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HomeMy WebLinkAboutCC RES 25-43Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E RESOLUTION NO. 25-43 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING RESIDENTIAL ALLOCATION RESERVATION (RAR) 2025-0001, DESIGN REVIEW (DR) 2024-0014, SUBDIVISION (SUB) 2024-0005/ TENTATIVE TRACT MAP (TTM) NO. 19361, DENSITY BONUS REQUEST TO CONSTRUCT A NEW RESIDENTIAL CONDOMINIUM DEVELOPMENT PROJECT THAT WOULD INCLUDE 73 RESIDENTIAL CONDOMINIUM UNITS IN NINE BUILDINGS, INCLUDING FOUR AFFORDABLE UNITS, ON APPROXIMATELY 3.39 ACRES AT 13751 AND 13841 RED HILL AVENUE The City Council of the City of Tustin, California does hereby resolve as follows: The City Council finds and determines as follows: A. That a proper application has been submitted to the City of Tustin (the City) Community Development Department by Meritage Homes of California, Inc. to construct a new, residential condominium development project that would include seventy-three (73) units in nine (9) buildings, including four (4) affordable units, on a 3.9 acre site located at 13751 and 13841 Red Hill Avenue of the Red Hill Avenue Specific Plan (RHASP). B. That the Development Application request includes the following approvals: • RAR 2025-0001 reserving 61 base residential units. • DR 2024-0014 for site layout and building design. • DA 2024-0004 to accept provisions of public benefits. • SUB 2024-0005/TTM No. 19361 to subdivide the existing two parcels to one lot for condominium purposes to construct a total of 73 units including 69 market rate and four affordable units. • Density Bonus request with the provision of five (5) percent of units identified as very -low income housing with a request for density bonus of twenty percent (61 base units, plus 12 density bonus units); one (1) concession to remove the requirement for a commercial component (Flexible Format Retail and Mixed -Use); and use of State Density Bonus Law parking standards. C. 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. Resolution 25-43 Page 1 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E D. That the project supports the overall vision, goals, and intent of the RHASP by providing enhanced streetscape improvements and incorporating a public amenity space including public art and gateway signage, and pedestrian amenities along both Red Hill Avenue and San Juan Street. Existing street trees along Red Hill Avenue would be replaced with new trees, and on -street public parking bays along Red Hill Avenue to reinforce the urban design character of the corridor. The proposed project is a vibrant, high -quality residential development along Red Hill Avenue that contributes to the City's housing goals. The pedestrian -oriented site design promotes a walkable, well - integrated urban environment, consistent with RHASP objectives. The project would include a new signalized intersection at the project entry along Red Hill Avenue and other associated off -site public improvements. The project implements the following: 1. Goal 1. Enhance streetscape, landscape, and public amenities throughout the Specific Plan area. 2. Objective 1-3. Encourage a "sense of place" within the Specific Plan area through quality site design, architectural design, and public improvements. 3. Goal 2. Improve visual and functional connections and linkages between Red Hill Avenue, surrounding residential neighborhoods, adjacent public and institutional uses, and Interstate 5. 4. Objective 2-1. Identify ways to improve and enhance linkages and connections between new development in the Specific Plan area and surrounding neighborhoods. 5. Goal 5. Improve pedestrian and bike accessibility and vehicular circulation to minimize potential conflicts between different users and improve mobility throughout the Specific Plan area and connectivity with the greater community. 6. Objective 6-1. Promote the development and maintenance of adequate parking facilities commensurate with parking demand. 7. Goal 8. Ensure development within the Specific Plan area is sensitive to and compatible with surrounding land uses. E. That Tustin City Code (TCC) Section 9323b2 requires TTMs be prepared for subdivisions creating five or more condominiums as defined in Section 783 of the California Civil Code. Resolution 25-43 Page 2 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E F. That TCC Section 9272b requires the applicant obtain DR for site plan, architectural elevations, and landscaping for construction of a new development prior to the issuance of any building permit. G. That pursuant to TCC B9923, the applicant elected to provide five percent (5%) of base units in the residential project, or four units, available to very low- income households. The City Council has temporarily suspended the payment of the Voluntary Workforce Housing in -lieu fee for projects entitled within 36 months of March 5, 2024, per Resolution No. 24-14. This project would therefore not be subject to the housing in lieu fee. H. That pursuant to TCC Section 9123, the applicant requested a Density Bonus Law concession to remove the requirement for a commercial component (Flexible Format Retail and Mixed Use) and use of State Density Bonus Law parking standards. That pursuant to TCC Section 9132, the applicant requested use of State Density Bonus Law parking standards to deviate from the on -site parking requirements for guest parking per TCC Section 9263. That a public hearing was duly called, noticed, and held for RAR 2025-0001, DR 2024-0014, DA 2024-0004, SUB 2024-0005/TTM No. 19361, Density Bonus request and concession on May 13, 2025, by the Planning Commission where the Planning Commission motioned to approve the recommendation to the City Council. K. That a public hearing was duly called, noticed, and held on said application on June 3, 2025, by the City Council. L. That on October 16, 2018, the Tustin City Council certified the Final Program Environmental Impact Report (EIR) for the Red Hill Avenue Specific Plan (RHASP) (SCH # 2017041031). M. That the City has prepared an Addendum to the Certified EIR for the project pursuant to CEQA Guidelines Section 15164 because none of the conditions identified in Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR have occurred and because the project is a later activity within the scope of the RHASP Program EIR pursuant to CEQA Guidelines Section 15168. The project would be required to comply with applicable mitigation measures identified in the RHASP EIR/MMRP and incorporated by reference in the Addendum. N. That as conditioned, Sub 2024-0005/ TTM No. 19361 conforms with the State Subdivision Map Act and TCC Section 9323 (Subdivision Code) in that: Resolution 25-43 Page 3 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E The proposed TTM 19361 and improvements are consistent with RHASP, TCC, and Subdivision Map Act. 2. The site is physically suitable for the type of development and proposed density for a new residential condominium that would include 73 units in nine buildings on approