHMENT FLANGE, AND THE EXTERIOR LATH SHALL COVER AND TERMINATE ON THE ATTACHMENT FLANGE OF THE SCREED. WEEP SCREEDS -STUCCO EXTERIOR LATH WEATHER BARRIER KEEP SCREED -2" MIN. N. T. S. FOUNDA II:• 2x STUDS, REFER TO STRUC. it DWGS I� EXTERIOR GRADE PLYWOOD F . SHEATHING, REFER TO STRUC. DWGS 3-COAT EXTERIOR CEMENT PLASTER o/ C.R. METAL LATH u o/ (2) LAYERS GRADED' BLD'G u; PAPER --- I� 2X BACKING IF SHEATHING 11� rr I� NOT PROVIDED C.R. WEEP SCREED UNDER GRADED' BLDG. PAPER, II. • SLOPE SCREED TO MATCH ADJACENT SLAB IN ORDER TO MAINTAIN THE 2• DIMENSION CONT. 14" WIDE 24 GA. STAINLESS STEEL FLASHING. JOINTS SHALL OCCUR AT N CORNERS AND SHALL BE Z SEALED. PAINT TO MATCH :5 d ADJACENT FINISH WHERE w G EXPOSED. w FINISH HARDSCAPE SURFACE, a SEE LANDSCAPE PLANS - SLOPE TO DRAIN �L1 C EXPANSION JOINT d a G a •.. FINSH GRADE, 2% MIN. SLOPE d AWAY FROM BUILDING . a CONCRETE SLAB, CURB OR d \\�\\\ \\�\ \\\ \\� STEM WALL PER PLAN WEEP SCREED INSTALL PER CRC SEC. 703.6.2.1 ALT. WEEP SCREED DETAIL PER ARCHITECT PLANS FOR REFERENCE ONLY N. T. S. I I 8"S 8"S 8"S 8"S 8"S 8"S I I I I as OS as CIS as aS OS OS ----OS al; OS as as as I � I Q �I v oQ� �I Llj LZ U Q U Q Q L L l U J j l J U U cc J�� QZ �� 1cn SAN�UAN STREET W� sz � _ �W �� Qvo cn�� I �� cnU �W N °j �� Q��J ks� k�Q WZ �I �Z Z �~co 41 Q-) cd UW Iu co� cfl Q WW� X� �cQ u ��O �k�� ~mN cO�cWU� n�W� c N � d� � �u �O = N1 �Uco cp rnU8"W U 8"W 8"W8 2.0' .0' .0' 18"W �u 8"W 8"W „W g„ 8„WU I TIII rl�� SD SD SD \ SD SD \+ SD I i I 1 D 1- -� SD SD I SD SD SD SD - I I LL 71� I ' I 1 2 0' 1 - oil,' - MIME � mi No Old rim EXIST. RET BLOCK WALL (PROTECT IN PLACE) EXIST TREES (TYP.) (PROTECT IN PLACE) EX 1 102 EX. EX (102.4)rC EX. WALL EXIST. RET. BLOCK WALL--,, (PROTECT IN PLACE) EX rRE 102.4 r EX. WALL r! ii it>r! i ci-ram J/GB CL 97.71 TC 97 0 F FL/LP 1 �� 7.38FS 4"CF, �o} I to 2. ' 17.0' I o o / 1 98.1 TC 97.7 S I `L b �lz 97.92`0 24.0' o, I FS GB I - CF nQ nncc 0 L6 0 r< 0 '-fT 98.9 TOP EX.• ALL �I (103.0)TOP 1 97.71 C i 97.3 FS I i� 0 I to 97.851,E 1 bl U1117IFVT.4 YA6JIL7 97.7 9X 50FS FG 1 I EXIST. RET. BLOC WALL 19.0, I 1 (PROTECT IN PLA E) F 97.0 �j,z FLj �' `�' 97.93 FS GB 000 0 0 : 98.0 97 93 k4iii-wm op 1 I 98. CFS ' � 975 97.5 FG 1/4'S DROP FG L R- IC=�] t__j t-71 FF=98.17 PAD=97.5 wom m n`c Ior �I im I 1 I1 1 I1 I '1� i ly; 2 1 � 102.3 TOP II I EX. WALL 2q EX TREE / ) MIN. 1 i 1 J SAN JJAN 12.0' 1 I I 97.1 97.5 1 I 97.5 EXIST. RET. BLOCK WALL F LP I FG FG �r 2.0% .8 • jI�7 N ,! • 97.0 FL/f 6.5' Jim WALL (PROTECT IN PLACE) L - - - - - - - - - - -- - -;A 910 1023 TOP 97.1 Oq�. 1.Oq�N. , z Lp ----- ------ ---- -------------- ---- ,- 9 . 1 F 1016 TO EX. WALL FG 7 5.0 0 X. ALL 0 1 C a 97 102.7 TOP O J J 1O J J J ` I'- J a; Q` ¢/HP o f EX. WALL 99.4 o o W W W �� 103.3 TOP co EX. WALL W W coo EX. WALL �,� 102.7 TOP EXIST. RET BLOCK WALL l ' EX. WALL -�Q (PROTECT IN PLACE) �103.4 TOP 6-3 x � EX. WALL Wiz 980 rc ST. RET. BLQ�K WALL 'OTECT IN PLACE) EXIST. RET. BLOCK (PRO TE CT IN PLACE WA. C LEGEND PARCEL BOUNDARY EXISTING RETAINING WALL EXISTING 45" STORM DRAIN LINE EXISTING CURB EXISTING GAS LINE EXISTING 8" ACP WATER LINE EXISTING WATER LATERAL/SERVICE EXISTING 8" VCP SEWER LINE EXISTING SEWER LATERAL/CLEANOUT PROPOSED WATER LATERAL/SERVICE PROPOSED SEWER LATERAL PROPOSED AREA DRAIN PIPE/INLETS/C.O. ADA PATH EXISTING TREE (TO BE PRESERVED) PROPOSED PROPRIETARY BIOFILTRATION 0 5 10 20 30 40 SCALE: 1 " = 10' PLOTTED BY: Tara Braatz DATE: Jan. 13, 2025 08:43:28 AM FILE: F:\1365\Engineering\Exh-General\Preliminary Grading Plan\Conceptual Grading Plan.dwg GRAPHIC SCALE sa a Zoo ( IN FEET ) I inch = 60 fL 4"' ; . __ BASIS OF BEARINGS: THE BEARINGS SHOWN HEREON ARE BASED ON THE GRID BEARING BETWEEN O.C.S. HORIZONTAL CONTROL STATION "TRAK" AND "CNPP" BEING NORTH 34"56'13" EAST PER RECORDS ON FILE IN THE OFFICE OF THE ORANGE COUNTY SURVEYOR. DATUM STATEMENT: COORDINATES SHOWN ARE BASED UPON THE CAUFORNIA COORDINATE SYSTEM (CCS83), ZONE VI, 1983 NAD (2017.50 EPOCH O.C.S. GPS ADJUSTMENT). ALL DISTANCES SHOWN ARE GROUND UNLESS OTHERWISE NOTED. TO OBTAIN GRID DISTANCE MULTIPLY GROUND DISTANCE BY 0.99997900 (SCALE FACTOR IS PROJECT SPECIFIC). 0n"! () INDICATES RECORD DATA AS NOTED. [ ] INDICATES RECORD AND MEASURED DATA AS NOTED. R1 INDICATES RECORD DATA PER TRACT NO. 17717, M.M. 941/47-48 R2 INDICATES RECORD DATA PER PARCEL MAP P.M.B. 43/43. R3 INDICATES RECORD DATA PER TRACT NO. 8574, M.M. 344/30-31 R4 INDICATES RECORD DATA PER TRACT NO. 1735, M.M. 50/48. R5 INDICATES RECORD DATA PER TRACT NO. 2764, M.M. 150/16-17 MONUMENT NOTES: M1 FOUND S&W TAGGED "RCE 27___" ACCEPTED AS "RCE 27743" PER CORNER RECORD CR 2000-0342, R1. FLUSH. M2 FOUND S&W TAGGED "RCE 27743" PER CORNER RECORD OR 2000-0341, R1. FLUSH. M3 FOUND 2-1/4" BRASS CAP IN WELL MONUMENT STAMPED "ORANGE COUNTY SURVEYOR DEC 1980" PER CORNER RECORD CR 2022-2336, R1. DOWN 0.7'. M4 SEARCHED FOUND NOTHING. ESTABLISHED BY TIES PER TUSTIN CITY TIE BOOK 732. SEE NOTE BELOW. M5 SEARCHED FOUND NOTHING. ESTABLISHED BY INTERSECTION OF THE SOUTHEASTERLY PROLONGATION OF M1-M2 AND A LINE BETWEEN M3-M4. M6 SEARCHED FOUND NOTHING. ESTABLISHED BY RECORD DISTANCE PER R2. M7 SEARCHED FOUND NOTHING. ESTABLISHED BY INTERSECTION RECORD ANGLE M4-M3 PER R4 AND RECORD ANGLE M6-M5 PER R2. M8 FOUND LEAD, TACK AND TAG STAMPED "PLS 8425" ON TOP OF WALL IN LIEU OF "PLS 8412" PER R1. ESTABLISHED BY INTERSECTION RECORD ANGLE M6-M5 PER R2 AND A LINE PARALLEL WITH AND DISTANT 33.00' SOUTHWESTERLY OF M1-M2 PER R1, R2. MONUMENT IS ON LINE 32.95' FROM M6. PER MORAN CONSULTING, "PLS 8412" WAS SET PER TRACT NO. 17717 IN PLACE OF "PLS 8418" BY ERROR. M9 SEARCHED FOUND NOTHING. ESTABLISHED BY PRORATED CALC DISTANCE M5-M4 PER R4, R5. FOUND 2-TIES SOUTHEASTERLY OF THE CENTERLINE OF BROWNING AVE. ON CURB (SEE NOTE BELOW). LOCATION BY TIES IS SO4o36-44"W 0.10'. M10 SEARCHED FOUND NOTHING. ESTABLISHED BY RECORD ANGLE M9-M5 PER R5 AND A LINE BETWEEN M6-M7. M11 SEARCHED FOUND NOTHING. ESTABLISHED AT BY INTERSECTION. NOTE: ALL SURFACE MONUMENTS SEARCHED FOR ALONG BROWNING AVENUE WERE DESTROYED BY CONSTRUCTION. SOME TIES WERE DESTROYED BY CONSTRUCTION OF ADA RAMPS. THE FOUND TIES WERE ORIGINALLY SET IN EPDXY IN A CHISELED DEPRESSION IN THE TOP OF CURB AND THE TAG IS NOW MISSING. THE SIZE OF THE DEPRESSION IN THE TOP OF CURB IS APPROXIMATELY SLIGHTLY LARGER THAN THE TAG AND THE CENTER OF THIS DEPRESSION WAS LOCATED AND USED TO ESTABLISH THE CENTERLINE MONUMENT. PREPARED BY: HUNSAKER & ASSOCIATES I R V I N E , I N C . PLANNING ■ ENGINEERING ■ SURVEYING Three Hughes ■ Irvine, CA 92618 ■ PH: (949) 583.1010 ■ FX: (949) 583.0759 BOUNDARY PLAT CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA DATE OF SURVEY: MAY, 2024 W.O. 4632-1 N 2,2 N 58,383.59 E 6,149,111.68 MB N49'19'50"W1178.32' /SAN JUAN STREET [1123.44' CALC R1] 75.00' 660.10' R2 660.20' R1 PORTION LOT 29 BL OCK 12 IRl/INE'S SUBDIVISION M.M. 1188 PREPARED BY ME OR UNDER MY DIRECTION RWHEELER@HUNSAKER.COM 8/5/2024 DATE 941 /47, 48 ------------------------ I I I I I J N49'20'05"W 660.24' (660.25' R5)- _ JAN MARI E PLACES /16-17 N49"45'16"W 660.38' (660.36' R4) SIERRA VISTA DRIVE BRYAN AVENUE M3 i rn d M SHEET 1 OF 1 PART 4: WIRING DEVICES PART 10: FIRE STOPPING PART 1: GENERAL A. WIRING DEVICES SHALL BE ALMOND WITH MATCHING PLASTIC COVER PLATES, A. ALL PENETRATIONS OF NON -RATED PENETRATIONS SHALL BE SEALED WITH RATED A. PROVIDE ALL WORK AND MATERIALS FOR THE INSTALLATION OF COMPLETE WIRING SYSTEMS SPECIFICATION GRADE AS INDICATED BELOW, EQUAL TO THE COOPER QUALITY INDICATED. MATERIALS MEETING ASTM E-814. AS SPECIFIED HEREIN AND INDICATED ON THE DRAWINGS. VERIFY WITH ARCHITECT & BRAND STANDARDS PRIOR TO ORDERING. B. PROVIDE FIRE STOPPING DEVICE(S) OR SYSTEM(S) WHICH HAVE BEEN TESTED AND LISTED AS B. ALL ELECTRICAL PERMITS AND INSPECTION FEES SHALL BE OBTAINED AND PAID FOR BY THE TOGGLE SWITCHES SHALL BE AS FOLLOWS: COMPLYING WITH ASTM E-814. INSTALL THE DEVICE(S) OR SYSTEM(S) IN ACCORDANCE WITH ELECTRICAL CONTRACTOR. THE CONDITIONS OF THEIR LISTING. PROVIDE THE APPROPRIATE DEVICE(S) OR SYSTEM(S) SINGLE POLE 20 AMP COOPER 1221 WITH AN "F" RATING EQUAL TO THE RATING OF THE ASSEMBLY BEING PENETRATED. C. ELECTRICAL CONTRACTOR SHALL GUARANTEE ALL WORK AND MATERIALS FOR ONE YEAR THREE WAY 20 AMP COOPER 1223 EFFECTIVE THE DAY THE PROJECT IS ACCEPTED BY THE OWNER. SINGLE POLE/KEY 20 AMP COOPER 1221 L C. DEVICE(S) AND/OR SYSTEM(S) SHALL BE BY HILTI, 3M OR EQUIVALENT. THREE WAY/KEY 20 AMP COOPER 1223L D. WORK SHALL BE IN ACCORDANCE WITH THE NATIONAL ELECTRICAL CODE, OSHA, STATE D. WHERE OPENINGS FOR INSTALLATION OF ELECTRICAL BOXES EXCEEDS 16 SQUARE INCHES IN BUILDING CODE AND ALL OTHER APPLICABLE LOCAL REQUIREMENTS. ALL WORK SHALL DUPLEX RECEPTACLES SHALL HAVE A NYLON FACE AND SHALL BE AS FOLLOWS: RATED WALLS OR PARTITIONS, THE OPENING SHALL BE PROTECTED AS REQUIRED BY THE COMPLY WITH THE LATEST ADDITION OF NECA STANDARDS OF INSTALLATION. 15 AMP DUPLEX COOPER 5252 APPROPRIATE WALL LISTING TYPE. 20 AMP DUPLEX COOPER 5362 E. ALL MATERIALS, DEVICES, AND APPLIANCES SHALL BE NEW, EXCEPT WHERE OTHERWISE 15 AMP DUPLEX-GFCI COOPER GF5262 PART 11: RENOVATION OF EXISTING NOTED, AND SHALL BE LISTED BY AN APPROVED TESTING AGENCY WHERE SUCH A LISTING IS 20 AMP DUPLEX-GFCI COOPER GF5362 AVAILABLE. FACTORY ASSEMBLED EQUIPMENT SHALL BE LISTED AND LABELED AS AN 20 AMP DUPLEX/USB/TAMPER COOPER TR7745 A. EACH BIDDER SHALL VISIT THE PROJECT SITE PRIOR TO BID AND FAMILIARIZE HIMSELF WITH ASSEMBLY, ANY EQUIPMENT NOT LISTED SHALL HAVE PRIOR APPROVAL FROM THE LOCAL 15 AMP DUPLEX-IG COOPER IG5252 THE EXISTING CONDITIONS. FAILURE TO VISIT THE SITE SHALL NOT EXCUSE THE AUTHORITY HAVING JURISDICTION. ALL MATERIALS SHALL COMPLY WITH APPLICABLE ANSI, 20 AMP DUPLEX-IG COOPER IG5362 CONTRACTOR FROM PERFORMING THE REQUIRED WORK NOR SHALL IT BE AN ACCEPTABLE IEEE AND NEMA STANDARDS. 15 AMP DUPLEX-IG/TVSS COOPER IG5252S REASON FOR REQUESTING ADDITIONS TO THE CONTRACT. 20 AMP DUPLEX-IG/TVSS COOPER IG5362S F. PROVIDE ALL CUTTING, PATCHING, CHANNELING AND CHASING FOR INSTALLATION OF WORK B. EXISTING PORTIONS OF THE FACILITY SHALL REMAIN IN OPERATION DURING THIS AND REPAIR ANY DAMAGE OF EXISTING OR NEW INSTALLATIONS AT THE CONTRACTORS B. DUPLEX RECEPTACLES ON DEDICATED CIRCUIT SHALL BE 20 AMP. OTHER DUPLEX RENOVATION AND/OR ADDITION. THE CONTRACTOR SHALL CAUSE AS LITTLE DISRUPTION AS EXPENSE. RECEPTACLES MAY BE 15 AMP, UNLESS OTHERWISE NOTED. POSSIBLE TO MAINTAIN THE COMFORT AND SAFETY OF THE BUILDING OCCUPANTS. ALL POWER OUTAGES SHALL BE CLOSELY COORDINATED WITH THE OWNER'S REPRESENTATIVE. G. SHOP DRAWINGS AND CATALOG DATA SHALL BE SUBMITTED FOR APPROVAL PRIOR TO C. OUTLET BOXES SHALL NOT BE MOUNTED BACK-TO-BACK. BEGINNING WORK. SUBMIT FOUR COPIES OF SHOP DRAWINGS FOR LIGHTING FIXTURES, C. PROJECT INVOLVES WORK ON EXISTING ELECTRICAL PANELS AND FEEDERS REQUIRED IN LAMPS, BALLASTS AND PANELBOARDS. SUBMIT FOUR COPIED OF CATALOG DATA FOR D. A MAXIMUM OF 10 RECEPTACLES SHALL BE ON EACH BRANCH CIRCUIT. OPERATING THE FACILITY. TEMPORARY POWER ARRANGEMENTS SHALL BE MADE TO SERVE DISCONNECT SWITCHES AND WIRING DEVICES. THOSE AREAS AFFECTED BY THIS PROJECT. E. WEATHERPROOF COVERS SHALL HAVE A LID SO THAT PLUGS MAY BE INSTALLED WITHOUT H. PROVIDE ENGRAVED PHENOLIC NAMEPLATES FOR PANELBOARDS, WIRING TROUGHS, AND COMPROMISING THE WP FUNCTION, EQUAL TO INTERMATIC GUARDIAN ONE #WP1020C. SEISMIC RESTRAINT OF ELECTRICAL SYSTEMS - DESIGN/BUILD SPECIFICATION FUSED SWITCHES, WHITE LETTERS ON BLACK FOR 120/208 VOLT SYSTEMS. LABEL ALL BREAKERS INSIDE THE PANEL NEXT TO THE BREAKER USING THE NUMBER SCHEME F. ALL OUTLETS (INCLUDING TELEPHONE, CABLE TV AND DATA) SHALL HAVE COVER PLATES, THE ELECTRICAL CONTRACTOR SHALL RETAIN THE SERVICES OF A STRUCTURAL ENGINEER INDICATED ON THE DRAWINGS. BLANK IF NOT USED. TO DETERMINE SITE CLASSIFICATION AND SEISMIC RESTRAINT REQUIREMENTS FOR ELECTRICAL EQUIPMENT, PIPING, DUCTWORK, ETC. REQUIRED FOR THIS PROJECT. WHERE I. AN ELECTRICAL INSPECTION CERTIFICATE SHALL BE ISSUED BY THE LOCAL INSPECTION PART 5: DISCONNECT SWITCHES REQUIRED, THE ELECTRICAL CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AUTHORITIES BEFORE APPROVAL FOR FINAL PAYMENT. RESTRAINTS TO RESIST THE EARTHQUAKE EFFECTS ON THE ELECTRICAL SYSTEM. THE A. DISCONNECT SWITCHES SHALL BE HEAVY-DUTY TYPE IN NEMA 1 ENCLOSURES (UNLESS REQUIREMENTS FOR THESE RESTRAINTS ARE FOUND IN THE CALIFORNIA BUILDING CODE, J. THE CONDUIT AND NEUTRAL SYSTEM SHALL BE GROUNDED AT THE MAIN SERVICE OTHERWISE INDICATED), FUSED OR NON -FUSED AS INDICATED. FUSED SWITCHES SHALL 2022. EQUIPMENT. GROUNDING ELECTRODE SYSTEM SHALL BE INSTALLED PER N.E.C. ARTICLE 250 HAVE REJECTION -TYPE FUSE CLIPS. SWITCHES SHALL BE SQUARE D, OR EQUAL. FUSES AND AS INDICATED ON THE DRAWINGS. SHALL BE CLASS R-5, TIME DELAY. A SET OF 3 SPARE FUSES OF EACH SIZE AND TYPE SHALL THE ELECTRICAL CONTRACTOR SHALL RETAIN THE SERVICES OF A PROFESSIONAL BE FURNISHED TO THE OWNER. STRUCTURAL ENGINEER REGISTERED IN THE STATE OF CALIFORNIA TO DESIGN SEISMIC K. WIRING SHALL BE TESTED FOR CONTINUITY AND GROUNDS BEFORE BEING ENERGIZED. RESTRAINT ELEMENTS REQUIRED FOR THIS PROJECT. THE ENGINEER'S COMPUTATIONS, FAULTY WIRING SHALL BE REPLACED AT NO ADDITIONAL EXPENSE TO THE OWNER. PART 6: PANELBOARDS BEARING HIS PROFESSIONAL SEAL, SHALL ACCOMPANY SHOP DRAWINGS WHICH SHOW CALIFORNIA BUILDING CODE, 2022 COMPLIANCE. COMPUTATIONS AND SHOP DRAWINGS L. IF, DURING THE COURSE OF WORK, THE ELECTRICAL CONTRACTOR DISCOVERS A PROBLEM A. PANELBOARDS SHALL BE DEAD -FRONT SAFETY TYPE. ALL CIRCUIT BREAKERS SHALL BE SHALL BE SUBMITTED FOR REVIEW PRIOR TO THE PURCHASING OF MATERIALS, EQUIPMENT, WITH THE PERFORMANCE OF THE INSTALLATION RELATIVE TO THE PLANS AND MOLDED -CASE, AUTOMATIC THERMAL MAGNETIC TYPE, CALIBRATED FOR 40°C, OR SYSTEMS AND ASSEMBLIES. SPECIFICATIONS OR NEC OR OTHER CODES, THE CONTRACTOR SHALL IMMEDIATELY BRING AMBIENT COMPENSATION. CABINET SHALL BE 20 INCHES WIDE MINIMUM, WITH NOT LESS THE PROBLEM TO THE ATTENTION OF THE ARCHITECT OR ENGINEER FOR RESOLUTION PRIOR THAT 4-INCH WIRING GUTTERS AT TOP, SIDES, AND BOTTOM, SQUARE D "NF", "NQOD", OR THE ELECTRICAL CONTRACTOR SHALL INCLUDE SHOP DRAWINGS OF THE SPECIFIC METHODS TO THE EXECUTION OF THE WORK. EQUAL. BUS SHALL BE ALUMINUM WITH RATINGS AS INDICATED ON DRAWINGS. LUGS SHALL OF SEISMIC RESTRAINT TO BE USED FOR THIS PROJECT PRIOR TO INSTALLATION OF PIPING, BE SIZED TO ACCOMMODATE CONDUCTORS INDICATED ON THE POWER RISER DIAGRAM. DUCTWORK AND EQUIPMENT. M. THE ELECTRICAL CONTRACTOR SHALL CONNECT ALL EQUIPMENT REQUIRING ELECTRICAL CONNECTIONS, UNLESS OTHERWISE NOTED, EXCEPT FOR CONTROL WIRING FOR EQUIPMENT B. PROVIDE HANDLE LOCK -ON DEVICES ON ALL CIRCUIT BREAKERS CONNECTED TO INTERNAL SEISMIC RESTRAINT ELEMENTS OF MANUFACTURED EQUIPMENT SHALL BE NOT PROVIDED BY THE ELECTRICAL CONTRACTOR. CONTROL WIRING FOR SUCH EQUIPMENT EMERGENCY, EXIT, AND NIGHT LIGHTING, FIRE ALARM, TELEPHONE AND SECURITY SYSTEMS. CERTIFIED BY A PROFESSIONAL ENGINEER RETAINED BY THE MANUFACTURER. SUCH SHALL BE PROVIDED BY THE RESPECTIVE DISCIPLINE. CERTIFICATE APPLIES ONLY TO INTERNAL ELEMENTS OF THE EQUIPMENT. ALL EQUIPMENT C. CIRCUIT BREAKERS USED FOR SWITCHING OF LIGHTING OR SIGN CIRCUITS SHALL BE ANCHORAGE REQUIREMENTS SHALL BE COORDINATED WITH THE BUILDING STRUCTURE AND N. COORDINATE LOCATION AND REQUIREMENTS FOR ELECTRICAL SERVICE WITH THE POWER SWITCHING DUTY RATED AND SHALL BE MARKED "SWD". SHALL BE COMPATIBLE THERETO. ALL SUCH ANCHORAGE SHALL BE REVIEWED BY THE COMPANY. WHERE MORE THAN ONE SERVICE IS SUPPLIED TO A BUILDING, PROVIDE PROJECT'S ELECTRICAL ENGINEER PRIOR TO INSTALLATION. IDENTIFICATION AT EACH SERVICE PER NEC 230-2(B) AND AS INDICATED ON THE DRAWINGS. PART 7: LIGHT FIXTURES THE PROFESSIONAL ENGINEER RETAINED BY THE ELECTRICAL CONTRACTOR FOR SEISMIC 0. COORDINATE LOCATION AND REQUIREMENTS FOR TELEPHONE SERVICE WITH THE A. CATALOG NUMBERS GIVEN DENOTE MINIMUM QUALITY AND PERFORMANCE REQUIRED. RESTRAINT CALCULATIONS AND DESIGN SHALL VISIT THE JOB SITE UPON COMPLETION OF THE TELEPHONE COMPANY AND AS INDICATED ON THE DRAWINGS. EQUAL EQUIPMENT BY OTHER MANUFACTURERS IS ACCEPTABLE AS INDICATED ON THE LIGHT SEISMIC RESTRAINT INSTALLATION. THIS ENGINEER SHALL PROVIDE IN WRITING, FIXTURE SCHEDULE. VERIFICATION OF COMPLIANCE WITH THE APPROVED SEISMIC SUBMITTAL. THIS ENGINEER P. THE ELECTRICAL CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING AND PROVIDING SHALL ALSO PERFORM ANY SPECIAL INSPECTIONS REQUIRED BY THE CALIFORNIA TEMPORARY POWER. B. H.I.D. BALLASTS SHALL BE HIGH POWER FACTOR WITH QUIETEST SOUND RATING. BUILDING CODE, 2022. THIS VERIFICATION SHALL BEAR THE ENGINEER'S PROFESSIONAL SEAL. JOB SITE INSPECTION BY OTHER THAN THIS ENGINEER IS NOT ACCEPTABLE. PART 2: RACEWAY C. LAY -IN FIXTURES SHALL BE SUSPENDED FROM STRUCTURE WITH 2 WIRES AT OPPOSITE CORNERS. DO NOT SUPPORT FROM CEILING GRID. REVIEW OF THE SEISMIC DESIGN AND SHOP DRAWINGS BY THE PROJECT'S ELECTRICAL A. CONDUIT SHALL BE ZINC -COATED EMT INDOORS. EMT FITTINGS SHALL BE STEEL SCREW. ENGINEER, STRUCTURAL ENGINEER OR ARCHITECT SHALL NOT RELIEVE THE CONTRACTOR MINIMUM SIZE SHALL BE'/2"C, UNLESS OTHERWISE NOTED. USE SCHEDULE 40 PVC D. SEE ARCHITECTURAL REFLECTED CEILING PLANS FOR EXACT LOCATION OF LIGHT FIXTURES. OF THEIR RESPONSIBILITY TO COMPLY WITH THE SEISMIC OR ANY OTHER REQUIREMENTS OF OUTDOORS ABOVE 8'-0" OR BELOW GRADE. USE IMC WHERE REQUIRED BY CODE OR THE CALIFORNIA BUILDING CODE, 2022. EXPOSED BELOW 8'-0". E. ALL RECESSED LIGHTING FIXTURES SHALL BE THERMALLY PROTECTED. B. SUPPORT ALL CONDUITS WITH STRAPS AND CLAMPS. RUN ALL CONDUIT PARALLEL OR F. COMPACT FLUORESCENT BALLASTS SHALL BE ELECTRONIC WITH END OF LIFE PROTECTION. PERPENDICULAR TO BUILDING WALLS. G. LED FIXTURE SHALL HAVE 0-10V DIMMING DRIVERS AS SPECIFIED IN LIGHT FIXTURE C. JUNCTION AND PULL BOXES SHALL BE CODE GAUGE GALVANIZED SHEET METAL. SCHEDULE. D. LIQUID -TIGHT FLEXIBLE METAL CONDUIT SHALL BE USED FOR EQUIPMENT CONNECTIONS, BUT H. LED FIXTURES SHALL BE SPECIFICATION GRADE AND DRIVERS SHALL HAVE INRUSH NOT AS A WIRING METHOD OTHERWISE. PROTECTION E. MC CABLE MAY BE USED AS A WIRING METHOD WHERE ALLOWED BY CODE. PART 8: TELEPHONE/DATA SYSTEM F. RACEWAY PENETRATIONS THROUGH FLOOR SLABS AND FIRE -RATED WALLS SHALL BE FILLED A. FURNISH AND INSTALL A COMPLETE TELEPHONE/DATA CONDUIT SYSTEM AS INDICATED ON WITH IMPERVIOUS, NON -SHRINK GROUT SUFFICIENTLY TIGHT TO PREVENT THE TRANSFER OF THE DRAWINGS. ALL OUTLET BOXES FOR TELEPHONE AND/OR DATA JACKS SHALL BE DOUBLE SMOKE, WATER, AND DUST. ROOF PENETRATIONS SHALL BE WITHIN THE EQUIPMENT CURB GANG WITH A SINGLE -GANG OPENING. WHERE POSSIBLE. B. PULL AND LEAVE IN EACH CONDUIT ONE PULL CORD FOR PULLING IN CABLE. ALL WIRING, G. CONDUIT INSTALLED UNDERGROUND OR IN CONCRETE SHALL HAVE JOINTS MADE OUTLETS AND EQUIPMENT SHALL BE PROVIDED AND INSTALLED BY THE OWNERS TELE/DATA WATER -TIGHT BY USE OF POLYTETRA-FLUOROETHYLENE TAPE. AAPPROVED SEALS SHALL BE SUPPLIER. PROVIDED IN HAZARDOUS LOCATIONS AS REQUIRED BY THE N.E.C. C. TELEPHONE SERVICE CONDUITS SHALL BE PROVIDED TO THE PROPERTY LINE OR AS PART 3: CONDUCTORS INDICATED ON THE DRAWINGS. A. ALL CONDUCTORS SHALL BE SINGLE CONDUCTOR COPPER. THHN/THWN, SOLID FOR SIZES D. THE ELECTRICAL CONTRACTOR SHALL FURNISH AND INSTALL A #6 AWG GREEN COPPER WIRE #14 THROUGH #10. THHN/THWN STRANDED FOR SIZES #8 AND LARGER. IN A 3/4" CONDUIT FROM THE NEAREST COLD WATER METAL MAIN TO A LUG AT THE TELEPHONE/DATA BACKBOARD. B. BRANCH CIRCUITS SHALL NOT BE SMALLER THAN #12 AWG. CONTROL WIRING MAY BE #14 AWG. PART 9: LIGHTING CONTROLS C. CONDUCTORS SHALL BE COLOR CODED BLACK/RED/BLUE FOR 120/208 VOLT SYSTEMS FOR A, A. FURNISH AND INSTALL AN ELECTRONIC TIME CONTROLLER WHERE INDICATED. CONTROLLER B, AND C PHASES, RESPECTIVELY. SHALL BE CAPABLE OF SWITCHING 40 AMPERES PER POLE CONTINUOUSLY AT 120 VOLTS AND SHALL BE SPST (DPST, 3PST, DPTDT, SPDT, AS REQUIRED). D. WIRING TO LIGHTING FIXTURES SHALL BE AS REQUIRED BY UL LABEL. B. LIGHTING CONTACTORS SHALL SWITCH A LOAD AT 120 VOLTS, 60 HZ AND SHALL HAVE THE E. ALL BRANCH CIRCUIT CONDUITS OR CABLE ASSEMBLIES SHALL CONTAIN AN INSULATED NUMBER OF POLES INDICATED ON THE DRAWINGS. THE CONTACTOR SHALL BE GREEN GROUNDING CONDUCTOR SIZED PER NEC 250-122. CONTINUOUSLY RATED 20 AMPERES PER POLE FOR ALL TYPES OF BALLAST AND TUNGSTEN LIGHTING AND RESISTANCE LOADS. F. ALL CONDUCTORS INSTALLED IN VERTICAL RACEWAYS SHALL BE SUPPORTED AT INTERVALS AS REQUIRED PER NEC ARTICLE 300-19. C. ALL LIGHTING CONTACTORS SHALL BE ELECTRICALLY HELD AND HAVE A NEMA 1 ENCLOSURE UNLESS OTHERWISE NOTED. G. ALL EQUIPMENT AND DEVICE TERMINATIONS SHALL BE UL LISTED FOR USE WITH 75°C INSULATED CONDUCTORS AT THEIR 75°C AMPACITY. H. PROVIDE A SEPARATE NEUTRAL FOR EACH PHASE CONDUCTOR IN ALL BRANCH CIRCUITS. N C:) N N LLI Q 0 0 w U) U) ELECTRICAL SHEET INDEX NO. SHEET DESCRIPTION 1 EN-0.0 SPECIFICATIONS NOTES & SHEET INDEX 2 E-1.0 SITE LIGHTING NOTES 3 E-1.1 SITE UTILITY PLAN 4 E-1.2 SITE LIGHTING PLAN 5 E-1.3 PHOTOMETRIC SITE PLAN 6 E-1.4 LIGHTING SPECIFICATIONS 7 E-5.1 TITLE 24 LTO OUTDOOR FORMS SPECIFICATIONS NOTES & SHEET INDEX GOUVIS consulting group, inc. 0 15 Studebaker Irvine CA 92618 Irvine tel 949.752.1612 fax 949.752.5321 Palm Springs tel 760.323.5090 DATE SIGNED: 8/7/24 RESTRICTIVE NOTICE THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP. THEY ARE THE SUBJECTOF COPYRIGHT AND OTHER LEGAL PROTECTION. THEY MAY BE USED ONLY BY THEIR INTENDED RECIPIENT AND ONLY FOR THE PROJECT DEPICTED HEREIN. NO PART OF THESE DRAWINGS ARE TO BE COPIED, TRANSFERRED, REPRODUCED, NOR CAN THEY BE USED, IN WHOLE OR IN PART, BY ANY OTHER PERSON OR FOR ANY OTHER PROJECT OR STRUCTURE, WITHOUT THE PRIOR EXPRESS WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP © 2017 GOUVIS ENGINEERING CONSULTING GROUP INC. -ALL RIGHTS RESERVED QQr) IG('T- 1852 San Juan 01 /15/2025 DEVELOPER: Families Forward ARCHITECT: KTGY Group, Inc. I r)r_ATIr)NI- Tustin Orange CA REVISIONS SHEET NAME: SPECIFICATIONS NOTES & SHEET INDEX PROJECT NUMBER: 66583 ENGINEER: DRAFTER: SHEET NUMBER: EN�000 It N O N N w Q 0 0 w Cn Cn GENERAL NOTES - LIGHTING FIXTURE/SCHEDULE 1. ALL LIGHTING FIXTURES SHALL BE LABELED WITH THE APPROPRIATE UL LABEL (DAMP, WET, ETC) AS REQUIRED BY CODES AND LOCAL ORDINANCES. 2. SHOP DRAWING SUBMITTALS SHALL INCLUDE ALL FIXTURES, LAMPS, AND BALLAST INFORMATION. ANY SHOP DRAWINGS WHICH ARE SUBMITTED. WITHOUT ANY ONE OF THESE ITEMS WILL BE REJECTED AS INCOMPLETE AND WILL BE REQUIRED TO BE RESUBMITTED WITH THE REQUIRED INFORMATION. 3. ALL LIGHTING FIXTURE SPECIFIC INFORMATION (TYPE, CLAMP, BALLAST, COLOR, MOUNTING, ETC.) HAS BEEN SPECIFIED WITH THE CONSIDERATION OF SPECIFIC PERFORMANCE AND AESTHETIC REQUIREMENTS. ANY SUBSTITUTION OF THE SPECIFIED FIXTURES IS SUBJECT TO THE ARCHITECT AND ENGINEER OF RECORD'S FINAL APPROVAL AND ARE SUBJECT TO THE FOLLOWING CRITERIA: a. SUBMIT AN OPERABLE SAMPLE WITH THE SPECIFIED LAMP/BALLAST COMBINATION AND A 120V CORD AND PLUG. b. SITE LIGHTING FIXTURES - PROVIDE A COMPLETE PHOTOMETRIC REPORT WHICH INCLUDES THE FOLLOWING INFORMATION ON THE SITE PLAN, WHICH CLEARLY IDENTIFIES FOOT-CANDLE LEVELS. PLAN IS TO INCLUDE ALL INPUT DATA UTILIZED IN THE CALCULATION (LAMP/BALLAST TYPE, LAMP LUMENS, LIGHT LOSS FACTOR, ETC.). IN SITUATIONS WHERE SUBSTITUTIONS AFFECT FIXTURES EQUIPPED WITH EMERGENCY BATTERY, PACKS, OR OTHER EMERGENCY SOURCES OF POWER, PROVIDE ADDITIONAL PHOTOMETRIC REPORT(S) WHICH CLEARLY IDENTIFY A MINIMUM 1.0 FOOT-CANDLES ALONG THE PATH(S) OF EGRESS - THIS REPORT SHALL ALSO INCLUDE ALL INPUT DATA UTILIZED IN THE CALCULATIONS (FOR FIXTURES UTILIZING AN EMERGENCY BATTERY PACK INCLUDE THE LUMEN RATING AND QUANTITY OF LAMPS FOR THE EMERGENCY BATTERY PACK). SEE BELOW FOR PHOTOMETRIC PLAN GUIDELINES: 1) POINT BY POINT SPACING IS NOT TO EXCEED 10'-0" IN ANY DIRECTION. 2) PHOTOMETRIC STUDY IS TO BE BASED ON A MAINTAINED FOOT-CANDLE LEVEL USING MEAN LAMP LUMENS AND THE SAME LIGHT LOSS FACTORS USED IN THE ORIGINAL DESIGN CALCULATIONS PERFORMED BY THE ENGINEER OF RECORD. 3) ASSOCIATED REPORT TO INCLUDE AN ENERGY COST MODEL WHICH IDENTIFIES ADDITIONAL ENERGY OR ENERGY COSTS FOR A 10-YEAR PERIOD AS COMPARED TO THE SPECIFIED ITEM. ALL ADDITIONAL EXPENSES WILL BE SUBTRACTED FROM THE CONTRACT COST. c. INTERIOR LIGHTING FIXTURES - SPECIFIC INTERIOR FIXTURES AS DETERMINED BY THE ENGINEER OF RECORD WILL REQUIRE SUPPLEMENTAL PHOTOMETRIC REPORTS CONFIRMING SUBSTITUTE FIXTURE LIGHT LEVELS EQUAL OR EXCEED DESIGNED LIGHT LEVELS IN SPACES IDENTIFIED. IF THE SUBSTITUTED FIXTURE IS AN EMERGENCY FIXTURE A PHOTOMETRIC REPORT SHALL BE SUBMITTED FOR ALL PATHS OF EGRESS WHICH CLEARLY IDENTIFIES 1.0 MINIMUM FOOT-CANDLES ALONG THE PATH. IN ADDITION, TEST SWITCH MOUNTING (INTEGRAL OR REMOTE) SHALL MATCH THE MOUNTING AS SPECIFIED ON THE DESIGN DOCUMENTS - CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL REQUIRED COVER PLATES, TRIMS, REFLECTORS, ETC NECESSARY FOR THE SPECIFIC TEST SWITCH MOUNTING. ALL REPORTS SHALL INCLUDE INPUT DATA UTILIZED IN THE CALCULATIONS (FOR FIXTURES UTILIZING AN EMERGENCY BATTERY PACK INCLUDE THE LUMEN RATING AND QUANTITY OF LAMPS FOR THE EMERGENCY BATTERY PACK). 1) PHOTOMETRIC STUDY IS TO BE BASED ON A MAINTAINED FOOT-CANDLE LEVEL USING MEAN LAMP LUMENS AND THE SAME LIGHT LOSS FACTORS USED IN THE ORIGINAL DESIGN CALCULATIONS PERFORMED BY THE ENGINEER OF RECORD. d. MANUFACTURER'S CATALOG CUT SHEET WHICH INCLUDES BUT IS NOT LIMITED TO THE FOLLOWING INFORMATION: 1) LAMP TYPES AND QUANTITIES; BALLAST OPTIONS; 3) VOLTAGES; 4) EPA RATING (WHERE APPLICABLE); 5) FIXTURE DIMENSIONS; 5) EMERGENCY BATTERY PACK AND TEST SWITCH OPTIONS (WHERE APPLICABLE); AND 6) FIXTURE FINISHES. e. FOR ALL SITE LIGHTING FIXTURES PROVIDE POLE SPECIFICATIONS WITH SUPPLEMENTAL DOCUMENTATION IDENTIFYING POLE SIZE IS RATED ACCORDINGLY BASED ON FIXTURE(S) EPA AND A WIND RATING FOR THE PROJECT ZONE. f. A SIGNED COPY OF THE "SUBSTITUTION COMPLIANCE FORM" LOCATED IN THE DIVISION 1 SPECIFICATION WHICH STATES THAT IF THE PROPOSED SUBSTITUTION IS ACCEPTED, THEN THE PROJECT SCHEDULE WILL NOT BE NEGATIVELY AFFECTED. IF THE COMPLETION OF THE PROJECT IS DELAYED DUE TO THE PROPOSED SUBSTITUTION THEN THE ELECTRICAL CONTRACTOR WILL BE RESPONSIBLE FOR ANY AND ALL ESTABLISHED LIQUIDATED DAMAGES. g. CONTRACTOR TO PROVIDE ARCHITECT AND ENGINEER OF RECORD WITH ALL SUBSTITUTE INFORMATION REFERENCED ABOVE NO LATER THAN TWO WORKING WEEKS PRIOR TO THE BID DEADLINE. 4. CATALOG NUMBERS AS REFERENCED ON THE FIXTURE SCHEDULE PROVIDE GENERAL FIXTURE INFORMATION. CONTRACTOR SHALL REVIEW LIGHTING PLANS AND SPECIFICATIONS TO VERIFY ALL FIXTURE ASSOCIATED DESIGN INFORMATION. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY PARTS AND PIECES REQUIRED FOR A COMPLETE AND OPERATIONAL INSTALLATION. ANY DISCREPANCIES BETWEEN DESCRIPTIONS, SPECIFICATIONS, AND CATALOG NUMBERS ARE TO BE PRESENTED TO THE ENGINEER OF RECORD PRIOR TO COMPLETION OF THE BID PROCESS FOR CLARIFICATION. 5. ALL COLOR SPECIFIC INFORMATION WHICH RELATES TO LIGHTING FIXTURES AND/OR THEIR RELATED PARTS ARE TO BE REVIEWED AND COMMENTED ON BY THE ARCHITECT. FIXTURES WHICH REQUIRE A CUSTOM COLOR WILL HAVE A CUSTOM COLOR PAINT WHICH WILL BE INCLUDED IN THE ARCHITECT'S SHOP DRAWING REVIEW COMMENTS. 6. ALL LIGHTING EQUIPMENT LOCATIONS ARE TO BE COORDINATED WITH THE ARCHITECTURAL REFLECTED CEILING PLAN PRIOR TO ORDERING AND INSTALLING. 7. ALL FIXTURES TO BE MOUNTED IN FIRE RATED CEILINGS ARE TO BE PROVIDED AND INSTALLED WITH AN APPROVED FIRE RATED ENCLOSURE. 8. ENSURE COMPATIBILITY OF ALL DIMMING SYSTEM AND INDIVIDUAL LIGHTING CONTROLS WITH LAMPS, BALLASTS, AND FIXTURES. ALL COMPONENTS ARE TO BE FACTORY CERTIFIED COMPATIBLE FOR A FULL RANGE OF DIMMING 9. LIGHTING FIXTURE CLEARANCES FROM COMBUSTIBLE MATERIALS ARE TO BE A MINIMUM OF 1/2" (OTHER THAN AT POINTS OF SUPPORT) AND 3" FROM INSULATION FOR NON -IC RATED RECESSED LIGHTING FIXTURES. 10. ALL LIGHTING FIXTURES TO BE MOUNTED IN A SUSPENDED CEILING ARE TO BE SUPPORTED BY T-BAR CLIPS AND (2)#12 SUPPORT WIRES ATTACHED TO THE BUILDING FRAME. IN ADDITION, LIGHTING FIXTURES ARE TO BE SECURED TO THE CEILING GRID WITH (4) SHEET METAL SCREWS ((1) AT EACH CORNER OF THE FIXTURE) - SCREWS SHALL BE NEITHER VISIBLE NOR IMPEDE THE INSTALLATION OF CEILING TILES. 11. ALL LIGHTING FIXTURES WHICH ARE TO BE MOUNTED IN FOOD SERVICE AREAS SHALL BE PROVIDED WITH THE FOLLOWING CHARACTERISTICS: DOOR TO FRAME GASKETS; LENS TO FRAME GASKETS; INVERTED LENS; AND A FOOD SERVICE RATING. 12. ALL FIXTURES, TRIMS, AND LAMPS SHALL BE CLEANED AND FREE FROM DIRT, DUST, LABEL/ADHESIVE, AND FINGER PRINTS. 13. FIXTURES REFERENCED ON THE PLANS TO BE WIRED IN TANDEM (MASTER/SATELLITE) ARE TO BE INSTALLED FOLLOWING THE GUIDELINES REFERENCED BELOW: a. FIXTURES ARE TO BE PROVIDED WITH MULTIPLE BALLASTS AS REQUIRED. FIXTURES TO BE PROVIDED WITH FACTORY SPECIFIED AND INSTALLED WIRING HARNESS OF LENGTHS SPECIFIED ON THE PLANS. ALL AREAS WITH TANDEM FIXTURES ARE TO BE PROVIDED WITH THE REQUIRED QUANTITY AND TYPE OF CONTROL DEVICES AS INDICATED ON PLANS. b. 3-LAMP FIXTURES TO BE TANDEM WIRED WITH ELECTRONIC BALLAST CONFIGURATIONS AS FOLLOWS: 1) "M" REFERENCES A MASTER FIXTURE WHICH IS TO PROVIDED WITH (1) 4-LAMP BALLAST WHICH CONTROLS THE OUTBOARD LAMPS; AND (1) 2-LAMP BALLAST WHICH CONTROLS THE INBOARD LAMPS - OF BOTH THE MASTER ("M") AND THE SATELLITE ("S") FIXTURES. 2) "S" REFERENCES A SATELLITE FIXTURE WHICH IS CONNECTED TO THE MASTER ("M") FIXTURE VIA FACTORY PROVIDED WIRING HARNESS OR WHIP. 3) "O" REFERENCES AN ODD FIXTURE WHICH IS TO BE PROVIDED WITH (1) 2-LAMP BALLAST WHICH CONTROLS THE OUTBOARD LAMPS; AND (1) 1-LAMP BALLAST WHICH CONTROLS THE INBOARD LAMP. 4) FIXTURES DESIGNATED AS "EMERGENCY" ARE TO BE PROVIDED WITH THE APPROPRIATE EMERGENCY BATTERY PACK (SEE EMERGENCY BATTERY PACK SPECS BELOW) AND ARE TO BE FED WITH SPECIFIED SWITCH LEGS, AS WELL AS A CONSTANT HOT CIRCUIT. EM BATTERY PACK IS TO BE MOUNTED IN THE MASTER FIXTURE. 5) CONTRACTOR IS RESPONSIBLE FOR PROVIDING THE APPROPRIATE LAMP AND BALLAST TYPE AND QUANTITY BASED ON THE FIXTURE SPECIFICATION AND SWITCHING CONFIGURATIONS. 14. EMERGENCY LIGHTING FIXTURES AND BATTERY PACKS ARE TO BE PROVIDED BASED ON FOLLOWING THE CRITERIA: a. FIXTURES SPECIFIED WITH INTEGRAL EMERGENCY BATTERY PACKS ARE TO BE FED USING THE FOLLOWING GUIDELINES: 1a,1* - FOR EMERGENCY FIXTURES SPECIFIED WITH AN EMERGENCY BATTERY PACK REPRESENTS A FIXTURE WITH A NORMAL BALLAST TO BE CONNECTED TO SWITCH LEG "a" AND AN EMERGENCY BALLAST TO BE CONNECTED TO A CONSTANT HOT LEG "1" (CONSTANT HOT CIRCUITS ARE TO BE TAPPED AHEAD OF AN TIME CLOCK /PHOTO CELL CONTROLLED DEVICES). 1* - REPRESENTS ONE OF THE FOLLOWING FIXTURE TYPES WHICH ARE TO BE CONNECTED TO A CONSTANT HOT CIRCUIT "1": a) NORMAL FIXTURE DESIGNATED AS A NIGHT LIGHT (NL); b) EXIT SIGN(S); AND/OR c) AN EMERGENCY FIXTURE EQUIPPED WITH AN EMERGENCY FIXTURE DESIGNATED AS A NIGHT LIGHT (NL); b) EXIT SIGN(S); AND/OR c) AN EMERGENCY FIXTURE EQUIPPED WITH AN EMERGENCY TIME-CLOCK/PHOTO-CELL CONTROLLED DEVICES) b. EMERGENCY BATTERY PACKS SHALL BE PROVIDED AND INSTALLED AS FOLLOWS: LED LAMPS: BODINE #BSL23 OR #BSL722 OR EQUAL IF AVAILABLE NOTE: ALL LED FIXTURES EQUIPPED WITH EMERGENCY BATTERY PACKS SHALL HAVE THE BATTERY PACKS FACTORY INSTALLED AND TESTED AT THE FIXTURE MANUFACTURER'S FACILITY TO ENSURE UL LISTING OF THE FIXTURE IS MAINTAINED. FIELD INSTALLATION OF LED EMERGENCY BATTERY PACKS IS STRICTLY PROHIBITED. NOTIFY ENGINEER OF RECORD SHOULD SPECIFIED FIXTURE NOT HAVE ADEQUATE SPACE TO ACCOMMODATE THE EMERGENCY BATTERY PACK. CONTRACTOR TO MODIFY BASE BID TO INCLUDE ALL NECESSARY EQUIPMENT FOR A COMPLETE AND OPERATIONAL, ADEQUATELY SIZED MINIATURE INVERTER SYSTEM TO BE MOUNTED IN NEAREST ELECTRICAL ROOM IN THE EVENT THE BATTERY PACK CAN NOT BE INSTALLED IN THE FIXTURE. NOTE: ALL BATTERY PACKS ARE TO BE FACTORY INSTALLED IN FIXTURE ASSEMBLIES WHEN APPLICABLE. ELECTRICAL CONTRACTOR IS RESPONSIBLE FOR CONTACTING FIXTURE MANUFACTURERS TO VERIFY SPECIFIED (OR APPROVED SUBSTITUTE) FIXTURE HAS ADEQUATE SPACE WITHIN THE FIXTURE TO MOUNT THE EMERGENCY BATTERY PACK. IF IT IS DETERMINED THE BATTERY PACK CANNOT BE MOUNTED IN THE FIXTURE THEN CONTRACTOR SHALL INCLUDE ALL COSTS REQUIRED FOR REMOTE MOUNTING THE EMERGENCY BATTERY PACK ABOVE NEAREST ACCESSIBLE CEILING. ENSURE DISTANCE FROM FIXTURE TO REMOTE BATTERY PACK LOCATION DOES NOT EXCEED THE MANUFACTURER'S RECOMMENDED DISTANCES. COORDINATE ALL ACCESS PANELS WITH ARCHITECT OF \ RECORD PRIOR TO INSTALL. C. ALL LIGHTING FIXTURES WITH EMERGENCY BATTERY PACKS ARE TO BE PROVIDED WITH INTEGRAL TEST SWITCHES AND CHARGE LIGHTS UNLESS OTHERWISE NOTED OR REQUIRED BY THE AUTHORITY HAVING JURISDICTION (AHJ). IN THE EVENT INTEGRAL TEST SWITCHES ARE NOT ALLOWED NOTIFY ENGINEER OF RECORD PRIOR TO INSTALLATION OF REMOTE TEST SWITCHES. TEST SWITCHES TO BE INSTALLED IN FIXTURES WITH A MINIMUM OF 18" OF ADDITIONAL WIRING TO ALLOW FOR GENERAL FIXTURE MAINTENANCE. 15. INSTALL ALL EXIT SIGNS IN ACCORDANCE WITH THE LOCAL AHJ AND FIRE AUTHORITY. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL REQUIRED PARTS, PIECES, AND MOUNTING HARDWARE FOR EXIT SIGNS, AS WELL AS, ENSURING THE EXIT SIGNS ARE MOUNTED IN AN APPROVED VISIBLE LOCATION. VERIFY ALL REQUIRED CHEVRONS, MIRRORS, AND FACES AS REFERENCED ON THE ARCHITECTURAL REFLECTED CEILING PLAN. NOTIFY ARCHITECT AND ENGINEER OF RECORD OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL AND ELECTRICAL DRAWINGS PRIOR TO ORDERING OF EQUIPMENT. 16. TRACK LIGHTING FIXTURE SPECIFICATIONS ARE TO BE COORDINATED, VERIFIED AND CONFIRMED WITH EQUIPMENT MANUFACTURER AND/OR DISTRIBUTOR PRIOR TO ORDERING AND INSTALLING CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL NECESSARY PARTS AND PIECES FOR A COMPLETE, FUNCTIONAL AND OPERATIONAL INSTALLATION. TRACK LENGTHS ARE AS SPECIFIED ON THE FIXTURE SCHEDULE. 17. CONTRACTOR SHALL INSTALL ALL LIGHTING FIXTURES PER LOCAL AND NATIONAL BUILDING, ELECTRICAL AND SEISMIC CODES. CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL REQUIRED MOUNTING HARDWARE AND BRACING MATERIALS FOR COMPLETE AND CODE COMPLIANT INSTALLATION. COORDINATE REQUIREMENTS WITH AUTHORITY HAVING JURISDICTION PRIOR TO INSTALLATION. 18. CONTRACTOR SHALL COORDINATE ALL LIGHTING FIXTURE LOCATIONS AND QUANTITIES WITH THE ARCHITECTURAL REFLECTED CEILING PLANS. IN ADDITION, CONTRACTOR SHALL ALSO COORDINATE ANY FIXTURE SPECIFIC DIMENSIONS WITH ARCHITECTURAL RCP. NOTIFY ARCHITECT AND ENGINEER OF RECORD OF ANY DISCREPANCIES PRIOR TO FINALIZING FIXTURE ORDER WITH THE DISTRIBUTOR. 19. CONTRACTOR TO INCLUDE IN BASE BID A MINIMUM OF 2-HOURS FOR A ONE TIME AIMING AND ADJUSTMENT TIME OF ALL MULTI -HEAD AND DIRECTIONAL FIXTURE ASSEMBLIES. AIMING AND ADJUSTMENT TO BE SCHEDULED FOR AT NIGHT AND AFTER HOURS WITH THE ARCHITECT, ENGINEER, AND OWNER PRESENT. CONTRACTOR IS RESPONSIBLE FOR SCHEDULING AN APPROPRIATE TIME PRIOR TO ORDERING THE FINAL PUNCH WALK FOR THE PROJECT. 20. SUPPLEMENTARY OVERCURRENT PROTECTION PANEL FOR TRACK LIGHTING SYSTEMS TO BE PROMINENTLY LABELED AS FOLLOWS: NOTICE: THIS PANEL FOR TRACK LIGHTING ENERGY CODE COMPLIANCE ONLY. THE OVERCURRENT PROTECTION DEVICES IN THIS PANEL SHALL ONLY BE REPLACED WITH THE SAME OR LOWER AMPERAGE. NO OTHER OVERCURRENT PROTECTIVE DEVICE SHALL BE ADDED TO THIS PANEL. ADDING TO, OR REPLACEMENT OF EXISTING OVERCURRENT PROTECTIVE DEVICE(S) WITH HIGHER CONTINUOUS AMPERE RATING, WILL VOID THE PANEL LISTING AND REQUIRE RESUBMITTAL AND RE -CERTIFICATION OF CALIFORNIA TITLE 24, PART 6 COMPLIANCE DOCUMENTATION. LIGHTING CONTROL SYSTEM REQUIREMENTS 1. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE FURNISHING OF ALL MATERIAL, LABOR, EQUIPMENT, AND SERVICES, IN CONNECTION WITH THE INSTALLATION OF A COMPLETE LIGHTING CONTROL SYSTEM AND CODE COMPLIANT INSTALLATION. 2. IT IS THE INTENT OF THE CONTRACT DOCUMENTS, WHICH ARE PRESENTED IN A DIAGRAMMATIC FORMAT, TO PROVIDE CONTRACTOR INFORMATION THAT SUPPLEMENTS AND ENHANCES THE GENERALLY ACCEPTED CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES AND PROCEDURES EMPLOYED IN CONNECTION WITH INSTALLATION OF THIS TYPE OF PRODUCT / SYSTEM. 3. THE CONTRACTOR SHALL ALSO INCORPORATE THE REQUIREMENTS OF THE MANUFACTURER'S INSTALLATION INSTRUCTIONS / WARRANTY REQUIREMENTS AS PART OF THE REQUIREMENTS OF THE CONSTRUCTION DOCUMENTS. IN THE EVENT OF A CONFLICT BETWEEN THE CONTRACT DOCUMENT REQUIREMENTS AND THE MANUFACTURERS INSTALLATION REQUIREMENTS, THE MORE STRINGENT REQUIREMENTS SHALL APPLY - UNLESS THE MORE STRINGENT REQUIREMENT VOIDS APPLICABLE WARRANTIES OR VIOLATES THE REQUIREMENTS OF THE LOCAL AUTHORITY HAVING JURISDICTION. ANY SUCH CONFLICT SHALL IMMEDIATELY BE BROUGHT TO THE ATTENTION OF THE ENGINEER IN WRITING THROUGH THE FORMAL RFI PROCESS. 4. REFER TO THE ASSOCIATED SCHEDULES, SCHEMATICS, DRAWINGS, AND SPECIFICATIONS FOR DETAILED INFORMATION / REQUIREMENTS ON THIS PRODUCT / SYSTEM. 5. THE LIGHTING CONTROL PANEL (LCP) SYSTEM SHALL BE LEVITON. 6. LIGHTING CONTROL SYSTEM MUST INTEGRATE WITH DISTRICT APPROVED ENERGY MANAGEMENT SYSTEM. GENERAL NOTES PER SECTION 130.0 (C) ALL OUTDOOR LIGHTING SHALL BE HIGH EFFICACY AND CONTROLLED BY MANUAL ON/OFF SWITCH AND ONE OF THE CHOICES BELOW. 1. OUTDOOR PHOTOCELL (NOT REQUIRED IF TIME CLOCK DOES ASTRONOMICAL) 2. TIME CLOCK FOR SCHEDULING 3. MOTION SENSING CONTROLS FOR LIGHT LESS THAN OR EQUAL TO 24FIT - CAPABLE OF REDUCING POWER BY 50% - 90%, AND SEPARATELY TURNING OFF - 15 MINUTES MAX OF VACANCY, MUST GO TO DIMMER OR OFF STATE (HIGH / LOW) - EXCEPTIONS: LUMINARIES LESS THAN OR EQUAL TO 40W; BUILDING FACADE, ORNAMENTAL, OUTDOOR DINING, OUTDOOR SALES FRONTAGE LIGHTING EXCEPTIONS: PER SECTION 140.7 LIGHTING FOR PUBLIC STREET. SITE LIGHTING NOTES G GOUVIS engl"aarl"" consulting group, inc. K 15 Studebaker Irvine CA 92618 Irvine tel 949.752.1612 fax 949.752.5321 Palm Springs tel 760.323.5090 FESS/O �T SSE/�L y �22037 d'pgFCTR�G��P Of CA 107� DATE SIGNED: 8/16/24 RESTRICTIVE NOTICE THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP. THEY ARE THE SUBJECTOF COPYRIGHT AND OTHER LEGAL PROTECTION. THEY MAY BE USED ONLY BY THEIR INTENDED RECIPIENT AND ONLY FOR THE PROJECT DEPICTED HEREIN. NO PART OF THESE DRAWINGS ARE TO BE COPIED, TRANSFERRED, REPRODUCED, NOR CAN THEY BE USED, IN WHOLE OR IN PART, BY ANY OTHER PERSON OR FOR ANY OTHER PROJECT OR STRUCTURE, WITHOUT THE PRIOR EXPRESS WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP © 2017 GOUVIS ENGINEERING CONSULTING GROUP INC. - ALL RIGHTS RESERVED PROJECT: 1852 San Juan 01 /15/2025 DEVELOPER: Families Forward ARCHITECT: K I VY vroup, Inc. 1 u5un Orange CA REVISIONS SHEET NAME: SITE LIGHTING NOTES PROJECT NUMBER: 66583 rA I111A Irr P1_ SHEET NUMBER: E�l 00 KEYED NOTES GENERAL NOTES 1O a@ EV READY PROVIDE MINIMUM 1"C, 2#6 + 1#10 GND TO ACCOMMODATE A DEDICATED 208/240V EV READY. REFER TO MANUFACTURER SPEC SHEET FOR EXACT WIRE SIZE, BREAKER SIZE, AND ALL ELECTRICAL REQUIREMENTS. O © EV CHARGERS PROVIDE MINIMUM 1"C, 2#6 + 1#10 GND TO ACCOMMODATE A DEDICATED 208/240V EV CHARGER. REFER TO MANUFACTURER SPEC SHEET FOR EXACT WIRE SIZE, BREAKER SIZE, AND ALL ELECTRICAL/DATA REQUIREMENTS. EV CHARGER SHALL BE EQUIPPED WITH J1772 CONNECTOR. It N 0 N N LLI Q r) Lu U) U) (TYPICAL) CONDUIT DEPTH SHALL BE A MINIMUM T-6" BFG (I.E. BELOW FROSTLINE) U.O.N., COORDINATE DEPTH WITH PAVING DETAILS. REFER TO SITE -CIVIL DRAWINGS FOR TELEPHONE AND COMMUNICATIONS COMPANY CONTACT INFORMATION USE RIGID GALVANIZED SLEEVES UNDER VEHICLE TRAFFIC AREAS. EXTEND SLEEVES 5'-0" BEYOND THE PAVED VEHICLE TRAFFIC AREAS. CONTRACTOR SHALL FIELD COORDINATE (ON -SITE) PRIOR TO CONSTRUCTION WITH ELECTRIC UTILITY, TELEPHONE UTILITY AND CABLE TV UTILITY TO FIELD COORDINATE EXACT UTILITY REQUIREMENTS. ROUTINGS ARE DIAGRAMMATIC. FIELD COORDINATE EXACT ROUTINGS WITH SITE CIVIL CONTRACTOR, PRIOR TO CONSTRUCTION, TO AVOID UNDERGROUND UTILITIES, OBSTACLES, ETC. AS REQUIRED. REFER TO SITE CIVIL PLANS FOR UNDERGROUND UTILITIES, PIPING, STRUCTURES, RIGHT OF WAYS, PROPERTY LINES, ETC. CONTRACTOR SHALL PATCH AND REPAIR ALL SURFACES DISTURBED TO MATCH NEW, ADJACENT SURFACES UNLESS OTHERWISE NOTED. FIELD COORDINATE UNDERGROUND ROUTINGS WITH STIE CIVIL CONTRACTOR, PRIOR TO CONSTRUCTION, TO MINIMIZE PATCH AND REPAIR WORK. BURY GROUNDING ELECTRODE CABLE A MINIMUM OF 30" B.F.G. PER NEC. BURY COMMUNICATIONS CONDUITS A MINIMUM OF T-0" BFG (I.E. BELOW FROSTLINE) U.O.N. PRIOR TO CONSTRUCTION, COORDINATE WITH CIVIL CONTRACTOR WHERE NECESSARY TO PROVIDE FINAL GRADING COVER AT POLE BASE FOUNDATIONS, BURIED CONDUITS, ETC. FOR SUFFICIENT GROUND COVER WHERE TOPOGRAPHY DROPS OFF STEEPLY AT EDGES OF ROADWAYS FOR DETENTION BASINS, ETC. ORIENT LIGHTING POLES HANDHOLES ON THE OPPOSITE SIDE (NON - TRAFFIC SIDE) OF PAVED ROADWAYS/PARKING AREAS U.O.N. CONTRACTOR SHALL USE LONG RADIUS BENDS FOR ALL COMMUNICATION/SECURITY ELECTRONICS (I.E. FIBER OPTIC CABLING) CONDUITS. MINIMIZE BENDS BETWEEN PULL POINTS TO NO MORE THAN THREE (3) 90 DEGREE BENDS; COORDINATE/COMPLY WITH CABLING MANUFACTURERS PULLING TENSION REQUIREMENTS PRIOR TO INSTALLATION. NORTH 0 5' 10, 20' 30' 1/10" = V-0" SITE UTILITY PLAN G GOUVIS engo"ppro"" consulting group, inc. RZ 15 Studebaker Irvine CA 92618 Irvine tel 949.752.1612 fax 949.752.5321 Palm Springs tel 760.323.5090 Q�OFESS/0, ss'e " y E 22037 d'p4Z"TTR�G \Of CA 10 DATE SIGNED: 8/16/24 RESTRICTIVE NOTICE THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP. THEY ARE THE SUBJECTOF COPYRIGHT AND OTHER LEGAL PROTECTION. THEY MAY BE USED ONLY BY THEIR INTENDED RECIPIENT AND ONLY FOR THE PROJECT DEPICTED HEREIN. NO PART OF THESE DRAWINGS ARE TO BE COPIED, TRANSFERRED, REPRODUCED, NOR CAN THEY BE USED, IN WHOLE OR IN PART, BY ANY OTHER PERSON OR FOR ANY OTHER PROJECT OR STRUCTURE, WITHOUT THE PRIOR EXPRESS WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP © 2017 GOUVIS ENGINEERING CONSULTING GROUP INC. - ALL RIGHTS RESERVED PROJECT: 1852 San Juan 01 /15/2025 DEVELOPER: Families Forward ARCHITECT: KTGY Group, Inc. LOCATION: Tustin Orange CA REVISIONS SHEET NAME: SITE UTILITY PLAN PROJECT NUMBER: 66583 ENGINEER: DRAFTER: SHEET NUMBER: E-1 01 CALGREEN MAXIMUM ALLOWABLE BACKLIGHT, UPLIGHT AND GLARE(BUG) RATINGS (SEE NOTE A) RATING DESCRIPTIONS FIXTURE LOCATION (MULTIPLES OF HEIGHT FROM PROPERTY LINE) LIGHTING ZONE LZ1 LZ2 LZ3 LZ4 BLACKLIGHT RATING >2 (SITE FIXTURES) NO LIMIT NO LIMIT NO LIMIT NO LIMIT >1 BUT <=2 (SITE FIXTURES) B2 B3 B4 B4 >=0.5 BUT <=1 (SITE FIXTURES) B1 B2 B3 B3 >=0.5 STREET ADJACENT (SITE FIXTURES) (SEE NOTE B) BO B1 B2 B3 <0.5 (SITE FIXTURES) BO BO B1 B2 UPLIGHTING RATING FOR AREA LIGHTING (SEE NOTE D) UO UO UO UO FOR OTHER OUTDOOR LIGHTING, INCLUDING DECORATIVE U1 U2 U3 U4 GLARE RATING >2 (BUILDING MOUNTED) (SEE NOTE C) G1 G2 G3 G4 >1 BUT <=2 (BUILDING MOUNTED) (SEE NOTE C) GO G1 G1 G2 >=0.5 BUT —1 (BUILDING MOUNTED) (SEE NOTE C) GO GO G1 G1 <0.5 (BUILDING MOUNTED) (SEE NOTE C) GO GO GO G1 NOTE A: IESNA LIGHTING ZONES LZO AND LZ5 ARE NOT APPLICABLE. NOTE B: CENTERLINE OF PUBLIC ROADWAY / TRANSIT LINE IS ACCEPTABLE. NOTE C: BUILDING MOUNTED LUMINAIRES THAT CANNOT BE MOUNTED WITH THEIR BACKLIGHT TO THE PROPERTY LINE SHALL MEET THE ALLOWED GLARE RATING FOR ALL LUMINAIRES. LIGHT FROM A BUILDING MOUNTED LUMINAIRE SHALL NOT EXCEED THE BACKLIGHT RATING IN THE DIRECTION OF THE PROPERTY LINE. NOTE D: GENERAL LIGHTING LUMINAIRES IN AREAS SUCH AS OUTDOOR PARKING, SALES OR STORAGE LOTS SHALL MEET THESE REDUCED RATINGS. DECORATIVE LUMINAIRES LOCATED IN THESE AREAS SHALL MEET U-VALUE LIMITS FOR "ALL OTHER OUTDOOR LIGHTING DISTANCE 30'-0" HEIGHT 15'-0" RATIO 30:15 B U G ALLOWED N/A UO G3 PROPOSED B2 UO G2 It N 0 N N LU Q r) LU U) U) THIS ROW INDICATES THE FIXTURES DISTANCE TO PROPERTTY LINE. THIS ROW INDICATES THE FIXTURES MOUNTING HEIGHT. THIS ROW INDICATES THE DISTANCE -TO -HEIGHT RATIO. THIS ROW IS THE CALGREEN ALLOWED BUG RATING FOR THE DISTANCE -TO -HEIGHT RATIO. SEE THE "CALGREEN ALLOWABLE BACKLIGHT, UPLIGHT AND GLARE (BUG) RATING" TABLE ON THIS SHEET FOR MORE INFORMATION. --\--THIS ROW IS THE PROPOSED BUG RATING FOR THE FIXTURE AT THIS LOCATION. L U M I N A I R E SCHEDULE NOTES: VERIFY WITH OWNER OR ARCHITECT BEFORE PURCHASING THE LIGHTING FIXTURES. MARK LEGEND VOLT MOUNT DESCRIPTION MANUFACTURER MODEL NUMBER LAMPS INPUT NOTES WATTS HEIGHT: 7'-O" SA -0- 120 WALL EXTERIOR WALL LIGHT TERON LIGHTING RL-L18-0-ZE700-UNIV-40K LED 23.3 OR APPROVED EQUAL Sg 120 POLE SINGLE HEAD POLE LIGHT MOTION SENSOR LSI INDUSTRIES, INC. MRS-LED-09L-SIL-3-30-70CR1 LED 63 HEIGHT:15'-0" OR APPROVED EQUAL HEIGHT: 7'-O" SC �O 120 WALL PACK LED WALL PACK LIGHT LSI INDUSTRIES, INC. XWM-FT-LED-06L-30 LED 44.7 OR APPROVED EQUAL KEYED NOTES 1O PER SECTION 130.2(C),ALL OUTDOOR LIGHTING SHALL BE CONTROLLED BY: 1. OUTDOOR PHOTOCELL (NOT REQUIRED IF TIME CLOCK DOES ASTRONOMICAL) 2. TIME CLOCK 3. MOTION SENSOR FOR POLE LIGHT <= 24' AND LUMINAIRES MORE THAN 40W. CONDUIT SLEEVE KEYED NOTES 10 PROVIDE (1) 1" CONDUIT SLEEVE UNDER ROADWAY AND INDICATE STUB LOCATION AT GRADE. NORTH 0 5' 10, 20' 30' 1/10" = V-0" SITE LIGHTING PLAN G GOUVIS engpaparl"" consulting group, inc. RZ 15 Studebaker Irvine CA 92618 Irvine tel 949.752.1612 fax 949.752.5321 Palm Springs tel 760.323.5090 Q�OFESS/0, ss,e , y E 22037 d'p4Z"TTR�G \Of CA 10 DATE SIGNED: 8/16/24 RESTRICTIVE NOTICE THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP. THEY ARE THE SUBJECTOF COPYRIGHT AND OTHER LEGAL PROTECTION. THEY MAY BE USED ONLY BY THEIR INTENDED RECIPIENT AND ONLY FOR THE PROJECT DEPICTED HEREIN. NO PART OF THESE DRAWINGS ARE TO BE COPIED, TRANSFERRED, REPRODUCED, NOR CAN THEY BE USED, IN WHOLE OR IN PART, BY ANY OTHER PERSON OR FOR ANY OTHER PROJECT OR STRUCTURE, WITHOUT THE PRIOR EXPRESS WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP © 2017 GOUVIS ENGINEERING CONSULTING GROUP INC. - ALL RIGHTS RESERVED PROJECT: 1852 San Juan 01 /15/2025 DEVELOPER: Families Forward ARCHITECT: KTGY Group, Inc. LOCATION Tustin Orange CA REVISIONS SHEET NAME: SITE LIGHTING PLAN PROJECT NUMBER: 66583 ENGINEER: DRAFTER: SHEET NUMBER: E-1 02 Luminaire Schedule Symbol Qty Label Arrangement Description Tag LLF Luminaire Lumens Luminaire Watts 7 SA Single RL-L18_0-ZE700-UNIV-40K LED Wall Light 0.850 1927 23.3 1 SB Single MRS-LED-09L-SIL-3-30-70CR1 LED Pole Light 0.850 9242 63 03 2 SC Single XWM-FT-LED-06L-30 LED Wall Pack Light 0.850 5512 44.7 Calculation Summary Label CalcType Avg Max Min Avg/Min Max/Min Driveway Area Illuminance 2.85 11.9 1.0 2.85 11.90 Walkway #1 Illuminance 3.53 6.5 1.4 2.52 4.64 Walkway #2 Illuminance 2.03 5.3 0.9 2.26 5.89 Walkway #3 Illuminance 3.33 6.0 0.6 5.55 10.00 Walkway #4 Illuminance 2.53 4.5 1.2 2.11 3.75 Walkway #5 Illuminance 0.93 1.8 0.2 4.65 9.00 It N 0 N N LLI Q r) Lu U) U) PHOTOMETRIC PLAN DISCLAIMER RESULTS GENERATED BY THIS TOOL ARE PROVIDED FOR INFORMATIONAL PURPOSES ONLY, WITHOUT ANY WARRANTY AS TO ACCURACY, COMPLETENESS, RELIABILITY OR OTHERWISE, THE CALCULATED RESULTS MAY BE DEPENDENT ON USER PROVIDED DATA OR DATA PROVIDED FROM PUBLICLY AVAILABLE SOURCES AND DO NOT TAKE INTO ACCOUNT ALL FACTORS AND CIRCUMSTANCES. PHOTOMETRIC VALUES HAVE BEEN CALCULATED USING METHODS RECOMMENDED BY THE ILLUMINATING ENGINEERING SOCIETY OF NORTH AMERICA (IESNA) AND/OR STANDARD INDUSTRY PRACTICE. PHOTOMETRIC CALCULATIONS PERFORMED USING THIS TOOL ARE BASED ON PHOTOMETRIC DATA PROVIDED BY THE MANUFACTURER, AND THE ACCURACY OF THE CALCULATED PHOTOMETRIC PERFORMANCE IS DEPENDENT ON THE ACCURACY OF THE DATA PROVIDED, END -USER ENVIRONMENT AND APPLICATION (INCLUDING, BUT NOT LIMITED TO, VOLTAGE VARIATION AND DIRT ACCUMULATION) CAN CAUSE ACTUAL PHOTOMETRIC PERFORMANCE TO DIFFER FROM THE PERFORMANCE CALCULATED USING THE DATA PROVIDED BY THE MANUFACTURER. NORTH 0 5' 10, 20' 30' 1 /10" = V-0" PHOTOMETRIC SITE PLAN G GOUVIS engo"ppro"" consulting group, inc. RZ 15 Studebaker Irvine CA 92618 Irvine tel 949.752.1612 fax 949.752.5321 Palm Springs tel 760.323.5090 FESS/p �T SSE��L E 22037 d'p4Z"TTRtG \Of CA 10 DATE SIGNED: 8/16/24 RESTRICTIVE NOTICE THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP. THEY ARE THE SUBJECTOF COPYRIGHT AND OTHER LEGAL PROTECTION. THEY MAY BE USED ONLY BY THEIR INTENDED RECIPIENT AND ONLY FOR THE PROJECT DEPICTED HEREIN. NO PART OF THESE DRAWINGS ARE TO BE COPIED, TRANSFERRED, REPRODUCED, NOR CAN THEY BE USED, IN WHOLE OR IN PART, BY ANY OTHER PERSON OR FOR ANY OTHER PROJECT OR STRUCTURE, WITHOUT THE PRIOR EXPRESS WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP © 2017 GOUVIS ENGINEERING CONSULTING GROUP INC. - ALL RIGHTS RESERVED PROJECT: 1852 San Juan 01 /15/2025 DEVELOPER: Families Forward ARCHITECT: KTGY Group, Inc. LOCATION: Tustin Orange CA REVISIONS SHEET NAME: PHOTOMETRIC SITE PLAN PROJECT NUMBER: 66583 ENGINEER: DRAFTER: SHEET NUMBER: E-1 03 fA IFW ACCESSORIES 1vre: type: � Catalog f: Mirada Small Area Light (MRS) Mirada Small Area Light (MRS) Prepared By: Date' ORDERING GUIDE 13,ck to Qujck links Mirada Small Area (MRS) NOUNfN6A(OSSORIES SHIELDING, Po o-I know Bmee Integral MWntstoa3"sguareamund(lapered/maigM)Wd with(2)-ntinghalesNca I Field Install bemeW 35"la 5" indiyidu 4W Pa1XsMer:BMUXBOA Pan Xum6a:686/85 AeaxmMwn Tmm person imtalbtiontoexrAing/Ww(mtmdim poleswith Mlespan helem 2Ato 46" Imeaewntarm Field Install Integral Half LWvapmvides great backlightcWtml without impading front side d i,Im uti0n. 114-VARP patwriw.NBpOMB3B5XXDA Pan Xumba:713116 wTdto"VaMPI* E.WW shied - Trireme person installatpntoexeling/revr(mtrudim ld di hole spaces bell MID External shield Mocksview of lightsour(efrmnanyside of lumimire, additiOmishielding 4.6" configurations availableOMPM Part Number. BN5166nB51KOd Pad Nobel..785970Bu(n 17Y962KK(6'9 Adjmbblegipmta Sweepoks Mounts onto a 2" (51mm) H,, 2.175 (60-) DD.tenarand moetles Point till (max45°above 14-39'steel and aluminum polesin C, 5"and6" si7arerretrofilard rrew construction Pan Kober.4f0/5s0/6Sg Part Number: BMAg [LA Temn Too ks Ron Poeal Mount Mounts onto a i" (Strum) IP, 2SI5' (fi0mm) OD.tenanand allawslamoumin9 upto4 10-30' heel and aluminum polls in 4"aM5' drgfaMrofilaml trev7 construction 51 luminaires Pal Num6er.BM BNX' PodMUMa:/AP/SAP share InternalMorMe Tookepala Mounts Insitle4"or5"sharepoleaMallmvsfat rdinguplo4lumbnim t0-39'steelandaluminumpol¢Ior drofilandtew(pm ni Pa Kumba:BMX IIA'�X Pkfil.ba.RTP •eIMWmBmtlMt NM Sellws Mmnhontoredkal wall surface(hardware/an(honmtinduded) tril err Find Spike Bl,4're(0mmended perluminadi inklutlessitomeadhesiveaM R aPPlkationtod \"ri`.11^NaJ SP1411Y g PadM.*,.BBXHWMOR PadNmme:75MW WOWPok&aYe Reda(eMwami umaldecratbn Mountsontowooden Poles(6" minimum OD, ha dare/anchors not nlmdetl) 3 Mdeam KKwAhwramuare poles RDlormumpok(a3'm) PatNaMr.m)loowp(LR Reds(e'wims(Slmk).DIBO(Dabk(60').D9o(0%&@9o7.rA(16*Ad900A cap. __ wM 4 (4' pwre pole) a 5 (5" s x ax ddk) OPTICS ROTATIO14 Top View 4 a b Opnc Itrandtefl Straight OPbc hated Right Q Q ® Q Pak U"T" pgppp Use (ype R (OPO.Ful"Righo (ape Rotatedlan) US8M6C.ACCESSOM6 I InFxa(umxxuaMatr fill = 10L NIL �I URV IMI9 4U /ULKI ALDLU IAA In I Outdoor LED Area Light LWver. alllnlegral Louverprovides maximum hacNN9M mnHal hymietllitg Mm tight d row of uDS Family Source Lumen Padoge Lea Distribution Orientation' VoNage Dft Q yyl( "P 05 IP66 IK08 ACCESSORIES/OPTIONS Integral Louver (IL) and House -Side Shield (IH) Accesso louver and shield available for improved backlight control without sacrificing Y P 9 9 str¢¢t side performance. LSI's Integral LOW¢r L and Integral House -Side Shield (IN) P 9 9 op lions deliver backlight control that significantly reduces spill light behind the ales for 9 9 Y P 9 P lications with ale locations close to adacent r ernes. The tlesi n es forward app p I p op r, el-tedx i Herten light while reducing glare, maintaining Ms optical distribution selected, and most importantly eliminating light trespass. each Options rotate with the optical distribution. Nd-MinmSmallAreab9hl Ira K 6gplrm Y-Slxone 2-Tv0e2 3-Type3 deado-stalmm L-00-1 ktlkA90° UW-Univ IVdlaWO2027A9 m-HighVdlxgs(347401) DIM DlUVM.*(DlW 9A 120DO 121-is,lypho 1%-1S,000lrra A-OdiOrdMedtigi Ky-Type5kins a M0p011m R-lamBdlThuw 21L-21,0m1ms 24L 24.IXIDIIm 04mnWnmPalbga' Color Temp Color Radering (BKNrok(Oloose0ne) Finish Options 50-5A00((T 70m1-70 (RI ( -Nate BM-Bladt L i-6bm 40 4,g10 UI Wd ague A 3Gq CCI O MMa(omds5r4n G bun KidsGray IH-Integral Housedde Shied' Alf(-AidkkS comes era AB62-PiAinkSSRapseCamdSyAemwflh l2-h1 MH MalbnSuea fFf-6mpole 91 IL -Integral Louwr(ShimSpillughl(oW NXW-Aidink Svmvr(mtFNSystenw'Im2O-CMHMotionSernor W-MedlKgW UM-NNnk DueWrekssMotbnBBaloSavn(m0plkr(8-24'NO NP-Puturn ha WIR-NrUnkMueWrekssMdiW&PlatoSema(amdW(25dgM10 SIG-SaitiVede Gear Starr illoccWas MCI -While GI-01)vDimmingleaf e4en ledmMlagedaur WD-7Hn(onlyd RambakAk9(136.4V B W Il - Integral Bheladn'"Mdpn and MMael se(mr (8-24' MHy N4•R - Mega mMC01h" MOOm ad Rrdad Sema 05-4D Mr7` Accessory Ordering Informations COKTROLSACCESSORIES MOUNTING ACCESSORIES DesW en OmerNumber Description Omer Numbea TwiYWHIficlaellgh(hrorueishmN IM14 Un arel Mounting Bracket 68MIR Twig Lak Phrel ll(A62M fame with cup am Austable SO fiilter(r-2378"Tamp) 611 M Wallack Phdoodl(MMier- m7P use Flunonlal Slip Fhterr-2Wk-m 65276xm Txiglxkmdoull(4Ih)fxu fth R7P am gulakbum PoleBracket(SUnre Pole) 681m1(IN AigrA5Mn3weLaN(mtrdkr fili Witltaud Pole&acmtas'Poum Pot 60 M ( 0 A9arAlnnixiglaN (oerdkr 6mm I5m Ow(k Mont Pokmaduagcoare Pole) 6%QM mk-MouAa aaNm'Swaoraan 663284(IN` ISTOt Ouick Mant PeeOwket(WRoun Pole) 689905M gpdiglarbsewm(RIP M93n wallf uBrecht 3BlrofflR FUSING OPTIONS' Description Oderkmw Simle FvamaOV) See Fusi Accesso Ouicd€ry g kna m m(m'0 DoubleFa V2 mace, 4w7 Double Fusi m(4B]'0 Double Fugm O/P0 SHIELDING OPTIONS lbadaSill See Shielding Main Mewun 11 n lore NMun Guide IDm brae gxe Meaun SHIELDING A MISCELLANEOUS ACCESSORIES Description Order Number ragaltauwr/g(dd 763.5 rrsMW4aitlegke 16M 1nmearHms1e Dl Retmlmemed bsina p R ps ) 751637 Luminaire Shown with Integral Lurnmam, shown with Louver (IL) IMSBT Option FOOTNOTES: 1. Custom lumen and wattage packages available, consult factory. Values are within industry standard tolerances but not DLC listed. 2. Not available on "Type SW" distribution. 3. Control device or shorting cap must be ordered separately. See Accessory Ordering Information. ® 669r 4. IMSBT is field configurable via the LSI app that can be downloaded from your smartphone's native app store. 5. Accessories are shipped separately and field installed. 6. "CLR" denotes finish. See Finish options. 7 Pin Photoelectric Control Luminaire Shown 7. Fusing must be located in hand hole of pole. See Fus'nq Accessory Gu'de for computability. 7-pin ANSI C136.41-2013 control receptacle option available for twist with CR7P lock separately. Di or wireless control modules. Control accessories sold separately. Dimming leads from the receptacle will be connected [o the driver dimming leads (Consult factory for alternate wiring). LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsicorp.com 800 436-7800 • <JLSI Industries Inc. All Rights Reserved. Specifications subject to change without notice. ( ) 9 P 1 9 N O N N W Q W cn cn 1"T"a VSQ unto Project 66583 - SB TvnP: 6,000 - 24,000 ■ 7Weight 41-196 QUICK LINKS W) 112-156 kg) 20(9.1) Ordering Guide Performance Photometrics Dimensions FEATURES & SPECIFICATIONS Construction Electrical Installation • Rugged die-cast aluminum housing • High-performance driver features over- Designed to mount to square or round contains factory prewired driver and optical voltage, under -voltage, short-circuit and poles. unit. cast aluminum wiring access door over temperature protection. A single fastener secures the hinged door, located underneath. underneath the housing and provides • Fixtures are finished with LSI's DuraGrip* ' O-lOV dimming <70%- 100%) standard. quick & easy access to the electrical Polyester powder coat finishing process. Standard Universal Voltage (120-277 VAC) compartment. The DuraGrip finish withstands extreme Input 50/60 Hz or optional High Voltage Included terminal block accepts up to 12 ga. weather changes without cracking or (347-480 VAC). wire. peeling. Other standard LSI finishes • L70 Calculated Life: >60k Hours available. Consult factory. Utilizes LSI's traditional 83 drill pattern. • Shipping weight: 27 Ibs in carton. Total harmonic distortion: t Warranty Optical System • Operating temperature: -40°C to +50°C 0*C LSI luminaires carrya 5-year limited Y • State -of -the -Art one piece silicone optic (-40°F to +722°F) warranty. Refer to httr)s://www.Isicorip.com/ sheet delivers industry leading optical Power factor: >.90 resources/terms-conditions-warranty/ for control with an integrated gasket to provide Input power stays constant over life. more information. IP66 rated seal. • Field replaceable 10kV surge protection Listings 9 • Proprietary silicone refractor optics provide device meets a minimum Category C Low • Listed to UL 1598 and UL 8750. exceptional coverage and uniformity in operation (per ANSI/IEEE C62.41.2). distribution types 2, 3, 5W, and FT. • Meets Buy American Act requirements. • Silicone optical material does not yellow or High -efficacy LEDs mounted to metal -core • IDA compliant; with 3000K color crack with age and provides a typical light circuit board to maximize heat dissipation temperature selection. P transmittance of 93%. • Driver is full encased in potting material Y P 9 • Zero u li ht. for moisture resistance and complies with p • Title 24 Compliant; see local ordinance for p g FCC standards. Driver and key electronic qualification information. • Available in 5000K, 4000K, and 3000K components can easily be accessed. • Suitable for wet locations. color temperatures per ANSI C78.377 Controls IP66 rated Luminaire per IEC 60598-1. • Minimum CRI of 70. • Optional integral passive infrared • Integral louver (IL) and house -side shield Bluetooth'" motion and photocell sensor. rated for ANSI C736.31 high vibration applications applications are qualified. (IH) options available for improved Fixtures operate independently and can backlight control without sacrificing street be commissioned via iOS or Android rated luminiare per IEC 66262 me - side performance. See page 3 for more configuration app. char chanical impact code details. LSI's AirLink- wireless control system DesignLights Consortiuml Listings in options reduce energy and maintenance progress. costs while optimizing light quality 24/7. ROYAL LED Architectural Outdoor Q ® T Fixture Co - PROJECT: TYPE: PO#: COMMENTS: ROYAL LED QTY Architectural Outdoor 6 ® f •••• I'm • • • b b' RL-Royal L75.0-TE600-15.OW@600mAELV 120V Not Applicable Dimming Driver _18.0-TE700- 18.0W @ 700mA ELV 277V Dimming Driver (50 / 60Hz) L18.0-ZE700- 18.0W @ 700mA Line Voltage 4-Wire Dimming Driver ORDER INFO (Dimmable 0 -10l Aesthetics & Options Not AC -Antique Copper BZ-Textured 30K - 3000K Color Temp F - Fused Applicable AS - Antique Silver Bronze 35K - 3500K Color Temp TP-Tamper Resistant Screws rW-Textured White 40K-4000KColorTemp SPD- SurgeProtectionDevice SMBronzeMist SM -Matte Silver SN-Sand SW - Swedish Steel TB -Textured Black (Standard) ORDER INFO White 75%DR Acrylic I ant Don't see the configuration you are looking for? Call us today at (513) 858-6004 r PROJECT: 66583 - SA TYPE: POO: COMMENTS: 'FATURES Aluminum Reflector CSA Listed Wet Location LED Light Fixture Luminous White 75% DR Acrylic Diffuser Mounting Hardware Included Mounts Directly to 4" Junction Box (By Others) Steel Fascia w/ Textured Black Polyester Powder Coat Finish Steel Mounting Pan w/ Hi -Reflectance White Powder Coat Finish LINE DRAWING 8 114" 5 7/8" 1 1 6 314" t 13 112" I FINISHES Antique Antique Bronze Matte Swedish Copper Silver Mist Silver Sand Steel Textured Textured Textured Black Bronze White For RAL Colots & Custom Match - Contact Teron ., Lighting Inc. PPBUY TERONLIGH �� ' 33 DONALDTDRGFA RFIIELD, OH 45014SINCE P1979CAN 33 DONALDTDRGFAmF11ELD,OH 45014 SINCE M979CAN Pa e 3 7 Rev. 09 28 22 9 / // sPEC.lo45.A.o6zo LSI Industries Inc. 10000 Alliance (800) 436-7800 • ©L51 Industries Rd. Cincinnati OH 45242 • www.lsicor .com Paige 2 7 Rev. 5. 2a 22 P / //P 99 Inc. All Rights Reserved. Specifications subject to change without notice. sPEc.loaS.A.o6zo LSI industries Inc. 1 Alliance CS a 0000 d Ce � (800) 436-7800 • ©L51 Industries RCincinnati,H 4 242 • www.l i r m d O 5 s CO CO Pa e l ]Rev. 09 28 22 / / / Inc. All Rights Reserved. Specifications subject to changer without notice. SPEc.1oa5.A.o6zo eo�. P: 513.858.6004 F: 513.858.6038 T E R O N LIGHTING E: SALES@TERONLIGHT.COM We reserve the right to revise the design components of any product due to ravailabilityrIn L n f wl h min nobligation r parts o change U sta der standards, tout assuming a o P9 YT liability to modify any products previously manufactured, and without notice. 2 ' �' P: 513.858.6004 F: 513.858.6038 E R O N LIGHTING E: SALES@TERONLIGHT.COM We reserve the right to revise the design components of any product due to ravailabilityr h n In L n r without min nobligation r parts o c a e U sta der ds t out assuming a 0 P 9 9 Y liability to modify any products previously manufactured, and without notice. 1 Type: Type: Catalog A Project: 66583 - SC $0 Type: Mirada Wall Sconce (XWM) Mirada Wall Sconce (XWM) Prepared By: 0 Date Type: Mirada Small Area Light (MRS) PERFORMANCE Back to Quick Auks PERFORMANCE Back to Quick Links ORDERING GUIDE Back to Quick link Mirada %Nall Sconce (XWM) MMRED LUMENS' DELIVERED LUMENS' Lumen Package Distribution CRI 3000K 4000K 5000K Wattage Carl red Lumens Efficacy BUG Rating par ivered Lumens Efficacy BUG Rating Delivered Lumens Efficacy BUG Rating 2 70 2822 125 B7-UO-G1 3088 137 B1-UO-G1 3088 137 B1-UO-G1 03L 3 70 2873 127 B7-UO-G7 3144 139 B1-U0-G1 3144 139 B1-UO-G1 22.6 FT 70 2838 126 B1-UO-G1 3105 137 B1-UO-G1 3105 137 81-U0-G1 2 70 3702 125 B1-UO-G1 4051 137 81-1.0i 4051 137 B1-U0-G1 04L 3 70 3769 128 B1-UO-G1 4124 140 B1-Lll 4124 140 B1-UO-G1 29.5 FT 70 3722 126 B1-U0-G1 4073 138 B1-U0-G1 4073 138 B1-UO-G1 2 70 5506 123 32-UO-G2 6025 135 B2-UO-G2 6025 135 B2-UO-G2 06L 3 70 5606 125 B1-U0-G1 6134 137 B1-UO-G2 6134 137 B1-UO-G2 44.7 FT 70 5536 124 B1-UO-G2 6058 136 B7-UO-G2 6058 136 B1-UO-G2 2 70 7304 118 B2-UO-G2 7993 129 62-UO-G2 7993 129 B2-U0-G2 08L 3 70 7437 120 B1-UO-G2 8138 131 B2-UO-G2 8138 131 B2-UO-G2 62.0 FT 70 7345 118 B2-UO-G2 8037 130 B2-UO-G2 8037 130 B2-UO-G2 2 70 10979 107 B3-UO-G3 12014 118 B3-I.Jol 12014 118 B3-UO-G3 12L 3 70 11178 109 B2-UO-G2 12232 120 62-UO-G2 12232 120 B2-UO-G2 102.2 FT 70 11040 108 B2-UO-G3 12080 118 B2-UO-G3 12080 118 B2-UO-G3 'LEDs are frequently updated therefore values are nominal. ELECTRICAL DATA* Lumen Packager Watts 120V 208V 240V 277V 347V 480V 03L 22.6 0.19 0.11 0.09 0.08 0.07 0.05 04L 29.5 0.25 0.14 0.12 0.11 0.09 0.06 06L 44.7 0.37 0.21 0.19 0.16 0.13 0.09 O6L 62.0 0.52 0.30 0.26 0.22 0.18 0.13 12L 102.2 0.85 0.49 0.43 0.37 0.29 0.21 'Electrical data at 25C (77F). Actual wattage may differ by +/-10%. RECOMMENDED LUMEN MAINTENANCE (3L-6L)t Ambient Initial 2 25K hrs? 50K hrs' 75K hrs.a 100K hrs.- 0 C 100% 98% 95% 93% 90% 10 C 100% 98% 95% 93% 90% 20 C 100% 98% 95% 93% 90% 25 C 100% 98% 95% 93% 90% 30 C 100% 98% 95% 93% 90% 40 C 100% 98% 95% 93% 90% 50 C 100% 98% 96% 94% 91 % TYPICAL ORDER EXAMPLE: XWM 2 LED 03L 30 UE BRZ ALSC Outdoor LED Wall Sconce Lumen 3000KEG 400MGO SOHIICD Luminaire Prefix Distribution LED Technology Lumen Package Color Temperature Voboe © pLOC k E- - wIF Padia� DM ft 2 (tl ONIverMEUnIMS Gas E148 OIr RBdng DBIIIN6268 EMit Delivered D153 BII6RMdM wdbpe 14a e2-W-Gl 6268 154 B2.00-GI 82-uo61 62s3 I53 B2-uDG1 3 6145 151 BI-W-Gl 63n 156 BI-Ul W 156 all K A /l SW 580 142 B3-W-G1 Sul 148 83-UOLI 6012 IQ B3-UUGI FT Sal 146 BI-UO-G1 6166 151 BI-U061 6152 m an UO-GI RECOMMENDED LUMEN MAINTENANCE (8L-12L)I Ambient Temperature C Initial 2 25K hrs? 50K hrs? 75K hrs? 100K hrs.s O C 100% 97% 94% 90% 87% 10C 100% 97% 94% 90% 87% 20 C 100% 97% 94% 90% 87% 25 C 100% 97% 93% 90% 86 % 30 C 100% 97% 93% 90% 85 % 40 C 100 % 97 % 13% 88% 84 SoC 100% 96% 91% 87% 83% 1 - Lumen main tenance values at 25C are calculated per TM-21 based on LM-80 data and in -situ testing. 2 - In accordance with IESNA TM-21-11, Projected Values represent interpolated value based on time durations that are within six times the IESNA LM-80-08 total test duration for the device under testing. 3 - Lumen maintenance values at 25C are calculated per TM-21 based on LM-80 data and m-situ testing times the IESNA LM-80-08 total test duration for the device under testing LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsicorp.com 513 372-3200 • @2020 LSI Industries Inc. All Rights Reserved. Specifications subject to change without notice. C ) 9 P I 9 XWM - Mirada Wall Sconce 2-Type2 3-T e3 LED 3L-3,000Ims Q-40001ms 6L_6;000Ims 30-3000K 40-4000K 50-5000K UE- Universal Voltage (120.277V) HV -High Voltage (347-0BOV) FT-Type4Forwam Throw cos 12L-12,000Ims Custom Lumen Packages° K 2 A 9DH M5 B24-9 9494 152 B24-U2 9462 151 B2-W-G2 63 3 9241 148 B2-UO-U 9a1 154 1124101 96B 154 B2-UO-U SW 8740 140 834ALt 9,118 I• B3AAL2 90W IA4 83-UpGt FT 8943 NS W4A-W 9330 N9 W4A-G2 9308 K9 W-UDW Finish Controls (Choose One) Options - Lumen Range 3,000-12,000 Wattage Range 23 -102 QUICK LINKS Efficacy Range(LPW) 107-140 � BRZ- Bronze BLK - Black CPT - Graphite MSV- Metallic Silver WHT-WhNe Wireless Controls ALSC- Airlink Synapse Control System' ALSCS01- Airlink Synapse Comrol System with 8-12'Moflon Sensor' ALSCS02 - AirLink Synapse Comrol System with 12-20' Mutton Sensor 2 ALBCS7- AHLink Blue Wireless Motion Photo Sensor Comroller(8-24'mountingheigM)2 ALBCS2-Airlink Blue Wireless Mmion&Phmo Sensor Comroller (25-0D mourning hegMy BB - Battery Back-up2 CWBB- Cold Weather Battery Backup2 XPMA - Pole Mounting Bracket SP1- 10kV Surge Protection 1A 2 A Inn M1 03-111 12685 148 B3-Ui 12514 N6 B3-UO-W M 3 12333 N3 W4)0-Q 12894 150 B2_UG_Q 12n1 140 B2-U)i SW 116a 136 B4-UO-G2 In95 112 B4-UO-G2 IA31 110 M-UO-G2 PLP- Platinum Plus SVG - Satin Verne Green Standalone Comrols DIM - 0-10v Dimming lads extended to housing exterior IMSBTI- Integral Bluetoothl Motion and Photocell Sensor mex 8-24' mounting height '° TB -Terminal Block Weight lbs(kg) 30 (13.6) Ordering Guide Performance Photometrics Dimensions FT GO 139 82.1101 12479 145 82-W-W inn 143 Bi-UO-W 2 Il n8 03-U)i 15167 131 B3-W-62 me BI BLW-G2 3 14938 135 B2-w-W 150 144 02-UO-Q 152M 137 W-UpW IMSEll Integral Bluetooth Motion and Photocell Sensor max 25-40'mounting height 24 FEATURES & SPECIFICATIONS Button Toe Photocells PCI720-120V - Construction Electrical via OS or Android configuration app IX A IT SW Ni04 129 B4-UO-G2 15251 131 B4-UO-G2 N574 BI M-U06t Fl 1430 09 B24N-W 152W 138 M4A-67 116R B2 W-U0W PCI208-277-208-277V PC1347-347 Rugged die-cast aluminum housing High-performance programmable driver LSI's AirLinkT" wireless control system op - contains factory previred driver and optical features over -voltage, under -voltage, short- tions reduce energy and maintenance costs 2 16438 122 83-UO-G3 17532 130 03-ua63 16747 124 63-U0-G3 3 17M UB BS-UO-G3 18417 137 111-" U592 m 83-Ulli Lorton Umeliaht Central LLC-LImeL10M It Integral alWiels Radioontrol l ndron2 LLCSt- Limelight Integral Wireless Radio Control and PIR Motion/ Daylight Sensor by Lutron 8-15'mt heighP LLCS2- Limelight Integral Wireless Radio Control and PIR Motion/Daylight Sensor by Lutron 1630'mtheight2 LLCS3- Limelight Integral Wireless Radio Control and PIR Mogon/Daylight Senwrby Lutmn3l-00'mtheigM2 unit. Hinged die-cast aluminum wiring circuit and over temperature protection. while optimizing light quality 24/7. (see access door located underneath. Custom lumen and wattage packages page 5 for more details). •Galvanized -steel universal wall mount available. Installation bracket comes standard with hinging 0-10V dimming (10% - 100%) standard. mechanism to easily access the junction Standard Universal Voltage (120-277 Vac) Universal wall mounting plate easily mounts box wire connections without removing the Input 50/60 Hz or optional High Voltage directly to 4" octagonal or square junction W A 135 5W 16535 123 B4-U0-G2 17636 133 BS-U063 16846 125 a-UO-W Fl 16578 123 83-UO-63 17682 131 BS-UO-G3 16890 125 63-Ul0i 2 wa me UuIl G3 20786 1A 034*Q 19M5 RO 03-u0-GS ACCESSORY ORDERING INFORMATION' luminaire. (347-480 Vac). box. • Optional pole -mounting bracket (XPMA) L80 Calculated Life: >look Hours 2 fasteners secure the hinged door permits mounting to standard poles. •Total harmonic distortion: <20% underneath the housing and provide quick nL 3 A Zan 04 83-UO{J A95 132 B3-W{3 20851 126 13.1101 165 SW FT 1%04 n9 B5-Vo-G3 20.9D9 126 85-UD-6 19913 1n WUPG3 15655 m 03-UO-O 2M 127 83" 2 WS 121 63-UaG3 • Fixtures are finished with LSI's DuraGrip' Operating temperature: -40°C to +50°C & easy access to the electrical compartment Description Order Number Description Order Number polyester powder coat finishing process. (-40°F to +122°F). for installing/servicing. 2 A976 112 83-u6-G3 23439 120 83-UOL3 22DO 114 ItAll Gl XWM SW BLK- Surface Wiring Box (Available in black only) 356915BLK DFK- Double Fusing DFK208a The DuraGrip finish withstands extreme Power factor: >.90 Optional terminal block accepts up to 12 get 3 z3ms LIB BiWR3 246n IIG g3.gp.G3 2m9 IA 63-uo-G3 FK120-Single Fusing WIN DFK - Double Fusing (24OV) DFK2406 weather changes without cracking or Input power stays constant over life. wire. eat A 196 peeling. Other standard LSI finishes • Optional 1OkV surge protection device SKY nlos 13 05.9101 a576 120 as-W-G3 tun IX 85-uo-G3 FK277-Single Fusing FK277' DFK- Double Fusing(480l DFK480a Warranty available. Consult factory. meets a minimum Category C Low FT llBl IB BS-WLS Da0 IB BFW{d I25H m B3-UOG3 FK347 - Single Fusing FK3471 10' Linear Bird Spike Kit IT Recommended per Luminaire) 736795 • Shipping weight: 30 Ibs in carton. operation (per ANSI/IEEE C62.41.2). L51 LED Fixtures carry a 5-year warranty. Optical System • High -efficacy LEDs mounted to metal -core I Year warranty on Battery Back-up option. 'LEDs are frequently updated therefore values are nominal. FOOTNOTES: circuit board to maximize heat dissipation Listings 1. consult Factory for availability. Luminaire Shown with IMSBT • State -of -the -Art one piece silicone optic •Components are fully encased in potting 2. Not available in HV • Listed to UL 1598 and UL 8750. 3. Consult Factory for Site Layout. sheet delivers industry leading optical material for moisture resistance. Driver control with an integrated gasket to provide complies with FCC standards. Driver and •Meets Buy American Act requirements. 4. IMSBT is field configurable via the LSI app that can be downloaded from your i IDA compliant; with 3000K Or lower color smartphone'I native app store. _ _ IP65 rated sealed optical chamber in 1 key electronic components can easily be ; temperature selection. 5. Fusing must be located in a hand hole for pole or in the junction box. component. accessed via hinged door. 6. Custom lumen and wattage packages available consult factory. values are Proprietary silicone refractor optics provide Optional integral emergency battery pack • State of California Title 24 Compliant within industry standard tolerances but not DLC listed. . -"� - o exce tlOna covers a end UnifOrmit Suitable for wet Locations. �.�• p ' g y provides 90-minutes of constant power to o m in Types 2, 3, and Forward Throw (FT) the LED system, ensuring code compliance. IP65 rated luminaire per IEC 60598. c Q distributions. A test switch/indicator button is installed • 3G rated for ANSI C136.31 high vibration �,` • Silicone optical material does not yellow or on the housing for ease of maintenance. applications when pole mounted (using / crack with age and provides a typical light The fixture delivers 1500 lumens during optional XPMA bracket) or wall mounted. IMSBT transmittance of 93%. emergency mode. DesignLights Consortium' (DLC) qualified • Zero uplight. Controls Product. Not all versions of this product RECOMMENDED LUMEN MMKTEKANCP Aidle tTemp Wmm Multiplier C 0bro 25K his? SOKW 75K hrs.' 10OK hrs' OC-25( I00% 95% 89% 84% 7A 40C IW% 94% 87% 80% 74% FOOTNOTES: 1. Lumen maintenance values at 25°C are calculated per TM-21 based on LM-80 data and in -situ luminaire testing. 2. In accordance with IESNA TM-21-11, Projected Values represent interpolated value based on time durations that are within six times (6x)the IESNA LM-80-08 total test duration (in hours) for the device under testing ((DUT) i.e. the packaged LED chip). may be DLC qualified. Please check the DLC 3. In accordance with IESNA TM-21-11, Calculated Values represent time durations that • Available in 5000K, 4000K and 3000K -Electrical data at 25-C (77•F). Actual wattage may differ by +/-10% exceed six times NA LM-80-08 total test duration (in hours) for the device under color temperatures per ANSI C78.377. Optional integral passive infrared Blue- Qualified Products List at Www.desianlights. testing ((OUT) i.e. the packaged LED chip). RECTIU(AL DATA (AMPS)' IumeN 1ZWl ZHV 240V M 341V 480V K ON 020 aU a5 0.D am 9t QW 030 O.M 013 O.N 0.13 I2L an a41 036 031 015 0.18 list 0.93 0.53 OA6 IDAO 0.32 0.23 18L 1.12 0.65 0-% GAS 039 0.28 211 138 0.80 0.69 0.60 0.48 0.34 24L l53 0, 0%2 Qn 0.56 0A1 • Minimum CRI of 70. toothTM motion and photocell sensor (see or QPL to confirm which versions are page 5 for more details). Fixtures operate qualified. independently and can be commissioned ,,, LSI Industries Inc. 10000 Alliance Rd. Cincinnati OH 45242 • www.lsicor .com ///��,,, LSI Industries Inc. 10000 Alliance Rd. Cincinnati OH 45242 • www.isicorp.com ///��,,, LSI Industries Inc. 10000 Alliance Rd. Cincinnati OH 45242 • www.l�icorp.com Page 3/5 Rev. 10/21/20 P Page 2/5 Rev. 4.A.0420 p Page 1/5 Rev. 10/21/20 P SPEC.1024.A.o42o (513) 372-3200 • ©2020 LSI Industries Inc. All Rights Reserved. Specifications subject to change without notice. SPEc.1024.A.o420 (513) 372-3200 • ©2020 LSI Industries Inc. All Rights Reserved. Specifications subject to change without notice. SPEC.1a24.A.042o (800) 436-7800 • ©LSI Industries Inc. All Rights Reserved. Specifications subject to change without notice. GOUVIS igineering Job :POLE Plan :POLE consulting group, inc. Code :2022CSC SHEET: GOLT'll ' JOB : 66583 consulBJnggroup, ins DATE: 07/24/2024 LIGHT POLE FOOTING DESIGN C.I IFNT, G SOIL REPORT Soil Engineer: Report # : Report Date WIND LOAD Wind Speed: 95 Wind Exposure: C G :0.85 Ka = 0.85, Kn= 1.0 Kd = 0.85, Ka = 1.0 q�= 0.00256 kal(,kdkaV2= 16.67 psf G,exwm = 1.84 Fixture Width = 25.0", Fixture Height = 7.0" Wind Load on Fixture P,a = q= * G " Cf* Anxmre = 31.67 Its Cf.Pde = 1.8 Pole Width = 4.0" Pole Height: 15 ft Wind Load on Pole PPOIa = q, * G * G* APaa = 127.53 Ibs Total Wind load Fwmd = 0.6 * Ponal = 96 Ibs Wind Load Elevation h = 9.53 ft SEISMIC LOAD la: 1.0 SIDS : 1.03 R: 1.50 Pole Weight & Fixture Weight: 200 Ibs Faaiamia= SDS / R * la" W / 1.4 = 98 Ibs Seismic Load Elevation h = 14.71 ft FOOTING Soil Bearing Pressure : 1500 psf Passive Pressure: 250 psf Footing Diameter: 24" h = 14.71 ft F = 98 Ibs d=0.5*A*(1+(1+4.36*h/A)") Pressure at 113 depth, St= 83.33"d = 247lbs A=2.34*F/(S1*b)=1.37d'=0.46 drag = 35.51" Total Weight = 1594 LBS Maximum Soil Pressure = 508 psf < 1500 psf => OK RECOMMEND X-O" EMBEDMENT FOR 24" DIAMETER ROUND FOOTING 25" c=oa l4.e 24"0 Version: 8.5 ryt no 25ndolsm) 8 7 X Q 1. LIGHT FOOTING to (CIRCULAR (POLE n BARS EQUALLY/SPAC D AROUND FOOTING PERIMETER 2. BASE COVER DETAIL PER POLE MANUFACTURER SELECTED BY OTHERS 3. (3#3 TIES AT FIRST 8". 4. #3 TIES @ 12" O.C. MAX. 2 5. SUBGRADE PREPARATION PER SOILS REPORT. 6. ANCHOR BOLT PER MANUF 7. 4" 0 MAX. STREET LIGHT POST POST & CONN. TO BASEPLATE 3 PER MANUF. SELECTED BY OTHERS. MAX LIGHT POLE Oa 6 a WEIGHT = 150# 8. LIGHT FIXTURE BY OTHER q MAX WEIGHT = 50# co 4 1 NOTE: CONTRACTOR TO VERIFY FOOTING SIZE WITH LIGHT POLE BASE PLATE ANCHOR BOLT ARRANGEMENT. ENLARGE FOOTING AS NEEDED TO MEET MIN. VERTICAL REBAR EDGE DISTANCE REQUIREMENT VERIFY LIGHT POLE AND FIXTURE WEIGHT WITH MANUF. SPEC. 24" 0 LIGHT POLE FOOTING DETAIL Gouvisengineering • d consulting group inc. POLE FOOTING CALCULATIONS 1852 San Juan Site Lighting Light pole Foundation Tustin, Orange, CA Gouvis Job No.: 66583 7/24/2024 Developer: Families Forward Architect ICTGY Group, Inc Page 4/7 Rev. 09/28/22 SPEC.1045.A.0620 Restrictive Notice: These designs, calculations, and specifications are the exclusive property of Gouvis Engineering Consulting Group. They are the subject of copyright and other legal protection. They may be used only by their intended recipient and only for the project depicted herein. No part of these calculations are to be copied, transferred, reproduced, nor can they be used, in whole or in part, by any other person or for any other project or structure, without the prior express written consent of Gouvis Engineering Consulting Group. © 2020 Gouvis Engineering Consulting Group Inc. - All Rights Reserved W 949.752.1612 15 Studebaker Huan N Nguyen, P.E. C64238 Exp. Date 6/30/2025 Irvine, CA The attached calculations are valid only when bearing original or 92618 electronic signature of Huan N Nguyen, Hereon. www.gouvisgroup.com Palm Springs, CA Pleasanton, CA Ho Chi Minh City, Vietnam LIGHTING SPECIFICATIONS G GOUVIS engli"aarl"" consulting group, inc. K 15 Studebaker Irvine CA 92618 Irvine tel 949.752.1612 fax 949.752.5321 Palm Springs tel 760.323.5090 Ew7il NSS E h Q C E 22037 DATE SIGNED: 8/16/24 RESTRICTIVE NOTICE THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY OF GOUVIS ENGINEERING CONSULTING GROUP. THEY ARE THE SUBJECTOF COPYRIGHT AND OTHER LEGAL PROTECTION. THEY MAY BE USED ONLY BY THEIR INTENDED RECIPIENT AND ONLY FOR THE PROJECT DEPICTED HEREIN. NO PART OF THESE DRAWINGS ARE TO BE COPIED, TRANSFERRED, REPRODUCED, NOR CAN THEY BE USED, IN WHOLE OR IN PART, BY ANY OTHER PERSON OR FOR ANY OTHER PROJECT OR STRUCTURE, WITHOUT THE PRIOR EXPRESS WRITTEN CONSENT OF GOUVIS ENGINEERING CONSULTING GROUP @ 2017 GOUVIS ENGINEERING CONSULTING GROUP INC. - ALL RIGHTS RESERVED PROJECT: 1852 San Juan 01 /15/2025 DEVELOPER: Families Forward ARCHITECT: KTGY Group, Inc. LOCATION: Orange CA REVISIONS SHEET NAME: LIGHTING SPECIFICATIONS PROJECT NUMBER: 66583 DRAFTER: SHEET NUMBER: Et•l STATE OF CALIFORNIA STATE OF CALIFORNIA STATE OF CALIFORNIA Outdoor Lighting CALIFORNIA ENERGY COMMISSION Outdoor Lighting CALIFORNIA ENERGY COMMISSION Outdoor Lighting CALIFORNIA ENERGY COMMISSION CERTIFICATE OF COMPLIANCE NRCC-LTO-E CERTIFICATE OF COMPLIANCE NRCCATO-E CERTIFICATE OF COMPLIANCE NRCC-LTO-E Project Name: 1852 San Juan Report Page: (Page 3 of 8) Project Name: 1852 San Juan Report Page: (Page 2 of 8) This document is used to demonstrate compliance with requirements in 110.9, 130.0, 130.2, 140.7, and 141.0(b)2L for outdoor lighting scopes using the prescriptive path for Date Prepared: 8/7/2024 Date Prepared: 8/7/2024 nonresidential and hotel/motel occupancies. It is also used to document compliance with requirements in 160.5, 170.2(e)6, 180.1(o) and 180.2(b)4Bv for outdoor lighting scopes using the prescriptive path for multifamily and mixed -use occupancies. Multifamily includes dormitory and senior living facilities. Project Name: 1852 San Juan IReport Page: (Page 1 of 8) GOUVISF. OUTDOOR LIGHTING FIXTURE SCHEDULE Project Address: Tustin, Orange, CA Date Prepared: 8/7/2024 For new or altered lighting systems demonstrating compliance with 140.7/170.2(e)6 all new luminaires being installed and any existing luminaires remaining or being moved within C. COMPLIANCE RESULTS the spaces covered by the permit application are included in the Table below. For altered lighting systems using the Existing Power method per 141.0(b)2L only new luminaires being Results in this table are automatically calculated from data input and calculations in Tables F through N. Note: If any cell on this table says "COMPLIES with Exceptional Conditions" refer A. GENERAL INFORMATION a ng installed and replacement luminaires being installed as part of the project scope are included (ie, existing luminaires remaining or existing luminaires being moved are not included). to Table D. Exceptional Conditions for guidance or see applicable Table referenced below. consulting group, inc. K (Watts) () p 01 Project Location (city) Tustin, Orange, CA Outdoor lighting attached to multifamily buildings and controlled from the inside of a dwelling unit are included in Table H. and are not included here. All other multifamily outdoor Calculations of Total Allowed LightingPower Watts 140.7 / 170.2(e)6 or 141.0(b)2L / 180.2 b 4Bv Compliance Results 04 Total Illuminated Hardscape Area (ft2) 3,752 lighting is included here. 01 02 03 04 05 06 07 08 09 02 Climate Zone 8 15 Studebaker Designed Wattage: 03 Outdoor Lighting Zone per Title 24 Part 110.114 or as designated by Authority Having Jurisdiction (AHJ): General Existing Irvine Per Per Specific ElLZ-0: Very = 01 02 03 04 05 06 07 08 09 10 Hardscape Sales Ornamental Power y Low -Undeveloped Parkland ❑ LZ-2: Moderate -Urban Clusters ❑ LZ-4: High -Must be reviewed by CA Energy Commission for Approval Application Area CA 92618 Cutoff Req. > Field Allowance + + Frontage + 140.7(d)2 / + OR Allowance = Total Allowed ? Total Actual ❑ LZ 1: Low Rural Areas ® LZ 3: Moderately High Urban Areas 140.7 d 1 140.7(d)2 / 140.7(d)2 / 07 must be >= 08 How is Excluded per 6,200 initial Inspector () / 140.7(d)2 170.2(e)6 141.0(b)2L / (Watts) (Watts) 05 Occupancy Types within Project Name or Item Watts per Total Number Luminaire p 170.2(e)6 170.2(e)6 Complete Luminaire Description 1 z Wattage z 3 140.7(a) / Design Watts lumen output 170.2(e)6 See Table J (See Table K) (See Table L) See Table M 180.2(b)4Bv Tag Luminaire Luminaires Status See Table 1 ( ) ( ) See Table N •All Other Occupancies Irvine determined 170.2(e)6A 130.2(b) / pass Fail ( ) ( ) 160.5(c)14 429 + + + --- + I --- I OR --- = 429 >_ 316 COMPLIES tel 949.752.1612 NA: < 6200 Shielding Compliance (See Table G for Details) COMPLIES SA SA 23.3W LED Wall Light El Linear 23.3 Mfr. Spec 7 New ❑ 163.1 E] ❑ B. PROJECT SCOPE fax 949.752.5321 lumens Controls Compliance (See Table H for Details) COMPLIES SIB SIB 63W LED Pole Light ❑ Linear 63 Mfr. Spec 1 New ❑ 63 Provided ❑ ❑ This table includes outdoor lighting systems that are within the scope of the permit application and are demonstrating compliance using the prescriptive path outlined in 140.7/ NA: < 6200 170.2(e)6 or 141.0(b)2L / 180.2(b)4Bv for alterations. Palm Springs Sc SC 44.7W LED Wall Pack Light El Linear 44.7 Mfr. Spec 2 New El 89.4 lumens ❑ ❑ D. EXCEPTIONAL CONDITIONS My Project Consists of: Total Design Watts: 316 This table is auto filled with uneditable comments because of selections made or data entered in tables throughout the form. 01 02 tel 760.323.5090 * NOTES: Selections with a * require a note in the space below explaining how compliance is achieved. ® New Lighting System Must Comply with Allowances from 140.7 / 170.2(e)6 EX: Luminaire is lighting a statue; EXCEPTION 2 to 130.2(b) El Lighting System Is your alteration increasing the connected lighting load (Watts)? 0 Yes 0 No 'FOOTNOTES: Authority Having Jurisdiction may ask for Luminaire cut sheets to confirm wattage used for compliance per 130.0(c) / 160.5(b) E. ADDITIONAL REMARKS 03 04 05 2 For linear luminaires, wattage should be indicated as w/If instead of watts/luminaire. Total linear feet should be indicated in column 05 instead of number of luminaires. This table includes remarks made by the permit applicant to the Authority Having Jurisdiction. % of Existing Luminaires Being Altered' Sum Total of Luminaires Being Added or Altered Calculation Method 3 Select "New"for new luminaires in a new outdoor lighting project or for added luminaires in an alteration. Select "Altered"for replacement luminaires in an alteration. Select "Existing to Remain" QR�FES81I for existing luminaires within the project scope that are not being altered and are remaining. Select "Existing Reinstalled"for existing luminaires which are being removed and reinstalled as part of ❑ < 10% ❑ >= 10% and < 50% ❑ >= 50% ossE� �Z the project scope. h Please proceed to Table F. Outdoor Lighting Fixture Schedule to define the project's luminaires. Q 4 Compliance with mandatory shielding requirements is required for luminaires with initial lumen output >= 6,200 unless exempted by 130.2(b)/160.5(c) z Y. E 22037 FOOTNOTES: / of Existing Luminaires Being Altered = (Sum Total of Luminaires Being Added or Altered /Existing Luminaires within the Scope of the Permit Application) x 100, d} FCTRICP �P CAIJF�� Generated Date/Time: Documentation Software: EnergyPro Generated Date/Time: Documentation Software: EnergyPro Generated Date/Time: Documentation Software: EnergyPro DATE SIGNED: 8/16/24 CA Building Energy Efficiency Standards - 2022 Nonresidential Compliance Report Version: 2022.0.000 Compliance ID: EnergyPro-30213-0824-1765 CA Building Energy Efficiency Standards - 2022 Nonresidential Compliance Report Version: 2022.0.000 Compliance ID: EnergyPro-30213-0824-1765 CA Building Energy Efficiency Standards - 2022 Nonresidential Compliance Report Version: 2022.0.000 Compliance ID: EnergyPro-30213-0824-1765 RESTRICTIVE NOTICE Schema Version: rev 20220101 Report Generated: 2024-08-06 23:37:51 Schema Version: rev 20220101 Report Generated: 2024-08-06 23:37:51 Schema Version: rev 20220101 Report Generated: 2024-08-06 23:37:51 THESE DESIGNS, DRAWINGS, AND SPECIFICATIONS ARE THE EXCLUSIVE PROPERTY STATE OF CALIFORNIA STATE OF CALIFORNIA STATE OF CALIFORNIA OF GOUVIS ENGINEERING CONSULTING Outdoor Lighting CALIFORNIA ENERGY COMMISSION Outdoor Lighting CALIFORNIA ENERGY COMMISSION Outdoor Lighting CALIFORNIA ENERGY COMMISSION GROUP. THEY ARE THE SUBJECTOF COPYRIGHT AND OTHER LEGAL PROTECTION. THEY MAY BE CERTIFICATE OF COMPLIANCE NRCC-LTO-E CERTIFICATE OF COMPLIANCE NRCC-LTO-E CERTIFICATE OF COMPLIANCE NRCC-LTO-E USED ONLY BY THEIR INTENDED RECIPIENT AND Project Name: 1852 San Juan Report Page: (Page 6 of 8) Project Name: 1852 San Juan Report Page: (Page 5 of 8) Project Name: 1852 San Juan Report Page: (Page 4 of 8) ONLY FOR THE PROJECT DEPICTED HEREIN. NO Date Prepared: 8/7/2024 Date Prepared: 8/7/2024 Date Prepared: 8/7/2024 PART OF THESE DRAWINGS ARE TO BE COPIED, TRANSFERRED, REPRODUCED, NOR CAN THEY BE USED, IN WHOLE OR IN PART, BY ANY OTHER PERSON OR FOR ANY OTHER PROJECT OR STRUCTURE, WITHOUT THE PRIOR EXPRESS I. LIGHTING POWER ALLOWANCE (per 140.7 / 170.2(e)) H. OUTDOOR LIGHTING CONTROLS G. SHIELDING REQUIREMENTS (BUG) WRITTEN CONSENT OF GOUVIS ENGINEERING This table includes areas using allowance calculations per 140.7/ 170.2(e). General 01 This table demonstrates compliance with controls requirements for all new or altered luminaires installed as part of the permit application. For alteration projects, luminaires which are This table includes fixtures of >=6,200 initial lumens indicated on Table F as needing to comply with Shielding Requirements. Maximum lumens can be found in Title 24, Part 11, Section CONSULTING GROUP Hardscape Allowance is per Table 140.7-A/Table 170.2-R while "Use it or lose it" "Use it or lose it" Allowance (select all that apply) (select all that apply) existing to remain (ie untouched) and luminaires which are removed and reinstalled (wiring only) do not need to be included in this table even if they are within the spaces covered by 5.106.8. © 2017 GOUVIS ENGINEERING CONSULTING Allowances are per Table 140.7-B /Table 170.2-S. Indicate which allowances are being the permit application. 01 02 03 04 05 06 07 08 09 10 11 12 GROUP INC. - ALL RIGHTS RESERVED ® General used to expand sections or user input. Luminaires that uali or one o the "Use it or Outdoor lighting or nonresidential buildings, parking garages and common service areas in multifamilybuildin s must be documented se aratel rom outdoor lighting attached to p f p q fYf f 9 9f 9 � P 9 9 9 9 P YI` 9 9 Field Hardscape z � z z lose it" allowances shall not qualify for another "Use it or lose it" allowance. p El Per El Per Specific multifamilybuildin sand controlledfrom the inside o a dwelling unit Backlight Ratln Uplight Ratln Glare Rating Lumens ❑ Sales Frontage ❑Ornamental g f f g g gg g( ) Allowance Application g Area Inspector PROJECT: Outdoor lighting attached to multifamily buildings and controlled from the inside of a pp Table K Table L Mandatory Controls for Nonresidential Occupancies, Parking Garages & Common Areas in Multifamily Buildings dwellingunit are included in Table H. and are not included here. All other multi anvil Table I (below) Table J Table M Name or Complete Luminaire Max Max Max f Y 01 02 03 04 05 Item Tag Description Allowable Backlight Allowable Uplight Allowable Glare 1 852 San Juan outdoor lighting is included here. Mounting Height' Rating Per Lighting type Rating Per Mounting Height' Rating Per Pass Fail g g Backlight g g gyp Uplight g g g Glare g Calculated General Hardscape Lighting Power Allowance per Table 140.7-A for Nonresidential & Hotel/Motel Area Description Rating Rating Shut -Off Auto -Schedule Motion Sensor Field Inspector 3 Design 3 Rating Design 3 Design 02 03 04 05 06 07 08 09 130.2(c)1 / 160.5(c) 130.2(c)2 / 160.5(c) 130.2(c)3 / 160.5(c) 2 MH from property > 2 MH from property Area Wattage Allowance (AWA) Linear Wattage Allowance (LWA) Total General Pass Fail SIB SB 63W LED Pole Light line No Limit B2 Area Lighting UO UO line G3 G2 El ❑ Area Description Illuminated Area Allowed Density Area Allowance Perimeter Length Allowed Density Linear Allowance AWA + LWA Driveway, Walkways Photocontrol Provided Provided ❑ ❑ (ft2) (W/ft2) (Watts) (If) (W/If) (Watts) (Watts) Driveway, Walkways Astronomical Timer Provided Provided ❑ ❑ 'FOOTNOTES: Mounting Height is labeled MH in this table. 2 Authority Having Jurisdiction may ask for Luminaire cut sheets or other documentation to confirm luminaire type, uplight ratings and glare ratings used for compliance per 130.2(b)/ 160.5(c) Automotive a Hardsca 3223 0.021 67.7 257 0.2 51.4 119 'FOOTNOTE: Text has been abbreviated, please refer to Table 160.5-A to confirm compliance with the specific light source technologies listed. 3 p BUG ratings with a lower number than the 'Max Allowable' are compliant. Ex. If Max Allowable is Bug Rating B4, then 80, 81, 82 and 83 are all compliant. Pedestrian Hardscape 529 0.021 11.1 246 0.2 49.2 60 2Authority having jurisdiction may ask for cutsheets or other documentation to confirm compliance of light source. Initial Wattage Allowance for Entire Site (Watts): 250 3Recessed luminaires marked for use in fire -rated installations, and recessed luminaires installed in non -insulated ceilings are excepted from ii and iii. Instances of Initial Wattage Allowance (LZ 0 only)' Total General Hardscape Allowance (Watts): 429 J. LIGHTING ALLOWANCE: PER APPLICATION This section does not apply to this project. 01 /15/2025 K. LIGHTING ALLOWANCE: SALES FRONTAGE DEVELOPER: This section does not apply to this project. Families Forward L. LIGHTING ALLOWANCE: ORNAMENTAL This section does not apply to this project. ARCHITECT: Generated Date/Time: Documentation Software: EnergyPro Generated Date/Time: Documentation Software: EnergyPro Generated Date/Time: Documentation Software: EnergyPro KTGY Group, Inc. CA Building Energy Efficiency Standards - 2022 Nonresidential Compliance Report Version: 2022.0.000 Compliance ID: EnergyPro-30213-0824-1765 CA Building Energy Efficiency Standards - 2022 Nonresidential Compliance Report Version: 2022.0.000 Compliance ID: EnergyPro-30213-0824-1765 CA Building Energy Efficiency Standards - 2022 Nonresidential Compliance Report Version: 2022.0.000 Compliance ID: EnergyPro-30213-0824-1765 Schema Version: rev 20220101 Report Generated: 2024-08-06 23:37:51 Schema Version: rev 20220101 Report Generated: 2024-08-06 23:37:51 Schema Version: rev 20220101 Report Generated: 2024-08-06 23:37:51 STATE OF CALIFORNIA STATE OF CALIFORNIA Outdoor Lighting CALIFORNIA ENERGY COMMISSION Outdoor Lighting CALIFORNIA ENERGY COMMISSION LOCATION: CERTIFICATE OF COMPLIANCE NRCC-LTO-E CERTIFICATE OF COMPLIANCE NRCC-LTO-E Tustin Project Name: 1852 San Juan Report Page: (Page 8 of 8) Project Name: 1852 San Juan Report Page: (Page 7 of 8) Project Address: Tustin, Orange, CA Date Prepared: 8/7/2024 Date Prepared: 8/7/2024 CA ange DOCUMENTATION AUTHOR'S DECLARATION STATEMENT I certify that this Certificate of Compliance documentation is accurate and complete. M. LIGHTING ALLOWANCE: PER SPECIFIC AREA REVISIONS Documentation Author Name: Documentation Author Signature: This section does not apply to this project. NO. DATE DESCRIPTION Company: Signature Date: Gouvis Engineering Consulting Group, Inc. 2024-08-07 Address: CEA/ HERS Certification Identification (if applicable): N. EXISTING CONDITIONS POWER ALLOWANCE (alterations only) City/State/Zip: Phone: This section does not apply to this project. RESPONSIBLE PERSON'S DECLARATION STATEMENT I certify the following under penalty of perjury, under the laws of the State of California: 1. The information provided on this Certificate of Compliance is true and correct. O. DECLARATION OF REQUIRED CERTIFICATES OF INSTALLATION 2. 1 am eligible under Division 3 of the Business and Professions Code to accept responsibility for the building design or system design identified on this Certificate of Compliance (responsible designer) Selections have been made based on information provided in this document. If any selection has been changed by permit applicant, an explanation should be included in Table E. 3. The energy features and performance specifications, materials, components, and manufactured devices for the building design or system design identified on this Certificate of Compliance conform to the requirements Additional Remarks. These documents must be provided t0 the building inspector during construction and Can be found Online of Title 24, Part 1 and Part 6 of the California Code of Regulations. 4. The building design features or system design features identified on this Certificate of Compliance are consistent with the information provided on other applicable compliance documents, worksheets, calculations, Form/Title plans and specifications submitted to the enforcement agency for approval with this building permit application. 5. 1 will ensure that a completed signed copy of this Certificate of Compliance shall be made available with the building permit(s) issued for the building, and made available to the enforcement agency for all applicable inspections. I understand that a completed signed copy of this Certificate of Compliance is required to be included with the documentation the builder provides to the building owner at occupancy. NRCI-LTO-E - Must be submitted for all buildings Responsible Designer Name: Responsible Designer Signature: j MEHDI HOSSEINZADEH / P. DECLARATION OF REQUIRED CERTIFICATES OF ACCEPTANCE Company: Date Signed: Gouvis Engineering Consulting Group, Inc. 2024-08-07 Selections have been made based on information provided in this document. If any selection has been changed by permit applicant, an explanation should be included in Table E. SHEET NAME: Address: License: Additional Remarks. These documents must be provided to the building inspector during construction and must be completed through an Acceptance Test Technician Certification 15 Studebaker E 22037 Provider (ATTCP). For more information visit: http://www.energy.ca.gov/title24/attcp/providers.html TITLE 24 LTO OUTDOOR FORMS City/State/Zip: Phone: Systems/Spaces To Be Field Irvine CA 92618 949-752-1612 Form/Title Verified NRCA-LTO-02-A - Must be submitted for all outdoor lighting controls except for alterations where controls are added to <= 20 luminaires. Driveway, Walkways; Driveway, Walkways; PROJECT NUMBER: 66583 CV o ENGINEER: NGenerated Date/Time: Documentation Software: EnergyPro Generated Date/Time: Documentation Software: EnergyPro DRAFTER: CA Building Energy Efficiency Standards - 2022 Nonresidential Compliance Report Version: 2022.0.000 Compliance ID: EnergyPro-30213-0824-1765 CA Building Energy Efficiency Standards - 2022 Nonresidential Compliance Report Version: 2022.0.000 Compliance ID: EnergyPro-30213-0824-1765 Schema Version: rev 20220101 Report Generated: 2024-08-06 23:37:51 Schema Version: rev 20220101 Report Generated: 2024-08-06 23:37:51 SHEET NUMBER: H Q 0 L TITLE 24 LTO OUTDOOR FORMSE�501 .82;:547A/7<36893A1.'A$,, o#%!(A$#,,A$,!oA+%-%A///%#,%)-)& MEETING DATE TO: FROM: SUBJECT: ATTACHMENT 3 ITEM #8 AGENDA REPORT MARCH 25, 2025 PLANNING COMMISSION COMMUNITY AND ECONOMIC DEVELOPMENT DESIGN REVIEW 2025-0005 AND DENSITY BONUS CONCESSION REQUESTS APPLICANT: PROPERTY OWNER: NISHTHA MOHENDRA c/o MADELYNN HIRNEISE FAMILIES FORWARD, INC. (501(c)(3)) FAMILIES FORWARD, INC. (501(c)(3)) 8 THOMAS 8 THOMAS IRVINE, CA 92618 IRVINE, CA 92618 LOCATION: 1852 SAN JUAN STREET GENERAL PLAN: HIGH DENSITY RESIDENTIAL (HDR) ZONING: SUBURBAN RESIDENTIAL DISTRICT (R4) ENVIRONMENTAL: THE PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO SECTIONS 15332 (CLASS 32) AND 15192 (AFFORDABLE HOUSING) OF THE FOLLOWING SECTIONS OF CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) REQUEST: APPROVAL OF DESIGN REVIEW (DR) 2025-0005 AND DENSITY BONUS WAIVERS FOR A NEW THREE-STORY BUILDING WITH EIGHT (8) RENTAL UNITS AFFORDABLE TO LOWER -INCOME HOUSEHOLDS RECOMMENDATION: That the Planning Commission adopt Resolution 4522 (Attachment 5) recommending that the City Council approve DR 2025-0005 and Density Bonus Concessions/Waivers request for the construction of a new three-story residential building with eight (8) rental units affordable to lower -income households. Docusign Envelope ID: 420F3518-43B7-4B1F-A5C5-EEE53759C960 Planning Commission Report March 25, 2025 Design Review 2025-0005 Page 2 APPROVAL AUTHORITY: Design Review: Tustin City Code (TCC) Section 9272 authorizes the Community and Economic Development Director to consider the proposed Design Review application. However, the proposal includes Density Bonus requests that requires the Planning Commission to make a recommendation to the City Council; therefore, the Planning Commission shall consider the building design and site layout concurrently with the Density Bonus request. Density Bonus Concessions/Waivers: TCC Section 9141(b)(2) states that the City Council, upon the recommendation of the Planning Commission, shall make final decision on an application for density bonus concessions/waivers. BACKGROUND AND DISCUSSION: On November 7, 2023, the City Council approved an Affordable Housing Grant Agreement between the City of Tustin and the Applicant, which allocated $2 million from the City's Inclusionary Housing Fee Fund (Fund 577) to support the construction of the subject project. Families Forward subsequently acquired the project site in December 2023. The Affordable Housing Grant Agreement (Attachment 3) outlines project implementation deadlines. The applicant has met all the provisions of the Affordable Housing Grant Agreement at the time this report was prepared. Site Location and Vicinity The 9,750 square -foot (0.22 acre) project site, located at 1852 San Juan Street, is currently developed with a vacant, two -bedroom, one -bathroom 963 square foot single- family home, and a vacant, 440 square foot one -bathroom studio apartment located above a detached two -car garage. The surrounding properties are zoned Public and Institutional (PI) and Single Family Residential (R-1) to the north; Public and Institutional (PI) and Suburban Residential (R- 4) to the south; Suburban Residential (R-4) to the east; and Public and Institutional to the west. Surrounding uses include a religious assembly use to the west; the assembly uses' parking lot to the south; a public elementary school and single-family residential use to the north; and multi -family residential uses to the east, as shown in Figure 1. Docusign Envelope ID: 420F3518-43B74131 F-A5C5-EEE53759C960 Planning Commission Report March 25, 2025 Design Review 2025-0005 Page 3 Figure 1: Aerial View Project Description •14 The applicant, Families Forward, proposes to demolish the existing single-family home and the studio apartment and build a new three-story, walk-up residential building that will provide affordable housing for lower -income families. The development will feature eight (8) units in a mix of one-, two-, and three -bedroom layouts. Two (2) of the eight (8) units are considered Density Bonus units, as discussed later in this report. The building will also include a shared laundry room, an outdoor courtyard, and a common room that is intended to promote resident interaction. Docusign Envelope ID: 420F3518-43B74131 F-A5C5-EEE53759C960 Planning Commission Report March 25, 2025 Design Review 2025-0005 Page 4 DISCUSSION/ANALYSIS: The following is a discussion of the Design Review and Density Bonus application. Design Review 2025-0005 The applicant proposes a three-story building, and Table 1 outlines the units and amenities planned for each floor. Table 1 Floor Plan and Amenities Building Level Amenities • Two (2) 2-bedroom, 1-bathroom units (873 and 902 square feet) Floor 1 Common outdoor open space • A community room • Bicycle storage room • A 1-bedroom, 1-bathroom unit (653 square feet) Floor 2 0 One (1) 2-bedroom, 1-bathroom units (873 square feet) • One (1) 3-bedroom, 2-bathroom unit (1,217 square feet) • A 1-bedroom, 1-bathroom unit (653 square feet) Floor 3 0 One (1) 2-bedroom, 1-bathroom units (873 square feet) • One (1) 3-bedroom, 2-bathroom unit (1,217 square feet) Table 2 below provides a brief overview of the project site plan and building design: Table 2 M& AML Site Plan and Building Layout Overview Site Size Approximately 0.22 acres i Density Approximately 36 dwelling units per acre w/ density bonus Buildings/Units A 3-story building/eight (8) attached units Stories Three (3) stories, with a 40 feet maximum height. Architectural Contemporary Spanish Style Product Type Rental units affordable to lower -income households Docusign Envelope ID: 420F3518-43B7-4B1F-A5C5-EEE53759C960 Planning Commission Report March 25, 2025 Design Review 2025-0005 Page 5 Table 2 Site Plan and Building Layout Overview Ingress/Egress A single centralized driveway provides access to and from San Juan Street Pedestrian Pedestrian access is provided from the public right-of-way to the main entrance access of the building by a singular pathway separated from the on -site vehicle circulation. Design, Massing and Articulation The project is designed to be a vibrant, high -quality multi -family residential development. The contemporary Spanish architectural style features clean lines, ample glazing, and fenestration, windows with trim surrounds, shutters and ironwork, and subtle color schemes. The building elevations include vertical and horizontal architectural features that break up the overall massing and provides visual interest, as seen in Figures 2. The applicant proposes an architectural style complementary to the residential uses to the east of the project site. iin'0'111 . 7 1. FRONT ELEVATION E 3, REAR ELEVATION Figure 2. Elevations 2. RIGHT ELEVATION ■■ 1: n i 00 • ■■ ■■ on on i ■ Figure 3. Color and Materials Docusign Envelope ID: 420F3518-43B74131 F-A5C5-EEE53759C960 Planning Commission Report March 25, 2025 Design Review 2025-0005 Page 6 The building height is proposed to exceed the maximum allowable height of 35 feet and a maximum of two stories for the R4 zone and the applicant has requested a concession to allow for a height deviation, as summarized in the Density Bonus section of this report. Rooftop mechanical equipment would be fully screened behind the roof, and other electrical equipment would be screened from public view as required by Condition of Approval No. 3.4. Access, Circulation and Parking Access and Circulation: The lot width of approximately 76 feet is bifurcated by a 24-foot wide, two-way driveway, which provides a singular entry and exit point to the site. The driveway entry is flanked by 15-foot-wide landscaped planting areas, and a pedestrian path east of the driveway extends from the street to the building entrance. Pedestrian access to the site from San Juan Street is located east of the driveway. The site design is intended to minimize conflicts between pedestrians and vehicles, with emphasis on unobstructed sightlines and adequate turning radii. The drive aisle dimensions comply with Tustin City Code (TCC) 9266(d). Pedestrian access from San Juan is via a designated walkway, which traverses along the east property line, leading to the main entrance of the building. Lighting elements along walkways and parking areas will be installed to improve pedestrian visibility and enhance security during evening hours. Parking: Pursuant to Table 1 of TCC 9263, a total of eighteen (18) parking spaces are required, including sixteen (16) covered resident spaces and two (2) guest spaces. The proposed project provides parking for 8 vehicles in a surface parking lot that takes access from San Juan Street. Two (2) of the eight (8) spaces are designated for accessible parking. Landscaping buffers will be incorporated to reduce visual impacts from the public right-of-way. Additionally, provisions for electric vehicle (EV) charging stations are included to comply with the Building Code. The applicant is requesting a Density Bonus Concession to reduce the City's parking requirement from twenty (18) spaces to eight (8), as discussed in the Density Bonus section of this report. Table 2 below shows the City's parking requirements relative to the applicant's proposed parking and requested deviation. Table 3 Parking Summary JAimlll Required Parking Provided Proposed Deviation 16 covered spaces plus two 8 uncovered parking Yes guestspaces spaces .82;:547A/7<36893A1."A$" o#%!(A$#,,A$,!oA+%-%A///%#,%)-)& Planning Commission Report March 25, 2025 Design Review 2025-0005 Page 7 Landscaping, Open Space and Lighting Landscaping: The proposed landscape plan features a water -efficient design and includes several different plant species across the project site. Groundcover, shrubs, succulents, trees, and vines will provide screening and aesthetic treatment along all property lines, and screening for the adjacent multi -family residential neighborhoods to the east and south. All planting and irrigation will comply with applicable water conservation restrictions, as required by Condition of Approval No. 4.1. Common Areas: Pursuant to TCC, common open space is not required for multi -family developments located in the R-4 zoning district; however, the project includes 379 square feet outdoor common open space area and 289 square feet of indoor common room. The first -floor common room is adjacent and provides access to the outdoor open space. A common laundry room and bicycle storage room are also provided on the first floor. The outdoor open space area includes decorative planters, seating areas with movable furniture, a barbecue station, and permeable pavers to allow stormwater infiltration (Figure 4). Figure 4. — Common Areas Lighting: Proposed outdoor lighting would be typical of residential uses and consist of wall -mounted fixtures along the driveway, path lights, and landscape lighting. All the project's outdoor lighting would be shielded to minimize off -site spill and comply with TCC Section 9271(hh), which will be reviewed prior to issuance of Building Permits, per Condition of Approval No. 3.7. Docusign Envelope ID: 420F3518-43B74131 F-A5C5-EEE53759C960 Planning Commission Report March 25, 2025 Design Review 2025-0005 Page 8 Trash enclosure: A new trash enclosure will be located in the northwest corner of the site, between the parking area and pedestrian entry path. It will feature a fully enclosed design with a 7-foot-wide landscaped buffer, including hedge screening to minimize its visibility. The enclosure will be constructed to align with the architectural character of the development and city standards. Density Bonus and Development Standard Concessions & Waivers Pursuant to the Affordable Housing Grant Agreement between the City and the applicant, the applicant must provide affordable residential development to extremely low- and low- income households in exchange for grant funding. Pursuant to the California Government Code and TCC Section 9111 et. Seq., affordable housing projects may take advantage of incentives established under Density Bonus Laws. A developer who meets the Density Bonus law criteria is entitled to receive additional units (density bonus units) and other benefits as a matter of right, including concessions and waivers. The intent of Density Bonus Law is to create affordable housing units by removing barriers to development. Additionally, projects that meet the criteria for Density Bonus Law assist the City in implementing the goals and policies of the City's Housing Element, including Regional Housing Needs Allocation (RHNA) obligations. Accordingly, the applicant proposes to exceed the maximum density of the General Plan's High -Density Residential land use designation, which allows up to 25 units per acre or a total of six (6) base units. Pursuant to California Government Code Section 65915(f)(3)(D), a project that reserves one hundred (100%) percent of its base units for extremely low- and low-income households qualifies for an eighty (80%) percent density bonus. However, due to site constraints, the applicant is proposing two (2) density bonus units, for a total of eight (8) units. Please refer to Table 4 below for a summary of the density bonus calculations. Table 4 Density Bonus Comparison Table Category ' General Plan Density Density Bonus (80%) Total Units Allowed 25 dwelling units x .22 80% of 6 units = 4.8 (round up to 5 additional units) acres= 6 units 6 + 5 = 11 units Proposed Units 6 "base" units and 2 density bonus units = 8 units affordable to low-income households Density Bonus Law and TCC Section 9123 also allow projects to deviate from City development standards when needed to accommodate an affordable housing project, provided the deviation does create a specific, adverse impact upon the public's health or safety, or the physical environment. Under State law, these deviations are known as concessions and waivers. Concessions are deviations that are granted because Docusign Envelope ID: 420F3518-43B74131 F-A5C5-EEE53759C960 Planning Commission Report March 25, 2025 Design Review 2025-0005 Page 9 compliance would make a project economically infeasible; Waivers are deviations that are granted when the standard itself would make the project infeasible. Pursuant to State law, the applicant is afforded up to four concessions. There are no limits on the number of waivers that can be granted. The following outlines the applicant's requested concessions and waivers: 1. Parkina Standards (waivers): • Pursuant to TCC 9267, the maximum allowable paved surface area within the front yard setback is restricted to fifty (50%) percent of the total area. The applicant requests a waiver from this standard, to accommodate the parking area and related code requirements, such as minimum dimensions required under the Americans with Disabilities Act (ADA). To push the parking back behind the front setback would cause the building footprint to shrink, and the applicant would not be able to accommodate the eight (8) units proposed. • Pursuant to TCC Section 9268c6, driveways must have a minimum queuing distance of 20 feet. The applicant requests a waiver from this standard to accommodate on -site parking and maximize the number of affordable units. As with the front landscaping, accommodating the 20 feet of queuing would require the building footprint to be reduced, or would further reduce the number of parking spaces provided. • As discussed in the Access, Circulation, and Parking section, the applicant requests relief from the number of parking spaces and the requirement for the spaces to be covered required by TCC Section 9263. A waiver from the parking standard is necessary because, due to the property's size, it is not feasible to construct twenty (20) covered parking spaces and well as the eight units proposed. The applicant requests these waivers above to accommodate the project's density and comply with the ADA accessibility and Building Code. 2. Height (Concession): According to TCC Section 9220, the maximum building height in the R-4 zone is 2-stories or 35 feet. The applicant proposes a 3-story building with a height of 40 feet. The third story is needed to accommodate additional affordable housing units, and the 40 feet height is a result of the roof's pitch and the screening of mechanical equipment. A single 3-story building maximizes the property and makes the project economically feasible. To require the eight (8) unit building to be 2-stories or 35 feet would require the residential structure to span/cantilevered over the surface parking lot, which would make the project economically infeasible. 3. Rear Yard Setback Reduction (waiver): TCC 9220 requires a 25-foot rear yard setback for properties in the R-4 zone. The applicant requests a waiver to reduce the setback from 25 feet to 5 feet, to maximize buildable area and on - site amenities. The waiver is necessary because the 25 feet would make the Docusign Envelope ID: 420F3518-43B7-4B1F-A5C5-EEE53759C960 Planning Commission Report March 25, 2025 Design Review 2025-0005 Page 10 eight (8) unit project infeasible, as the site is not large enough to accommodate the required setback, the residential building and the on -site parking. 4. Underground Utilities (Concession): Pursuant to TCC 8107(a), all electrical, telephone, community antenna, television, and similar service wires or cables providing direct service to the property shall be installed underground within the exterior boundary lines of the property. If needed, the applicant requests to provide electrical and other utilities overhead to the building, as the costs associated with underground utility installation would be economically infeasible. Historical Assessment On January 28, 2025, the City's Historic Consultant, Architectural Resources Group (ARG), conducted a historic assessment (Attachment 4) of the project site to determine if the existing structures on the property is eligibility for historic designation. The assessment aimed to determine whether the property met the criteria for listing in the National Register of Historic Places, the California Register of Historical Resources, or as a City of Tustin Cultural Resource. The historic assessment determined that the property and existing structures do not meet the minimum criteria for historic designation. The assessment verified that the project site is appropriate for potential redevelopment, renovations, or other land use considerations, while ensuring conformity with historic preservation regulations. Environmental Review This project is categorically exempt pursuant from the California Environmental Quality Act (CEQA) pursuant to two separate sections of the CEQA Guidelines, as follows: CEQA Guidelines Section 15332 (Class 32, Infill Development Project) exempts projects that are consistent with the City's General Plan and Zoning designations, including applicable General Plan policies and Zoning regulations; are within city limits and five (5) acres or less in size; are substantially surrounded by urban uses; have no value as habitat for endangered, rare or threatened species; would not result in any significant effects relating to traffic, noise, air quality, or water quality; and are adequately served by all utilities and public services. CEQA Guidelines Section 15194 (Affordable Housing Exemption) exempts affordable housing projects when they are consistent with the City's General Plan; consistent with the General Plan's environmental impact report (EIR); are served by existing utilities; have all in -lieu fees paid, or will be paid, by the applicant; does not contain wetlands; is not an environmentally sensitive area or have value as habitat for endangered, rare, or threatened species; is not a site containing hazardous materials or contaminated with toxins; does not contain historical resources; is not subject to wildland fire hazards or unusual risk of fire or explosion Docusign Envelope ID: 420F3518-43B7-4B1F-A5C5-EEE53759C960 Planning Commission Report March 25, 2025 Design Review 2025-0005 Page 11 from nearby properties; does not present a high risk of public health exposure; is not in an earthquake fault zone or seismic hazard zone; is not in a geographic or hydromorphic hazard zone; is not located on already developed open space, or located in a state conservancy; and has not been divided into small projects as qualified for CEQA exemptions 15193 to 15195. The project also cannot exceed five acres in area; must be in a qualified urbanized area; and the project must have been previously developed with an urban use, or adjacent to urban uses, or meet other qualifying criteria related to the site's development of urban uses; and be comprised of 100 or fewer affordable units, which are income restricted for a period of at least 30 years. CONCLUSION: The proposed DR 2025-0005 and Density Bonus request are consistent with the General Plan's goals, policies, and land use designations and the TCC, and will not hinder the orderly and harmonious development of the surrounding area, or adversely impact present or future development. Furthermore, the project would provide a public benefit of eight rental units affordable to lower income households. Staff recommends that the Planning Commission adopt Resolution 4522 (Attachment 5), recommending that the City Council approve DR 2025-0005 and Density Bonus Concessions/Waivers for a new three-story residential building with eight (8) rental units affordable to extremely low- and low-income households. Prepared By: Signed by: 1 �Awaw o Mary Salman, Assistant Planner Approved By: Signed by: E48A67E19675'0F... Raymond Barragan, Principal Planner [Signed by: C311F9767783BE410... Jay Eastman, AICP, Assistant Director- Planning CS�ign�eLtl by �1��n7 �n7LL __�� l 0 V K��6Yw ED45DA2623B54A5... Justina L. Willkom, Community and Economic Development Director Docusign Envelope ID: 420F3518-43B7-4B1F-A5C5-EEE53759C960 Planning Commission Report March 25, 2025 Design Review 2025-0005 Page 12 Attachments: 1. Radius Map & Land Use Application Fact Sheet 2. Submitted Plans 3. City of Tustin Affordable Housing Grant Agreement dated November 16, 2023 4. Architectural Resources Group letter dated February 13, 2025 5. Resolution No. 4522 a. Exhibit A: Conditions of Approval ATTACHMENT 1 Location Map 1852 San Juan Street DR 2025-0005 300 ft, 500 ft, and 1000 ft Radius Map ATTACHMENT 1 LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): PR-2024-0001; DR-2025-0004 2. ADDRESS: 1852 SAN JUAN STREET 3. APN:500-032-04 4. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: N/A 5. SURROUNDING LAND USES: NORTHEAST: SCHOOL SOUTHEAST: RESIDENTIAL NORTHWEST: ASSEMBLY SOUTHWEST: RESIDENTIAL 7. SURROUNDING ZONING DESIGNATION: NORTHEAST: PUBLIC/ INSTITUTIONAL(P&I) SOUTHWEST: PUBLIC/ INSTITUTIONAL (P&I) NORTHWEST: SINGLE- FAMILY RESIDENTIAL (R1 SOUTHEAST: SUBURBAN RESIDENTIAL (R4 8. SURROUNDING GENERAL PLAN DESIGNATION: [ffl:i9a2F_%�aall A IUSIA I►61191111to] ►/_1I SOUTHWEST: HIGH DENSITY RESIDENTIAL NORTHWEST: LOW DENSITY RESIDENTIAL SOUTHEAST: HIGH DENSITY RESIDENTIAL �111•911aWTI ilk 1011-12 5 A. EXISTING: RESIDENTIAL B. PROPOSED: 8 UNIT MULTIFAMILY RESIDENTIAL C. GENERAL PLAN: HIGH DENSITY RESIDENTIAL PROPOSED GENERAL PLAN: SAME D. ZONING: R4 SUBURBAN RESIDENTIAL PROPOSED ZONING: SAME DEVELOPMENT FACTS: 10. LOT AREA: 0.22 ACRES 11. BUILDING AREA 12. SITE LANDSCAPING 13. PARKING: 1,736 SF EXISTING 8,700 SF PROPOSED 50% MAXIMUM REQUIRED: 16 PARKING SPACES, 2 GUEST SPACES PROPOSED: 8 PARKING SPACES (CONCESSION 52% PROPOSED UESTED 14. BUILDING HEIGHT: 2 STORIES OR 35 FEET PROPOSED: 40 FEET 15. BUILDING SETBACKS: REAR YARD: 25' REQUIRED 5PROPOSED (WAIVER REQUESTED) 16. UNDERGROUND UTILITIES: PROPOSED: NEW POLE MOUNTED TRANSFORMER WITH OVERHEAD POWERLINES Project Team: Owner/ Developer Architecture Civil Landscape Structural/MEP Families Forward KTGY Group, Inc. Hunsaker & Associates Irvine Inc. MJS Landscape Architecture Gouvis Engineering 8 Thomas 17911 Von Karmen Ave, Ste 200 3 Hughes 507 30th Street 15 Studebaker Irvine, CA 92618 Irvine, CA 92614 Irvine, CA 92618 Newport Beach, CA 92663 Irvine, CA 92618 Contact: Nishtha Mohendra Contact: Keith Labus Contact: Doug Staley Contact: Mark Schattinger, ASLA Contact: Larry Cavanaugh PE, CPD Sheet Ind.. Archlta— A0.1 Cover Sheat A1.0 Site Plan A2.1 Building Elevations A3.1 Building Plans - Floor 1 & 2 A3.2 Builtling Plans - Floor 3 & 4 A6.5 Rendered View - Path of Tavel faa Trash End — Land —pa: L 1.0 Landscape Sit, Plan Civil: C-01 Conceptual Gading Plan C-02 Boundary Plat Structural: EN-0.0 Specifications Notes &Sheet Index E-7.0 Site Lighting Notes E-1.1 Site Utility Plan E-1.2 Site Lighting Plan E-1.3 Photo—hu Site Plan E-1.4 E-5.1 Lighting Specifications Title 24 LTO Outdoor Fonns Protect Location f s°oFC � E P¢ spy c y^' Vicinity Map N.T.S Architecture+Planning Famili,a Forward ^ 1852 SAN JUAN CONCEPTUAL DESIGN COVER SHEET 888456.5849 8Thomas rvinA�.1 �' klgy.com Ie, CA 92618 `� TUSTIN, CA # 2023-0522 JANUARY 15, 2025 1 rve/REaoEsrED rREow6r4Ervn OR CONCESSIONS ANA—S PROPOSED CONCESSIONDaox —1PER 1-1 JNIT 1,-1 coMPUES N/A NtERIOR SIDE I FEET —PLIES REA—RD FEET -tl'YES rdrl whe.ra e.v Praowtl i. a.v m.e i s evaapedrdm newar raxaza eunainP arsvunurcs, �IddDl •c sinPee o,re-dP.—lines W/ vf5 r REowBxtErvls PROPOSED DEDt cPSIsaPErv, tvan co o cEsslEtE,tvAry AaEzslatE YES PARKING 08 SPACES TOTAL FRONTYARD SETBACK EXISTING BLOCK WALL: 6'-0" Site Summa APN: 50M3M4 Area: 0.22 AC (Gross) Density: 36.3 DU/AC Existing Zoning: R4 Proposed Zoning: R4 Construction Type: V-B Fire Sprinkler Type: NFPA 13 Note: The PnDmions of CBC 420 will be met for both fire sprinklers and fire alarm system types. Residential Summary: Dwelling Units: +/_8 Units Building Summary: Floor Gross Area Floor 1 2,900 SF Floor2 2,SW SF Roor3 2,850 SF Unit Mix Bedroom Tvr 1 Bedroom 2 WIDE 25% 2 Bedroom 4 Units 50% 3 Bedroom 2 Units 25% Total 8 Units Parking Summary: Ragund Parkin' Spaces Reg. Total 1 Bedroom 2 WIDE x 2 4 Spaces 2 Bedroom 4 Units x 2 8 Spaces 3 Bedroom 2 UnBs x 2 4 Spaces ti Guest/4 Units 2 Spaces Total 18 Spaces Proposed Parking +/- 8 Spaces EV Perking Provided: EV Capable: 10% of Total PaAing EV Ready; 25% of Total Parking EV Chargers; 5% of Total Paddng 1 Space Accessible Parking Provded (116-208.2 Parking Spaces): (1 to 25 Stalls or 2%): 1 Space Project Location 4 u o u 's rs Fo, ti �a tens n Par �� Pe rg X) Vicinity Map N.T.S Architecture+Planning Femllles ForwaN ^(T)Irvi1852 SAN JUAN CONCEPTUAL DESIGN SITE PLAN A1.0 888 A56.584g 8Thomas ktgy.com ne, CA 92618 TUSTIN, CA #2023-0522 JANUARY 15, 2025 DENSITY STUDY 1. FRONT ELEVATION ■ ■■III III■■III ■ '`a � III ■■III III ■■III � � � �� 1 3. REAR ELEVATION ArcM1itecture+Planning Famllles ForwaM n 1852 SAN JUAN 888 A56.5849 8 Thomas 1 ktgy.com Irvine, CA 92618 `� TUSTIN, CA #202&0522 2. RIGHT ELEVATION 4. LEFT ELEVATION CONCEPTUAL DESIGN JANUARY 15, 2025 o a s CALLOUT LEGEND 01 STUCCO BODY 1 02 VINYL WINDOWS 03 CLAY ROOF TILES 04 STUCCO OVER FOAM TRIM 05 DECORATIVE LIGHTS 06 ENTRANCE GATE 07 METAL POST FENCING 08 DECORATIVE PLANTERS 09 DECORATIVE SHUTTERS BUILDING ELEVATION I A2.0 55'-0" I FLOOR 1 (t2930 SF) FLOOR 2 (t2820 SF) CALLOUT LEGEND 05 COMMON AREA 01 UNIT 1-1 (t653 SF) 06 LAUNDRY ROOM 02 UNIT 2-1 (t873 SF) 07 STAIRWELL 03 UNIT 2-2 (t902 SF) 08 ELECTRICAL CLOSET 04 UNIT 3-1 (31217 SF) 09 BICYCLE STORAGE 10 STORAGE ArcM1itecture+Planning .5349 Families F888 orwaM n B 1852 SAN JUAN CONCEPTUAL DESIGN .� ktgy k�gy.com m.,Th.CA Irvine, CA 92618 TUSTIN, CA # 2023-0522 JANUARV 15, 2025 55'-0" 0 I z a I BUILDING PLAN A3.0 FLOOR 1 AND FLOOR 2 Betlroom 3 r a�1E�2 / N � 04 � uvi KitchenlDi"ia9 FLOOR 3 (t2820 SF) 55'-0" Kitch-/Di"ia9 Living — �=-0Y,�_e 46'-6" (CPET) ................................. Bath Bath /2 07 KitchealDisiag I Betlroom 1 IIIIIIIIIIIIII 4:12TYP rO Bath �O II i i�� Bath Archit t.—Planning Families Forward n 8 Thomas 1852 SAN JUAN ,� 888 A56.5849 ktgy.com Irvine, CA 92618 TUSTIN,CA #2023-0522 CALLOUT LEGEND ROOF PLAN 05 COMMON AREA 01 UNIT 1-1 (t653 SF) 06 LAUNDRY ROOM 02 UNIT 2-1 (t873 SF) 07 STAIRWELL 03 UNIT 2-2 (f902 SF) 08 ELECTRICAL CLOSET 04 UNIT 3-1 (f1217 SF) 09 BICYCLE STORAGE 10 STORAGE CONCEPTUAL DESIGN JANUARY 15, 2025 D o . I BUILDING PLAN I A3.1 FLOOR 3 AND ROOF PLAN la. FIELD, STUCCO 29. WINDOWSHUTTERS 3a. TRIM ACCENT, STUCCO 4. PAVER, PERMEABLE 5. WINDOW, VINYL Sherwin-Williams 7036 Sherwin-Williams 6179 Sherwin-Williams9098 4"X8".r Comparable Mllgard Vinyl Wndow ACCESSIBLE BEIGE., Similar ARTICHOKE.,Similar BAKED COOKIE., Similar Classic Brown or Similar 1b. SILL FOAM, STUCCO 3b. METAL FENCING Shemin-Wlliams 7036 Sherwin-Williams 9098 ACCESSIBLE BEIGE or Similar BAKED COOKIE., Similar _a 6. ROOF, TILES Eagle Roofing 3526 Valencia Blend Conventional Weight Capistmn. or Similar 1101 Architecture+Planning Families Forv+ard1852 SAN JUAN CONCEPTUAL DESIGN MATERIAL BOARD,� 88y,c,, 849 Wn.maa A7.0 1♦ ktgy.com Irvine, CA 92618 `� TUSTIN, CA #2023-0522 JANUARV 15, 2025 MATERIAL LEGEND: . COMMON AREA PLANTING ® CONCRETE PAVERS . NATURAL GREY CONCRETE - MEDIUM BROOM FINISH SIDEWALK HEDGE SCREENING OFTRASH ENCLOSURE. T WIDE LANDSCAPE AREA PROTECT EXISTING PINES ON CHURCH PROPERTY EXISTING PROPERTY LINE WALL PROTECT IN PLACE. GATE PATIO SEATING AREA (26' W x 12'-6" L) = 379 SF B B Q (QTY. 1) • POTTERY (QTY. 1) MOVEABLE FURNITURE (4 PIECES) • FLOWERING VINES ON WALL CITRUS GROVE WITH ROSE ARBOR & BENCH (1 QTY.) E ,� -..� ail � LI �,.: •. - I! � SEW I I ILUU !❑ ADJACENT CHURCH PARKING PARKING LOT ADJACENT LANDSCAPING PARKWAY WIDTH: 8' (TCC 9266e) ONSITE PLANTING WIDTH:7' F TOTAL:15' (10' MIN. REQUIRED) ENHANCED PROJECT ENTRY 42" HT. STUCCO GARDEN WALL ACCENT PLANTING EXISTING POWER POLE. PROTECT IN PLACE PROPOSED POWER POLE. 4' X 4' BMP PER CIVIL ENGINEER FRONT YARD SETBACK (TCC 9267) TOTAL AREA: 1 512 SF TOTAL HARDSCAPE AREA: 1 0S0 SF TOTAL LANDSCAPE AREA: 462 SF LANDSCAPE AREA: 31% (NOT TO EXCEED 5096) r PARKING LOT LANDSCAPING (TCC 9266e) TOTAL PARKING LOT AREA: 3178 SF TOTAL LANDSCAPE AREA: 162 SF (5.1%) (MINIMUM 596 REQUIRED) �EV CHARGER lk BIKE RACKS (4 BIKES) ECORATIVE CONCRETE PAVERS EXISTING PROPERTY LINE WALL. PROTECT IN PLACE VINES ATTACHED TO WALL at WINDOW LOCATIONS ERIMETER LANDSCAPING ROFAMILIES FORWARD - TUSTIN 1852 SAN JUAN ST. CONCEPTUAL LANDSCAPE PLAN FAMILIES FORWARD (PR-2024-0001) AaCH°TE URE 8THOMASIRVINE,CA92618 (� I I I 0' 0' ifi 01.15.2025 FOUNDATION PLATE STUCCO FINISHED FLOOR WEPMSN READRIER CONCRETE �� FINISHED GRADE UM 0.019-INCH (0.48MM) (NO.. 26 GALVANIZED SHEET GAGE), CORROSIONFLANGE OF 3 55 /89MM) SHALLCBE PROVALLIDED AT OR _OW "0 FOUNDATION P L ON A4" NTMUMI 1 (IL02MMT)) AAOVETTHEWEARiH OR 2' AND SHALL DE OF A ME WHICH WILL ALLOW TRAPPED ATTACHMENT OR IATHEBHALL (5EMM)SA— PAVED AREAS WATER TO DRAIN TO THE COEREiWO TERMINATE ON THE ATTACHMENT FLANGE OF THE SCREED. ENT FLANGE orsc WEEP SCREEDS F F �mlk �:ff 0 � swwsusuruv awac.>gez ALT. WEEP SCREED DETAIL PER ARCHITECT PLANS FOR REFERENCE ONLY 110. rrJLJR rrJ SJ rrr s V SAN JUAN STREET LEGEND vARm eouxoARr - EXIBPNC RETAINING WALL EgGPNG 95'EiORM GRAIN LINE -- — ® — — _ EgGPNG CURB EXIOlK GAS LINE E—II 8'101 WA IER LINE AIFRAL/-11 EXXon" 8'VGPLSENER c e s LINE EgGPNG 4NER LATERAL/CIEANWi 5� PFWOY WAS LLAAIR/YRNGE ------------4---{3--- ----;------ PRW040 AREA GRAIN RPE/IN—IR LI �_) A. DAM ( ) EgSPNG TREE i0 BE PRESERVED ® PR0°OSEO PROPRIETARY 6IOFILTRAiICN BOUNDARY PLAT CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA DATE OF SURVEY: MAY, 2024 W.O. 4632-1 MR 11 \ GRAPHIC SCALE / I mew ear) m � I .wa--,/SAN JUAN STREET I BASIS OF BEARINGS: DATUM STATEMENT. _ONATES ONRAN ARE BASED URp IFN (CC583), E., N. 1 NAD 1 ADA,SwENn. DERD°E r a�E,PL.ND n RECORD DATA: R, 1NEDDRDDA.PER w ND,n,1.M .„A,_. R, NO�A�RE�ooaR.� �LMAP ;:IAX R5 �NDr;A� RECORD D.T. PER wACT NO, :,5.. M.N. 150,16 + . MONUMENT NOTES: N, cE'zoxo-'wiz�nuaLn ACCEPTED As WE z 43' PER CORNER RECORD N3 ROUND B TACCED -RCE 2n PER DORxER RECORD ER 2RAD A,, R,. RDSx. ASS MENT IDE DEE N5 E_ D 2- 'SEARDIlED POU�N�xRw� ER 2D22xEDUB. AE5 PERRETUBnxAntt n�E'BOOx5ll2 SE19V PER E NONE xwE N PEA E N &" N "'U""G. Ru B.,z —SET PER TRADT NO. „ RE OT �ORR. I-ATON B. RE5I5 BDA ;.�,ND,;o NE D ON I D _ Dx DUADP,SEE RDTE MID 9 ESlED PWxD IOTNIIG. ES7ABI15xED BY REDOND 1- 1O-N5 PER RE AND A LIE Ill Aur 5E* NERroo 11 AACO °LEoow� sRN IN ° P OF D NE AID RE o:c is PREPARED BY: ®HUNSAKER & ASSOCIATES I R V I N E , I N C . PLANNING ENGINEERING SURVEYING Three Hughes • Irvine, CA 92618 • PH: (949) 583.1010 • M (949) 583.0759 PORTION LOT 29 BLOCK 12 IRVINE'S SUBDIVISION M. M. 1188 43/43 PMg P M B 31 /32 v\ PREPARED ev uE OR uxDEa Nr Diaccnox � .SA. 17717 I AN TRACT I; 9 4 /4�-48 \ i I --------- I ryWI \ TRACT No.2,64 ]AN MARIE PLACE M.M. M 150/16'17 SIERRA VISTA DRIVE BRYAN AVENUE SHEET 1 OF 1 A. PROVIDE ALL WORK AND MATERIALS FOR THE INSTALLATION OF COMPLETE WIRING SYSTEMS SPECIFIED HEREIN AND INDICATED ON THE DRAWINGS. R=CTRICALPERWIFSRAND INSPECTION FEES SHALL BE BTAJIED AID PAID FOR BY THE CALCo TRACT D. osarc SHALL COMPLY WITH THE TATEST ADDITION OF NECA STANDARDS OF INSTALLATION. EYBE SUCH AL SnNG IS -I -ABLE, FACTORY ASSEMBLE. EQUIPMENT LED AS AN AUTHORITY HAVING JURIS�ICnOR' ALL MATERIALS SHALL COVE PRIOR MPLY WTFAEP THE LOCAL ANSI, IEEE AND NEMA STANDARDS F. =VRIDEAAILL CUTTING, PATCHING, CHANNELING ADD CHASING FOR INSTALI-ATION OF WORK BE R ANY DAMAGE OF EXISTING OR NEW INSTALIATIONS AT THE CCINIRALTORS EXPENSE G PRIOR To BEGINNINcwwoUKA SUBMIT FOUR COPIES OFND CATALOG DATA SHALL SHOPDRAWINGS FORLmFTINBE SUM`FED FOR APPROVALG FIXTURESLAMPS. BALLASTS AND PANELBO _%�SUBEMSIT FOUR CDPIED OF CATALOG DATA FOR DISCONNECT SWITCHES AND W �NG IC IND CATED ON THE DRAWINGS 1, AN ELECTRICAL INSPECTION CERTIFICATE SF�LL BEENSSUED BY THE LOCAL INSPECTION AUTHORITIES BEFORE APPROVAL FOR FINAL AEM T THE AND AS INDICATED ON THE DRAWINGSBOB =U`T.AN0DU NNE BV TEM SHALL BE INSTALLED PER N.E.C.ARTICLE 250 K. WIRNG WIRINGSHALLBE REPLACED SHALL BE TESTED FOR CONTINUITY AND GROUNDS BEFORE BEING ENERGIZED. FAUL AGDD NAL L IF, DURING THE COURSE OF WORK, THE ELECTRICAL CONTRACTOR DISCOVERS A PROBLEM THE PH TO THE ATTENT oNEOF THE ARCHITECT OR ENG NEERLFOR RES'OLUT IN PRIOR To THE=TION OF THE WORK M. TIE TRICAL CONTRACTOR SHALL CONNECT ALL EOuIPMFNT REOummc ELECTRICAL CONNR EQUIPMENT NOT PR.V sy THE SHALL BE PRHDEC YETHE RE'sv c IVEDISCIPLINE.ONTFOL WI RING FOR SUCH EQUIPMENT N. COMPANY TWH H'E SERVICEIEA.GFO O'TOABUILOIHG, PROv NE HER IDENTIFICATION AT EACH SERVICE PER NEC 330Sen AND AS INDICATED ON THE DRAW NGS. O. COOsRD1NATE LOCATION AND REQUIREMENTS FOR TELEPHONE SERVICE WITH THE TELEPHONE COMPANY AID As INDICATED ON THE DRIWINGE, P. THE ELECTRICAL CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING AND PROVIDING TEMPORARY POWER A. ZBOVEB'UORBE EOWGRAEE OUTDOORSUSEND HERE REQUIRED BY CODE OR EXPOSED BELOW - PERPENDICULAR To BUILD NG WALLS C. JUNCTION AND PULL BOXES SHALL BE CODE GAUGE GALVANIZED SHEET METAL. C LIQUID -TIGHT FLEXIBLE METAL CONDUIT SHALL BE USED FOR EQUIPMENT CONNECTIONS, BUT NOT AS A WIRING METHOD OTHEEWSE, E. NO CABLE MAY BE USED AS A WIRING METHOD WHERE ALLOWED BY CODE. F. RACEWAY PENFTRATONS THROUGH FLOOR SLABS AND FIRE -RATED WALLS SHALL BE FILLED =PERVIOUS, ON -SHRINK GROUT SUFFICIENTLY TIGHTTO PREVENT THE TRANSFER OF HERE Poss BLEND DUST. ROOF PENETRATIONS SHALL BE WITHIN THE EQUIPMENT CURB G. EICONDUT IGHT BYL USNSTAL"EOF POLIETRAUNDERGROUND-OFLUOROETHY CONCRETENE TA1ELPAPPR0N ED SEALS SHALL BE PROVIDED IN HAZARDOUS LOCATIONS AS REQUIRED BY THE N.E.C. PARE's CONDUCTORS A. ALL CONDUCTORSSHALL BE SINGLE CONDUCTOR COPPER. TH WN, SOLID FOR SIZES #14 THROUGH #10 THHNBTIAWN STRANDED FOR SIZES AS AND LAIRGER. B. CIRCUITSSHALL NOT BESMALLERTHAN-AID CONTROLWIRINGMAYBE#tA AWG C. CONDUCTORS SHALL BE COLOR CODED BLKI ACREGBLUE FOR I2 SVOLT SYSTEMS FORA B AND C PHASES RESPECTIVELY D. WIRING TO LIGHTING FIXTURES SHALL BE AS REQUIRED BY UL LABEL. F. ALL CONDUCTORS INSTALLED IN IRT 1111— SHALL BE SLEPORTE. AT INTERVALS G. ALL EQUIPMENT AN D DeVIC ETERMINA Be SH&L BE UL LISTED FOR USE WITH 75-C INSULATED CONDUCTORS AT THFIN 75TCOAMPACIW H, PROVIDE A SEPARATE NEDFRAL FOR EACH PHASE CONDUCTOR IN ALL BRANCH CIRCUITS. — LB FINE STEPPING A. ALL PEN T DNS OF MATERIALS MEETING NONE-etaED ENETRATIONS SHALL BE SEALED WITH RATED e.BYI ICN( )O LSYSTEMI ))WHICH HAVE BEEN TESTEDANDLISTEDAS E(S) OR BYSTEMIBIICE(NAQCORDANCEWTH THE ON IT DNS OF THEIR L STING. PROVIDE THEBE,? IN THE RATING OF THE EMBTY BEING PENETRATED, S)OR SYSTEM(a) C. DEVICE(s) AN— SYSTEMS) SHALL BE BY HILTI, SM OR EQUIVALENT. D WHERE OPENINGS FIR INSTALLATION IF ELECTRICAL BOXES EXCEEDS 1. OPENING SHALL BE PROTECTED As REQUIRE. BY THEB IN APPROPRIATE WALLALIenMG PARTITIONS . EACH 111DER SHIL VISIT THE PRIUECT SITE PRIIRTO I D AND FAM UARLIE HIM SELF WITH A THEEXILRE THE CONTRADPOR CONDITIONS.FAIFROMNG THE VIQSUIREDW SITE ORKNORLSHALLxCBEANACCEPTASLE REASON FOR REQUESTING ADDITIONS TO THE CONTRACT. a "SIN ' "RTR`1 OF THE IA'IL" "A L RE- OPERATION DURING THIS FOSS BIBLE TO MAIRENOVATION DNOTAINTHE'COMFORT AND SAFETY OSHALL THE BUILDING OCCUPANTS, BOWER 0 TAGES SHALL BE CIDSEI-Y COORDINATED WITH THE OWNERS ATIVE. PROJECT INVOLVES WORK ON EXISTING ELECTRICAL PANELS ADD FEEDERS REQUEED I C OPERATINHEFACILTY BY POWER ARRANGEMENTS SHALL BE MADE TO SERVE THOSE ELECTRICAL SHEET INDEX 4 E-12 SITE LIGHTING PLAN SPECIFICATIONS NOTES & SHEET INDEX ^(k V V MV 15 Studebaker Irvine CA 92618 Irvine icl 949.752.1612 fax 949.752.5321 Palm Springs ie1760.323.5090 PROJECT: 1852 San Juan 01 /15/2025 DEVELOPER: Families FoDW J ARCHITECT: KTGY Group, Inc. LOCATION Tustin Oan9e CA REVISIONS SHEET NAME: SPECIFICATIONS NOTES & SHEET INDEX PROJECT NUMBER: 66583 ENGINEER: DRAFTER: SHEET NUMBER: EN-0.0 GENERAL NOTES - LIGHTING FIXTURE/SCHEDULE IGHTING FIXTURES SHALL BE LABELED WITH THE APPROPRIATE ILL LABEL (DAMP, WET, ETC)AS REQUIRED BY CODE 2. SHOP DRAWING SUBMITTALS SHALL INCLUDE ALL FIXTURES, LAMPS, AND BALLAST INFORMATIN. ANY SHOP DRAWINGSO 6 E CONSIDERATION OF SPECIOFCTING F— RE SPECIFIC MFERFOFIN RMNCEE.LAND AESTHETIC REQUIREMENTS ANY SUBSTITUTION OFCHEO SPECIFIED FIXTURE ...... TO THE ARGILITECTAND ENGINEER OF RECORDS FINAL APPROVAL AND ARE SUBJECT SUBMIT AN OPERABLE SAMPLE WITH THE SPECIFIED -Afa— COMBINATION AND A — CORD AND PLUG. E L INPUT DATA UTIL ZED IN THE NH(wMPBALLAST TYPE, wMP E. TUMEus.LGn LOSS FACTOR ETC.).wsITUATONS WHERE SUBSTITUTIONS AFFECTs EQUIPPED WIT EMERGENCY BATTERY, PACKS, OR OTHER EMERGENCY SOUR OF POWER, P—DE oRT(s)wHICH CLEARLY IDErvnFv n MINIMUM 1.0 AH(s) OEEREss T�HIsiRPORT srvau ALSO NCLUDE ALL INPUT DATA uTluzsD IN THE CALNLATIONS (FOR FIXTURES UNITIZING AN EMERGENCY BATTERY PACK INCLUDE THE LUMEN RATING AND QUANTITY of LAMPS FOR THE EMERGENCY BATTERY PACK). SEE BELOW FOR PHOTOMETRIC PEAK GUIDELINES. t) z)AND THE SAME LIGHT LOSS FACTORS USED N HE ORIGINAL DESIGN CALCULATIONS PERFORMED BY HE EN 3) AS=ATRED`4EPORT`TO INCLUDE AN ENERGY WILHBE SUBTRACTEM FROM THE CONTRAAs CT COSTARED TO HE SPECIFIED ITEM. ALL ADD FINAL EXPENSES IR[ouiTaRsuPPLEMNru cHoiomFTRIC IREcoRTTs coNrLFwnIHQ suesRRUNieNFixHREE �IGNT �eVELB EouA� oRLL NQ (TUINTEGRAL oR REMOTE)IS"ITHALL rVAAF-THEE REPORTS SHALL INCLUDE NP'TDATA UTILIZED IN TALL HE CAUCITAHTIONS (F- CONTRACTOR'SOR FIXTURES UTILIZING AN EMRESPON BIBLE FOR PR- ON.ERGENCYYLL BATTERY PACK INCLUDE THE LUMEN RATING AND QUANTITY OF IANPS FOR THE EMERGENCY BATTERY PACK). LUM ENS AND I Loss FACTORS USED IN HE ORIGINAL DES LALCU-AIONSPEFOR.N BY THE ENGINEER OF RECORD, E LAMP TYPE SAND QUANTITIES; BPLLAST OPTIONS; 3) VWHICH OLTAGES; I) EPA RATINGTO N: 1) DIMENSIONS;5) EMERGENCY BATTERY PACK AND TEST SWITCH OPTIONS(WHEREENAPPECABLEE); AND)6) FIXT FIFIR ALL SITE L GIATIN' FIXTURESXTURE UMENTATION LNG POLE SIZE IS RATED ACCPROORDINGLY POLEBASED ON FIXTUSPECIFICATIONSRE(s) PAANO SUPPLEMAWND RAATTm. FORTHE PRXQECT t. ASIGNED COPY OF THE 'SUBSTITUTION COMPLIANCE FORM" LOCATED IN THE DIVISION I SPECIFICATION WHICH STATES THAT' F IN E PROPOSED SUBSTITUTION I I ACCEPTED, THEN THE PR"ET SCHEDULE 'ILL HOT BE NEGATIVE Ly AFFECTED. IF THE COMPLETION OF THE PR DELAYE. DUE TO THEN THE ELECTRICAL CONTRACTOR WILL BE RESPONSIBLE FOR ANY AND ALL ESTABLIISHED UQUCATED DAMAGES. g. CONTACT*R TOCED ABOVE NO wPROVIDE TEIN RTHAN TIF RECORD WITH WO WORKING WEEKS PRIOR TO THEE BNTDEADLINE INFORMATION < CAT CONTRACTOR SHALL REVIREEWLIGHTING PLANS ANOTSPECIFICATIONSTOVERFYALLFI%TUREASSOCInMTAEDDESIGN CATALOG NUMBERS ARE TO BE PRESENTED TO THE ENGINEER OF RECORD PRIOR T� COMFL— OF THE BID PEGGS,AS FORCLARIFICATION ALL COLOR 'PECF C 'I WHICH RELATEI TO LIGHTING F,.- HDAI ORLT H E I R R E LATE W. PA BIT S A RE TO . E REVIEWED AN. COMMENT G ON BY THE ARCHITECT FIXTURE. WH H=A COLOR PAINT WHICH WILL BE INCLUDED IN THE ARCHITECTS SHOP DRAWING REVIEVY COMMENTS 6 PALL RIOR LIGHTING GERNG EN INSTALLING, ARE TO BE COORDINATED WITH THE ARCHITECTURAL REFLECTED CEILING PLAN 7 I�F�XUREZS,0,11 MOUNTED IN FIRE NATO) CEILINGS ARE TO BE PR—DED AND INSTALLED WITH AN APPROVED FIRE e ENSURE COMPATIBILITY OF ALL DIMMING SYSTEM AND INDIVIDUAL LIGHTING CONTROLS WITH -AMPS. BALLASTS, AND ALL COMPONENTS ARE TO BE FACTORY CERTIFIED COMPATIBLE FOR A FULL RANGE OF DIMMING 9, LIGHTING FIXTURE CLEARANCES FROM COMBUSTIBLE MATERIALS ARE TO BE A MINIMUM OF — (OTHER THAN AT POINTS OF SUPPORT)AND 3- FROM INSU-ATION FOR NON -IC ATED RECESSED LIGHTING FIXTURES. 1BUPPORTWIRESAEFA.HED ToADD _N LIGHTING AND(2V H Ia) sHEEf META THEBSCREULDIws I(1)AEEACH CORNER OF HE FIXTURE) S SCREWS SHALL BE NEITHER E VISIBARET. SEC RE. TO LE NOR IMPEDE THE INEALV.TION OF CEILING TILES, 11. ALLIGHTINGF%NRESWHICHARETOBEMONTEDNFOODSEVICEAREASSHALLBEPROVGEDWIHHE FOLLOWING GHrCTER1SFGS: DOOR TO FRAME GASKETS; LENS TO FRAME GASKETS; INVERTED LENS; AND A FOOD SERVICE FIAT N 12 ALL FIXTURES, TRIMS, AND I -AMPS SHALL BE CLEANED AND FREE FROM DIRT, DUST, -ABE-ADHESIVE, AND FINGER PRINTS 1GUIDELINESREFERFl_ BE WIRED IN TANDEM (MASTER—ELLITE) ARE TO BE INSTALLED FOLLOWING THE BELOW SPLIT N AND INSTALLED -AIRIFIXTURES ARE TO BE ""NG HARNESS OF LENGTHS SPMULTIPLE `LUAST' ASECIFIEFEUD ON THE PLANS. ARED F"TURES TOLL AREAS WITH TANDEM TORY FIXTURIES ARE TO BE PRONGED WITH THE REQUIRED QUANTITY AND TYPE OF CONTROL DEVICES AS INDICATED ON PEAKS b. 3--ANP FIXTURES TO BE TANDEM WIRED WITH ELECTRONIC — CONFIGLIR— AS FOU-OVXS 1) TH (t) awMP BALLAST WHICH CONTROLS TE ND (i) 2iAMP BaLwsT WHICH CONTROLS THE INBOARD -AMPS-oF BOTH THE MASTER ('.')AND HE SATELLITE Le -)FIXTURES. 21 WHICH'Z REFERENCES Is CONNECTED TO THE MASTER I'M') FIXTURE VIA FACTORY PROVIDED WIRING HARNESS OR WHIP. 3) WITH 11) 2-wmP BPLLAST WHICH CONTROLS HE UT OBOARD -AMPS; AND (1) tiAMP ALLAST WHICH CONTROLS HE INBOARD LAMP. a) 'CKK(SEEE ERGEN YBBn„ERYPAC SPECS BELOW)AANNDARRE oBEr NITIPSPEciFEEDSWTCHLEEAGsAS RE 5)ENANDa.TIHIAU-AST TYPE AND QUANTITY aFIXTURES S GUIDELNES:ECIFIED WITH INTEGRAL EMERGENCY BATTERY PACKS ARE TO BE FED USING THE FOLLOWING 1* FIR IWERIENIY "'RES SPECIFIED WITH AN EMERGENCY "EBY PACK REPRESENTS "'T"' NORMAL L_T TO E CONNECTED TO B.T.. LEG , AND AN EMERGENCY A CONSTANT HOT LEG - B1- (CON STANT HIT LCUITS ARE TO BE TAPPED AHEAD OF N RTAPPEDTIME CLOCKPHOTO CELL CONTROLLED DEVICES), CIRCUITErsONE OF THE FOULOVIING FIXTURE e) NORMAL FIXTURE DESIGNATED A51nNGES HT uGHATT(NL); b) EXRE TO BE IT SIGN(s);A0 ) TO A AN CONSTANT HOT RE EQUIPPED WITH AN EMERGENCY FIXTURE DESIGNATED AS A NIGHT LIGHT (NU; b) LGN(S); ANDIOR c) AN EMERGENCY FIXTURE EQUIPPED WITH AN EMERGENCY TIME-CLOCKIPHOTO-CELL CONTROLLED DEVICES) L. EMERGENCY BXTTERY PACKS SHALL BE PROVIDED AND INSTA-LED AS FOLLOWS LED I -AMPS TEST SWITCHES TEST SWITCHES TO BE INSTALLED IN FIXTURES WITH A MINIMUM OF Is- OF ADDITIONAL WIRING TO ALI-OVY FOR GENERAL FIXTU REMAINTENANCE PECK. ANoamourvTlrvG HARDWARE FFOR EXR sGrvs. As WELLAs. ENSURING THE EXIT SIGNS ARE MOUNTED IN AN APPROVED VISIBLE LO—ON VERIFY ALL REQUIRED CHEVRONS, MIRRORS, ANY GISCRPANUN BETWEEN ARCHDECTUA'ANO ELNTRCAL DRAINING, PRI PLOOED RN. OF EQUIPMENT 16 TRAIN LIGHTING FIXTURE SPNIFICAFONS ARE TO DE COORDINATE , VERIFIED All CNFIRMN WITH EQUIPMENT Mem PRO, D, NO ALL BE CES.ARY PAB'S AN D P EGES FOR A COMPLETE, FUNCT DNA OPERA NAL NI ALLA ON. TRACK LENGTHS ARE AS SPECIFIED ON THE FIXTURE SCHEDULE CODES, CONTRACTOCONTRACTORR IaaRE'HLLSPONSG FOR PRIOV DMGUREp ALL U REDAMOUNING HARDWARE AND BELECTRIC RACING MATERIALS SEISMIC PRIORTOINETAAND CODE COMPLIANT INGTA—ION. COORDINATE REQUIREMENTS WITH AUTHORITY HAVING JURISDICTION PRIOR To INSTI� I ` CONTRACTOR 'HALL C-R'INA ILL LIGHTING —RE LOCATIONS AND W TH THE -IN TEU:- ARCHITECTURAL RCE. NOTFY ARCHITECT AND ENGINEER OF RECDED OF ANY DISCREPANCIES PRIOR TO FINAUZNG FIXTURE0 DER WITH THE DISTRIBUTOR. AFTER L= TWMT, P, I ARCHITECT, NGINFLE AND OWNER PRESENT CQUI IS RESPONNmBLE FOR SCHEDULING GAN NTARY OVERCURRNT PROTECTION PANEL FOR TRACK LIGHTING SYSTEMS TO BE PROMNNTLY waELN AS FOLLOWS, NOTICE THIS PANEL FOR TACK LIGHTING ENERGY CODE COMPLIANCE ONLY. THE "RCURREM PROTECTION DEVICES INTHIS PANEL SHALL ONLY BE REPLACE. WITH THESAME RLIDWERAMPERAGE NO OTHER VeR.0 DE CEBU WITH HIGHER C.NUNN .. B AMPERE FAUN6, WILL VIND THE PANEL USTING AND REQUIRE RESUBMPROTECTIVE N�AILA PROTECTIVERE-CERTIFI—ION OF CALIFORNIA TITLE 24. PART 6 COMPLIANCE DOCUMENTATION. LIGHTING CONTROL SYSTEM REQUIREMENTS NHCIIXIIBUE FOR THE FURNIIIING IF ALL MATERIAL. .-FINION WI HHTHE INSTAE RE'LLATION OF A COMPLETE LIGHTING CONTROL SYSTEM AND CODE COMPLIANT SERVICES, 2 IT IS THE INTENT OF THE CONTRACT DOCUMENTS, WHICH ARE PRESENTED IN A DIAGRAMMATIC FORMAT, TO PROVIDE METHODS.CONTRACTOR INFORMATION THAT SUPPLEMENTS AND ENHANCES THE GENER— ACCEPTED CONSTRUCTION MEANS, TECHNIQUES. SEQUENCES AND PROCEDURES EMPLOYED IN CONNECTION WITH INSTALLATION OF THIS TYPE OF OD SALSO REOUIREMPNTS AS PATHERT OFT EAE-REMENOF THETS OF THE CONSTRUCTION DOCU.NTS. IN THE EVENT OF A CONFLICT BETWEEN THE CONTRACT DOCUMENT REQUIREMENTS AND THE MANIFACTURERS REOUREMENT VOLD8 APPLICABLE WARRANTIES of V OLANTES THJURISDICTION. ANY SUCH CONFLICT B—L IMMEDIATELY BE BAD UE REQUIREMENTS OF THE LOCAL AUTHORITY HAVING GIAT TO THE ATTENTION OF THE ENGINEER IN WRITING THROUGH THE FORMAL RE! PRCGESS. a BIETo THEASS CIATED SCHEDULES, ICHEMAIAwNGs, CS, DRAND PECIFI IONS FOR DETAILED NFORMATIONI REQUIREMENTS 5. THE LIGHTING CONTROL PANEL ILCP) SYSTEM SHALL BE LEVITON6. LIGHTING CONTROL SYSTEM MUST INTEGRATE WITH DISTRICT APPROVED ENERGY MANAGEMENT SYSTEM an.oec)ALL Ul fIGOR uGHTNG SHALLBE wGH EFFICACY CHOICER EOULWO MANuaLowoFF swlrcH AN DONE OP THE t. CELL(NOT REQUIRED IF TIME CLOCK DOES u T ON 3 MOT ON SENSING CONTROLS FOR LIGHT LESS THAN OR EQUAL TO =LEoOFFFREDUCING POWER BY EG% - QM, AND SEPARATELY 15 MINUTES —OF VACANCY, MUST GO TO DIMMER OR OFF STATE (HIGH IL OWN BUILDING ARTE1 LESS THAN DR EQUL TO FIONS A DE, OUTDOOR DINING, OUTDOOR SALIES FRONTAGE LIGHTING EXCEPTIONS. PER SECTION ta6.7 LIGHTING FOR PUBLIC STREET. SITE LIGHTING NOTES G GOL V S 15 SGdebaka In,me CA 92618 Irvi El 949.752.1612 I'ax 949.752.5321 Palm Springs U,I 760.323.5090 I PROJECT: 1852 San Juan 01 /15/2025 DEVELOPER: Families Forward ARCHITECT: KTGY Group, Inc. LOCATION Tustin Orange CA REVISIONS SHEET NAME: SITE LIGHTING NOTES PROJECT NUMBER: 66583 ENGINEER: DRAFTER: SHEET NUMBER: E-1.0 KEYED NOTES EACY WUa-E.BREAKERSl AND ALLEUETBCALREDUIREMENTS DT ®E EV CHARGER SHALL BE EQUIPPED WITH JIT— GENERAL NOTES ITVPi ") corvpUiTDEPTN sNui BE A MINIMUM a -a• Brc B.E. DETAIB rvel°DN.DooaDeATEDE—"P—I. EEU'R'C "" FUS 2u, rv° RECUIREMENTS MINIM2E PATCH AND REPAIR WORK QUITS A MINIMUM OF s Bvc B.E. PRI EAS BooesoRaoER ArssoaoBTervnoN BASIrvs. Brc. vBr AT oE(Now TaAvnc sloe) or vnveD aoADwA_AFKm AaeAs u.o1N"LL. USE cs (i [, I RoPTlc MNcj coHlouU1. M1111aE eos eeTw>=IN FULL IIINTE To "ANBBB 13)sB DBGBBB eBNos: NORTH 0 o S iv aC so 1-=VIT SITE UTILITY PLAN G GoU"S 15 Se debBkeT Irvine CA 92618 We. uel 949.752.1612 Isa 949.752.5321 Palm Spd w Ie1760.323.5090 PROJECT: 1852 San Juan 01 /15/2025 DEVELOPER: Families Foreaml ARCHITECT: UGY Group, Inc. LOCATION Tustin Oange CA REVISIONS SHEET NAME: SITE UTILITY PLAN PROJECT NUMBER: 66583 ENGINEER: DRAFTER: SHEET NUMBER: E-1.1 CALGREEN MAXIMUM ALLOWABLE BACKLIGHT, UPLIGHT AND GLARE(BUG) RATINGS (SEE NOTE A) (MVLTIPLES OF 1UcH LFROM PaOPEHn oNE) BILACKL GHT HAT NO 1111 NO LIMIT IND UNIT 110 LIMIT I NO LIMIT I THIS ROW INDICATES THE FIATURES DISTANCE r__TmG—INAT THE SEE T'DFO UPLIGHT AND RE(eucNRnnrvc ASUE ON LUMINAIRE SCHEDULE —'NL As MARK LEGEND VOLT MOUNT DESCRIPTION MANUFACTURER MODEL NUMBER LAMPS INPUT WATTS NOTES O¢ 2 LL ERIOR WALL LIGHT TERION LIGHTING I. 1_I ZES4JNI 0K LED SGS HE E 12D POLE NDTI& INDUSTRIES. �IL as APIR OPR 4 12. *ALLKPA .—PACK LIGHT IINDUSTRIES.INC. -LEGaa-aa D HEIGHT UAL vE KEYED NOTES ID PER oN III 2(1),ALL our000R LIGHTINGDBY. t. LunooR PHOTOCELL(NOT NEOUmEO IF TIME CLOCK OOEs ASTRINIM AL) MECLOCK 3, MOTION SENSOR FOR POLE LIGHT — S4' AND LUMINAIRES MORE THAN CONDUIT SLEEVE KEYED NOTES Po DE iqt CoNCUT SLEEVE UNDER ROADWAY AND INDICATE STUB NORTH 0 tlt0' t' SITE LIGHTING PLAN G GOL V S 15 Studebaktt Irvine CA 92618 We. )el 949.752.1612 I'ax 949.752.5321 Palm Springs )el 760.323.5090 PROJECT: 1852 San Juan 01 /15/2025 DEVELOPER: Families Foreard ARCHITECT: KTGY Group, Inc. LOCATION Tustin Oange CA REVISIONS SHEET NAME: SITE LIGHTING PLAN PROJECT NUMBER: 66583 ENGINEER: DRAFTER: SHEET NUMBER: E-1.2 Man PHOTOMETRIC PLAN DISCLAIMER me-111-11 All 1TH11TAN1—AATGACl1 C 'IKETENEGS. REL ABILITY OR OTHERMMSE, THE CALCUI-ATED RESULTS MAY BE DEPSNDENT ON USER 'G%�DEETD DATA OR DATA.PROV CEO FROM CLI A A LABLE IFIE' CC1111 "L FACT' a C . AL E, " (EGNAl AND" D ED USING ME—. REC=ENDED VTHE 'A UUU.sNAT N. ENGINEERING SO. R STAIDAR 1D11TN1 —CE PHOTOMETRIC CALCILATIGNI PENIPINNED THIS T— ARE —D 11 PHOTOMETRIC GATA FROM CEO .1 TH E NARUFACTURER, AND THE ACC— OF THE CALCULATED PHOTOMETRIC PERFORMANCE IS DEPENDENT ON THE ACCURACY OF THE CATA PR.ADED. E EN A P=olM ETENC'PEFF` ZCE 7 POPID —mN(NC —N., BUT NOT U—SIDTO, --E VARIATION AN. IRT.C..U—..I— —.EACTUAL R OR FIFER FROM THE PERFORMANCE CA—E) USING THE DATA PROVDED BY THE MANUFACTURER PHOTOMETRIC SITE PLAN GOU"S 15 Stedab.1ar Irvine CA92618 W. u,' 949 752.1612 as 949.752.5321 Pal. Springs 'el 760.323.5090 M PROJECT: 1852 San Juan 01/15/2025 DEVELOPER Families ForaRmul ARCHITECT: KTGY Group, Inc. LOCATION Tustin 0. g. CA REVISIONS N1— MA—TI 1151RIFT01 SHEET NAME PHOTOMETRIC SITE PLAN PROJECT NUMBER, 66583 ENGINEER DRAFTER: SHEET NUMBER E-1.3 amv—a�x S BCOeomarisaaom� 00000® o®®o 0000 ®® ©0om 0 w= �000mo � 0000 moomoo rx � ^' 6fi583-SB Mirada Small Area (MRS) Outp�tlproror LED Area Light 0IL €IO aR MIl Wall $canty (XWM) GOUVISaRarSMYa _ RApYYAL�EO a jl T Mirada Wall Sconce (XWM) Outdoor LED Wall Sconce ®s®-1® O O ®� O or POLE FOOTDETAIL =n ' IBTLEa ,lu�moe . uxw.,xrvn.wwmna.ewrss.rnmx PENNLji G Gouvisengineering LIGHTING SPECIFICATIONS G GOU"S 15 Smdebek r Irvine CA 92618 Irvine uel 949.752.1612 I'as 949.752.5321 Palm Springs 'el 760s23.5090 PROJECT: 1852 San Juan 01 /15/2025 DEVELOPER: Families Foneaml ARCHITECT: KTGY Group, Inc. LOCATION Tustin Orange CA REVISIONS SHEET NAME: LIGHTING SPECIFICATIONS PROJECT NUMBER: 66583 ENGINEER: DRAFTER: SHEET NUMBER: E-1.4 Ouboor NgMing OubaorllgMinH OubaarllgMing wr„max�a.ww mw....w,..w,a.e�..�+c+x�x,xm�w.pmww,.,,.m�win,m�wwup ax��w.w.p,n„w mu••ce.�•,•�wrtm•�,xxPw�q wawwea.x>.mx,w,emm. romrrom.xam ax,wMwae wrwu., axv.�.a Om4aar ugMing Oweeruglmng pWaorugitlq uo.�l.m,lxn e.`"a"�� xPo,.,wrv,,,mo,m wxx,,.,a�ae,.eaww.ela.Mo _ Sao...,H„wxwnw.ww.waema.xe,4wxrv>� �a�,w. �sl a w.xaaxa,mw.ax aax�xw.a�w, : ..w•«arm w�x,.,a„m ,m.a ,,. w o, ax:., ,w.,u m Outdoor ugiing oxmon—uodng anxr uw ux un�n a ra.�� qqo aow.muw. ry xame am amyim. whl ....b....i.�...ee..,..,,e.�..=•«awes-..s..�ww..wu..w.aw.Y.emw...w wmN"wa�ao.anxaiurq o. .•wwace��waa.. uve,. xmimr..wanrnm.e,e,m wwrm urnoi x^�a�mi.w.�.�.w�ai.m.arrwmawrnammcoma,.....m.,w�oe...i.xe..,o-s�wwersws.mm.miwr..�n®e.a. ..e.ir..�v= M. TITLE 24 LTO OUTDOOR FORMS G GoU"S 15 Se debeker Irvine CA 92618 We. ,el 949.752.1612 I'as 949.752.5321 Palm Springs 'el 760.323.5090 PROJECT: 1852 San Juan 01 /15/2025 DEVELOPER: Families Forward ARCHITECT: UGY Group, Inc. LOCATION: Tustin Orange CA REVISIONS SHEET NAME: TITLE 24 LTO OUTDOOR FORMS PROJECT NUMBER: 66583 ENGINEER: DRAFTER: SHEET NUMBER: E-5.1 DocuSign Envelope ID: 29CACB98-C645-4560-AD7F-7619F58505DE CITY OF TUSTIN Affordable Housing Grant Agreement THIS TUSTIN AFFORDABLE HOUSING GRANT AGREEMENT (the "Grant Agreement") is made and entered by and between the City of Tustin, a California municipal corporation ("Tustin"), and the Tustin Housing Authority, a local housing authority ("Authority", along with "Tustin" collectively referred to as "City"), and Families Forward, a California nonprofit corporation ("Grantee"), with respect to the following: A. City has created the Voluntary Workforce Housing Incentive Program ("V WHIP") to foster the construction of housing affordable to households of extremely low, very low, low, and moderate incomes, help the City meet the needs of its local workforce, help meet its share of regional housing needs, and implement the City of Tustin General Plan Housing Element's goals and policies. B. City desires to distribute funds to Grantee in accordance with Tustin City Code B9928 — Voluntary Workforce Housing Incentive Program Fund ("Fund") and has confirmed the following: a. Sufficient funds exist in the Fund; b. Funds are being committed towards developing an affordable housing project that will provide housing to extremely low, very low, low and moderate income households; c. The Tustin Housing Authority has determined Grantee has sufficient experience in developing and managing similar affordable housing projects as the proposed project; d. Grantee is in negotiations to purchase real property in Tustin on which the affordable housing project will be built; and e. City staff do not have an economic interest in the Grantee and/or proposed affordable housing project. C. Grantee's mission is to prevent and end family homelessness by providing access to housing and resources that create lasting stability. D. Grantee is a long-standing partner of the City, operating twenty (20) affordable housing units in accordance with the 1996 Homeless Assistance Agreement for the Marine Corps Air Station — Tustin and subsequent Amendments. E. Grantee has applied to receive a V WHIP Grant from the City for the construction of six -to -eight affordable rental units that will house families with at least one minor age child who are homeless or at -risk of homelessness and are extremely low to low-income income households. DocuSign Envelope ID: 29CACB98-C645-4560-AD7F-7619F58505DE 2.1. Program Requirements. Grantee has read and shall comply with all of the requirements outlined in this Grant Agreement. Further, Grantee shall comply with all applicable state, federal, and local laws. 2.2. Further Assurances. Grantee agrees to execute any further documents as may from time -to -time in the reasonable opinion of City be necessary to perfect, confirm, establish, reestablish, continue, or complete the purposes and intentions of this Grant Agreement. 2.3. Other Agreements. Grantee shall not enter into any agreement containing any provision that would be violated or breached by the performance of its obligations under this Grant Agreement. 3. ELIGIBLE ACTIVITIES. Funds shall be used for the intended purpose of assisting in the construction of six -to -eight affordable rental units within Tustin that will house families with at least one minor age child who are homeless or at -risk of homelessness and are extremely low to low-income households. Funds should be expended within three (3) years from the execution date of this Grant Agreement (date signed by the City Manager), or such later date as may be approved in writing by the City Manager in their sole and absolute discretion ("Completion Date") and shall be used specifically for construction expenses associated with the Project. Funds are not to be used for Grantee's operational expenses. 4. GRANT AMOUNT. The City hereby awards Grantee a grant in the maximum, not -to - exceed amount, of TWO MILLION DOLLARS ($2,000,000) ("Grant Funds") to assist in the construction of six -to -eight affordable rental units within Tustin that will house families with at least one minor age child who are homeless or at -risk of homelessness and are extremely low to low-income households. The Grant Funds will be disbursed by the City upon the Grantee receiving all required land use entitlements and all building permits have been issued. Eligible Activities are considered necessary expenditures that support the construction of the affordable housing project. In the event the Grantee does not expend the entire grant amount by the earliest of either; two months after completion of the project or Completion Date, the Grantee must return the remaining balance to the City by the earliest of either; three months after completion of the project or one month after the Completion Date. 5. EVENTS OF DEFAULT. The matters described in Sections 5.1-5.4 shall constitute Events of Default and shall entitle City to exercise the rights and remedies under Section 6. 5.1. Failure of Warrant o�nresentation to be True. The failure of any representation or warranty provided by Grantee to be materially true. 5.2. Violation Covenants. Grantee's failure to perform, or violation of, any of the covenants provided in Section 2. 5.3. Default Under Grant Agreement. Grantee's breach of any of the material terms, covenants, or conditions set forth in this Grant Agreement. DocuSign Envelope ID: 29CACB98-C645-4560-AD7F-7619F58505DE 5.4 Undue Delay. Grantee's failure to either: (1) commence construction of the proposed project within 180 days following issuance of building permits, or (2) complete construction of the proposed project by Completion Date. 6. 6.1. City's Specific Rights and Remedies. On the happening of any Event of Default, City, in addition to any and all rights provided by law or equity, may: (a) Demand repayment of the Grant Funds, with interest at the legal rate; (b) File suit against Grantee; and (c) Exercise all other rights and remedies provided by this Grant Agreement or state or federal law. 6.2. Collection Costs. If suit or action is instituted to enforce any of the terms of this Grant Agreement, the prevailing party shall be entitled to recover from the other party its attorney fees and costs in addition to all other sums provided by law. 6.3. Notice of Default. Upon written notice, City shall provide Grantee with sixty (60) calendar days to cure any other act or omission constituting an Event of Default. 7. REPORTS AND RECORDS RETENTION. 7.1. By July 31, 2025, Grantee shall provide a Progress Report for the period from Grant execution through June 30, 2025, in a format prescribed by the City, which shall: (1) identify the Eligible Activities paid from Grant Funds; (2) demonstrate how the Grantee used the Grant Funds consistent with the requirements of the Grant Agreement; and (3) identify the balance of the Grant Funds that the Grantee has not spent, if any. 7.2. By November 30, 2026, Grantee shall provide a final Progress Report for the period July 1, 2025 through the Completion Date, in a format prescribed by the City, which shall: (1) identify the Eligible Activities paid from Grant Funds; (2) demonstrate how the Grantee used the Grant Funds consistent with the requirements of the Grant of the Grant Agreement; and (3) identify the balance of the Grant Funds that the Grantee has not spent, if any. 7.3. Grantee shall keep such books, receipts, purchase orders, and similar documentation evidencing use of the Grant Funds, and such other records as the City may reasonably request to evaluate Grantee's compliance with this Grant Agreement. Grantee shall make available to City and/or their representatives during normal business hours of City all such records pertaining to the use of funds provided under this Grant Agreement for inspection, including the right to copy, audit and make records and transcripts from such records. If upon auditing by the City, it is determined the Grantee did not expend the funds consistent with the Eligible Activities, it may constitute an Event of Default and, as such, the City may exercise all Remedies identified in Section 6.1. 0 DocuSign Envelope ID: 29CACB98-C645-4560-AD7F-7619F58505DE Grantee is required to retain the records described for five (5) years following the completion of the project; the provisions of this section shall survive the termination of this Grant Agreement. 8. GENERAL PROVISIONS. 8.1. Notices. Any notice under the Grant Agreement shall be in writing, without implying the obligation to provide such notice. Any notice to be given or document to be delivered under the Grant Agreement shall be deemed 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 U. S. Postal Service via certified mail, return receipt requested, postage prepaid, and addressed to the other Party as set forth below; (c) the next business day after such notice has been deposited with an overnight delivery service reasonably approved by the Parties (Federal Express, Overnite 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 below with next -business -day delivery guaranteed, provided that the sending Party receives a confirmation of delivery from the delivery service provider; or (d) when transmitted if sent by email to the email address set forth below; provided, however, that notices given by email shall not be effective unless either (i) a duplicate copy of such notice is promptly sent by any method permitted under this Section other than by email (provided that the recipient Party need not receive such duplicate copy prior to any deadline set forth herein); or (ii) the receiving Party delivers a written confirmation of receipt for such notice either by email or any other method permitted under this Section. Any notice given by email shall be deemed received on the next business day if such notice is received after 5:00 p.m. (recipient's time) or on a non -business day. Unless otherwise provided in writing, all notices hereunder shall be addressed as follows: If to City: Director of Economic Development City of Tustin 300 Centennial .Way Tustin, CA 92780 Attn: Christopher Koster Email: ekoster@tustinea.org If to Grantee: Madelynn Hirneise, Chief Executive Officer Families Forward 8 Thomas Irvine, CA 92618 Email: mbirneise@tustinea.org 8.2. Indemnity. Grantee agrees to protect, defend, and hold harmless the City and its elective or appointive boards, officials, officers, agents, employees, and volunteers from any and all claims, liabilities, expenses or damages of any nature, including attorney's fees, for injury or death of any person, damage to property, interference with the use of property and any other monetary damage claims, arising out of, or in any way connected with performance of this Grant Agreement by Grantee, Grantee's agents, officers or employees, subcontractors, or independent contractors. The provisions of this section shall survive the termination of this Grant Agreement. DocuSign Envelope ID: 29CACB98-C6454560-AD7F-7619F58505DE 8.3. Counterparts. This Grant Agreement may be executed in multiple counterparts, all of which together shall constitute one instrument. IN WITNESS WHEREOF, Grantee and City have executed this Grant Agreement as of the dates written below. APPROVED AS TO FORM By: b.,t, for David Kendig, City Attorney TUSTIN: City of Tustin, a California municipal corporation By: EDocuftned by: & B d Nic ElwnarkActing City Manager Dated: 11/16/23 AUTHORITY: Tustin Housing Authority, a California housing authority Docusigned by: By: _ NZ& Nic BETMMFdAeting Executive Director Dated: 11/16/23 GRANTEE: Families Forward ��D�ocu,ftn�ed by: By II �LaDI��InAn l'iVtausf- j & FffiPneise, Chief Executive Officer Dated: 11/16/23 Architectural Resources Group To Nishtha Mohendra, Chief Program Officer Families Forward 8 Thomas Irvine, CA 92618 Project: 1852 San Juan Street, Tustin, CA ARG Project No.: 240316 Date: February 13, 2025 Via: Nmohendra@families-forward.org Dear Ms. Mohendra: 360 E. 2nd Street, Suite 225 Los Angeles, California 90012 Pursuant to your request, Architectural Resources Group (ARG) has conducted an evaluation of the property at 1852 San Juan Street, Tustin (APN: 500-032-04). The parcel is presently developed with a 1947 single-family residence at the front and a detached garage at the rear. The purpose of this memorandum is to summarize the findings of our field observations and research (discussed below), and to provide recommendations regarding the potential historic eligibility of the subject property against local, state, and federal criteria. For the subject property, ARG evaluated existing historic resource data, conducted a site visit to document existing conditions, and conducted limited research about ownership, tenancy, and construction history. This assessment was prepared by Evanne St. Charles, Senior Associate and Brannon Smithwick, Architectural Historian. Ms. St. Charles and Ms. Smithwick each meet the Secretary of the Interior's Professional Qualification Standards, 36 CFR Part 61, in the disciplines of Architectural History. Project support and additional research was provided by Kiara Hosseinion, Architectural Historian. It is ARG's professional opinion that 1852 San Juan Street does not appear eligible for listing in the National Register of Historic Places (National Register), the California Register of Historical Resources (California Register), or as a City of Tustin Cultural Resource, because it does not satisfy any of the eligibility criteria for listing. ARGcreate.com Architects, Planners & Conservators Field and Research Methods Preparation of this memorandum included the following tasks related to research, documentation, and analysis: • Reviewed applicable historic resource survey data, including the City of Tustin Citywide Historic Resources Survey Update findings (2021 survey update of 2003 and 1990 survey findings) and the State of California's BERD database (last updated September 2022); • Reviewed pertinent federal and state technical bulletins, local ordinances, and other reference materials related to the evaluation of historic properties; • Conducted research using applicable background materials including historical maps, aerial photographs, city directories, census data, newspaper articles, and building permits (an original construction permit was not available for the subject property); • Visited the property on January 28, 2025 to assess existing conditions and document improvements with digital photographs; • Evaluated the property against federal (National Register), state (California Register), and local (Tustin Cultural Resource) eligibility criteria based on available information. The following sources were consulted during research: the Los Angeles Public Library, the archives of the Tustin News and other periodicals via newspapers.com; building permits obtained from the Tustin Building Division; Orange County Assessor's Records; U.S. Census Records and city directories via Ancestry.com; historic aerial photographs via the Orange County GIS portal, historicaerials.com, and the UC Santa Barbara online aerial photo collection; and ARG's in-house library of architectural books and publications. Property Description 1852 San Juan Street contains a one-story single-family residence and a rear detached garage with a second -story residential unit above; both buildings were constructed in 1947. The house is situated at the front of the lot and is moderately set back from the street, which adheres to an approximately 45-degree skewed grid (i.e. northwest/southeast oriented) from the cardinal directions. The residence is fronted by topsoil with various plantings along its street -facing (northeast) and northwest (primary) fagades, including a jacaranda tree, a bird of paradise plant, and hedges that line the entire length of the house's northwest fagade. The parcel's perimeter is delineated by concrete masonry unit (CMU) walls. A scoured concrete and brick paver driveway Architects, Planners & Conservators on the northwest side of the parcel leads to the primary entrance of the house and the detached garage at the parcel's rear. Between the residence and garage are natural -cut stone pavers. A drained lazy-L shaped swimming pool is located on the east side of the parcel and is accessible via a wood gate between the buildings. The area surrounding the pool is hardscaped with scored concrete. The house is one story in height and vernacular in appearance. It is L-shaped in plan and constructed of wood framing. The building is capped by a cross -gabled roof clad with asphalt shingles, with open eaves and exposed rafter tails. Shed roofs are present above the primary entrance and at the building's rear volume. Exterior walls are clad in wood clapboard siding. Windows consist of a wood bay window capped by a hipped roof on the northeast facade (facing San Juan Street) and single wood double -hung sash windows throughout. The house's primary (northwest) facade is fronted by the concrete driveway. The primary entrance is located on the north portion of the facade (nearest the street) and is accessed by a partial -width recessed corner porch with a single wood post support and brick pavers. It contains a multi -panel wood door enclosed by a screen door. There is a secondary entrance at the rear (southwest) facade containing a partially glazed, wood panel door that is accessed via a concrete ramp and steps with a metal handrail. The garage is situated immediately behind the residence at its rear. The building is wood framed and has a rectangular plan. It is capped by a gabled roof clad in asphalt shingles with open eaves, and exterior walls are clad in wood clapboard. The garage's windows include double -hung wood sash windows throughout and a single vinyl replacement window on the rear (southwest) facade. On the northwest facade is a metal rollup garage door. A partially glazed panel wood door is present on the first floor of the northeast facade, and the entry to the residential unit is located above it, at the second story. The residential entry contains a multi -panel wood door accessed via a wood staircase with a wood handrail. The entrance is capped by a gabled roof above the stair landing. 3 1852 San Juan Street northeast fagade, view southwest (ARG, 2025). 1852 San Juan Street primary entrance, view southeast (ARG, 2025). 1852 San Juan Street northwest fagade and primary entrance, view south (ARG, 2025). 1852 San Juan Street detached garage, view southeast (ARG, 2025). 4 Architects, Planners & Conservators Architects, Planners & Conservators 1852 San Juan Street detached garage, view northeast (ARG, 2025). Construction History and Alterations 1852 San Juan Street pool on east side of the property, view east (ARG, 2025). Following is a development chronology for the single-family residence and detached garage at 1852 San Juan Street, noting major events in the property's construction history and alterations as can be ascertained from historic records and field observations. 1943 Orie L. Smith, Rose E. Smith, and Ramona Lucille Smith Foreman sell the subject parcel to Walter A. & Margaret W. Stutsman.1 A roughly rectangular residence is present on the property at the time.2 1944 Walter Stutsman pulls a permit to build on the subject property at a cost of $1,000.3 The existing rectangular dwelling is likely demolished around this time. 1 County of Orange, OC Clerk Recorder Department, OR 1247/353, 8/31/43, obtained from the Orange County Archives via the Tustin Museum, February 2025. z The rectangular dwelling is visible on the property as early as 1938; however the building's footprint and configuration do not match that of the extant property, indicating it was likely an earlier residence occupied by the Smith family prior to 1943 or the Stutsman family between 1943-1947, before it was demolished and replaced with the subject buildings. 1938 and 1947 aerial images, County of Orange Historical Aerial Imagery, accessed February 2025 at https://www.ocgis.com/ocpw/historicalimagery . 3 "County Issues $11,846 in Building Permits," The Register, July 13, 1944, 6. Architects, Planners & Conservators 1947 The existing single-family residence and garage are completed on the subject parce1.4 1948 Newspapers and city directories indicate the Walter A. and Margaret Stutsman family reside on the subject property by this point.5 1952-60 Aerials and Assessor records indicate a gabled addition and a shed addition are added to the front and rear of the single-family residence, respectively. A swimming pool with surrounding hardscaping is also constructed on the southeast side of the subject property.6 1955 Newspapers indicate the Stutsman family relocate from the subject property to another single-family dwelling, addressed 1792 San Juan Street (extant). The Stutsmans sell the subject parcel to Carl E. and Augusta M. Wilkerson.' 1959 The Wilkersons sell the subject property to Fred and Mildred Ettinger.' 1960 Newspapers and census records indicate the Fred O. and Mildred Ettinger family reside on the subject property by this point.9 4 County of Orange, Office of the Assessor, APN #500-032-04, in Architectural Resources Group, "Tustin Historic Resources Survey Update," Appendix E-7, 91, prepared for the City of Tustin Planning Department, 2021; 1947 aerial image, County of Orange Historical Aerial Imagery, accessed February 2025 at https://www.ocgis.COM/OCPW/historicalimagery . 5 "Twins Dominate First Rehearsal of Boy Singers," The Register, November 19, 1948, 9; Tustin City Directories, 1947, 1952, 1954, accessed via Ancestry.com, February 2025, https://www.ancestrV.com/search/collections/2469/. 6 Architectural Resources Group was unable to obtain building permits for these additions, therefore it is unknown whether the work was completed under Stutsman, Wilkerson, or Ettinger ownership. Various aerial images, 1947-1960, accessed February 2025 via NETRonline Historic Aerials, https://www.historicaerials.com/viewer and County of Orange Historical Aerial Imagery, https://www.ocgis.com/ocpw/historical imagery/; Various Assessor records, Orange County Office of the Assessor Tax Records, obtained from the Orange County Archives via the Tustin Museum, February 2025. 1 "Stutsmans given surprise housewarming," The Tustin News, December 8, 1955, 2; County of Orange, OC Clerk Recorder Department, OR 3248/373, 10/17/55, obtained from the Orange County Archives via the Tustin Museum, February 2025. 8 County of Orange, OC Clerk Recorder Department, OR 4606/43, 2/6/59, obtained from the Orange County Archives via the Tustin Museum, February 2025. 9 "Ettinger Wins UC Scholarship," The Tustin News, July 27, 1961, 13; 1960 U.S. Voter Registrations, Tustin, accessed via Ancestry.com, February 2025, https://www.ancestry.com/imageviewer/collections/61066/images/orangecountV 36- 00893?rc=&g ueryld=04d5f4cc-7d80-43ce-b2ca- c546e115a155&usePUB=true& phsrc=QUA731& phstart=successSource&pld=45197255. Architects, Planners & Conservators 1963 The Ettingers sell the subject property to Virginia T. Santmyer and relocate to nearby Orange." 1966 Santmyer sells the subject property to Jack E. and Marguerite M. Gould." 2013 The property is transferred to David and Stephen Gould, the sons of Jack and Marguerite.12 2014 Permit to replace a sewer line. Owner listed as Jack E. Gould. Contractor listed as American Residential Services of California, DBA Rescue Rooter.13 2015 Permit to re -roof; existing sheathing is removed and replaced with new #30 felt. Owner listed as Jack E. Gould. Contractor listed as Lighthouse Roofing and Repair.14 2018 Permit to install new air conditioning unit and forced air unit with related gas line light and outlet. Owner listed as Louis Gould. Contractor listed as Titan Air Conditioning.15 Permit to replace and install back unit 100 AMP panel. Owner listed as Louis Gould. Contractor listed as Brea Electric. 16 10 County of Orange, OC Clerk Recorder Department, OR 6682/706, 6/17/63, obtained from the Orange County Archives via the Tustin Museum, February 2025; Real estate ad, The Register, June 16, 1963, 70; 1964 U.S. Voter Registrations, Tustin, accessed via Ancestry.com, February 2025, https://www.ancestry.com/imageviewer/collections/61066/images/orangecounty 51-00234?rc=&gueryld=Oc46f574- 2514-40c1-911e-efbOac753e9e&usePUB=true& phsrc=QUA739& phstart=successSource&pld=43886216. 11 County of Orange, OC Clerk Recorder Department, OR 7875/307, 3/27/66, obtained from the Orange County Archives via the Tustin Museum, February 2025. 12 County of Orange, OC Clerk Recorder Department, OR Document 2013-000259283, 4/30/13, obtained from the Orange County Archives via the Tustin Museum, February 2025. 11 The permit lists Jack E. Gould as the owner, however Ancestry.com indicates Gould died in 2001. Therefore, the owner is assumed to be a family member/trustee of the Gould Family Trust. City of Tustin Community Development Department - Building Division, Building Permit No. C2014-0251, 8/8/2014. 14 City of Tustin Community Development Department - Building Division, Building Permit No. B2015-0310, 7/22/2015. 15 City of Tustin Community Development Department — Building Division, Building Permit No. COMBR-2018-00207, 7/11/2018. 16 City of Tustin Community Development Department — Building Division, Building Permit No. EL-2018-00115, 7/26/2018. Architects, Planners & Conservators Permit to upgrade electrical panel from to 100 AMP to 200 AMP. Owner listed as Louis Gould. Contractor listed as Brea Electric.17 2021 David B. and Patricial L. Gould (as Trustees of the Gould Family Trust) sell the subject property to Vivin and Aparna Paliath and Suresh and Sandeep Nair for a $1,050,000.18 2023 Vivin and Aparna Paliath and Suresh and Sandeep Nair sell the parcel to Families Forward, Inc. for $1,340,000.19 The following alterations were noted by ARG during site inspection. No building permits or other documentation was found regarding the dates these changes occurred. • Primary door replaced and screen door added • Garage door replaced • Window replaced with vinyl casement window at the rear of the detached garage (southwest fagade) • Ramp added to the rear of the single-family residence (southwest fagade) • Scored concrete and brick paver driveway added • Natural -cut stone pavers likely added between house and garage buildings • CMU perimeter walls added at parcel lines Summary of Research Findings The property at 1852 San Juan Street is located within Lot 29 of Block 12 in Irvine's Subdivision, which was subdivided in 1899 by the largest landholder in Orange County at the time, the Irvine Company. Lots were sold off to small citrus producers in what was then unincorporated Orange 17 City of Tustin Community Development Department — Building Division, Building Permit No. EL-2018-00114, 7/26/2018. 18 County of Orange, OC Clerk Recorder Department, OR Documents 2021-000444171 and 2021-000444172, 7/9/21, obtained from the Orange County Archives via the Tustin Museum, February 2025. 19 County of Orange, OC Clerk Recorder Department, OR Document 202300309750, 12/15/23, obtained from the Orange County Archives via the Tustin Museum, February 2025. Architects, Planners & Conservators County, marking the area's shift from sheep grazing to an agricultural -based economy.20 The subject parcel was first purchased by farmer James F. Smith for $10 in 1908 before it was transferred to his son Orie L. Smith and Orie's wife Rose in 1919.21 The subject property remained undeveloped and outside City of Tustin boundaries throughout the 1930s.22 It is unknown whether the Smiths ever resided permanently on the property, however, aerials indicate the land was improved with what appears to be a single-family dwelling by 1938, which was during the Smith family's tenure of ownership.23 In 1943, Orie and Rose Smith and their daughter Ramona Lucille Smith Foreman sold the subject parcel to citrus farmer Walter A. Stutsman and his wife Margaret.24 Aerial photographs dating from the 1930s and 1940s indicate that the general setting primarily contained citrus groves, with scattered residential development and more concentrated development to the northwest in Tustin proper.zs In 1944, Walter Stutsman pulled a building permit to build on the property at a cost of $1,000.26 ARG was unable to obtain an original building permit for the parcel improvements, however, it is likely the existing 1930s residential dwelling was demolished around this time, and the extant single-family residence and detached garage were erected in its place, both of which were completed by 1947.27 According to newspaper accounts, the Stutsman family resided on the 20 Architectural Resources Group, "Tustin Historic Resources Survey Update," 38; "1899 Map of Irvine's Subdivision," Orange County Miscellaneous Maps, book 1, page 88, accessed via the Orange County Archives, February 2025, https://www.flickr.com/photos/ocarchives/50405170268. 21 Real estate transfer, The Register, April 11, 1908, 5; Real estate transfer, The Register, August 16, 1919, 10; U.S. Census Bureau, 1900 Census Records, accessed via Ancestry.com, February 2025, https://www.ancestry.com/search/col lections/7602/records/36486547. 22 San Juan Street was shown outside of city boundaries in a 1947 Building Line Map. It was annexed into the City later in 1985. Architectural Resources Group, "City of Tustin Citywide Historic Resources Survey Update," 107. 23 1930 and 1938 aerial, County of Orange, Historical Aerial Imagery GIS Map, accessed February 2025, https://www.ocgis.COM/OCPW/historicalimagery/index.html. 24 County of Orange, OC Clerk Recorder Department, OR 1247/353, 8/31/43, obtained from the Orange County Archives via the Tustin Museum, February 2025; U.S. Census Bureau, 1940 Census Records, accessed via Ancestry.com, February 2025, https://www.ancestrV.com/search/collections/2442/records/73261219?tid=&pid=&querVld=dlae7e0e- 30ab-4464-8ab0-001e75ca48e7& phsrc=QUA779& phstart=successSource. 25 Various aerial images, accessed February 2025 via NETRonline Historic Aerials, https://www.historicaerials.com/viewer and County of Orange Historical Aerial Imagery, https://www.ocgis.com/ocpw/historicalimagery/ 26 "County Issues $11,846 in Building Permits," The Register, July 13, 1944, 6. 27 County of Orange, Office of the Assessor, APN #500-032-04, in Architectural Resources Group, "Tustin Historic Resources Survey Update," Appendix E-7, 91, prepared for the City of Tustin Planning Department, 2021; 1947 aerial image, County of Orange Historical Aerial Imagery, accessed February 2025 at https://www.ocgis.com/ocpw/historicalimagery . Architects, Planners & Conservators subject property by the following year in 1948." In 1955, the Stutsman family sold the property to Carl E. and Agusta M. Wilkerson and subsequently relocated to another single-family dwelling slightly to the north, addressed 1792 San Juan Street (extant).29 Information about the Wilkersons is scant, however, city directories list Carl Wilkerson as an employee of the Lawrence Pipe Shop, a tobacco store in Santa Ana.30 Four years later in 1959, the Wilkersons sold the subject property to local postal worker Fred O. Ettinger and his wife Mildred.31 Newspapers and census records indicate the Ettingers resided on the subject property by 1960 where they lived for three years before selling it to Virginia T. Santmyer and relocating to nearby Orange in 1963.32 Aerials and Assessor records indicate several improvements were made to the existing buildings sometime between 1952 and 1960 under Stutsman, Wilkerson, or Ettinger ownership. These included a gabled addition to the front of the residence, a shed addition to its rear, and a swimming pool with surrounding hardscaping constructed on the southeast side of the subject property.33 By the time the Ettingers sold the property to Virginia T. Santmyer in 1963, newspaper real estate ads for the address boasted a two -bedroom, one -bathroom house, a 1- bedroom, one -bathroom apartment, and a pool.34 It is unknown whether Santmyer ever resided on the property, although it is unlikely as newspapers from around this time indicate she was a resident of Laguna Beach.ss 28 "Twins Dominate First Rehearsal of Boy Singers," The Register, November 19, 1948, 9; Tustin City Directories, 1947, 1952, 1954, accessed via Ancestry.com, February 2025, https://www.ancestry.com/search/collections/2469/. 29 "Twins Dominate First Rehearsal of Boy Singers," The Register, November 19, 1948, 9; Tustin City Directories, 1947, 1952, 1954, accessed via Ancestry.com, February 2025, https://www.ancestry.com/search/collections/2469/. 30 1956 City Directory, accessed via Ancestry.com, February 2025, https://www.ancestry.com/search/col lections/2469/records/234740373?tid=&pid=&queryld=f2510555-bbOa-43e5- 9fda-abf69c84f7d5& phsrc=QUA788& phstart=successSource 31 County of Orange, OC Clerk Recorder Department, OR 4606/43, 2/6/59, obtained from the Orange County Archives via the Tustin Museum, February 2025; "Retirement Party," The Tustin News, July 4, 1968, 1. 32 "Ettinger Wins UC Scholarship," The Tustin News, July 27, 1961, 13; 1960 and 1964 U.S. Voter Registrations, Tustin, accessed via Ancestry.com, February 2025, https://www.ancestrV.com/imageviewer/collections/61066/images/orangecountV 36-00893?rc=&queryld=04d5f4cc- 7d80-43ce-b2ca-c546e115a155&usePUB=true& phsrc=QUA731& phstart=successSource&pld=45197255; County of Orange, OC Clerk Recorder Department, OR 6682/706, 6/17/63, obtained from the Orange County Archives via the Tustin Museum, February 2025. 33 Various aerial images, 1947-1960, accessed February 2025 via NETRonline Historic Aerials, https://www.historicaerials.com/viewer and County of Orange Historical Aerial Imagery, https://www.ocgis.com/ocpw/historicalimagery/; Various Assessor records, Orange County Office of the Assessor Tax Records, obtained from the Orange County Archives via the Tustin Museum, February 2025. 34 Real estate ad, The Register, June 16, 1963, 70. 35Various articles, The Register and The Tustin News, 1950s-1960s. 10 Architects, Planners & Conservators In 1966, Santmyer sold the subject property to pianist Jack E. Gould and his wife Marguerite, a painter.36 The Goulds made their permanent residence at neighboring 1872 San Juan Street on the property's south, however the couple retained ownership of the subject parcel presumably for use as a rental property until it was transferred to their two sons David and Stephen Gould almost fifty years later in 2013.37 Although the portion of Orange County in which the subject property is located was colloquially referred to as Tustin, it remained unincorporated until 1985 during the Gould family's period of ownership when it was annexed to the City of Tustin as part of the Laguna -Tustin East Annexation. According to newspaper reports, this was one of the last remaining unincorporated areas within the boundaries of the city.38 Between 2014 and 2018, permits were pulled for various maintenance projects, including to replace a sewer line, re -roof the house and garage buildings, install a new air conditioning unit, and several electrical upgrades.39 In 2021, the Gould Family Trust sold the subject property to Vivin and Aparna Paliath and Suresh and Sandeep Nair for $1,050,000.40 It was then sold in 2023 to Families Forward, Inc. for $1,340,000, who retains ownership of the subject property today.41 The property at 1852 San Juan Street was identified in the 2021 survey findings update as a multi- family dwelling.42 Although tenants are presumed to have been living in the second -floor unit of the rear detached garage at some point over time, research did not reveal any known tenants. The property underwent several minor alterations at an unknown time (i.e. primary door replaced and rear entry ramp added), however the buildings remain largely intact as they appeared at the time of construction. 36 County of Orange, OC Clerk Recorder Department, OR 7875/307, 3/27/66, obtained from the Orange County Archives via the Tustin Museum, February 2025; "Gould Paintings Being Displayed by Local Library," The Tustin News, July 17, 1969, 12. 37 County of Orange, OC Clerk Recorder Department, OR Document 2013-000259283, 4/30/13, obtained from the Orange County Archives via the Tustin Museum, February 2025. 38 John Orr, "Annexation Faces Yet More Delay," The Tustin News, August 29, 1985, 1; "Laguna -Tustin East Annexation No. 135 to the City of Tustin," City of Tustin Engineering Department, 1985, County of Orange Associated Documents Map, accessed February 2025, https://www.ocgis.com/ocpw/docviewer/mapsearch.html. 39 City of Tustin Community Development Department - Building Division, Building Permit Numbers C2014-0251 (8/8/2014), B2015-0310 (7/22/2015), COMBR-2018-00207 (7/11/2018), EL-2018-00115 (7/26/2018), and EL-2018- 00114 (7/26/2018). 40 County of Orange, OC Clerk Recorder Department, OR Documents 2021-000444171 and 2021-000444172, 7/9/21, obtained from the Orange County Archives via the Tustin Museum, February 2025. 41 County of Orange, OC Clerk Recorder Department, OR Document 202300309750, 12/15/23, obtained from the Orange County Archives via the Tustin Museum, February 2025. 42 "Tustin Historic Resources Survey Update," Appendix E-7, 91. 11 1852 San Juan Street parcel in 1960, showing subject residence on the north, the detached garage building on the south, and surrounding hordscoping (including the pool and driveway)." Applicable Context and Theme As a 1940s single-family residence with a detached garage, the subject property is best evaluated under the context and theme of Residential Development, 1946-1976, as defined in the 2021 citywide historic context statement.44 The evaluation guidelines for this theme state that a property may be eligible for its association with patterns of residential development of Tustin between 1946 and 1976, as the site of a significant historic event from this period, or for its association with a person significant in the history of Tustin. In terms of physical integrity, a potentially eligible individual property should retain integrity of design, feeling, and association, 43 1960 aerial, County of Orange, Historical Aerial Imagery GIS Map, accessed February 2025, https://www.ocgis.COM/OCPW/historicalimagery/index.html. 44 Architectural Resources Group, "Historic Resources Survey Update Report," see evaluation guidelines 126-28. For more information on eligibility criteria and aspects of integrity, see Chapter 3, Existing Regulations and Criteria for Evaluation; U.S. Department of the Interior, National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation (Washington, D.C.: U.S. Department of the Interior, 1990). 12 Architects, Planners & Conservators at a minimum, in order to convey the important association with the city's development during this period. Previous Evaluations The property at 1852 San Juan Street is not designated in the National Register or the California Register, and it is not listed as a Tustin Cultural Resource. Furthermore, it is not listed in the California Office of Historic Preservation's Built Environment Resource Directory (BERD), and it was not identified as a historical resource through any City of Tustin historical resources survey (1990 and 2003) or survey update (ARG, 2021). Evaluation of Significance The following sections evaluate the property against the criteria for federal, state, and local listing. National and California Register Eligibility45 Based on field inspection, previous survey findings, eligibility standards in the 2021 citywide historic context statement, and supplemental research, ARG finds that the single-family residence and detached garage buildings at 1852 San Juan Street do not appear to meet eligibility criteria for listing in the National Register or California Register. Evaluations per the criteria follow. National/California Register Criterion All: associated with events that have made a significant contribution to the broad patterns of history. The subject property was constructed in 1947, during a time when Tustin's agricultural industry began to decline, and rural properties on the outskirts of the city were increasingly subdivided to make way for new development. As such, the property represents a late example of rural residential development, built just outside city limits and replacing an earlier grove house. It is not exemplary of rural or agriculturally related residential development patterns that characterized Tustin beginning in the late 19t" century and continuing through the late 1930s and early 1940s. While the property is generally associated with the city's postwar residential construction boom, it is one of thousands of extant single-family residences dating to this period of development and is not singularly significant for this association. Furthermore, a large addition constructed between 1952-1960 at the front of the house has altered its original appearance and 45 The National Register eligibility criteria are in the Code of Federal Regulations, Title 36, Part 60.4; the California Register eligibility criteria are in California Public Resources Code Section 5024.1 and Title 14 CCR, Section 4852. 13 Architects, Planners & Conservators has compromised its ability to convey any historical associations. Lastly, research did not indicate that the property is associated with an event that is considered to be singularly significant to history. For these reasons, 1852 San Juan Street does not appear to meet National Register/California Register Criterion A/1. National/California Register Criterion B/2: associated with the lives of persons significant in our past. The subject property was occupied by various families and tenants since its erection in 1947, most notably the Stutsman, Ettinger, and Wilkerson families. By the time it was sold in 1963, it appears as if the property was predominately used as a rental residence for additional income by its later owners Virginia T. Santmyer and the Gould family. Research revealed very little about the lives, careers, and contributions of the individuals who lived here, the majority of whom were farmers or public service workers (Fred Ettinger was a postman). Later owner Jack E. Gould was a pianist, and his wife Marguerite was a painter. While those who owned and/or occupied the property may have led productive and successful lives and careers, none of the individuals associated with the property appear to have been historically significant persons in the spirit of this criterion. For these reasons, the subject property does not appear to meet National Register/California Register Criterion B/2. National/California Register Criterion C/3: embodies the distinctive characteristics of a type, period, or method of construction, or that represents the work of a master, or that possesses high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction. 1852 San Juan Street exhibits characteristics of the vernacular idiom, which makes use of local building materials and construction methods to meet the needs of a specific region. Overall, the property is modest in appearance, with indistinctive architectural elements such as wood - framing, a gabled roofline, asphalt shingles, wood sash windows, and minimal detailing. When compared against the broader pool of single-family residences in Tustin, the subject property lacks the articulation and architectural features necessary to render it significant for its architectural merit or for its method of construction. In addition to its modest appearance, the house has undergone significant alterations that have obscured its original design, most notably a large gabled addition that was added to the front of the residence at its street -facing (northeast) fagade between 1952-1960. Because an original building permit for the subject property was not available, the original architect or builder is unknown. However, because the property is not distinctive in terms of its architectural design, it is unlikely that it represents the work of a master architect/builder. 14 Architects, Planners & Conservators Furthermore, given its modest, altered appearance, 1852 San Juan Street does not possess high artistic values. As noted on ARG's site visit on January 28, 2025, the surrounding properties on San Juan Street represent a wide range of construction dates, architectural styles, scales, and property types, and do not reflect a cohesive grouping or unified entity. As such, the property does not represent a significant entity whose components lack individual distinction. For these reasons, 1852 San Juan Street does not appear to meet National Register/California Register Criterion C/3. National/California Register Criterion D/4: has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California or the nation. As an archaeological assessment was not conducted as part of this study, the larger parcel's potential for containing subsurface archaeological resources is unknown. Local (City of Tustin) Eligibility46 Based on field inspection, eligibility standards in the 2021 citywide historic context statement, and research, ARG finds that the single-family residence and detached garage at 1852 San Juan Street do not appear to meet eligibility criteria for listing as a City of Tustin Cultural Resource. Evaluations per the criteria follow. Local (Cultural Resource) Criterion 1: exemplifies or reflects special elements of the City's cultural, architectural, aesthetic, social, economic, political, artistic, engineering and/or architectural heritage. Research did not reveal that the property exemplifies or reflects elements of Tustin's cultural, architectural, aesthetic, social, economic, political, artistic, or engineering heritage. As noted under National/California Register Criterion A/1, the property represents a late example of rural residential development built during the decline of Tustin's agricultural economy. It does not reflect special elements of the City's cultural, social, or economic heritage as related to Tustin's rural, agriculturally related development or its post -World War II residential building boom. As described under National/California Register Criterion C/3, it is a modest, altered residential property built using typical construction methods and materials of the period; it does not exemplify special elements of the City's architectural, aesthetic, artistic, or engineering heritage. As a result, the subject property does not appear to meet local Criterion 1. 46 City of Tustin Municipal Code §9252.d, "Cultural Resource Designation Criteria." 15 Architects, Planners & Conservators Local (Cultural Resource) Criterion 2: is identified with persons, a business use or events significant in local, state, or national history. In addition to not being identified with significant events or persons under National/California Register Criteria A/1 and B/2, respectively, research did not reveal any historically significant businesses or events associated with the subject property. For this reason, the property does not appear to meet local Criterion 2. Local (Cultural Resource) Criterion 3: embodies distinctive characteristics of style, type, period, or method of construction or is a valuable example of the use of indigenous materials or craftmanship. As detailed under National/California Register Criterion C/3, the property represents a modest, vernacular residence that was built with typical materials and methods of construction of the period; it thus does not embody the distinctive characteristics of an architectural style, type, period, or method of construction. Furthermore, the large addition to the front of the house (added between 1952-1960) has compromised its ability to convey its original appearance and architectural style. It does not appear to meet local Criterion 3. Local (Cultural Resource) Criterion 4: is representative of the notable work of a builder, designer, or architect. As detailed under National/California Register Criterion C/3, the property is not representative of a notable designer, architect, or builder. It does not appear to meet local Criterion 4. Local (Cultural Resource) Criterion 5: its unique location or singular physical characteristic represents an established and familiar visual feature of a neighborhood, community or the City. The property is not uniquely located. As a modest, altered residential property and one of thousands of residences built in Tustin after World War II, it is not individually distinguishable as an established feature along San Juan Street or the surrounding neighborhoods. It does not appear to meet local Criterion 5. Local (Cultural Resource) Criterion 6: its integrity as a natural environment or feature strongly contributes to the wellbeing of residents of the City or the wellbeing of a neighborhood within the City. As a private single-family residence and garage, the property does not represent a natural environment or feature that contributes to the wellbeing of the City or a neighborhood. It does not appear to meet local Criterion 6. 16 Architects, Planners & Conservators Local (Cultural Resource) Criterion 7: is a geographically definable area possessing a concentration or continuity of site, buildings, structures or objects as unified by past events or aesthetically by plan or physical development. The property is not a geographically definable area possessing a concentration or continuity of sites, buildings, structures or objects unified by past events or aesthetically by plan or physical development. Buildings that surround the subject property are representative of various architectural styles, scales, property types, and periods of development, which together do not constitute a unified planned development/master planned community or a unified concentration of resources related to past events. It does not appear to meet local Criterion 7. Conclusion Based on our site analysis and limited property -specific research, ARG concludes that 1852 San Juan Street does not appear to meet any of the eligibility criteria for listing in the National Register or California Register, or as a City of Tustin Cultural Resource. 17 Architects, Planners & Conservators RESOLUTION NO. 4522 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE TUSTIN CITY COUNCIL APPROVE DESIGN REVIEW 2025-0005 AND DENSITY BONUS REQUESTS FOR THE CONSTRUCTION OF A NEW THREE-STORY RESIDENTIAL BUILDING THAT WILL INCLUDE EIGHT RENTAL UNITS AFFORDABLE TO LOWER INCOME HOUSEHOLDS AT 1852 SAN JUAN STREET The Planning Commission of the City of Tustin does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That a proper application has been submitted by Families Forward for the construction of an 8,700 square -foot three-story building that will include eight rental units affordable to lower -income households on a 0.22-acre site located at 1852 San Juan Street. B. That the Development Application requests the following approvals: Design Review (DR) 2025-0005 for site layout and building design. Density Bonus request and its concessions and waivers to allow for a reduction in required parking standards, building height, rear yard setback, and provision of underground electrical utilities. C. That the site is zoned as Suburban Residential District (R4) and designated as High -Density Residential (HDR) by the Tustin General Plan. D. That the project has been reviewed for consistency with the Air Quality Sub - element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub -element. E. That TCC Section 9272b requires the applicant to obtain DR for the site plan, architectural elevations, and landscaping for construction of a new development prior to the issuance of any building permit. F. That pursuant to TCC Section 9124, the applicant requested Density Bonus State Law Concessions for a reduction in required parking standards, building height, rear yard setback, and provision of underground electrical utilities for residential development in the R4 zoning district. G. That a public hearing was duly called, noticed, and held for DR 2025-0005, Density Bonus request on March 25, 2025, by the Planning Commission. H. That the proposed project is consistent with the General Plan Housing Element Goal 1 in that the project would facilitate the provision of an adequate supply of housing to meet the need for a variety of housing types and the diverse socio-economic needs of all community residents and supports State Housing Exhibit B Resolution No. 4522 Page 2 Law as implemented by the Regional Housing Needs Assessment (RHNA). The project provides eight (8) affordable units. That the project is Categorically Exempt pursuant to the following: ■ Section 15332 (Class 32) of the California Code of Regulations (Guidelines for the California Environmental Quality Act). ■ Section 15192 (Article 12.5-Affordable Housing) of the California Code of Regulations (Guidelines for the California Environmental Quality Act. J. That the location, size, and general appearance of the proposed project, as conditioned, is compatible with the surrounding area in that there are existing multi -family residences in the area of a similar massing and scale. In addition, architectural design and features enhance the existing housing stock in the neighborhood. The proposal will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy. In making such findings, the Planning Commission has considered at least the following items: 1. Height, bulk, and area of proposed structures. 2. Setbacks and site planning. 3. Exterior material and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors and other openings. 6. Towers, chimneys, and roof structures. 7. Landscaping, parking area design and traffic circulation. 8. Location, height and standards of exterior illumination. 9. Location and appearance of mechanical and electrical equipment. 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. • Building Design. The project is designed to be a vibrant, high - quality multi -family residential development. The architectural style is contemporary Spanish and features clean lines, ample glazing, and fenestration, windows with trim surrounds, shutters and ironwork, and subtle color schemes. The building elevations include vertical and horizontal architectural features and color schemes that break up the overall massing and provide visual interest. The applicant proposes an architectural style complementary to the residential uses to the east of the Exhibit B Resolution No. 4522 Page 3 project site. • Site Layout. The lot width of approximately 76 feet is bifurcated with a 24-foot wide, two-way driveway that provides the site's singular entry and exit point. The driveway entry is flanked by 51-foot-wide landscaped planting areas and the easterly side of the driveway provides an enhanced pedestrian path of travel into the site. Building height is proposed to exceed the maximum allowable height of 35 feet and a maximum of two stories for the R4 zone as allowed pursuant to the Density Bonus law. Rooftop mechanical equipment would be fully screened behind the roof, and other electrical equipment would be screened from public view • Access and Circulation. Vehicular access to the site will be provided via a designated driveway entrance designed to facilitate ingress and egress while minimizing conflicts between pedestrians and vehicles. The circulation plan includes clear sightlines and turning radii. Parking stall dimensions and drive aisle comply with Tustin City Code 9266(d) Table 2. Pedestrians will access the site by a designated pedestrian walkway located along the east property line that leads to the singular main entrance of the building. Lighting elements along walkways and parking areas will be installed to improve visibility and security during evening hours. • Parking. Pursuant to Table 1 of TCC 9263, a total of 18 parking spaces are required: 16 covered parking spaces and two guest spaces. The project will provide on -site parking for eight vehicles, including two designated accessible parking spaces in the uncovered surface parking lot fronting San Juan Avenue. The parking reduction would be allowed pursuant to the Density Bonus law. • Private and Common Open Space. Pursuant to TCC, common open space is not required for multi -family developments in the R-4 zoning district; however, one 379 square feet of outdoor common open space area and one 289 square feet of indoor common room are provided. The first -floor community room is adjacent and provides access to the outdoor open space. The community room is intended to provide an indoor gathering space and promote community. A common laundry room is also provided on the first floor. 0 Lighting. Proposed outdoor lighting would be typical of Exhibit B Resolution No. 4522 Page 4 residential uses and would consist of wall -mounted lighting along the driveway, path lights, and landscape lighting. All of the project's outdoor lighting would be shielded to minimize off -site spill and would be in compliance with TCC Section 9271hh. K. Density Bonus Requests 1. That California Government Code Section 65915, known as the Density Bonus Law, encourages the construction of affordable housing by offering developers additional building capacity and other benefits when they include affordable units in their projects. 2. That the applicant will construct eight rental units that are affordable to lower -income households within one three-story building. 3. That the density bonus will increase the number of families served and contribute to the City's goal of reducing the number of families experiencing homelessness or at risk of homelessness by providing 8 additional units at this project site 4. That concessions and waivers are necessary to enhance the project by lowering overall costs and offering amenities to low-income families that include the following: • Parking Standards Waivers: The applicant requests the following deviations from the TCC parking standards. o Pursuant to TCC 9267, the maximum allowable paved surface area within the front yard setback is restricted to 50% of the total area. The applicant requests paved surface area exceeding fifty (50%) percent. o Pursuant to TCC Section 9268c6, a minimum 20-foot queuing distance for driveways is required. The applicant requests a deviation from this standard by providing a five-foot queuing distance. o a total of 18 parking spaces are required: 16 parking spaces and two guest spaces. o Pursuant to Table 1 of TCC 9263, The project will provide on - site parking for eight vehicles, including two additional designated accessible parking spaces in the surface parking lot fronting San Juan Avenue. Exhibit B Resolution No. 4522 Page 5 The waivers to the development standards above are requested to accommodate the proposed density, building code and fire code requirements and amenities that, if applied, would deem the project physically infeasible to build. Height Concession: According to TCC Section 9220, the maximum building height in the R-4 zone is two stories or 35 feet. The applicant proposes a three-story building with a maximum height of 40 feet to accommodate the roof pitch, conceal mechanical equipment, and support additional affordable housing units on the third floor of the building. Providing one three-story building reduces costs, maximizes the use of the property, and is economically feasible to build. • Rear Yard Setback Reduction Waiver: TCC 9220 requires a 25- foot rear yard setback for properties in the R-4 zone. The applicant requests a setback reduction from 25 feet to 5 feet to comply with building and fire regulations that would otherwise be economically infeasible. Underground Utilities Concession: Pursuant to TCC 8107(a), all electrical, telephone, community antenna, television, and similar service wires or cables providing direct service to the property shall be installed underground within the exterior boundary lines of such property. The applicant requests providing electrical and other utilities, if needed, overhead to the building to reduce costs associated with underground utility installation that would make the project economically infeasible to build. 5. That the applicant has shown that the concessions and waivers of modification of development standards are necessary to make the housing units physically and economically feasible. 6. That density bonus, concessions, or incentives/waivers would not adversely impact public health and safety or the physical environment. The Planning Commission hereby recommends that the City Council approve DR 2025-0005 and the Density Bonus request for the construction of a multi -family residential development that includes eight rental units affordable to lower -income households, subject to the conditions attached hereto as Exhibit A. Exhibit B Resolution No. 4522 Page 6 PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 25t" day of March 2025. ERIC HIGUCHI Chairperson JUSTINA L. WILLKOM Planning Commission Secretary MICHAEL DAUDT Assistant City Attorney Exhibit B Resolution No. 4522 Page 7 STATE OF CALIFORNIA COUNTY OF ORANGE CITY OF TUSTIN I, JUSTINA L. WILLKOM, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California, and that Resolution No. 4522 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 25t" day of March 2025. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: JUSTINA L. WILLKOM Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4522 CONDITIONS OF APPROVAL DESIGN REVIEW (DR) 2025-0005 1852 SAN JUAN STREET GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped March 25, 2025, on file with the Community and Economic Development, as herein modified, or as modified by the Community and Economic Development Director in accordance with this Exhibit. The Community and Economic Development Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with the Tustin City Code (TCC) provisions. Any changes in the approved project shall be subject to the review and approval of Community and Economic Development. (1) 1.2 Unless otherwise specified, the conditions in this Exhibit shall be complied with as specified, subject to review and approval by Community and Economic Development. (1) 1.3 Approval of Design Review (DR) 2025-0005 is contingent upon the applicant and property owner signing and returning to Community and Economic Development 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 Community and Economic Development Director shall establish the forms, and evidence of recordation shall be provided to Community and Economic Development. (1) 1.4 As a condition of approval of DR 2025-0005, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision - making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in the defense of any such action under this condition. 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 DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 2 (1) 1.5 DR 2025-0005 may be reviewed annually or more often, if deemed necessary by Community and Economic Development, to ensure compatibility with the area and compliance with the conditions contained herein. If the use is not operated in accordance with the conditions of approval or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community and Economic Development Director may impose additional conditions to eliminate the nuisance or negative impacts. (1) 1.6 Any violation of any of the conditions imposed is subject to the issuance of an Administrative Citation pursuant to TCC Section 1162(a). (1) 1.7 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.8 This approval shall become null and void if the Regulatory and Housing Incentive Agreement for the project is not approved and executed. USE RESTRICTIONS (1,5) 2.1 This approval authorizes the construction of an 8,700-square-foot multi- family building with eight rental units affordable to lower -income households. The facility shall consist of community and laundry rooms, eight surface parking spaces, an outdoor common area, and other amenities. (1,5) 2.2 The project shall not be used as an emergency shelter and shall not operate as such. (1,5) 2.3 According to the executed Affordable Housing Grant Agreement signed on November 16, 2023, between the City of Tustin and Families Forward, the following items apply regarding planning, entitlement, permit issuance, and funding disbursement: a. The grantee shall comply with all reporting and records retention requirements outlined in the Affordable Housing Grant Agreement. This includes promptly submitting progress reports and keeping comprehensive records to ensure full adherence to all specified timelines and deadlines. b. The two -million -dollar grant shall be disbursed only after all land use entitlements have been obtained and the City of Tustin has issued all necessary building permits for construction. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 3 c. The project shall comply with the Local Preference Policy as permitted by law. d. Prior to permit issuance, the applicant shall enter into a Regulatory and Housing Incentive Agreement with the City of Tustin, restricting the rental housing project to 55-year affordability restrictions. The Regulatory Housing Incentive Agreement shall be recorded against the parcel in the Official Records of Orange County, California. It shall be binding upon all future owners and successors in the interest of the apartment complex. The City Manager is authorized to approve and execute the Regulatory Housing Incentive Agreement and any amendments thereto on behalf of the City. The City Manager shall have the authority to make approvals, issue interpretations, waive provisions, make and execute further agreements, and/or enter into amendments to the regulatory agreement on behalf of the City. e. The project shall serve families with at least one minor age child who are homeless or at -risk of homelessness and are extremely low to low-income households. f. The project shall adhere to all relevant state, federal, and local zoning and development regulations. g. The grantee shall begin construction within 180 days after the issuance of building permits. h. The project shall be fully constructed and completed within three years from the effective date of the Grant Agreement and no later than November 16, 2026. i. Grant funds shall be used exclusively for eligible construction costs. Operational expenses are not permitted. j. If the project does not commence within 180 days of the permit being issued or is not completed within three years of the agreement's execution, it may be considered an Event of Default. This may initiate potential remedies, including the repayment of grant funds with interest, legal action by the City, and other enforcement measures permitted by law. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 4 SITE AND BUILDING DESIGN (1,4) 3.1 Project materials shall substantially comply with those identified in the approved plans (as such plans may be modified pursuant to the Conditions of Approval). Additional color and material samples may be requested by City staff at the time of the plan check. Substitutions to the approved materials may occur subject to the approval of the Community and Economic Development Director. Architectural detailing may be enhanced during the plan check based on the proposed materials. (1,4) 3.2 The applicant shall submit a complete set of plans prepared by a California registered architect or civil engineer to the Building Division to obtain a permit for the new tenancy. Plans shall include a site plan, existing floor plans, proposed floor plans, and mechanical, electrical, and plumbing plans. (1,4) 3.3 The applicant and owner are responsible for ensuring that the information in construction drawings is consistent with architectural, structural, grading, electrical, mechanical, plumbing, fire, utility, and public improvement plans and other construction drawings. (1,4) 3.4 Per TCC 9271(ff), all rooftop -mounted equipment shall be installed according to approved plans and screened from public view, including the public right-of-way and parking areas. Compliance with this condition shall be verified at plan check and at field inspection. (1,5) 3.5 Per TCC 7263, utility meters outside the building shall be screened with landscaping where feasible, and electrical transformers shall be located to allow for landscape screening outside the required access space. *** 3.6 Backflow devices and double detector checks shall be painted to match the surrounding landscaping when in planters or painted to match the building when located adjacent to the building. Landscaping shall be utilized to screen the devices where possible. (1,5) 3.7 Prior to the issuance of building permits, the applicant shall submit for 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 parking surfaces. b. A maintained minimum of one -quarter (0.25) foot-candle of light on the walking surfaces. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 5 (1,5) 3.8 All parking spaces shall be maintained as shown on the approved site plan. The Community and Economic Development Director shall review and approve any changes to the number, location, or size of parking spaces. LANDSCAPING (1,6) 4.1 At plan check, submit detailed landscaping and irrigation plans for all landscaping areas. Landscape plans shall comply with the City's Water Efficient Landscape Ordinance and Ordinance No. 1457 regarding the water conservation requirements stipulated in the Governor's Executive Order B-29-15 and the City's Water Management Plan. (1,6) 4.2 All landscaping shown on plans shall be installed and maintained by the property owner and shall include screening any proposed detector check valve water systems and electrical transformers. In addition to shrubs and ground cover, vines shall be planted in the planter area adjacent to the trash enclosure. All vine planting shall include support ties to establish the vines on the walls. Landscaping shall be installed prior to the final inspection of the project. (1,6) 4.3 Community and Economic Development may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check. (1,6) 4.4 The landscape plans shall note that landscaping and irrigation materials coverage is subject to inspection by Community and Economic Development at project completion. (1,6) 4.5 All plant materials shall be installed in a healthy, vigorous condition typical to the species and 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. (6) 4.6 Root barriers shall be installed as needed in areas where trees are planted near hardscapes and/or structures. SIGNAGE (1,4) 5.1 All signs shall comply with TCC and 9404 and be compatible with the building design. Sign plans shall be submitted to the Community and Economic Development for approval prior to the issuance of a sign permit. If applicable, all signage must have a valid sign permit. (1,4) 5.2 A sign permit shall be applied for and obtained from Community and Economic Development prior to constructing, erecting, altering, replacing, DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 6 moving, or painting any sign, except for signs exempt from a permit according to the Tustin Sign Code. Permit applications shall be accompanied by information as required for a standard sign plan or master sign plan, pursuant to the Tustin Sign Code. (1,4) 5.3 All signs must be structurally safe and always kept in good condition. The Community and Economic Development Director shall have the authority to order the repair, replace, or remove any signs that pose a hazard or nuisance to safety, health, or public welfare due to inadequate maintenance, dilapidation, or obsolescence. (1,4) 5.4 All signs shall be constructed of a non -corrosive, rust -resistant finish to not degrade in adverse weather conditions. (1,4) 5.5 The locations for any signs shall comply with the City of Tustin Guidelines for Determining Sign Location Visual Clearance and Public Safety Areas. Signs shall not be placed in a manner that will obstruct or inhibit sight distance or visibility for the motorist. At plan check submittal, all signs shall be clearly identified on plans as to the exact locations. Any signs in proximity to the public right-of-way that could impact driver sight shall be shown at a larger scale that will be adequate for plan check purposes. BUILDING PLAN SUBMITTAL (1,4) 6.1 Construction plans shall be submitted to the Building Division for review and issuance of future building permits. Construction plans shall comply with California Building Codes, as adopted and in effect at the time of plan submittal. Building codes in effect, including local amendments, as of January 1, 2023: 2022 California Building Code ('22 CBC); 2022 California Plumbing Code ('22 CPC); 2022 California Mechanical Code ('22 CMC); 2022 California Electrical Code ('22 CEC); 2022 California Residential Code (`22 CRC); 2022 California Energy Code ('22 Energy); and 2022 California Green Building Standards Code (`22 CGBSC). (1,3) 6.2 The architect of record must be aware of the site accessibility requirements outlined in Chapter 11A of the California Building Code. These include parking requirements, interior travel routes, facility accessibility, and accessible travel paths from the public right-of-way. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 7 a. All ground -floor dwelling units in non -elevator buildings shall be adaptable and on an accessible route. Dwelling Unit Features shall comply with Division IV of Chapter 11A of the CBC. b. The exterior accessible routes shall comply with CBC Section 1110A. c. Accessible routes shall connect all common -use facilities. (1,3 6.3 An automatic fire sprinkler system shall be installed in accordance with Chapter 9 of the California Building Code. (1,3) 6.4 Soil report and investigation will be required with the building permit application submittal. (1,3) 6.5 Per the California Energy Code, all multi -family residential buildings shall have a PV system and Battery Storage System installed. The PV System and Battery Storage System shall be submitted with the Building Permit Submittal. (CA Energy Code Section 170.2(g) and CA Energy Code Section 170.2(b). (1,3) 6.6 Please be aware of any Special detailed requirements for special uses and occupancies per Chapter 4 of the California Building Code. This includes but is not limited to Group R Occupancies per Section 420. (1,3) 6.7 All bedrooms within the building must have emergency escape and rescue openings compliant with Section 1031. (1,3) 6.8 Comply with the required number of EV-ready spaces in accordance with Section 4.106.4.2.1 of the CAL Green Building Standards Code for multi- family development projects with less than 20 dwelling units. (1,3) 6.9 Accessible van parking spaces shall have an access aisle located on the passenger side of the vehicle parked in the forward position. The parking space shall be nine feet wide, and the access aisle shall be eight feet wide. Specify the proposed type of construction for the project. The Architect of Record shall verify that the proposed Type of Construction will meet the Allowable Area, Allowable Height and Number of Stories as specified in Chapter 5 of the California Building Code for the proposed Occupancy Group R-2. a. Please show this analysis on the Conceptual Plans to verify the proposed Type of Construction is acceptable for the height and number of stories proposed for the Group R-2 occupancy group. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 8 b. Verify that the accessory areas meet the area limitations of CBC Section 508.2.3. Otherwise comply with CBC Section 508.3 or 508.4 and identify if the building will be designed as a non - separated or separated occupancy building. (1,3), 6.10 The Architect of Record shall be aware of and evaluate the fire -resistance rating requirements per Table 705.5 and the maximum area of exterior wall openings per Table 705.8 based on fire separation distance regarding the interior property lines. a. Based on the proximity of the exterior walls to the interior property lines, the exterior walls are likely required to be one -hour fire rated, and the openings will be limited to Table 705.8. Please account for these requirements in the conceptual design. Verify that proposed exterior wall openings are within the maximum allowed per story per Table 705.8. (1,3) 6.11 CBC Section 1019.3 requires the exit access stairway to be enclosed with a shaft enclosure constructed in accordance with Section 713. Revise the plans accordingly. This would ultimately create an "interior exit stairway," and compliance with CBC Section 1023 is required. a. The interior exit stairway must terminate to an exit discharge in compliance with CBC Section 1023.3. (1,3) 6.12 Since the building only has one exit from the second and third stories, CBC Table 1006.34(1) allows maximum exit travel distance of 125 feet from the most remote point on the second and third stories to an exit. Since the stairway proposed is an "exit access stairway", this exit access travel distance must include the stairway travel distance until the exit on the ground floor. a. However, since the exit access stairway is required to be enclosed per CBC Section 1019.3, the exit access travel distance can be taken to the entrance of the interior exit stairway. (1,3) 6.13 The accessible path of travel from the accessible EV stall as shown on Sheet C-01 shall not cross onto the vehicular way. Accessible circulation paths must be physically separated from vehicular traffic areas and comply with CBC Section 11 B-250.1. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 9 PUBLIC WORKS DEPARTMENT Water Quality Conditions (1) 7.1 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State, and Regional Water Quality Control Board rules and regulations. (1) 7.2 Prior to the issuance of any permits, the applicant shall submit for approval by Community and Economic Development and Public Works Department a final Water Quality Management Plan (WQMP) in the Citizen Self Service Portal. The WQMP shall identify the Low Impact Development (LID) principles and Best Management Practices (BMPs) that will be used on -site to retain stormwater and treat predictable pollutant run-off. The Priority WQMP shall identify Low Impact Development (LID) principles and Best Management Practices (BMPs) that will be used on -site to retain storm water and treat predictable pollutant run-off. The Priority WQMP shall identify: the implementation of BMPs, the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessees, etc.), and reference to the location(s) of structural BMPs. (1) 7.3 Prior to submittal of a Final Water Quality Management Plan (WQMP), the applicant shall submit a deposit of three thousand seventy-seven dollars ($3,077.00) to the Public Works Department for the estimated cost of reviewing the WQMP. (1) 7.4 Prior to issuance of any permits, the applicant shall record a "Covenant and Agreement Regarding O & M Plan to Fund and Maintain Water Quality BMPs, Consent to Inspect, and Indemnification with the County Clerk - Recorder. This document shall bind the current and future owner(s) of the property regarding the implementation and maintenance of the structural and non-structural BMPs as specified in the approved WQMP. (1) 7.5 Prior to the owner obtaining a Final Approval and Certificate of Occupancy (C of O), the engineer responsible for the approved WQMP shall stamp and sign the Stormwater Observation Report Form. Street Improvement Conditions (1) 7.6 The applicant shall submit engineered public improvement plans along the project frontage for review and approval prior to the issuance of the first permit. These public improvements shall be completed prior to the issuance of the occupancy release. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 10 a. The driveway approach on San Juan Street shall be designed and constructed per the City of Tustin Public Works commercial driveway standards. b. Remove the existing driveway apron and design and construct sidewalk, curb & gutter, landscape, and irrigation at the old driveway apron location. c. An existing storm drain manhole is in the proposed project driveway. The applicant's engineer shall confirm the integrity of the existing storm drain junction structure and provide, in writing, if the project shall: 1. Adjust the storm drain manhole to grade with a new traffic - rated (trash truck) storm drain cover and frame; or 2. Remove and reconstruct the whole storm drain junction structure. (1) 7.7 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 (1) 7.8 Prior to issuance of the first permit and/or an Encroachment Permit, the applicant shall submit in the City's Citizen Self Service Portal street improvement plans, as prepared by a California Registered Civil Engineer, for review and approval. The plans shall clearly show existing and proposed surface and underground improvements, including construction and/or replacement of any missing or damaged public improvements adjacent to this development. Said plans shall include, but not be limited to the following: a) Curb and Gutter b) Sidewalk c) Drive aprons d) Dry utility lines e) Domestic water facilities and Sanitary sewer facilities f) Landscape and Irrigation A 24" x 36" signed and stamped reproducible street improvement plan is required for final approval. (1) 7.9 Prior to issuance of an Encroachment Permit for construction within the public right-of-way, the applicant shall submit in the City's Citizen Self Service Portal traffic control plans, as prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation, to the Public Works Department for review and approval. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 11 (1) 7.10 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at all driveways and sidewalks adjacent to the site. The City of Tustin standards shall apply unless otherwise approved by the City Engineer. (1) 7.11 The developer shall obtain written approval and/or permits from the applicable utility companies, including but not limited to Southern California Edison, The Gas Company, Irvine Ranch Water District (IRWD), AT&T, Cox Communications, Spectrum, etc. (1) 7.12 The developer shall coordinate the design and construction of all utilities with the utility providers and the City. The applicant is responsible for coordinating all costs related to the installation, upgrade, alteration, relocation, or abandonment of all existing wet and dry utilities affected by the proposed project. Water Improvement Conditions (1) 7.13 Water improvement plans must follow the latest City of Tustin Water Standards and the American Water Works Association (AWWA) guidelines. In case of a conflict, the City of Tustin Water Standards shall prevail. (1) 7.14 In accordance with the plans, a backflow prevention device may be required to protect the public water system from cross -connections a. If a double-check detector assembly (DCDA) is required, the City of Tustin must dedicate an easement for public utility access purposes. The easement shall start from the public right-of-way up to the DCDA and extend a minimum of five (5) feet around it to allow for unobstructed access, inspection, testing, and maintenance. b. If the Orange County Fire Authority (OCFA) requires a building sprinkler system, the applicant shall be required to provide a backflow prevention device at his or her expense to prevent cross - contamination with the public water system. c. If the applicant proposes utilizing an irrigation system, then a separate water meter shall be required. If this is the case, a reduced pressure principle assembly (RPPA) shall be required to prevent cross -connection with the public water system. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 12 (1) 7.15 The applicant is responsible for all costs related to the installation, upgrade, alteration, relocation, or abandonment of all existing City of Tustin public water facilities affected by the proposed project. (1) 7.16 The applicant's project is within the East Orange County Water District (EOCWD) service area. A release/approval from the EOCWD shall be obtained prior to the issuance of a Grading Permit from the City of Tustin. The applicant shall submit a water connection and other EOCWD fees. (1) 7.17 OCFA must review the adequacy of a proposed water system plan for a proposed development project, including the number, size, and distribution of fire hydrants. (1) 7.18 The proposed domestic water system plans must conform to all applicable regulations enforced by the Orange County Health Department Solid Waste Recycling Conditions (1) 7.19 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). a. The applicant/contractor must 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 sixty-five (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 fifty -dollar ($50.00) application fee and a cash security deposit. Based on the review of the submitted Waste Management Plan, the cash security in the amount of five (5) percent of the project's valuation, as determined by the Building Official, rounded to the nearest thousand. The deposit amount will be collected in accordance with the TCC. C. Prior to issuance of any permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin." (1) 7.20 Facility Solid Waste Collection and Recycling a. The applicant, property owner, and/or tenant(s) are required to participate in the City's recycling programs. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 13 b. Waste and Recycling collection facilities shall be equally and readily accessible by the property owner(s) or tenant(s). c. All trash enclosures shall be designed with a roof and be able to accommodate at least two (2) 4-yard bins, with at least one (1) bin reserved for recyclable materials. Space for a container for organics is also required, as described in Section 21 D below. d. All developments are required to provide space for the collection of organic materials. Organics are collected in 35-gallon and 65-gallon wheeled carts and 2-yard bins. The size of the organics container will depend upon the use and size of the building. Organics can be collected six (6) days per week to minimize the space required for a container. Miscellaneous Public Works Conditions (1) 7.21 Prior to the first Grading Plan submittal, the applicant shall submit an 8'/2" x 11" street address map exhibit to the Public Works Department for review and approval. The address map exhibit shall be in portable document format (PDF) and shall include the site plan, footprint of building(s), and streets. (1) 7.22 Prior to the issuance of a Building Permit(s), the applicant shall provide written approval of sanitary sewer service connections from the East Orange County Water District (EOCWD). (1) 7.23 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of the City Engineer before first Certificate of Occupancy. ORANGE COUNTY FIRE AUTHORITY (1,5) 8.1 Plan Submittal: The applicant or responsible party must submit the plan(s) listed below to the OCFA for review. Approval must be obtained for each plan prior to the specified event. Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit, if a grading permit is not required: • Fire Master Plan (PR145) • The project must have a firewater flow available as required by OCFA Guideline B-01, Attachment 4. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 14 • All bedroom rescue windows from the second and third floors must have the laddering clearances required by OCFA Guideline B-01. Prior to the issuance of a building permit: • Fire sprinkler and standpipe system (service codes PR 400-PR 465) • Underground piping for private hydrants and fire sprinkler systems (service code PR 470-PR 475 Prior to concealing interior construction: • Fire alarm system (service code PR500-PR520) (5) 8.2 Lumber -drop Inspection: After installing the required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA before bringing combustible building materials on -site. To schedule the lumber drop inspection, call OCFA Inspection Scheduling at 714-573-6150 at least five days in advance with the Service Request number of the approved fire master plan. FEES (1) 9.1 Prior to the issuance of each building permit, payment shall be made of all applicable fees, including but not limited to the following. Payment shall be required based on the rates in effect at the time of payment, which are subject to change. a. Building plan check and permit fees to Community and Economic Development based on the most current schedule at the time of permit issuance. b. Engineering plan check and permit fees to the Public Works Department based on the most current schedule at the time of permit issuance. c. OCFA plan check and inspection fees to Community and Economic Development based upon the most current schedule at the time of permit issuance. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 15 d. Payment of Major Thoroughfare and Bridge Fees to the Tustin Public Works Department is required when a building permit is issued. e. Water and sewer connection fees to the Irvine Ranch Water District. New residential construction fees in the amount of three hundred and fifty dollars ($350.00) per unit plus one hundred dollars ($100.00) for each bedroom over one (1) in each unit. g. School facilities fee in the amount as required by Tustin Unified School District. (1) 9.2 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to Community and Economic Development a cashier's check payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within a forty-eight (48) hour period, the applicant has not delivered to Community and Economic Development the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. ,6098325A-5:14671A/,(A$)"'*,,)%A&'!$A#$#'A)%),A+.. + -+*&+, ATTACHMENT 4 MINUTES COUNCIL CHAMBER & VIDEO CONFERENCE TUSTIN PLANNING COMMISSION MEETING MARCH 25, 2025 6:03 p.m. CALLED TO ORDER Given. PLEDGE OF ALLEGIANCE: Chair Higuchi Conducted. 1. SWEARING -IN CEREMONY (Mayor Austin Lumbard) All present ROLL CALL: Chair Douthit Chair Pro Tem Mason Commissioners Higuchi, Kozak, Mello 2. PLANNING COMMISSION REORGANIZATION 2025 Planning Commission to reorganize by appointing a new Chairperson and Chairperson Pro Tem. RECOMMENDATION: That the Planning Commission elect a Chairperson and Chairperson Pro Tem in accordance with the procedures outlined in the Planning Commission Policies and Procedures. Higuchi Higuchi opened nominations for the Chairperson. Higuchi nominated Chair Pro Tem Douthit for Chairperson, seconded by Commissioner Mason. Motion passed 5-0. Douthit Chair Douthit opened nominations for the Chairperson Pro Tem. Higuchi nominated Commissioner Mason as Chair Pro Tem, seconded by Douthit. Motion passed 5-0. PUBLIC INPUT: Hurtado Hurtado confirmed no public input received. Minutes — Planning Commission Meeting — March 25, 2025 — Page 1 ,6098325A-5:14671A/,(A$)"'*,,)%A&'!$A#$#'A)%),A+.. + -+*&+, CONSENT CALENDAR: Eastman Eastman informed the Commission of a request to continue Item No. 6 on the agenda. He stated that a memo regarding the continuance was on the dais. Douthit Douthit pulled Item No. 6 from the Consent Calendar. 3. APPROVAL OF MEETING MINUTES— FEBRUARY 25, 2025 RECOMMENDATION: That the Planning Commission approve the Minutes of the February 25, 2025 Planning Commission meeting, as provided. 4. 2024 TUSTIN LEGACY SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM ANNUAL REPORT The City annually reviews its progress in mitigating environmental impacts associated with the development of the former Marine Corps Air Station Tustin, which is currently undergoing redevelopment in accordance with the Tustin Legacy Specific Plan (TLSP). This annual review is based on documents prepared pursuant to the California Environmental Quality Act (CEQA), including the Program Final Environmental Impact Statement/Environmental Impact Report (EIS/EIR) for the Disposal and Reuse of Marine Corps Air Station Tustin, subsequent Supplementals and Addendums to the Environmental Impact Reports, and their Mitigation Monitoring and Reporting Programs. RECOMMENDATION: That the Planning Commission receive and file the Tustin Legacy Annual Mitigation Monitoring Status Report. 5. 2024 ANNUAL REPORT ON THE IMPLEMENTATION OF THE GENERAL PLAN The California Government Code requires the City Council to annually review the City's progress in implementing the Tustin General Plan, with specific emphasis on the Housing Element. This includes the progress in meeting Tustin's share of regional housing needs, and Tustin's efforts to remove barriers that restrict housing development, maintenance, and improvement. Minutes — Planning Commission Meeting — March 25, 2025 — Page 2 ,6098325A-5:14671A/,(A$)"'*,,)%A&'!$A#$#'A)%),A+.. + -+*&+, A General Plan Annual Progress Report and a Housing Element Annual Progress Report for each calendar year must be submitted to the California Department of Housing and Community Development (HCD) and Governor's Office of Land Use and Climate Innovation (LUCI) by April 1, 2025t. RECOMMENDATION: That the Planning Commission receive and file the General Plan Annual Progress Report and the Housing Element Annual Progress Report. Item 6. GENERAL PLAN CONFORMITY (GPC) DETERMINATION continued to an uncertain APPLICANT/PROPERTY OWNER: meeting CITY OF TUSTIN date. 300 CENTENNIAL WAY TUSTIN, CA 92780 LOCATION: PORTION OF CUL-DE-SAC ADJACENT TO 45 AND 50 AUTO CENTER DRIVE. ENVIRONMENTAL STATUS: GPC Determinations required by Government Code Section 65402(a) are not considered "Projects" requiring environmental review pursuant to the California Environmental Quality Act (CEQA). REQUEST: GPC finding for the vacation of a portion of Auto Center Drive by the City of Tustin adjacent to 45 and 50 Auto Center Drive. .014101u NIC11197_ 11611A That the Planning Commission adopt Resolution No. 4513 determining that the location, purpose, and extent of the proposed vacation of public right-of-way adjacent to 45 Auto Center Drive and 50 Auto Center Drive is in conformance with the Tustin General Plan. Minutes — Planning Commission Meeting — March 25, 2025 — Page 3 ,6098325A-5:14671A/,(A$)"'*,,)%A&'!$A#$#'A)%),A+.. + -+*&+, Motion: It was moved by Higuchi, seconded by Douthit, to approve the balance of the Consent Calendar items, and continue Item No. 6 to a future meeting. Kozak abstained from Item No. 3 (only) since he was not present at that meeting. Motion passed: 5-0. Iall -. aMMI:F\:71►Eel Adopted PC 7. CONDITIONAL USE PERMIT 2024-0022 Reso. No. 4523, as APPLICANT: provided. AIBEK ALMASSOV IMAGINE MINDS LLC 2606 SIMPLICITY IRVINE, CA 92620 LOCATION: 514 FIRST STREET ENVIRONMENTAL REVIEW: PROPERTY OWNER: PK II LARWIN SQUARE SC LP 2429 PARK AVENUE TUSTIN, CA 92782 This project is categorically exempt pursuant to California Environmental Quality Act Section 15301 (Class 1— Existing Facilities). REQUEST: To establish a commercial recreational facility (Imagine Minds). RECOMMENDATION: That the Planning Commission adopt Resolution No. 4523 approving Conditional Use Permit 2024-0022 to establish a commercial recreational facility (Imagine Minds) at 514 E. First Street. Valle Presentation given. Mello Mello inquired about the maintenance responsibilities for the bus stations near the project site, specifically who is responsible for cleaning. He asked whether this falls under OCTA's jurisdiction or if it is a shared responsibility with the City. He requested that staff provide regular updates to the Commission on the status and progress of the bus stops. Willkom Willkom stated that recently the Public Works Department is in Minutes — Planning Commission Meeting — March 25, 2025 — Page 4 ,6098325A-5:14671A/,(A$)"'*,,)%A&'!$A#$#'A)%),A+.. + -+*&+, discussion with all involved on the best way to maintain bus stops. Douthit Douthit asked staff how this project was determined to be a recreational facility over an educational facility. Valle Valle stated the City considers the project more of an educational facility; therefore, it is a more of a restrictive use based on parking. The project is treated as more of an indoor play area. Hurtado Hurtado confirmed no public comments received. Higuchi Higuchi suggested, in the future, items such as this should go before Zoning Administrator level or Planning Director level due to the type of project. Douthit Motion: Adopted Reso. No. 4522, as amended Douthit concurred with Higuchi's previous comment. It was moved by Higuchi, seconded by Mello, to adopt Resolution No. 4523. Motion passed 5-0. 8. DESIGN REVIEW 2025-0005 & DENSITY BONUS REQUESTS APPLICANT: NISHTHA MOHENDRA FAMILIES FORWARD, INC. (501(c)(3)) 8 THOMAS IRVINE, CA 92618 LOCATION: 1852 SAN JUAN STREET ENVIRONMENTAL REVIEW: PROPERTY OWNER: c/o MADELYNN HIRNEISE FAMILIES FORWARD, INC. (501(c)(3)) 8 THOMAS IRVINE, CA 92618 The project is categorically exempt pursuant to Sections 15332 (Class 32) and 15192 (Affordable Housing) of the following sections of California Environmental Quality Act (CEQA). Minutes — Planning Commission Meeting — March 25, 2025 — Page 5 ,6098325A-5:14671A/,(A$)"'*,,)%A&'!$A#$#'A)%),A+.. + -+*&+, REQUEST: Approval of Design Review 2025-0005 and Density Bonus for a new three-story building with eight rental units — affordable to lower -income households. RECOMMENDATION: That the Planning Commission adopt Resolution 4522 (Attachment 5) recommending that the City Council approve DR 2025-0005 and Density Bonus Concessions/Waivers request for the construction of a new three-story residential building with eight (8) rental units affordable to lower -income households. Salman Presentation given. Eastman Staff provided the Commission with a revised resolution at the dais and for the record, along with a memo listing SB 330 updates. Ms. The applicant, Nishtha Mohendra, provided a PowerPoint presentation to Mohendra the Commission. Douthit Douthit asked the applicant several general questions, including how Families Forward (FF) determines occupancy; how they ensure no subletting occurs in the units; and who would be responsible for property maintenance should FF lose funding. He also inquired whether subsidized rent is sufficient to maintain the property or if additional funding is required. Lastly, Douthit asked whether FF manages the number of vehicles permitted on the property. Ms. In response, Ms. Mohendra stated that FF conducts initial and monthly Mohendra check -ins with residents, employ an on -site property manager to ensure compliance, and assigns a case manager to each family. She added that their three existing properties have not experienced issues with unauthorized residents. Willkom In response to Douthit's question about responsibility in the event of a funding loss, Willkom explained that multiple conditions within the resolution, along with the housing agreement between the City and FF, outline responsibilities. Minutes — Planning Commission Meeting — March 25, 2025 — Page 6 ,6098325A-5:14671A/,(A$)"'*,,)%A&'!$A#$#'A)%),A+.. + -+*&+, Ms. Ms. Mohendra added that Families Forward secures additional private Mohendra funding to ensure proper maintenance and will not allow properties to fall into disrepair. On -site landscape and maintenance staff address both interior and exterior issues. The number of vehicles per unit is closely monitored as part of the case management process, and the strategic placement of properties provides families with easier access to public transit. Mello Mello asked why the applicant chose the proposed concessions and inquired about the potential for undergrounding utilities to improve streetscapes. He expressed concern about existing overhead electrical Lines and asked how the City plans to address them, including whether future funding is anticipated. He also asked if the applicant would consider an alternative concession. Ms. In response, Ms. Mohendra explained that the selected concessions were Mohendra/ based on City Building Code allowances and site constraints. Families Salman Forward requested two concessions: increasing the building height from 35 feet and two stories to 40 feet and three stories; and utilizing existing overhead utilities across the street to reduce the cost of undergrounding. These concessions were intended to improve the project's financial feasibility and facilitate City approval. Barragan/ Barragan explained that staff first evaluated which development Eastman standards were unworkable for the project and assessed whether they posed financial or physical challenges. Based on this analysis, applicable standards were classified as waivers or concessions to support project feasibility. Eastman added that concessions and waivers are part of the applicant's request, and it is the City's responsibility to determine whether approving them would result in any health or safety concerns. Ms. Ms. Mohendra added that FF would not be the only location with Mohendra overhead electrical lines on that street (Sycamore Community). She stated they will be mindful of the impact the overhead electrical lines would have. Willkom Willkom added that the Code requires undergrounding of utilities to begin at the project's exterior boundary. For undergrounding distribution Lines along the streets, Public Works is charged with evaluating the entire street to determine how best to underground utilities in that section. The goal is to maximize the City's investment in the area. Mason Mason asked how FF selects residents for housing and expressed Minutes — Planning Commission Meeting — March 25, 2025 — Page 7 ,6098325A-5:14671A/,(A$)"'*,,)%A&'!$A#$#'A)%),A+.. + -+*&+, concern about parking —specifically if a household includes multiple adults with multiple vehicles. She also inquired about lessons learned from the Costa Mesa project and whether street or permit parking would be available. Ms. Ms. Mohendra explained that FF follows Fair Housing laws and detailed Mohendra the selection process, including income determination and occupancy criteria. She acknowledged concerns about parking overflow and confirmed that street parking is available. Based on experience with three other properties, most families have one car. Parking is not a determining factor for eligibility. Higuchi Higuchi disclosed ex-parte communications with Ms. Mohendra. He asked the applicant to describe community outreach regarding the project, including what the tenants look like, in general (i.e. would Tustinites have preference?). Higuchi mentioned his dislike of the wall in front of the development. He was fine with the concession since only one small pole on the frontage of the project site. Higuchi referred to Condition of Approval No. 6.5 - energy code (is battery storage system a requirement?) Ms. Ms. Mohendra shared that community outreach focused on nearby Mohendra residents, schools, and the church. Families Forward assists families with moving in, out, and up, offering guidance on topics like being good neighbors. In 2024, data showed that 48% of families were struggling, with an increase in blended families and single -parent households. Applicants must live, work, or study in the Tustin District. The issue of affordable housing persists, with there being 378 homeless families in O.C. as of February 2025. Eastman Eastman clarified that under Density Bonus Law, that applicant can be granted "waivers" to deviate from development standards that, if required, would physically make the project infeasible. He stated there are no limits on the number of waivers that can be requested or granted. Eastman clarified that "concessions" under Density Bonus Law related to development regulations that make the project economically infeasible. The applicant can request and be granted four concessions (i.e. up to four deviations from code requirements for economic reasons). Eastman stated that the block wall is not a waiver under state law because it does not prevent the project from being constructed, but the applicant could Eastman have requested a density bonus concession based on economic reasons. Barragan Per Barragan, if the Commission desires, the City can ask the applicant to Minutes — Planning Commission Meeting — March 25, 2025 — Page 8 ,6098325A-5:14671A/,(A$)"'*,,)%A&'!$A#$#'A)%),A+.. + -+*&+, remove the wall and only provide landscaping to screen the parking lot, as an option. Mr. Keith The architect, Keith Labus (KTGY), explained they were trying to be Labus consistent to the neighboring homes (i.e. patio walls); the wall is part of the landscaping design; and they are happy to work with the applicant and the City. Willkom Willkom offered a suggestion. In lieu of the low wall, the applicant could install hedges, to provide screening, instead of the wall. Barragan In response to Higuchi's question regarding the battery storage system being a requirement, per the Building Official, it is not necessarily required and can be handled at plan check. Kozak Kozak asked about the meeting packet missing a page within the affordable housing grant agreement. He also inquired about the meetings between the case manager and residents — will meetings continue after the "monthly" sessions? He asked what happens to families once they are no longer considered low-income? Kozak asked about how many parking spaces a normal family needs (i.e., is one car per unit adequate?). Ms. Property management is conducted on a regular basis, including site Mohendra inspections, monthly rent collections, and case management services. After residents settle in, the case management team checks in as needed, while property management conducts weekly and monthly check -ins. Annually, FF reviews residents' income and assists with transitions if they no longer meet income requirements. Regarding parking, FF works with residents on creative solutions and does not penalize families if they have more than one car. Douthit Douthit asked the applicant about families who struggle in this program, specifically inquiring whether tenants are evicted for non-payment of rent. He expressed concern about bringing in families close to homelessness, only for them to be evicted and left on the streets of Tustin if they do not succeed in the program. Minutes — Planning Commission Meeting — March 25, 2025 — Page 9 ,6098325A-5:14671A/,(A$)"'*,,)%A&'!$A#$#'A)%),A+.. + -+*&+, Ms. Ms. Mohendra explained that FF works closely with families to help Mohendra them get back on their feet and navigate available services. She mentioned the Intentional Savings Program, which encourages tenants to increase their savings, with matching funds, to help them transition to market -rate apartments. FF adheres to fair housing laws and follows Legal. procedures when necessary. In the past 10 years, there have been only two evictions out of 136 units rented. They also assist families in accessing emergency shelters when needed. Mason Mason asked about the neighboring church and its ample parking, and if the applicant had discussions with staff on shared parking. Ms. Discussions were had with City staff on the shared parking, and Families Mohendra Forward approached the church on using their parking lot. She said FF has not been able to secure parking on the church property, but they are aware that it is a potential option and will continue discussions with the church if needed. Mr. Peter Mr. Peter Chou, joined via Zoom. His concern with the project was the Chou height of the building and asked if the proposed building would be two or three stories high. Eastman Eastman confirmed the building would be three stories high. Douthit Douthit asked what the privacy protection is between the proposed property and the residential buildings next door. Salman Salman explained there being a perimeter wall around the project site and there will be some landscaping. Mason Mason asked about the architecture on the side of the building, and the number of windows facing the residential building next door. Barragan Barragan noted that the applicant adjusted the project design to address potential privacy concerns raised during the review process. The placement of the building at the rear of the site staggers it away from the most -adjacent residential building. As a result, the project building is not directly adjacent to residents; instead, the parking lot will be located next to the adjacent residential building. 7:34 p.m. Public Comment Closed. Minutes — Planning Commission Meeting — March 25, 2025 — Page 10 ,6098325A-5:14671A/,(A$)"'*,,)%A&'!$A#$#'A)%),A+.. + -+*&+, Commission The Commission collectively made favorable comments about the project, as well as towards the applicant. There was a lot of continued discussion among staff and the Commission about the concessions. Mello Mello moved to approve the item. Seconded by Douthit. Motion carried: 5-0 REGULAR BUSINESS: Received and 9. 2024 YEAR IN REVIEW — COMMUNITY AND ECONOMIC filed. DEVELOPMENT SUMMARY: The 2024 Year in Review summarizes Community and Economic Development's programs and activities conducted from January through December 2024. RECOMMENDATION: It is recommended that the Planning Commission receive and file the report. The item was received and filed. Mason Mason inquired about the ongoing construction at the Newport Ave. and Irvine Blvd. site, noting it is "still" under construction. Willkom According to Willkom, the project faced delays due to the previous owner failing to pay the contractor, which had to be resolved before construction could proceed. Additionally, the dental office requires extensive equipment and power, contributing to the slow progress. However, the project is now moving forward. Mello Mello asked about the affordable units at the Jessup project. Is this program being administered by the City or the builders? He also asked about the qualification process for a person interested in a unit at the Jessup. Minutes — Planning Commission Meeting — March 25, 2025 — Page 11 ,6098325A-5:14671A/,(A$)"'*,,)%A&'!$A#$#'A)%),A+.. + -+*&+, Willkom The affordable housing component of The Jessup project in Tustin is administered through a collaboration between the City of Tustin and the developer, Intracorp. The City oversees the affordable housing program, ensuring compliance with housing policies and regulations, while Intracorp manages the sales process and initial applicant screening. Douthit Douthit asked if the affordable units are no longer required for new projects going forward due to the inclusionary requirements. Willkom In response to Douthit's question, Willkom explained that the City Council temporarily suspended the housing in -lieu fee for 36 months. She noted that Voluntary Workforce Housing is still in effect and offers developers a menu of options to meet requirements. If a developer selects the 5% option, they must provide affordable units on -site and pay the in -lieu fee — although that fee is currently suspended. Higuchi Higuchi asked for further information about the sale of affordable units at Jessup. Willkom Willkom explained the market rate units sold with no issue; however, they had a difficult time finding very low-income families who qualified to purchase the two affordable units. Kozak Kozak asked for updates from the Community Services Committee and the Parks and Recreation Department. Willkom Willkom stated that she will inquire with the Parks and Recreation Department to see if they would like to forward updates to the Planning Commission in the future. OTHER BUSINESS: Willkom Willkom announced a workshop for disabled access for businesses (April 2nd at 1:30pm in the Council Chamber). Workshop information will be uploaded to the City's website, along with the Chamber of Commerce website. PLANNING COMMISSION COMMENTS AND REPORTS: Minutes — Planning Commission Meeting — March 25, 2025 — Page 12 ,6098325A-5:14671A/,(A$)"'*,,)%A&'!$A#$#'A)%),A+.. + -+*&+, Mello Mello thanked Higuchi for his year of service as Chairperson and expressed thanks to staff, who provided great responses to the many questions. Higuchi Higuchi congratulated DiLeva on the very engaging CDBG workshop. Kozak Kozak congratulated the new Chair and Chair Pro Tem. Thanks to staff, the City Council and the Community Services for 6 years! Mason Mason welcomed Stephen "Rusty" Kozak. Thanks to Chair Higuchi. Great job Jorge and congrats on your promotion! She informed staff on the non -working tree lights at Main Street and El Camino Real. 8:28 p.m. ADJOURNMENT: The next regular meeting of the Planning Commission is scheduled for Tuesday, April 8, 2025. Signed by: 234696B E503D4DE... TANNER DOUTHIT Chairperson Signed by: (Ju ir�a d . !n'uQQk4w,, ED45DA2623B54A5... JUSTINA L. WILLKOM Planning Commission Secretary Minutes — Planning Commission Meeting — March 25, 2025 — Page 13 DocuSign Envelope ID: 29CACB98-C645-4560-AD7F-7619F58505DE ATTACHMENT 5 CITY OF TUSTIN Affordable Housing Grant Agreement THIS TUSTIN AFFORDABLE HOUSING GRANT AGREEMENT (the "Grant Agreement") is made and entered by and between the City of Tustin, a California municipal corporation ("Tustin"), and the Tustin Housing Authority, a local housing authority ("Authority", along with "Tustin" collectively referred to as "City"), and Families Forward, a California nonprofit corporation ("Grantee"), with respect to the following: A. City has created the Voluntary Workforce Housing Incentive Program ("VWHIP") to foster the construction of housing affordable to households of extremely low, very low, low, and moderate incomes, help the City meet the needs of its local workforce, help meet its share of regional housing needs, and implement the City of Tustin General Plan Housing Element's goals and policies. B. City desires to distribute funds to Grantee in accordance with Tustin City Code B9928 — Voluntary Workforce Housing Incentive Program Fund ("Fund") and has confirmed the following: a. Sufficient funds exist in the Fund; b. Funds are being committed towards developing an affordable housing project that will provide housing to extremely low, very low, low and moderate income households; c. The Tustin Housing Authority has determined Grantee has sufficient experience in developing and managing similar affordable housing projects as the proposed project; d. Grantee is in negotiations to purchase real property in Tustin on which the affordable housing project will be built; and e. City staff do not have an economic interest in the Grantee and/or proposed affordable housing project. C. Grantee's mission is to prevent and end family homelessness by providing access to housing and resources that create lasting stability. D. Grantee is a long-standing partner of the City, operating twenty (20) affordable housing units in accordance with the 1996 Homeless Assistance Agreement for the Marine Corps Air Station — Tustin and subsequent Amendments. E. Grantee has applied to receive a VWHIP Grant from the City for the construction of six -to -eight affordable rental units that will house families with at least one minor age child who are homeless or at -risk of homelessness and are extremely low to low-income income households. DocuSign Envelope ID: 29CACB98-C645-4560-AD7F-7619F58505DE 2.1. Program Requirements. Grantee has read and shall comply with all of the requirements outlined in this Grant Agreement. Further, Grantee shall comply with all applicable state, federal, and local laws. 2.2. Further Assurances. Grantee agrees to execute any further documents as may from time -to -time in the reasonable opinion of City be necessary to perfect, confirm, establish, reestablish, continue, or complete the purposes and intentions of this Grant Agreement. 2.3. Other Agreements. Grantee shall not enter into any agreement containing any provision that would be violated or breached by the performance of its obligations under this Grant Agreement. 3. ELIGIBLE ACTIVITIES. Funds shall be used for the intended purpose of assisting in the construction of six -to -eight affordable rental units within Tustin that will house families with at least one minor age child who are homeless or at -risk of homelessness and are extremely low to low-income households. Funds should be expended within three (3) years from the execution date of this Grant Agreement (date signed by the City Manager), or such later date as may be approved in writing by the City Manager in their sole and absolute discretion ("Completion Date") and shall be used specifically for construction expenses associated with the Project. Funds are not to be used for Grantee's operational expenses. 4. GRANT AMOUNT. The City hereby awards Grantee a grant in the maximum, not -to - exceed amount, of TWO MILLION DOLLARS ($2,000,000) ("Grant Funds") to assist in the construction of six -to -eight affordable rental units within Tustin that will house families with at least one minor age child who are homeless or at -risk of homelessness and are extremely low to low-income households. The Grant Funds will be disbursed by the City upon the Grantee receiving all required land use entitlements and all building permits have been issued. Eligible Activities are considered necessary expenditures that support the construction of the affordable housing project. In the event the Grantee does not expend the entire grant amount by the earliest of either; two months after completion of the project or Completion Date, the Grantee must return the remaining balance to the City by the earliest of either; three months after completion of the project or one month after the Completion Date. 5. EVENTS OF DEFAULT. The matters described in Sections 5.1-5.4 shall constitute Events of Default and shall entitle City to exercise the rights and remedies under Section 6. 5.1. Failure of Warrant o�nresentation to be True. The failure of any representation or warranty provided by Grantee to be materially true. 5.2. Violation Covenants. Grantee's failure to perform, or violation of, any of the covenants provided in Section 2. 5.3. Default Under Grant Agreement. Grantee's breach of any of the material terms, covenants, or conditions set forth in this Grant Agreement. DocuSign Envelope ID: 29CACB98-C645-4560-AD7F-7619F58505DE 5.4 Undue Delay. Grantee's failure to either: (1) commence construction of the proposed project within 180 days following issuance of building permits, or (2) complete construction of the proposed project by Completion Date. 6. 6.1. City's Specific Rights and Remedies. On the happening of any Event of Default, City, in addition to any and all rights provided by law or equity, may: (a) Demand repayment of the Grant Funds, with interest at the legal rate; (b) File suit against Grantee; and (c) Exercise all other rights and remedies provided by this Grant Agreement or state or federal law. 6.2. Collection Costs. If suit or action is instituted to enforce any of the terms of this Grant Agreement, the prevailing party shall be entitled to recover from the other party its attorney fees and costs in addition to all other sums provided by law. 6.3. Notice of Default. Upon written notice, City shall provide Grantee with sixty (60) calendar days to cure any other act or omission constituting an Event of Default. 7. REPORTS AND RECORDS RETENTION. 7.1. By July 31, 2025, Grantee shall provide a Progress Report for the period from Grant execution through June 30, 2025, in a format prescribed by the City, which shall: (1) identify the Eligible Activities paid from Grant Funds; (2) demonstrate how the Grantee used the Grant Funds consistent with the requirements of the Grant Agreement; and (3) identify the balance of the Grant Funds that the Grantee has not spent, if any. 7.2. By November 30, 2026, Grantee shall provide a final Progress Report for the period July 1, 2025 through the Completion Date, in a format prescribed by the City, which shall: (1) identify the Eligible Activities paid from Grant Funds; (2) demonstrate how the Grantee used the Grant Funds consistent with the requirements of the Grant of the Grant Agreement; and (3) identify the balance of the Grant Funds that the Grantee has not spent, if any. 7.3. Grantee shall keep such books, receipts, purchase orders, and similar documentation evidencing use of the Grant Funds, and such other records as the City may reasonably request to evaluate Grantee's compliance with this Grant Agreement. Grantee shall make available to City and/or their representatives during normal business hours of City all such records pertaining to the use of funds provided under this Grant Agreement for inspection, including the right to copy, audit and make records and transcripts from such records. If upon auditing by the City, it is determined the Grantee did not expend the funds consistent with the Eligible Activities, it may constitute an Event of Default and, as such, the City may exercise all Remedies identified in Section 6.1. 0 DocuSign Envelope ID: 29CACB98-C645-4560-AD7F-7619F58505DE Grantee is required to retain the records described for five (5) years following the completion of the project; the provisions of this section shall survive the termination of this Grant Agreement. 8. GENERAL PROVISIONS. 8.1. Notices. Any notice under the Grant Agreement shall be in writing, without implying the obligation to provide such notice. Any notice to be given or document to be delivered under the Grant Agreement shall be deemed 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 U. S. Postal Service via certified mail, return receipt requested, postage prepaid, and addressed to the other Party as set forth below; (c) the next business day after such notice has been deposited with an overnight delivery service reasonably approved by the Parties (Federal Express, Overnite 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 below with next -business -day delivery guaranteed, provided that the sending Party receives a confirmation of delivery from the delivery service provider; or (d) when transmitted if sent by email to the email address set forth below; provided, however, that notices given by email shall not be effective unless either (i) a duplicate copy of such notice is promptly sent by any method permitted under this Section other than by email (provided that the recipient Party need not receive such duplicate copy prior to any deadline set forth herein); or (ii) the receiving Party delivers a written confirmation of receipt for such notice either by email or any other method permitted under this Section. Any notice given by email shall be deemed received on the next business day if such notice is received after 5:00 p.m. (recipient's time) or on a non -business day. Unless otherwise provided in writing, all notices hereunder shall be addressed as follows: If to City: Director of Economic Development City of Tustin 300 Centennial .Way Tustin, CA 92780 Attn: Christopher Koster Email: ekoster@tustinea.org If to Grantee: Madelynn Hirneise, Chief Executive Officer Families Forward 8 Thomas Irvine, CA 92618 Email: mbirneise@tustinea.org 8.2. Indemnity. Grantee agrees to protect, defend, and hold harmless the City and its elective or appointive boards, officials, officers, agents, employees, and volunteers from any and all claims, liabilities, expenses or damages of any nature, including attorney's fees, for injury or death of any person, damage to property, interference with the use of property and any other monetary damage claims, arising out of, or in any way connected with performance of this Grant Agreement by Grantee, Grantee's agents, officers or employees, subcontractors, or independent contractors. The provisions of this section shall survive the termination of this Grant Agreement. DocuSign Envelope ID: 29CACB98-C6454560-AD7F-7619F58505DE 8.3. Counterparts. This Grant Agreement may be executed in multiple counterparts, all of which together shall constitute one instrument. IN WITNESS WHEREOF, Grantee and City have executed this Grant Agreement as of the dates written below. APPROVED AS TO FORM By: b.,t, for David Kendig, City Attorney TUSTIN: City of Tustin, a California municipal corporation By: EDocuftned by: & B d Nic ElwnarkActing City Manager Dated: 11/16/23 AUTHORITY: Tustin Housing Authority, a California housing authority Docusigned by: By: _ NZ& Nic BETMMFdAeting Executive Director Dated: 11/16/23 GRANTEE: Families Forward ��D�ocu,ftn�ed by: By II �LaDI��InAn l'iVtausf- j & FffiPneise, Chief Executive Officer Dated: 11/16/23 ,6098325A-5:14671A/,)A#„ .(,A $!#A$*% A+*,&4&,*$,,,+#„&$ ATTACHMENT RESOLUTION NO. 4522 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE TUSTIN CITY COUNCIL APPROVE DESIGN REVIEW 2025-0005 AND DENSITY BONUS REQUESTS FOR THE CONSTRUCTION OF A NEW THREE-STORY RESIDENTIAL BUILDING THAT WILL INCLUDE EIGHT RENTAL UNITS AFFORDABLE TO LOWER INCOME HOUSEHOLDS AT 1852 SAN JUAN STREET The Planning Commission of the City of Tustin does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That a proper application has been submitted by Families Forward for the construction of an 8,700 square -foot three-story building that will include eight rental units affordable to lower -income households on a 0.22-acre site located at 1852 San Juan Street. B. That the Development Application requests the following approvals: Design Review (DR) 2025-0005 for site layout and building design. Density Bonus request and its concessions and waivers to allow for a reduction in required parking standards, building height, rear yard setback, and provision of underground electrical utilities. C. That the site is zoned as Suburban Residential District (R4) and designated as High -Density Residential (HDR) by the Tustin General Plan. D. That the project has been reviewed for consistency with the Air Quality Sub - element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub -element. E. That TCC Section 9272b requires the applicant to obtain DR for the site plan, architectural elevations, and landscaping for construction of a new development prior to the issuance of any building permit. F. That pursuant to TCC Section 9124, the applicant requested Density Bonus State Law Concessions for a reduction in required parking standards, building height, rear yard setback, and provision of underground electrical utilities for residential development in the R4 zoning district. G. That a public hearing was duly called, noticed, and held for DR 2025-0005, Density Bonus request on March 25, 2025, by the Planning Commission. H. That the proposed project is consistent with the General Plan Housing Element Goal 1 in that the project would facilitate the provision of an adequate supply of housing to meet the need for a variety of housing types and the diverse socio-economic needs of all community residents and supports State Housing ,6098325A-5:14671A/,)A#„ .(,A $!#A$"% A+*,&A&'"$",+#„&$ Resolution No. 4522 Page 2 Law as implemented by the Regional Housing Needs Assessment (RHNA). The project provides eight (8) affordable units. That the demolition of two (2) existing dwelling units, and the construction of eight (8) affordable units, will comply with the requirement of the Housing Crisis Act of 2019, also known as Senate Bill (SB) 330, which states that any units demolished as part of a project, or demolished on a project site within the last five years, will be replaced with at least the greatest number of dwelling units as existed on the project site within the last five years. That the project is Categorically Exempt pursuant to the following: Section 15332 (Class 32) of the California Code of Regulations (Guidelines for the California Environmental Quality Act). ■ Section 15192 (Article 12.5-Affordable Housing) of the California Code of Regulations (Guidelines for the California Environmental Quality Act. K. That the location, size, and general appearance of the proposed project, as conditioned, is compatible with the surrounding area in that there are existing multi -family residences in the area of a similar massing and scale. In addition, architectural design and features enhance the existing housing stock in the neighborhood. The proposal will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy. In making such findings, the Planning Commission has considered at least the following items: 1. Height, bulk, and area of proposed structures. 2. Setbacks and site planning. 3. Exterior material and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors and other openings. 6. Towers, chimneys, and roof structures. 7. Landscaping, parking area design and traffic circulation. 8. Location, height and standards of exterior illumination. 9. Location and appearance of mechanical and electrical equipment. 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. Building Design. The project is designed to be a vibrant, high - quality multi -family residential development. The architectural ,6098325A-5:14671A/,)A#„ .(,A $!#A$"% A+*,&A&'"$",+#„&$ Resolution No. 4522 Page 3 style is contemporary Spanish and features clean lines, ample glazing, and fenestration, windows with trim surrounds, shutters and ironwork, and subtle color schemes. The building elevations include vertical and horizontal architectural features and color schemes that break up the overall massing and provide visual interest. The applicant proposes an architectural style complementary to the residential uses to the east of the project site. • Site Layout. The lot width of approximately 76 feet is bifurcated with a 24-foot wide, two-way driveway that provides the site's singular entry and exit point. The driveway entry is flanked by 51-foot-wide landscaped planting areas and the easterly side of the driveway provides an enhanced pedestrian path of travel into the site. Building height is proposed to exceed the maximum allowable height of 35 feet and a maximum of two stories for the R4 zone as allowed pursuant to the Density Bonus law. Rooftop mechanical equipment would be fully screened behind the roof, and other electrical equipment would be screened from public view • Access and Circulation. Vehicular access to the site will be provided via a designated driveway entrance designed to facilitate ingress and egress while minimizing conflicts between pedestrians and vehicles. The circulation plan includes clear sightlines and turning radii. Parking stall dimensions and drive aisle comply with Tustin City Code 9266(d) Table 2. Pedestrians will access the site by a designated pedestrian walkway located along the east property line that leads to the singular main entrance of the building. Lighting elements along walkways and parking areas will be installed to improve visibility and security during evening hours. • Parking. Pursuant to Table 1 of TCC 9263, a total of 18 parking spaces are required: 16 covered parking spaces and two guest spaces. The project will provide on -site parking for eight vehicles, including two designated accessible parking spaces in the uncovered surface parking lot fronting San Juan Avenue. The parking reduction would be allowed pursuant to the Density Bonus law. • Private and Common Open Space. Pursuant to TCC, common open space is not required for multi -family developments in the R-4 zoning district; however, one 379 square feet of outdoor common open space area and one 289 square feet of indoor common room are provided. The first -floor ,6098325A-5:14671A/,)A#„ .(,A $!#A$"% A+*,&A&'"$",+#„&$ Resolution No. 4522 Page 4 community room is adjacent and provides access to the outdoor open space. The community room is intended to provide an indoor gathering space and promote community. A common laundry room is also provided on the first floor. • Lighting. Proposed outdoor lighting would be typical of residential uses and would consist of wall -mounted lighting along the driveway, path lights, and landscape lighting. All of the project's outdoor lighting would be shielded to minimize off -site spill and would be in compliance with TCC Section 9271hh. L. Density Bonus Requests 1. That California Government Code Section 65915, known as the Density Bonus Law, encourages the construction of affordable housing by offering developers additional building capacity and other benefits when they include affordable units in their projects. 2. That the applicant will construct eight rental units that are affordable to lower -income households within one three-story building. 3. That the density bonus will increase the number of families served and contribute to the City's goal of reducing the number of families experiencing homelessness or at risk of homelessness by providing 8 additional units at this project site 4. That concessions and waivers are necessary to enhance the project by lowering overall costs and offering amenities to lower -income families that include the following: • Parking Standards Waivers: The applicant requests the following deviations from the TCC parking standards. o Pursuant to TCC 9267, the maximum allowable paved surface area within the front yard setback is restricted to 50% of the total area. The applicant requests paved surface area exceeding fifty (50%) percent. o Pursuant to TCC Section 9268c6, a minimum 20-foot queuing distance for driveways is required. The applicant requests a deviation from this standard by providing a five-foot queuing distance. o Pursuant to Table 1 of TCC 9263, a total of 18 parking spaces are required, including 16 covered parking spaces and two guest spaces. The project will provide on -site parking for eight ,6098325A-5:14671A/,)A#„ .(,A $!#A$"% A+*,&A&'"$",+#„&$ Resolution No. 4522 Page 5 vehicles, including two designated accessible parking spaces in the surface parking lot fronting San Juan Avenue. The waivers to the development standards above are requested to accommodate the proposed density, building code and fire code requirements and amenities that, if applied, would deem the project physically infeasible to build. Height Concession: According to TCC Section 9220, the maximum building height in the R-4 zone is two stories or 35 feet. The applicant proposes a three-story building with a maximum height of 40 feet to accommodate the roof pitch, conceal mechanical equipment, and support additional affordable housing units on the third floor of the building. Providing one three-story building reduces costs, maximizes the use of the property, and is economically feasible to build. • Rear Yard Setback Reduction Waiver: TCC 9220 requires a 25- foot rear yard setback for properties in the R-4 zone. The applicant requests a setback reduction from 25 feet to 5 feet to comply with building and fire regulations that would otherwise be economically infeasible. Underground Utilities Concession: Pursuant to TCC 8107(a), all electrical, telephone, community antenna, television, and similar service wires or cables providing direct service to the property shall be installed underground within the exterior boundary lines of such property. The applicant requests providing electrical and other utilities, if needed, overhead to the building to reduce costs associated with underground utility installation that would make the project economically infeasible to build. 5. That the applicant has shown that the concessions and waivers of modification of development standards are necessary to make the housing units physically and economically feasible. 6. That density bonus, concessions, or incentives/waivers would not adversely impact public health and safety or the physical environment. The Planning Commission hereby recommends that the City Council approve DR 2025-0005 and the Density Bonus request for the construction of a multi -family residential development that includes eight rental units affordable to lower -income households, subject to the conditions attached hereto as Exhibit A. ,6098325A-5:14671A/,)A#„ .(,A $!#A$"% A+*,&A&'"$",+#„&$ Resolution No. 4522 Page 6 PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 25th day of March 2025. Signed by- 3 03D4DE TANNER DOUTHIT Chairperson Signed by: . In'mx4w,, (Ju d ED45DA2623B54A5... JUSTINA L. WILLKOM Planning Commission Secretary �ASigned by: '' 343ADCC69SE946B... MICHAEL DAUDT Assistant City Attorney ,6098325A-5:14671A/,)A#„ .(,A $!#A$"% A+*,&A&'"$",+#„&$ Resolution No. 4522 Page 7 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, JUSTINA L. WILLKOM, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California, and that Resolution No. 4522 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 25t' day of March 2025. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: Signed by: d . In';Q.Q. 041. ED45DA2623B54A5... JUSTINA L. WILLKOM Planning Commission Secretary Douthit, Higuchi, Kozak, Mason, Mello (5) ATTACHMENT 6a EXHIBIT A RESOLUTION NO. 4522 CONDITIONS OF APPROVAL DESIGN REVIEW (DR) 2025-0005 1852 SAN JUAN STREET GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped March 25, 2025, on file with the Community and Economic Development, as herein modified, or as modified by the Community and Economic Development Director in accordance with this Exhibit. The Community and Economic Development Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with the Tustin City Code (TCC) provisions. Any changes in the approved project shall be subject to the review and approval of Community and Economic Development. (1) 1.2 Unless otherwise specified, the conditions in this Exhibit shall be complied with as specified, subject to review and approval by Community and Economic Development. (1) 1.3 Approval of Design Review (DR) 2025-0005 is contingent upon the applicant and property owner signing and returning to Community and Economic Development 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 Community and Economic Development Director shall establish the forms, and evidence of recordation shall be provided to Community and Economic Development. (1) 1.4 As a condition of approval of DR 2025-0005, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision - making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in the defense of any such action under this condition. 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 DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 2 (1) 1.5 DR 2025-0005 may be reviewed annually or more often, if deemed necessary by Community and Economic Development, to ensure compatibility with the area and compliance with the conditions contained herein. If the use is not operated in accordance with the conditions of approval or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community and Economic Development Director may impose additional conditions to eliminate the nuisance or negative impacts. (1) 1.6 Any violation of any of the conditions imposed is subject to the issuance of an Administrative Citation pursuant to TCC Section 1162(a). (1) 1.7 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.8 This approval shall become null and void if the Regulatory and Housing Incentive Agreement for the project is not approved and executed. USE RESTRICTIONS (1,5) 2.1 This approval authorizes the construction of an 8,700-square-foot multi- family building with eight rental units affordable to lower -income households. The facility shall consist of community and laundry rooms, eight surface parking spaces, an outdoor common area, and other amenities. (1,5) 2.2 The project shall not be used as an emergency shelter and shall not operate as such. (1,5) 2.3 According to the executed Affordable Housing Grant Agreement signed on November 16, 2023, between the City of Tustin and Families Forward, the following items apply regarding planning, entitlement, permit issuance, and funding disbursement: a. The grantee shall comply with all reporting and records retention requirements outlined in the Affordable Housing Grant Agreement. This includes promptly submitting progress reports and keeping comprehensive records to ensure full adherence to all specified timelines and deadlines. b. The two -million -dollar grant shall be disbursed only after all land use entitlements have been obtained and the City of Tustin has issued all necessary building permits for construction. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 3 c. The project shall comply with the Local Preference Policy as permitted by law. d. Prior to permit issuance, the applicant shall enter into a Regulatory and Housing Incentive Agreement with the City of Tustin, restricting the rental housing project to 55-year affordability restrictions. The Regulatory Housing Incentive Agreement shall be recorded against the parcel in the Official Records of Orange County, California. It shall be binding upon all future owners and successors in the interest of the apartment complex. The City Manager is authorized to approve and execute the Regulatory Housing Incentive Agreement and any amendments thereto on behalf of the City. The City Manager shall have the authority to make approvals, issue interpretations, waive provisions, make and execute further agreements, and/or enter into amendments to the regulatory agreement on behalf of the City. e. The project shall serve families with at least one minor age child who are homeless or at -risk of homelessness and are extremely low to low-income households. f. The project shall adhere to all relevant state, federal, and local zoning and development regulations. g. The grantee shall begin construction within 180 days after the issuance of building permits. h. The project shall be fully constructed and completed within three years from the effective date of the Grant Agreement and no later than November 16, 2026. i. Grant funds shall be used exclusively for eligible construction costs. Operational expenses are not permitted. If the project does not commence within 180 days of the permit being issued or is not completed within three years of the agreement's execution, it may be considered an Event of Default. This may initiate potential remedies, including the repayment of grant funds with interest, legal action by the City, and other enforcement measures permitted by law. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 4 SITE AND BUILDING DESIGN (1,4) 3.1 Project materials shall substantially comply with those identified in the approved plans (as such plans may be modified pursuant to the Conditions of Approval). Additional color and material samples may be requested by City staff at the time of the plan check. Substitutions to the approved materials may occur subject to the approval of the Community and Economic Development Director. Architectural detailing may be enhanced during the plan check based on the proposed materials. (1,4) 3.2 The applicant shall submit a complete set of plans prepared by a California registered architect or civil engineer to the Building Division to obtain a permit for the new tenancy. Plans shall include a site plan, existing floor plans, proposed floor plans, and mechanical, electrical, and plumbing plans. (1,4) 3.3 The applicant and owner are responsible for ensuring that the information in construction drawings is consistent with architectural, structural, grading, electrical, mechanical, plumbing, fire, utility, and public improvement plans and other construction drawings. (1,4) 3.4 Per TCC 9271(ff), all rooftop -mounted equipment shall be installed according to approved plans and screened from public view, including the public right-of-way and parking areas. Compliance with this condition shall be verified at plan check and at field inspection. (1,5) 3.5 Per TCC 7263, utility meters outside the building shall be screened with landscaping where feasible, and electrical transformers shall be located to allow for landscape screening outside the required access space. *** 3.6 Backflow devices and double detector checks shall be painted to match the surrounding landscaping when in planters or painted to match the building when located adjacent to the building. Landscaping shall be utilized to screen the devices where possible. (1,5) 3.7 Prior to the issuance of building permits, the applicant shall submit for 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 parking surfaces. b. A maintained minimum of one -quarter (0.25) foot-candle of light on the walking surfaces. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 5 (1,5) 3.8 All parking spaces shall be maintained as shown on the approved site plan. The Community and Economic Development Director shall review and approve any changes to the number, location, or size of parking spaces. LANDSCAPING (1,6) 4.1 At plan check, submit detailed landscaping and irrigation plans for all landscaping areas. Landscape plans shall comply with the City's Water Efficient Landscape Ordinance and Ordinance No. 1457 regarding the water conservation requirements stipulated in the Governor's Executive Order B-29-15 and the City's Water Management Plan. (1,6) 4.2 All landscaping shown on plans shall be installed and maintained by the property owner and shall include screening any proposed detector check valve water systems and electrical transformers. In addition to shrubs and ground cover, vines shall be planted in the planter area adjacent to the trash enclosure. All vine planting shall include support ties to establish the vines on the walls. Landscaping shall be installed prior to the final inspection of the project. (1,6) 4.3 Community and Economic Development may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check. (1,6) 4.4 The landscape plans shall note that landscaping and irrigation materials coverage is subject to inspection by Community and Economic Development at project completion. (1,6) 4.5 All plant materials shall be installed in a healthy, vigorous condition typical to the species and 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. (6) 4.6 Root barriers shall be installed as needed in areas where trees are planted near hardscapes and/or structures. SIGNAGE (1,4) 5.1 All signs shall comply with TCC and 9404 and be compatible with the building design. Sign plans shall be submitted to the Community and Economic Development for approval prior to the issuance of a sign permit. If applicable, all signage must have a valid sign permit. (1,4) 5.2 A sign permit shall be applied for and obtained from Community and Economic Development prior to constructing, erecting, altering, replacing, DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 6 moving, or painting any sign, except for signs exempt from a permit according to the Tustin Sign Code. Permit applications shall be accompanied by information as required for a standard sign plan or master sign plan, pursuant to the Tustin Sign Code. (1,4) 5.3 All signs must be structurally safe and always kept in good condition. The Community and Economic Development Director shall have the authority to order the repair, replace, or remove any signs that pose a hazard or nuisance to safety, health, or public welfare due to inadequate maintenance, dilapidation, or obsolescence. (1,4) 5.4 All signs shall be constructed of a non -corrosive, rust -resistant finish to not degrade in adverse weather conditions. (1,4) 5.5 The locations for any signs shall comply with the City of Tustin Guidelines for Determining Sign Location Visual Clearance and Public Safety Areas. Signs shall not be placed in a manner that will obstruct or inhibit sight distance or visibility for the motorist. At plan check submittal, all signs shall be clearly identified on plans as to the exact locations. Any signs in proximity to the public right-of-way that could impact driver sight shall be shown at a larger scale that will be adequate for plan check purposes. BUILDING PLAN SUBMITTAL (1,4) 6.1 Construction plans shall be submitted to the Building Division for review and issuance of future building permits. Construction plans shall comply with California Building Codes, as adopted and in effect at the time of plan submittal. Building codes in effect, including local amendments, as of January 1, 2023: 2022 California Building Code ('22 CBC); 2022 California Plumbing Code ('22 CPC); 2022 California Mechanical Code ('22 CMC); 2022 California Electrical Code ('22 CEC); 2022 California Residential Code (`22 CRC); 2022 California Energy Code ('22 Energy); and 2022 California Green Building Standards Code ('22 CGBSC). (1,3) 6.2 The architect of record must be aware of the site accessibility requirements outlined in Chapter 11A of the California Building Code. These include parking requirements, interior travel routes, facility accessibility, and accessible travel paths from the public right-of-way. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 7 a. All ground -floor dwelling units in non -elevator buildings shall be adaptable and on an accessible route. Dwelling Unit Features shall comply with Division IV of Chapter 11A of the CBC. b. The exterior accessible routes shall comply with CBC Section 1110A. c. Accessible routes shall connect all common -use facilities. (1,3 6.3 An automatic fire sprinkler system shall be installed in accordance with Chapter 9 of the California Building Code. (1,3) 6.4 Soil report and investigation will be required with the building permit application submittal. (1,3) 6.5 Per the California Energy Code, all multi -family residential buildings shall have a PV system and Battery Storage System installed. The PV System and Battery Storage System shall be submitted with the Building Permit Submittal. (CA Energy Code Section 170.2(g) and CA Energy Code Section 170.2(b). (1,3) 6.6 Please be aware of any Special detailed requirements for special uses and occupancies per Chapter 4 of the California Building Code. This includes but is not limited to Group R Occupancies per Section 420. (1,3) 6.7 All bedrooms within the building must have emergency escape and rescue openings compliant with Section 1031. (1,3) 6.8 Comply with the required number of EV-ready spaces in accordance with Section 4.106.4.2.1 of the CAL Green Building Standards Code for multi- family development projects with less than 20 dwelling units. (1,3) 6.9 Accessible van parking spaces shall have an access aisle located on the passenger side of the vehicle parked in the forward position. The parking space shall be nine feet wide, and the access aisle shall be eight feet wide. Specify the proposed type of construction for the project. The Architect of Record shall verify that the proposed Type of Construction will meet the Allowable Area, Allowable Height and Number of Stories as specified in Chapter 5 of the California Building Code for the proposed Occupancy Group R-2. a. Please show this analysis on the Conceptual Plans to verify the proposed Type of Construction is acceptable for the height and number of stories proposed for the Group R-2 occupancy group. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 8 b. Verify that the accessory areas meet the area limitations of CBC Section 508.2.3. Otherwise comply with CBC Section 508.3 or 508.4 and identify if the building will be designed as a non - separated or separated occupancy building. (1,3), 6.10 The Architect of Record shall be aware of and evaluate the fire -resistance rating requirements per Table 705.5 and the maximum area of exterior wall openings per Table 705.8 based on fire separation distance regarding the interior property lines. a. Based on the proximity of the exterior walls to the interior property lines, the exterior walls are likely required to be one -hour fire rated, and the openings will be limited to Table 705.8. Please account for these requirements in the conceptual design. Verify that proposed exterior wall openings are within the maximum allowed per story per Table 705.8. (1,3) 6.11 CBC Section 1019.3 requires the exit access stairway to be enclosed with a shaft enclosure constructed in accordance with Section 713. Revise the plans accordingly. This would ultimately create an "interior exit stairway," and compliance with CBC Section 1023 is required. a. The interior exit stairway must terminate to an exit discharge in compliance with CBC Section 1023.3. (1,3) 6.12 Since the building only has one exit from the second and third stories, CBC Table 1006.34(1) allows maximum exit travel distance of 125 feet from the most remote point on the second and third stories to an exit. Since the stairway proposed is an "exit access stairway", this exit access travel distance must include the stairway travel distance until the exit on the ground floor. a. However, since the exit access stairway is required to be enclosed per CBC Section 1019.3, the exit access travel distance can be taken to the entrance of the interior exit stairway. (1,3) 6.13 The accessible path of travel from the accessible EV stall as shown on Sheet C-01 shall not cross onto the vehicular way. Accessible circulation paths must be physically separated from vehicular traffic areas and comply with CBC Section 11 B-250.1. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 9 PUBLIC WORKS DEPARTMENT Water Quality Conditions (1) 7.1 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State, and Regional Water Quality Control Board rules and regulations. (1) 7.2 Prior to the issuance of any permits, the applicant shall submit for approval by Community and Economic Development and Public Works Department a final Water Quality Management Plan (WQMP) in the Citizen Self Service Portal. The WQMP shall identify the Low Impact Development (LID) principles and Best Management Practices (BMPs) that will be used on -site to retain stormwater and treat predictable pollutant run-off. The Priority WQMP shall identify Low Impact Development (LID) principles and Best Management Practices (BMPs) that will be used on -site to retain storm water and treat predictable pollutant run-off. The Priority WQMP shall identify: the implementation of BMPs, the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessees, etc.), and reference to the location(s) of structural BMPs. (1) 7.3 Prior to submittal of a Final Water Quality Management Plan (WQMP), the applicant shall submit a deposit of three thousand seventy-seven dollars ($3,077.00) to the Public Works Department for the estimated cost of reviewing the WQMP. (1) 7.4 Prior to issuance of any permits, the applicant shall record a "Covenant and Agreement Regarding O & M Plan to Fund and Maintain Water Quality BMPs, Consent to Inspect, and Indemnification with the County Clerk - Recorder. This document shall bind the current and future owner(s) of the property regarding the implementation and maintenance of the structural and non-structural BMPs as specified in the approved WQMP. (1) 7.5 Prior to the owner obtaining a Final Approval and Certificate of Occupancy (C of O), the engineer responsible for the approved WQMP shall stamp and sign the Stormwater Observation Report Form. Street Improvement Conditions (1) 7.6 The applicant shall submit engineered public improvement plans along the project frontage for review and approval prior to the issuance of the first permit. These public improvements shall be completed prior to the issuance of the occupancy release. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 10 a. The driveway approach on San Juan Street shall be designed and constructed per the City of Tustin Public Works commercial driveway standards. b. Remove the existing driveway apron and design and construct sidewalk, curb & gutter, landscape, and irrigation at the old driveway apron location. c. An existing storm drain manhole is in the proposed project driveway. The applicant's engineer shall confirm the integrity of the existing storm drain junction structure and provide, in writing, if the project shall: 1. Adjust the storm drain manhole to grade with a new traffic - rated (trash truck) storm drain cover and frame; or 2. Remove and reconstruct the whole storm drain junction structure. (1) 7.7 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 (1) 7.8 Prior to issuance of the first permit and/or an Encroachment Permit, the applicant shall submit in the City's Citizen Self Service Portal street improvement plans, as prepared by a California Registered Civil Engineer, for review and approval. The plans shall clearly show existing and proposed surface and underground improvements, including construction and/or replacement of any missing or damaged public improvements adjacent to this development. Said plans shall include, but not be limited to the following: a) Curb and Gutter b) Sidewalk c) Drive aprons d) Dry utility lines e) Domestic water facilities and Sanitary sewer facilities f) Landscape and Irrigation A 24" x 36" signed and stamped reproducible street improvement plan is required for final approval. (1) 7.9 Prior to issuance of an Encroachment Permit for construction within the public right-of-way, the applicant shall submit in the City's Citizen Self Service Portal traffic control plans, as prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation, to the Public Works Department for review and approval. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 11 (1) 7.10 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at all driveways and sidewalks adjacent to the site. The City of Tustin standards shall apply unless otherwise approved by the City Engineer. (1) 7.11 The developer shall obtain written approval and/or permits from the applicable utility companies, including but not limited to Southern California Edison, The Gas Company, Irvine Ranch Water District (IRWD), AT&T, Cox Communications, Spectrum, etc. (1) 7.12 The developer shall coordinate the design and construction of all utilities with the utility providers and the City. The applicant is responsible for coordinating all costs related to the installation, upgrade, alteration, relocation, or abandonment of all existing wet and dry utilities affected by the proposed project. Water Improvement Conditions (1) 7.13 Water improvement plans must follow the latest City of Tustin Water Standards and the American Water Works Association (AWWA) guidelines. In case of a conflict, the City of Tustin Water Standards shall prevail. (1) 7.14 In accordance with the plans, a backflow prevention device may be required to protect the public water system from cross -connections a. If a double-check detector assembly (DCDA) is required, the City of Tustin must dedicate an easement for public utility access purposes. The easement shall start from the public right-of-way up to the DCDA and extend a minimum of five (5) feet around it to allow for unobstructed access, inspection, testing, and maintenance. b. If the Orange County Fire Authority (OCFA) requires a building sprinkler system, the applicant shall be required to provide a backflow prevention device at his or her expense to prevent cross - contamination with the public water system. c. If the applicant proposes utilizing an irrigation system, then a separate water meter shall be required. If this is the case, a reduced pressure principle assembly (RPPA) shall be required to prevent cross -connection with the public water system. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 12 (1) 7.15 The applicant is responsible for all costs related to the installation, upgrade, alteration, relocation, or abandonment of all existing City of Tustin public water facilities affected by the proposed project. (1) 7.16 The applicant's project is within the East Orange County Water District (EOCWD) service area. A release/approval from the EOCWD shall be obtained prior to the issuance of a Grading Permit from the City of Tustin. The applicant shall submit a water connection and other EOCWD fees. (1) 7.17 OCFA must review the adequacy of a proposed water system plan for a proposed development project, including the number, size, and distribution of fire hydrants. (1) 7.18 The proposed domestic water system plans must conform to all applicable regulations enforced by the Orange County Health Department Solid Waste Recycling Conditions (1) 7.19 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). a. The applicant/contractor must 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 sixty-five (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 fifty -dollar ($50.00) application fee and a cash security deposit. Based on the review of the submitted Waste Management Plan, the cash security in the amount of five (5) percent of the project's valuation, as determined by the Building Official, rounded to the nearest thousand. The deposit amount will be collected in accordance with the TCC. C. Prior to issuance of any permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin." (1) 7.20 Facility Solid Waste Collection and Recycling a. The applicant, property owner, and/or tenant(s) are required to participate in the City's recycling programs. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 13 b. Waste and Recycling collection facilities shall be equally and readily accessible by the property owner(s) or tenant(s). c. All trash enclosures shall be designed with a roof and be able to accommodate at least two (2) 4-yard bins, with at least one (1) bin reserved for recyclable materials. Space for a container for organics is also required, as described in Section 21 D below. d. All developments are required to provide space for the collection of organic materials. Organics are collected in 35-gallon and 65-gallon wheeled carts and 2-yard bins. The size of the organics container will depend upon the use and size of the building. Organics can be collected six (6) days per week to minimize the space required for a container. Miscellaneous Public Works Conditions (1) 7.21 Prior to the first Grading Plan submittal, the applicant shall submit an 8'/2" x 11" street address map exhibit to the Public Works Department for review and approval. The address map exhibit shall be in portable document format (PDF) and shall include the site plan, footprint of building(s), and streets. (1) 7.22 Prior to the issuance of a Building Permit(s), the applicant shall provide written approval of sanitary sewer service connections from the East Orange County Water District (EOCWD). (1) 7.23 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of the City Engineer before first Certificate of Occupancy. ORANGE COUNTY FIRE AUTHORITY (1,5) 8.1 Plan Submittal: The applicant or responsible party must submit the plan(s) listed below to the OCFA for review. Approval must be obtained for each plan prior to the specified event. Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit, if a grading permit is not required: • Fire Master Plan (PR145) • The project must have a firewater flow available as required by OCFA Guideline B-01, Attachment 4. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 14 • All bedroom rescue windows from the second and third floors must have the laddering clearances required by OCFA Guideline B-01. Prior to the issuance of a building permit: • Fire sprinkler and standpipe system (service codes PR 400-PR 465) • Underground piping for private hydrants and fire sprinkler systems (service code PR 470-PR 475 Prior to concealing interior construction: • Fire alarm system (service code PR500-PR520) (5) 8.2 Lumber -drop Inspection: After installing the required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA before bringing combustible building materials on -site. To schedule the lumber drop inspection, call OCFA Inspection Scheduling at 714-573-6150 at least five days in advance with the Service Request number of the approved fire master plan. FEES (1) 9.1 Prior to the issuance of each building permit, payment shall be made of all applicable fees, including but not limited to the following. Payment shall be required based on the rates in effect at the time of payment, which are subject to change. a. Building plan check and permit fees to Community and Economic Development based on the most current schedule at the time of permit issuance. b. Engineering plan check and permit fees to the Public Works Department based on the most current schedule at the time of permit issuance. c. OCFA plan check and inspection fees to Community and Economic Development based upon the most current schedule at the time of permit issuance. DR 2025-0005 Resolution No. 4522 1852 San Juan Street Page 15 d. Payment of Major Thoroughfare and Bridge Fees to the Tustin Public Works Department is required when a building permit is issued. e. Water and sewer connection fees to the Irvine Ranch Water District. New residential construction fees in the amount of three hundred and fifty dollars ($350.00) per unit plus one hundred dollars ($100.00) for each bedroom over one (1) in each unit. g. School facilities fee in the amount as required by Tustin Unified School District. (1) 9.2 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to Community and Economic Development 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 a forty-eight (48) hour period, the applicant has not delivered to Community and Economic Development the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. EXHIBIT B RESOLUTION NO. 25-28 CONDITIONS OF APPROVAL DESIGN REVIEW (DR) 2025-0005 1852 SAN JUAN STREET GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped May 6, 2025, on file with the Community and Economic Development, as herein modified, or as modified by the Community and Economic Development Director in accordance with this Exhibit. The Community and Economic Development Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with the Tustin City Code (TCC) provisions. Any changes in the approved project shall be subject to the review and approval of Community and Economic Development. (1) 1.2 Unless otherwise specified, the conditions in this Exhibit shall be complied with as specified, subject to review and approval by Community and Economic Development. (1) 1.3 Approval of Design Review (DR) 2025-0005 is contingent upon the applicant and property owner signing and returning to Community and Economic Development 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 Community and Economic Development Director shall establish the forms, and evidence of recordation shall be provided to Community and Economic Development. (1) 1.4 As a condition of approval of DR 2025-0005, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision - making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in the defense of any such action under this condition. 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 DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 2 (1) 1.5 DR 2025-0005 may be reviewed annually or more often, if deemed necessary by Community and Economic Development, to ensure compatibility with the area and compliance with the conditions contained herein. If the use is not operated in accordance with the conditions of approval or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community and Economic Development Director may impose additional conditions to eliminate the nuisance or negative impacts. (1) 1.6 Any violation of any of the conditions imposed is subject to the issuance of an Administrative Citation pursuant to TCC Section 1162(a). (1) 1.7 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.8 This approval shall become null and void if the Regulatory and Housing Incentive Agreement for the project is not approved and executed. USE RESTRICTIONS (1,5) 2.1 This approval authorizes the construction of an 8,700-square-foot multi- family building with eight rental units affordable to lower -income households. The facility shall consist of community and laundry rooms, eight surface parking spaces, an outdoor common area, and other amenities. (1,5) 2.2 The project shall not be used as an emergency shelter and shall not operate as such. (1,5) 2.3 According to the executed Affordable Housing Grant Agreement signed on November 16, 2023, between the City of Tustin and Families Forward, the following items apply regarding planning, entitlement, permit issuance, and funding disbursement: a. The grantee shall comply with all reporting and records retention requirements outlined in the Affordable Housing Grant Agreement. This includes promptly submitting progress reports and keeping comprehensive records to ensure full adherence to all specified timelines and deadlines. b. The two -million -dollar grant shall be disbursed only after all land use entitlements have been obtained and the City of Tustin has issued all necessary building permits for construction. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 3 c. The project shall comply with the Local Preference Policy as permitted by law. d. Prior to permit issuance, the applicant shall enter into a Regulatory and Housing Incentive Agreement with the City of Tustin, restricting the rental housing project to 55-year affordability restrictions. The Regulatory Housing Incentive Agreement shall be recorded against the parcel in the Official Records of Orange County, California. It shall be binding upon all future owners and successors in the interest of the apartment complex. The City Manager is authorized to approve and execute the Regulatory Housing Incentive Agreement and any amendments thereto on behalf of the City. The City Manager shall have the authority to make approvals, issue interpretations, waive provisions, make and execute further agreements, and/or enter into amendments to the regulatory agreement on behalf of the City. e. The project shall serve families with at least one minor age child who are homeless or at -risk of homelessness and are extremely low to low-income households. f. The project shall adhere to all relevant state, federal, and local zoning and development regulations. g. The grantee shall begin construction within 180 days after the issuance of building permits. h. The project shall be fully constructed and completed within three years from the effective date of the Grant Agreement and no later than November 16, 2026. i. Grant funds shall be used exclusively for eligible construction costs. Operational expenses are not permitted. If the project does not commence within 180 days of the permit being issued or is not completed within three years of the agreement's execution, it may be considered an Event of Default. This may initiate potential remedies, including the repayment of grant funds with interest, legal action by the City, and other enforcement measures permitted by law. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 4 SITE AND BUILDING DESIGN (1,4) 3.1 Project materials shall substantially comply with those identified in the approved plans (as such plans may be modified pursuant to the Conditions of Approval). Additional color and material samples may be requested by City staff at the time of the plan check. Substitutions to the approved materials may occur subject to the approval of the Community and Economic Development Director. Architectural detailing may be enhanced during the plan check based on the proposed materials. (1,4) 3.2 The applicant shall submit a complete set of plans prepared by a California registered architect or civil engineer to the Building Division to obtain a permit for the new tenancy. Plans shall include a site plan, existing floor plans, proposed floor plans, and mechanical, electrical, and plumbing plans. (1,4) 3.3 The applicant and owner are responsible for ensuring that the information in construction drawings is consistent with architectural, structural, grading, electrical, mechanical, plumbing, fire, utility, and public improvement plans and other construction drawings. (1,4) 3.4 Per TCC 9271(ff), all rooftop -mounted equipment shall be installed according to approved plans and screened from public view, including the public right-of-way and parking areas. Compliance with this condition shall be verified at plan check and at field inspection. (1,5) 3.5 Per TCC 7263, utility meters outside the building shall be screened with landscaping where feasible, and electrical transformers shall be located to allow for landscape screening outside the required access space. *** 3.6 Backflow devices and double detector checks shall be painted to match the surrounding landscaping when in planters or painted to match the building when located adjacent to the building. Landscaping shall be utilized to screen the devices where possible. (1,5) 3.7 Prior to the issuance of building permits, the applicant shall submit for 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 parking surfaces. b. A maintained minimum of one -quarter (0.25) foot-candle of light on the walking surfaces. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 5 (1,5) 3.8 All parking spaces shall be maintained as shown on the approved site plan. The Community and Economic Development Director shall review and approve any changes to the number, location, or size of parking spaces. LANDSCAPING (1,6) 4.1 At plan check, submit detailed landscaping and irrigation plans for all landscaping areas. Landscape plans shall comply with the City's Water Efficient Landscape Ordinance and Ordinance No. 1457 regarding the water conservation requirements stipulated in the Governor's Executive Order B-29-15 and the City's Water Management Plan. (1,6) 4.2 All landscaping shown on plans shall be installed and maintained by the property owner and shall include screening any proposed detector check valve water systems and electrical transformers. In addition to shrubs and ground cover, vines shall be planted in the planter area adjacent to the trash enclosure. All vine planting shall include support ties to establish the vines on the walls. Landscaping shall be installed prior to the final inspection of the project. (1,6) 4.3 Community and Economic Development may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check. (1,6) 4.4 The landscape plans shall note that landscaping and irrigation materials coverage is subject to inspection by Community and Economic Development at project completion. (1,6) 4.5 All plant materials shall be installed in a healthy, vigorous condition typical to the species and 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. (6) 4.6 Root barriers shall be installed as needed in areas where trees are planted near hardscapes and/or structures. SIGNAGE (1,4) 5.1 All signs shall comply with TCC and 9404 and be compatible with the building design. Sign plans shall be submitted to the Community and Economic Development for approval prior to the issuance of a sign permit. If applicable, all signage must have a valid sign permit. (1,4) 5.2 A sign permit shall be applied for and obtained from Community and Economic Development prior to constructing, erecting, altering, replacing, DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 6 moving, or painting any sign, except for signs exempt from a permit according to the Tustin Sign Code. Permit applications shall be accompanied by information as required for a standard sign plan or master sign plan, pursuant to the Tustin Sign Code. (1,4) 5.3 All signs must be structurally safe and always kept in good condition. The Community and Economic Development Director shall have the authority to order the repair, replace, or remove any signs that pose a hazard or nuisance to safety, health, or public welfare due to inadequate maintenance, dilapidation, or obsolescence. (1,4) 5.4 All signs shall be constructed of a non -corrosive, rust -resistant finish to not degrade in adverse weather conditions. (1,4) 5.5 The locations for any signs shall comply with the City of Tustin Guidelines for Determining Sign Location Visual Clearance and Public Safety Areas. Signs shall not be placed in a manner that will obstruct or inhibit sight distance or visibility for the motorist. At plan check submittal, all signs shall be clearly identified on plans as to the exact locations. Any signs in proximity to the public right-of-way that could impact driver sight shall be shown at a larger scale that will be adequate for plan check purposes. BUILDING PLAN SUBMITTAL (1,4) 6.1 Construction plans shall be submitted to the Building Division for review and issuance of future building permits. Construction plans shall comply with California Building Codes, as adopted and in effect at the time of plan submittal. Building codes in effect, including local amendments, as of January 1, 2023: 2022 California Building Code ('22 CBC); 2022 California Plumbing Code ('22 CPC); 2022 California Mechanical Code ('22 CMC); 2022 California Electrical Code ('22 CEC); 2022 California Residential Code (`22 CRC); 2022 California Energy Code ('22 Energy); and 2022 California Green Building Standards Code ('22 CGBSC). (1,3) 6.2 The architect of record must be aware of the site accessibility requirements outlined in Chapter 11A of the California Building Code. These include parking requirements, interior travel routes, facility accessibility, and accessible travel paths from the public right-of-way. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 7 a. All ground -floor dwelling units in non -elevator buildings shall be adaptable and on an accessible route. Dwelling Unit Features shall comply with Division IV of Chapter 11A of the CBC. b. The exterior accessible routes shall comply with CBC Section 1110A. c. Accessible routes shall connect all common -use facilities. (1,3 6.3 An automatic fire sprinkler system shall be installed in accordance with Chapter 9 of the California Building Code. (1,3) 6.4 Soil report and investigation will be required with the building permit application submittal. (1,3) 6.5 Per the California Energy Code, all multi -family residential buildings shall have a PV system and Battery Storage System installed. The PV System and Battery Storage System shall be submitted with the Building Permit Submittal. (CA Energy Code Section 170.2(g) and CA Energy Code Section 170.2(b). (1,3) 6.6 Please be aware of any Special detailed requirements for special uses and occupancies per Chapter 4 of the California Building Code. This includes but is not limited to Group R Occupancies per Section 420. (1,3) 6.7 All bedrooms within the building must have emergency escape and rescue openings compliant with Section 1031. (1,3) 6.8 Comply with the required number of EV-ready spaces in accordance with Section 4.106.4.2.1 of the CAL Green Building Standards Code for multi- family development projects with less than 20 dwelling units. (1,3) 6.9 Accessible van parking spaces shall have an access aisle located on the passenger side of the vehicle parked in the forward position. The parking space shall be nine feet wide, and the access aisle shall be eight feet wide. Specify the proposed type of construction for the project. The Architect of Record shall verify that the proposed Type of Construction will meet the Allowable Area, Allowable Height and Number of Stories as specified in Chapter 5 of the California Building Code for the proposed Occupancy Group R-2. a. Please show this analysis on the Conceptual Plans to verify the proposed Type of Construction is acceptable for the height and number of stories proposed for the Group R-2 occupancy group. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 8 b. Verify that the accessory areas meet the area limitations of CBC Section 508.2.3. Otherwise comply with CBC Section 508.3 or 508.4 and identify if the building will be designed as a non - separated or separated occupancy building. (1,3), 6.10 The Architect of Record shall be aware of and evaluate the fire -resistance rating requirements per Table 705.5 and the maximum area of exterior wall openings per Table 705.8 based on fire separation distance regarding the interior property lines. a. Based on the proximity of the exterior walls to the interior property lines, the exterior walls are likely required to be one -hour fire rated, and the openings will be limited to Table 705.8. Please account for these requirements in the conceptual design. Verify that proposed exterior wall openings are within the maximum allowed per story per Table 705.8. (1,3) 6.11 CBC Section 1019.3 requires the exit access stairway to be enclosed with a shaft enclosure constructed in accordance with Section 713. Revise the plans accordingly. This would ultimately create an "interior exit stairway," and compliance with CBC Section 1023 is required. a. The interior exit stairway must terminate to an exit discharge in compliance with CBC Section 1023.3. (1,3) 6.12 Since the building only has one exit from the second and third stories, CBC Table 1006.34(1) allows maximum exit travel distance of 125 feet from the most remote point on the second and third stories to an exit. Since the stairway proposed is an "exit access stairway", this exit access travel distance must include the stairway travel distance until the exit on the ground floor. a. However, since the exit access stairway is required to be enclosed per CBC Section 1019.3, the exit access travel distance can be taken to the entrance of the interior exit stairway. (1,3) 6.13 The accessible path of travel from the accessible EV stall as shown on Sheet C-01 shall not cross onto the vehicular way. Accessible circulation paths must be physically separated from vehicular traffic areas and comply with CBC Section 11 B-250.1. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 9 PUBLIC WORKS DEPARTMENT Water Quality Conditions (1) 7.1 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State, and Regional Water Quality Control Board rules and regulations. (1) 7.2 Prior to the issuance of any permits, the applicant shall submit for approval by Community and Economic Development and Public Works Department a final Water Quality Management Plan (WQMP) in the Citizen Self Service Portal. The WQMP shall identify the Low Impact Development (LID) principles and Best Management Practices (BMPs) that will be used on -site to retain stormwater and treat predictable pollutant run-off. The Priority WQMP shall identify Low Impact Development (LID) principles and Best Management Practices (BMPs) that will be used on -site to retain storm water and treat predictable pollutant run-off. The Priority WQMP shall identify: the implementation of BMPs, the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessees, etc.), and reference to the location(s) of structural BMPs. (1) 7.3 Prior to submittal of a Final Water Quality Management Plan (WQMP), the applicant shall submit a deposit of three thousand seventy-seven dollars ($3,077.00) to the Public Works Department for the estimated cost of reviewing the WQMP. (1) 7.4 Prior to issuance of any permits, the applicant shall submit a signed and notarized copy of the "Covenant and Agreement Regarding O & M Plan to Fund and Maintain Water Qualitv BMPs. Consent to InsDect. and Indemnification form to the Public Works department. The document shall be recorded by the City. This document shall bind the current and future owner(s) of the property regarding the implementation and maintenance of the structural and non-structural BMPs as specified in the approved WQMP. The State of California Regional Water Quality Control Board Santa Ana Region issued Order No. R8-200-0030, NPDES No. CAS618030 that states on Page 61, "The permittees shall establish a mechanism not only to track treatment control BMPs but also to ensure that appropriate easements and ownerships are properly recorded in public records at the County and/or the city and the information is conveyed to all appropriate parties when there is a change in project or site ownership." DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 10 (1) 7.5 Prior to the owner obtaining a Final Approval and Certificate of Occupancy (C of O), the engineer responsible for the approved WQMP shall stamp and sign the Stormwater Observation Report Form. Street Improvement Conditions (1) 7.6 The applicant shall submit engineered public improvement plans along the project frontage for review and approval prior to the issuance of the first permit. These public improvements shall be completed prior to the issuance of the occupancy release. a. The driveway approach on San Juan Street shall be designed and constructed per the City of Tustin Public Works commercial driveway standards. b. Remove the existing driveway apron and design and construct sidewalk, curb & gutter, landscape, and irrigation at the old driveway apron location. c. An existing storm drain manhole is in the proposed project driveway. The applicant's engineer shall confirm the integrity of the existing storm drain junction structure and provide, in writing, if the project shall: 1. Adjust the storm drain manhole to grade with a new traffic - rated (trash truck) storm drain cover and frame; or 2. Remove and reconstruct the whole storm drain junction structure. (1) 7.7 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 (1) 7.8 Prior to issuance of the first permit and/or an Encroachment Permit, the applicant shall submit in the City's Citizen Self Service Portal street improvement plans, as prepared by a California Registered Civil Engineer, for review and approval. The plans shall clearly show existing and proposed surface and underground improvements, including construction and/or replacement of any missing or damaged public improvements adjacent to this development. Said plans shall include, but not be limited to the following: a) Curb and Gutter b) Sidewalk c) Drive aprons d) Dry utility lines DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 11 e) Domestic water facilities and Sanitary sewer facilities f) Landscape and Irrigation A 24" x 36" signed and stamped reproducible street improvement plan is required for final approval. (1) 7.9 Prior to issuance of an Encroachment Permit for construction within the public right-of-way, the applicant shall submit in the City's Citizen Self Service Portal traffic control plans, as prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation, or the most current WATCH manual, whichever is applicable, to the Public Works Department for review and approval. (1) 7.10 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at all driveways and sidewalks adjacent to the site. The City of Tustin standards shall apply unless otherwise approved by the City Engineer. (1) 7.11 The developer shall obtain written approval and/or permits from the applicable utility companies, including but not limited to Southern California Edison, The Gas Company, East Orange County Water District (EOCWD), AT&T, Cox Communications, Spectrum, etc. (1) 7.12 The developer shall coordinate the design and construction of all utilities with the utility providers and the City. The applicant is responsible for coordinating all costs related to the installation, upgrade, alteration, relocation, or abandonment of all existing wet and dry utilities affected by the proposed project. Water Improvement Conditions (1) 7.13 Water improvement plans must follow the latest City of Tustin Water Standards and the American Water Works Association (AWWA) guidelines. In case of a conflict, the City of Tustin Water Standards shall prevail. (1) 7.14 In accordance with the plans, a backflow prevention device may be required to protect the public water system from cross -connections a. If a double-check detector assembly (DCDA) is required, the City of Tustin must dedicate an easement for public utility access purposes. The easement shall start from the public right-of-way up to the DCDA and extend a minimum of five (5) feet around it to allow for unobstructed access, inspection, testing, and maintenance. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 12 b. If the Orange County Fire Authority (OCFA) requires a building sprinkler system, the applicant shall be required to provide a backflow prevention device at his or her expense to prevent cross - contamination with the public water system. c. If the applicant proposes utilizing an irrigation system, then a separate water meter shall be required. If this is the case, a reduced pressure principle assembly (RPPA) shall be required to prevent cross -connection with the public water system. (1) 7.15 The applicant is responsible for all costs related to the installation, upgrade, alteration, relocation, or abandonment of all existing City of Tustin public water facilities affected by the proposed project. (1) 7.16 The applicant's project is within the East Orange County Water District (EOCWD) service area. A release/approval from the EOCWD shall be obtained prior to the issuance of a Grading Permit from the City of Tustin. The applicant shall submit a water connection and other EOCWD fees. (1) 7.17 OCFA must review the adequacy of a proposed water system plan for a proposed development project, including the number, size, and distribution of fire hydrants. (1) 7.18 The proposed domestic water system plans must conform to all applicable regulations enforced by the Orange County Health Department Solid Waste Recycling Conditions (1) 7.19 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). a. The applicant/contractor must 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 sixty-five (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 fifty -dollar ($50.00) application fee and a cash security deposit. Based on the review of the submitted Waste Management Plan, the cash security in the amount of five (5) percent of the project's valuation, as determined by the Building Official, rounded to the nearest thousand. The deposit amount will be collected in accordance with the TCC. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 13 C. Prior to issuance of any permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin." (1) 7.20 Facility Solid Waste Collection and Recycling a. The applicant, property owner, and/or tenant(s) are required to participate in the City's recycling programs. b. Waste and Recycling collection facilities shall be equally and readily accessible by the property owner(s) or tenant(s). c. All trash enclosures shall be designed with a roof and be able to accommodate at least two (2) 4-yard bins, with at least one (1) bin reserved for recyclable materials. Space for a container for organics is also required, as described in Section 21 D below. d. All developments are required to provide space for the collection of organic materials. Organics are collected in 35-gallon and 65-gallon wheeled carts and 2-yard bins. The size of the organics container will depend upon the use and size of the building. Organics can be collected six (6) days per week to minimize the space required for a container. Miscellaneous Public Works Conditions (1) 7.21 Prior to the first Grading Plan submittal, the applicant shall submit an 8'/2" x 11" street address map exhibit to the Public Works Department for review and approval. The address map exhibit shall be in portable document format (PDF) and shall include the site plan, footprint of building(s), and streets. (1) 7.22 Prior to the issuance of a Building Permit(s), the applicant shall provide written approval of sanitary sewer service connections from the East Orange County Water District (EOCWD). (1) 7.23 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of the City Engineer before first Certificate of Occupancy. ORANGE COUNTY FIRE AUTHORITY (1,5) 8.1 Plan Submittal: The applicant or responsible party must submit the plan(s) listed below to the OCFA for review. Approval must be obtained for each DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 14 plan prior to the specified event. Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit, if a grading permit is not required: • Fire Master Plan (PR145) • The project must have a firewater flow available as required by OCFA Guideline B-01, Attachment 4. • All bedroom rescue windows from the second and third floors must have the laddering clearances required by OCFA Guideline B-01. Prior to the issuance of a building permit: • Fire sprinkler and standpipe system (service codes PR 400-PR 465) • Underground piping for private hydrants and fire sprinkler systems (service code PR 470-PR 475 Prior to concealing interior construction: • Fire alarm system (service code PR500-PR520) (5) 8.2 Lumber -drop Inspection: After installing the required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA before bringing combustible building materials on -site. To schedule the lumber drop inspection, call OCFA Inspection Scheduling at 714-573-6150 at least five days in advance with the Service Request number of the approved fire master plan. FEES (1) 9.1 Prior to the issuance of each building permit, payment shall be made of all applicable fees, including but not limited to the following. Payment shall be required based on the rates in effect at the time of payment, which are subject to change. a. Building plan check and permit fees to Community and Economic Development based on the most current schedule at the time of permit issuance. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 15 b. Engineering plan check and permit fees to the Public Works Department based on the most current schedule at the time of permit issuance. c. OCFA plan check and inspection fees to Community and Economic Development based upon the most current schedule at the time of permit issuance. d. Payment of Major Thoroughfare and Bridge Fees to the Tustin Public Works Department is required when a building permit is issued. e. Water and sewer connection fees to the Irvine Ranch Water District. f. New residential construction fees in the amount of three hundred and fifty dollars ($350.00) per unit plus one hundred dollars ($100.00) for each bedroom over one (1) in each unit. g. School facilities fee in the amount as required by Tustin Unified School District. (1) 9.2 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to Community and Economic Development 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 a forty-eight (48) hour period, the applicant has not delivered to Community and Economic Development the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. Docusign Envelope ID: 2B909BC5-8E05-4A53-A2A2-8EE2D1851504 Attachment 7 RESOLUTION NO. 25-28 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING DESIGN REVIEW 2025-0001 AND DENSITY BONUS WAIVER AND CONCESSION REQUESTS FOR A NEW THREE-STORY RESIDENTIAL BUILDING WITH EIGHT RENTAL UNITS AFFORDABLE TO LOWER -INCOME HOUSEHOLDS LOCATED AT 1852 SAN JUAN STREET The City Council of the City of Tustin does hereby resolve as follows: SECTION I. The City Council finds and determines as follows: A. That a proper application has been submitted by Families Forward for the construction of an 8,700 square -foot three-story building that will include eight rental units affordable to lower -income households on a 0.22-acre site located at 1852 San Juan Street. B. That the application request includes the following approvals: • Design Review (DR) 2025-0005 for site layout and building design • Density Bonus request and its concessions and waivers to allow for a reduction in required parking standards, building height, rear yard setback, and provision of underground electrical utilities C. That the site is zoned as Suburban Residential District (R4) and designated as High -Density Residential (HDR) by the Tustin General Plan. D. That the project has been reviewed for consistency with the Air Quality Sub - element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub -element. E. That TCC Section 9272b requires the applicant to obtain DR for the site plan, architectural elevations, and landscaping for construction of a new development prior to the issuance of any building permit. F. That pursuant to TCC Section 9124, the applicant requested Density Bonus State Law Concessions for a reduction in required parking standards, building height, rear yard setback, and provision of underground electrical utilities for residential development in the R4 zoning district. G. That a public hearing was duly called, noticed, and held for DR 2025-0005 and Density Bonus requests on March 25, 2025, by the Planning Commission where the Planning Commission motioned to approve the recommendation to the City Council. Resolution 25-28 Page 1 of 7 Docusign Envelope ID: 2B909BC5-8E05-4A53-A2A2-8EE2D1851504 H. That the proposed project is consistent with the General Plan Housing Element Goal 1 in that the project would facilitate the provision of an adequate supply of housing to meet the need for a variety of housing types and the diverse socio-economic needs of all community residents and supports State Housing Law as implemented by the Regional Housing Needs Assessment (RHNA). The project provides eight (8) affordable units. That the demolition of two (2) existing dwelling units and the construction of eight (8) affordable units, will comply with the requirement of the Housing Crisis Act of 2019, also known as Senate Bill (SB) 330, which states that any units demolished as part of a project, or demolished on a project site within the last five years, will be replaced with at least the greatest number of dwelling units as existed on the project site within the last five years. That the project is Categorically Exempt pursuant to the following: Section 15332 (Class 32) of the California Code of Regulations (Guidelines for the California Environmental Quality Act). Section 15192 (Article 12.5-Affordable Housing) of the California Code of Regulations (Guidelines for the California Environmental Quality Act. K. That the location, size, and general appearance of the proposed project, as conditioned, is compatible with the surrounding area in that there are existing multi -family residences in the area of a similar massing and scale. In addition, architectural design and features enhance the existing housing stock in the neighborhood. The proposal will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy. In making such findings, the Planning Commission has considered at least the following items: 1. Height, bulk, and area of proposed structures. 2. Setbacks and site planning. 3. Exterior material and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors and other openings. 6. Towers, chimneys, and roof structures. 7. Landscaping, parking area design and traffic circulation. 8. Location, height and standards of exterior illumination. 9. Location and appearance of mechanical and electrical equipment. 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 Resolution 25-28 Page 2 of 7 Docusign Envelope ID: 2B909BC5-8E05-4A53-A2A2-8EE2D1851504 structures and possible future structures in the neighborhood and public thoroughfares. 13. Development guidelines and criteria as adopted by the City Council. • Building Design. The project is designed to be a vibrant, high - quality multi -family residential development. The contemporary Spanish architectural style features clean lines, ample glazing and fenestration, windows with trim surrounds, shutters and ironwork, and subtle color schemes. The building elevations include vertical and horizontal architectural features and color schemes that break up the overall massing and provide visual interest. The applicant proposes an architectural style complementary to the residential uses to the east of the project site. • Site Layout. The lot width of approximately 76 feet is bifurcated with a 24-foot wide, two-way driveway that provides the site's singular entry and exit point. The driveway entry is flanked by 15-foot-wide landscaped planting areas and the easterly side of the driveway provides an enhanced pedestrian path of travel into the site. Building height is proposed to exceed the maximum allowable height of 35 feet and a maximum of two stories for the R4 zone as allowed pursuant to the Density Bonus law. Rooftop mechanical equipment would be fully screened behind the roof, and other electrical equipment would be screened from public view • Access and Circulation. Vehicular access to the site will be provided via a designated driveway entrance designed to facilitate ingress and egress while minimizing conflicts between pedestrians and vehicles. The circulation plan includes clear sightlines and turning radii. Parking stall dimensions and drive aisle comply with Tustin City Code 9266(d) Table 2. Pedestrians will access the site by a designated pedestrian walkway located along the east property line that leads to the singular main entrance of the building. Lighting elements along walkways and parking areas will be installed to improve visibility and security during evening hours. • Parking. Pursuant to Table 1 of TCC 9263, a total of 18 parking spaces are required: 16 covered parking spaces and two guest spaces. The project will provide on -site parking for eight vehicles, including two designated accessible parking spaces in the uncovered surface parking lot fronting San Juan Resolution 25-28 Page 3 of 7 Docusign Envelope ID: 2B909BC5-8E05-4A53-A2A2-8EE2D1851504 Avenue. The parking reduction would be allowed pursuant to the Density Bonus law. • Private and Common Open Space. Pursuant to TCC, common open space is not required for multi -family developments in the R-4 zoning district; however, one 379 square feet of outdoor common open space area and one 289 square feet of indoor common room are provided. The first -floor community room is adjacent and provides access to the outdoor open space. The community room is intended to provide an indoor gathering space and promote community. A common laundry room is also provided on the first floor. • Lighting. Proposed outdoor lighting would be typical of residential uses and would consist of wall -mounted lighting along the driveway, path lights, and landscape lighting. All of the project's outdoor lighting would be shielded to minimize off -site spill and would be in compliance with TCC Section 9271hh. L. Density Bonus Requests 1. That California Government Code Section 65915, known as the Density Bonus Law, encourages the construction of affordable housing by offering developers additional building capacity and other benefits when they include affordable units in their projects. 2. That the applicant will construct eight rental units that are affordable to lower -income households within one three-story building. 3. That the density bonus will increase the number of families served and contribute to the City's goal of reducing the number of families experiencing homelessness or at risk of homelessness by providing 8 additional units at this project site 4. That concessions and waivers are necessary to enhance the project by lowering overall costs and offering amenities to lower -income families that include the following: • Parking Standards Waivers: The applicant requests the following deviations from the TCC parking standards. o Pursuant to TCC 9267, the maximum allowable paved surface area within the front yard setback is restricted to 50% of the Resolution 25-28 Page 4 of 7 Docusign Envelope ID: 2B909BC5-8E05-4A53-A2A2-8EE2D1851504 total area. The applicant requests paved surface area exceeding fifty (50%) percent. o Pursuant to TCC Section 9268c6, a minimum 20-foot queuing distance for driveways is required. The applicant requests a deviation from this standard by providing a five-foot queuing distance. o Pursuant to Table 1 of TCC 9263, a total of 18 parking spaces are required, including 16 covered parking spaces and two guest spaces. The project will provide on -site parking for eight vehicles, including two designated accessible parking spaces in the surface parking lot fronting San Juan Avenue. The waivers to the development standards above are requested to accommodate the proposed density, building code and fire code requirements and amenities that, if applied, would deem the project physically infeasible to build. Height Concession: According to TCC Section 9220, the maximum building height in the R-4 zone is two stories or 35 feet. The applicant proposes a three-story building with a maximum height of 40 feet to accommodate the roof pitch, conceal mechanical equipment, and support additional affordable housing units on the third floor of the building. Providing one three-story building reduces costs, maximizes the use of the property, and is economically feasible to build. • Rear Yard Setback Reduction Waiver: TCC 9220 requires a 25- foot rear yard setback for properties in the R-4 zone. The applicant requests a setback reduction from 25 feet to 5 feet to comply with building and fire regulations that would otherwise be economically infeasible. Underground Utilities Concession: Pursuant to TCC 8107(a), all electrical, telephone, community antenna, television, and similar service wires or cables providing direct service to the property shall be installed underground within the exterior boundary lines of such property. The applicant requests providing electrical and other utilities, if needed, overhead to the building to reduce costs associated with underground utility installation that would make the project economically infeasible to build. 5. That the applicant has shown that the concessions and waivers of modification of development standards are necessary to make the housing units physically and economically feasible. Resolution 25-28 Page 5 of 7 Docusign Envelope ID: 2B909BC5-8E05-4A53-A2A2-8EE2D1851504 6. That density bonus, concessions, or incentives/waivers would not adversely impact public health and safety or the physical environment. M. That a public hearing was duly called, noticed, and held on said application on May 6, 2025, by the City Council. II. The City Council hereby approves DR 2025-0005, subject to the conditions attached hereto as Exhibit A. PASSED AND ADOPTED by the City Council of the City of Tustin at a regular meeting on the 6th day of May 2025. AUSTIN LUMBARD, Mayor ERICA N. YASUDA, City Clerk APPROVED AS TO FORM: F cuSigned by: Z'79 DA $r31KFN[D City Attorney Resolution 25-28 Page 6 of 7 Docusign Envelope ID: 2B909BC5-8E05-4A53-A2A2-8EE2D1851504 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN ) I, Erica N. Yasuda, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, do 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. 25-28 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 6t" day of May 2025, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: COUNCILMEMBER RECUSED: ERICA N. YASUDA, City Clerk Resolution 25-28 Page 7 of 7 Attachment 7a EXHIBIT B RESOLUTION NO. 25-28 CONDITIONS OF APPROVAL DESIGN REVIEW (DR) 2025-0005 1852 SAN JUAN STREET GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped May 6, 2025, on file with the Community and Economic Development, as herein modified, or as modified by the Community and Economic Development Director in accordance with this Exhibit. The Community and Economic Development Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with the Tustin City Code (TCC) provisions. Any changes in the approved project shall be subject to the review and approval of Community and Economic Development. (1) 1.2 Unless otherwise specified, the conditions in this Exhibit shall be complied with as specified, subject to review and approval by Community and Economic Development. (1) 1.3 Approval of Design Review (DR) 2025-0005 is contingent upon the applicant and property owner signing and returning to Community and Economic Development 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 Community and Economic Development Director shall establish the forms, and evidence of recordation shall be provided to Community and Economic Development. (1) 1.4 As a condition of approval of DR 2025-0005, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision - making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in the defense of any such action under this condition. 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 DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 2 (1) 1.5 DR 2025-0005 may be reviewed annually or more often, if deemed necessary by Community and Economic Development, to ensure compatibility with the area and compliance with the conditions contained herein. If the use is not operated in accordance with the conditions of approval or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community and Economic Development Director may impose additional conditions to eliminate the nuisance or negative impacts. (1) 1.6 Any violation of any of the conditions imposed is subject to the issuance of an Administrative Citation pursuant to TCC Section 1162(a). (1) 1.7 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.8 This approval shall become null and void if the Regulatory and Housing Incentive Agreement for the project is not approved and executed. USE RESTRICTIONS (1,5) 2.1 This approval authorizes the construction of an 8,700-square-foot multi- family building with eight rental units affordable to lower -income households. The facility shall consist of community and laundry rooms, eight surface parking spaces, an outdoor common area, and other amenities. (1,5) 2.2 The project shall not be used as an emergency shelter and shall not operate as such. (1,5) 2.3 According to the executed Affordable Housing Grant Agreement signed on November 16, 2023, between the City of Tustin and Families Forward, the following items apply regarding planning, entitlement, permit issuance, and funding disbursement: a. The grantee shall comply with all reporting and records retention requirements outlined in the Affordable Housing Grant Agreement. This includes promptly submitting progress reports and keeping comprehensive records to ensure full adherence to all specified timelines and deadlines. b. The two -million -dollar grant shall be disbursed only after all land use entitlements have been obtained and the City of Tustin has issued all necessary building permits for construction. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 3 c. The project shall comply with the Local Preference Policy as permitted by law. d. Prior to permit issuance, the applicant shall enter into a Regulatory and Housing Incentive Agreement with the City of Tustin, restricting the rental housing project to 55-year affordability restrictions. The Regulatory Housing Incentive Agreement shall be recorded against the parcel in the Official Records of Orange County, California. It shall be binding upon all future owners and successors in the interest of the apartment complex. The City Manager is authorized to approve and execute the Regulatory Housing Incentive Agreement and any amendments thereto on behalf of the City. The City Manager shall have the authority to make approvals, issue interpretations, waive provisions, make and execute further agreements, and/or enter into amendments to the regulatory agreement on behalf of the City. e. The project shall serve families with at least one minor age child who are homeless or at -risk of homelessness and are extremely low to low-income households. f. The project shall adhere to all relevant state, federal, and local zoning and development regulations. g. The grantee shall begin construction within 180 days after the issuance of building permits. h. The project shall be fully constructed and completed within three years from the effective date of the Grant Agreement and no later than November 16, 2026. i. Grant funds shall be used exclusively for eligible construction costs. Operational expenses are not permitted. If the project does not commence within 180 days of the permit being issued or is not completed within three years of the agreement's execution, it may be considered an Event of Default. This may initiate potential remedies, including the repayment of grant funds with interest, legal action by the City, and other enforcement measures permitted by law. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 4 SITE AND BUILDING DESIGN (1,4) 3.1 Project materials shall substantially comply with those identified in the approved plans (as such plans may be modified pursuant to the Conditions of Approval). Additional color and material samples may be requested by City staff at the time of the plan check. Substitutions to the approved materials may occur subject to the approval of the Community and Economic Development Director. Architectural detailing may be enhanced during the plan check based on the proposed materials. (1,4) 3.2 The applicant shall submit a complete set of plans prepared by a California registered architect or civil engineer to the Building Division to obtain a permit for the new tenancy. Plans shall include a site plan, existing floor plans, proposed floor plans, and mechanical, electrical, and plumbing plans. (1,4) 3.3 The applicant and owner are responsible for ensuring that the information in construction drawings is consistent with architectural, structural, grading, electrical, mechanical, plumbing, fire, utility, and public improvement plans and other construction drawings. (1,4) 3.4 Per TCC 9271(ff), all rooftop -mounted equipment shall be installed according to approved plans and screened from public view, including the public right-of-way and parking areas. Compliance with this condition shall be verified at plan check and at field inspection. (1,5) 3.5 Per TCC 7263, utility meters outside the building shall be screened with landscaping where feasible, and electrical transformers shall be located to allow for landscape screening outside the required access space. *** 3.6 Backflow devices and double detector checks shall be painted to match the surrounding landscaping when in planters or painted to match the building when located adjacent to the building. Landscaping shall be utilized to screen the devices where possible. (1,5) 3.7 Prior to the issuance of building permits, the applicant shall submit for 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 parking surfaces. b. A maintained minimum of one -quarter (0.25) foot-candle of light on the walking surfaces. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 5 (1,5) 3.8 All parking spaces shall be maintained as shown on the approved site plan. The Community and Economic Development Director shall review and approve any changes to the number, location, or size of parking spaces. LANDSCAPING (1,6) 4.1 At plan check, submit detailed landscaping and irrigation plans for all landscaping areas. Landscape plans shall comply with the City's Water Efficient Landscape Ordinance and Ordinance No. 1457 regarding the water conservation requirements stipulated in the Governor's Executive Order B-29-15 and the City's Water Management Plan. (1,6) 4.2 All landscaping shown on plans shall be installed and maintained by the property owner and shall include screening any proposed detector check valve water systems and electrical transformers. In addition to shrubs and ground cover, vines shall be planted in the planter area adjacent to the trash enclosure. All vine planting shall include support ties to establish the vines on the walls. Landscaping shall be installed prior to the final inspection of the project. (1,6) 4.3 Community and Economic Development may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check. (1,6) 4.4 The landscape plans shall note that landscaping and irrigation materials coverage is subject to inspection by Community and Economic Development at project completion. (1,6) 4.5 All plant materials shall be installed in a healthy, vigorous condition typical to the species and 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. (6) 4.6 Root barriers shall be installed as needed in areas where trees are planted near hardscapes and/or structures. SIGNAGE (1,4) 5.1 All signs shall comply with TCC and 9404 and be compatible with the building design. Sign plans shall be submitted to the Community and Economic Development for approval prior to the issuance of a sign permit. If applicable, all signage must have a valid sign permit. (1,4) 5.2 A sign permit shall be applied for and obtained from Community and Economic Development prior to constructing, erecting, altering, replacing, DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 6 moving, or painting any sign, except for signs exempt from a permit according to the Tustin Sign Code. Permit applications shall be accompanied by information as required for a standard sign plan or master sign plan, pursuant to the Tustin Sign Code. (1,4) 5.3 All signs must be structurally safe and always kept in good condition. The Community and Economic Development Director shall have the authority to order the repair, replace, or remove any signs that pose a hazard or nuisance to safety, health, or public welfare due to inadequate maintenance, dilapidation, or obsolescence. (1,4) 5.4 All signs shall be constructed of a non -corrosive, rust -resistant finish to not degrade in adverse weather conditions. (1,4) 5.5 The locations for any signs shall comply with the City of Tustin Guidelines for Determining Sign Location Visual Clearance and Public Safety Areas. Signs shall not be placed in a manner that will obstruct or inhibit sight distance or visibility for the motorist. At plan check submittal, all signs shall be clearly identified on plans as to the exact locations. Any signs in proximity to the public right-of-way that could impact driver sight shall be shown at a larger scale that will be adequate for plan check purposes. BUILDING PLAN SUBMITTAL (1,4) 6.1 Construction plans shall be submitted to the Building Division for review and issuance of future building permits. Construction plans shall comply with California Building Codes, as adopted and in effect at the time of plan submittal. Building codes in effect, including local amendments, as of January 1, 2023: 2022 California Building Code ('22 CBC); 2022 California Plumbing Code ('22 CPC); 2022 California Mechanical Code ('22 CMC); 2022 California Electrical Code ('22 CEC); 2022 California Residential Code (`22 CRC); 2022 California Energy Code ('22 Energy); and 2022 California Green Building Standards Code ('22 CGBSC). (1,3) 6.2 The architect of record must be aware of the site accessibility requirements outlined in Chapter 11A of the California Building Code. These include parking requirements, interior travel routes, facility accessibility, and accessible travel paths from the public right-of-way. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 7 a. All ground -floor dwelling units in non -elevator buildings shall be adaptable and on an accessible route. Dwelling Unit Features shall comply with Division IV of Chapter 11A of the CBC. b. The exterior accessible routes shall comply with CBC Section 1110A. c. Accessible routes shall connect all common -use facilities. (1,3 6.3 An automatic fire sprinkler system shall be installed in accordance with Chapter 9 of the California Building Code. (1,3) 6.4 Soil report and investigation will be required with the building permit application submittal. (1,3) 6.5 Per the California Energy Code, all multi -family residential buildings shall have a PV system and Battery Storage System installed. The PV System and Battery Storage System shall be submitted with the Building Permit Submittal. (CA Energy Code Section 170.2(g) and CA Energy Code Section 170.2(b). (1,3) 6.6 Please be aware of any Special detailed requirements for special uses and occupancies per Chapter 4 of the California Building Code. This includes but is not limited to Group R Occupancies per Section 420. (1,3) 6.7 All bedrooms within the building must have emergency escape and rescue openings compliant with Section 1031. (1,3) 6.8 Comply with the required number of EV-ready spaces in accordance with Section 4.106.4.2.1 of the CAL Green Building Standards Code for multi- family development projects with less than 20 dwelling units. (1,3) 6.9 Accessible van parking spaces shall have an access aisle located on the passenger side of the vehicle parked in the forward position. The parking space shall be nine feet wide, and the access aisle shall be eight feet wide. Specify the proposed type of construction for the project. The Architect of Record shall verify that the proposed Type of Construction will meet the Allowable Area, Allowable Height and Number of Stories as specified in Chapter 5 of the California Building Code for the proposed Occupancy Group R-2. a. Please show this analysis on the Conceptual Plans to verify the proposed Type of Construction is acceptable for the height and number of stories proposed for the Group R-2 occupancy group. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 8 b. Verify that the accessory areas meet the area limitations of CBC Section 508.2.3. Otherwise comply with CBC Section 508.3 or 508.4 and identify if the building will be designed as a non - separated or separated occupancy building. (1,3), 6.10 The Architect of Record shall be aware of and evaluate the fire -resistance rating requirements per Table 705.5 and the maximum area of exterior wall openings per Table 705.8 based on fire separation distance regarding the interior property lines. a. Based on the proximity of the exterior walls to the interior property lines, the exterior walls are likely required to be one -hour fire rated, and the openings will be limited to Table 705.8. Please account for these requirements in the conceptual design. Verify that proposed exterior wall openings are within the maximum allowed per story per Table 705.8. (1,3) 6.11 CBC Section 1019.3 requires the exit access stairway to be enclosed with a shaft enclosure constructed in accordance with Section 713. Revise the plans accordingly. This would ultimately create an "interior exit stairway," and compliance with CBC Section 1023 is required. a. The interior exit stairway must terminate to an exit discharge in compliance with CBC Section 1023.3. (1,3) 6.12 Since the building only has one exit from the second and third stories, CBC Table 1006.34(1) allows maximum exit travel distance of 125 feet from the most remote point on the second and third stories to an exit. Since the stairway proposed is an "exit access stairway", this exit access travel distance must include the stairway travel distance until the exit on the ground floor. a. However, since the exit access stairway is required to be enclosed per CBC Section 1019.3, the exit access travel distance can be taken to the entrance of the interior exit stairway. (1,3) 6.13 The accessible path of travel from the accessible EV stall as shown on Sheet C-01 shall not cross onto the vehicular way. Accessible circulation paths must be physically separated from vehicular traffic areas and comply with CBC Section 11 B-250.1. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 9 PUBLIC WORKS DEPARTMENT Water Quality Conditions (1) 7.1 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State, and Regional Water Quality Control Board rules and regulations. (1) 7.2 Prior to the issuance of any permits, the applicant shall submit for approval by Community and Economic Development and Public Works Department a final Water Quality Management Plan (WQMP) in the Citizen Self Service Portal. The WQMP shall identify the Low Impact Development (LID) principles and Best Management Practices (BMPs) that will be used on -site to retain stormwater and treat predictable pollutant run-off. The Priority WQMP shall identify Low Impact Development (LID) principles and Best Management Practices (BMPs) that will be used on -site to retain storm water and treat predictable pollutant run-off. The Priority WQMP shall identify: the implementation of BMPs, the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessees, etc.), and reference to the location(s) of structural BMPs. (1) 7.3 Prior to submittal of a Final Water Quality Management Plan (WQMP), the applicant shall submit a deposit of three thousand seventy-seven dollars ($3,077.00) to the Public Works Department for the estimated cost of reviewing the WQMP. (1) 7.4 Prior to issuance of any permits, the applicant shall submit a signed and notarized copy of the "Covenant and Agreement Regarding O & M Plan to Fund and Maintain Water Qualitv BMPs. Consent to InsDect. and Indemnification form to the Public Works department. The document shall be recorded by the City. This document shall bind the current and future owner(s) of the property regarding the implementation and maintenance of the structural and non-structural BMPs as specified in the approved WQMP. The State of California Regional Water Quality Control Board Santa Ana Region issued Order No. R8-200-0030, NPDES No. CAS618030 that states on Page 61, "The permittees shall establish a mechanism not only to track treatment control BMPs but also to ensure that appropriate easements and ownerships are properly recorded in public records at the County and/or the city and the information is conveyed to all appropriate parties when there is a change in project or site ownership." DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 10 (1) 7.5 Prior to the owner obtaining a Final Approval and Certificate of Occupancy (C of O), the engineer responsible for the approved WQMP shall stamp and sign the Stormwater Observation Report Form. Street Improvement Conditions (1) 7.6 The applicant shall submit engineered public improvement plans along the project frontage for review and approval prior to the issuance of the first permit. These public improvements shall be completed prior to the issuance of the occupancy release. a. The driveway approach on San Juan Street shall be designed and constructed per the City of Tustin Public Works commercial driveway standards. b. Remove the existing driveway apron and design and construct sidewalk, curb & gutter, landscape, and irrigation at the old driveway apron location. c. An existing storm drain manhole is in the proposed project driveway. The applicant's engineer shall confirm the integrity of the existing storm drain junction structure and provide, in writing, if the project shall: 1. Adjust the storm drain manhole to grade with a new traffic - rated (trash truck) storm drain cover and frame; or 2. Remove and reconstruct the whole storm drain junction structure. (1) 7.7 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 (1) 7.8 Prior to issuance of the first permit and/or an Encroachment Permit, the applicant shall submit in the City's Citizen Self Service Portal street improvement plans, as prepared by a California Registered Civil Engineer, for review and approval. The plans shall clearly show existing and proposed surface and underground improvements, including construction and/or replacement of any missing or damaged public improvements adjacent to this development. Said plans shall include, but not be limited to the following: a) Curb and Gutter b) Sidewalk c) Drive aprons d) Dry utility lines DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 11 e) Domestic water facilities and Sanitary sewer facilities f) Landscape and Irrigation A 24" x 36" signed and stamped reproducible street improvement plan is required for final approval. (1) 7.9 Prior to issuance of an Encroachment Permit for construction within the public right-of-way, the applicant shall submit in the City's Citizen Self Service Portal traffic control plans, as prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation, or the most current WATCH manual, whichever is applicable, to the Public Works Department for review and approval. (1) 7.10 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at all driveways and sidewalks adjacent to the site. The City of Tustin standards shall apply unless otherwise approved by the City Engineer. (1) 7.11 The developer shall obtain written approval and/or permits from the applicable utility companies, including but not limited to Southern California Edison, The Gas Company, East Orange County Water District (EOCWD), AT&T, Cox Communications, Spectrum, etc. (1) 7.12 The developer shall coordinate the design and construction of all utilities with the utility providers and the City. The applicant is responsible for coordinating all costs related to the installation, upgrade, alteration, relocation, or abandonment of all existing wet and dry utilities affected by the proposed project. Water Improvement Conditions (1) 7.13 Water improvement plans must follow the latest City of Tustin Water Standards and the American Water Works Association (AWWA) guidelines. In case of a conflict, the City of Tustin Water Standards shall prevail. (1) 7.14 In accordance with the plans, a backflow prevention device may be required to protect the public water system from cross -connections a. If a double-check detector assembly (DCDA) is required, the City of Tustin must dedicate an easement for public utility access purposes. The easement shall start from the public right-of-way up to the DCDA and extend a minimum of five (5) feet around it to allow for unobstructed access, inspection, testing, and maintenance. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 12 b. If the Orange County Fire Authority (OCFA) requires a building sprinkler system, the applicant shall be required to provide a backflow prevention device at his or her expense to prevent cross - contamination with the public water system. c. If the applicant proposes utilizing an irrigation system, then a separate water meter shall be required. If this is the case, a reduced pressure principle assembly (RPPA) shall be required to prevent cross -connection with the public water system. (1) 7.15 The applicant is responsible for all costs related to the installation, upgrade, alteration, relocation, or abandonment of all existing City of Tustin public water facilities affected by the proposed project. (1) 7.16 The applicant's project is within the East Orange County Water District (EOCWD) service area. A release/approval from the EOCWD shall be obtained prior to the issuance of a Grading Permit from the City of Tustin. The applicant shall submit a water connection and other EOCWD fees. (1) 7.17 OCFA must review the adequacy of a proposed water system plan for a proposed development project, including the number, size, and distribution of fire hydrants. (1) 7.18 The proposed domestic water system plans must conform to all applicable regulations enforced by the Orange County Health Department Solid Waste Recycling Conditions (1) 7.19 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). a. The applicant/contractor must 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 sixty-five (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 fifty -dollar ($50.00) application fee and a cash security deposit. Based on the review of the submitted Waste Management Plan, the cash security in the amount of five (5) percent of the project's valuation, as determined by the Building Official, rounded to the nearest thousand. The deposit amount will be collected in accordance with the TCC. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 13 C. Prior to issuance of any permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin." (1) 7.20 Facility Solid Waste Collection and Recycling a. The applicant, property owner, and/or tenant(s) are required to participate in the City's recycling programs. b. Waste and Recycling collection facilities shall be equally and readily accessible by the property owner(s) or tenant(s). c. All trash enclosures shall be designed with a roof and be able to accommodate at least two (2) 4-yard bins, with at least one (1) bin reserved for recyclable materials. Space for a container for organics is also required, as described in Section 21 D below. d. All developments are required to provide space for the collection of organic materials. Organics are collected in 35-gallon and 65-gallon wheeled carts and 2-yard bins. The size of the organics container will depend upon the use and size of the building. Organics can be collected six (6) days per week to minimize the space required for a container. Miscellaneous Public Works Conditions (1) 7.21 Prior to the first Grading Plan submittal, the applicant shall submit an 8'/2" x 11" street address map exhibit to the Public Works Department for review and approval. The address map exhibit shall be in portable document format (PDF) and shall include the site plan, footprint of building(s), and streets. (1) 7.22 Prior to the issuance of a Building Permit(s), the applicant shall provide written approval of sanitary sewer service connections from the East Orange County Water District (EOCWD). (1) 7.23 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of the City Engineer before first Certificate of Occupancy. ORANGE COUNTY FIRE AUTHORITY (1,5) 8.1 Plan Submittal: The applicant or responsible party must submit the plan(s) listed below to the OCFA for review. Approval must be obtained for each DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 14 plan prior to the specified event. Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit, if a grading permit is not required: • Fire Master Plan (PR145) • The project must have a firewater flow available as required by OCFA Guideline B-01, Attachment 4. • All bedroom rescue windows from the second and third floors must have the laddering clearances required by OCFA Guideline B-01. Prior to the issuance of a building permit: • Fire sprinkler and standpipe system (service codes PR 400-PR 465) • Underground piping for private hydrants and fire sprinkler systems (service code PR 470-PR 475 Prior to concealing interior construction: • Fire alarm system (service code PR500-PR520) (5) 8.2 Lumber -drop Inspection: After installing the required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA before bringing combustible building materials on -site. To schedule the lumber drop inspection, call OCFA Inspection Scheduling at 714-573-6150 at least five days in advance with the Service Request number of the approved fire master plan. FEES (1) 9.1 Prior to the issuance of each building permit, payment shall be made of all applicable fees, including but not limited to the following. Payment shall be required based on the rates in effect at the time of payment, which are subject to change. a. Building plan check and permit fees to Community and Economic Development based on the most current schedule at the time of permit issuance. DR 2025-0005 Resolution No. 25-28 1852 San Juan Street Page 15 b. Engineering plan check and permit fees to the Public Works Department based on the most current schedule at the time of permit issuance. c. OCFA plan check and inspection fees to Community and Economic Development based upon the most current schedule at the time of permit issuance. d. Payment of Major Thoroughfare and Bridge Fees to the Tustin Public Works Department is required when a building permit is issued. e. Water and sewer connection fees to the Irvine Ranch Water District. f. New residential construction fees in the amount of three hundred and fifty dollars ($350.00) per unit plus one hundred dollars ($100.00) for each bedroom over one (1) in each unit. g. School facilities fee in the amount as required by Tustin Unified School District. (1) 9.2 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to Community and Economic Development 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 a forty-eight (48) hour period, the applicant has not delivered to Community and Economic Development the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.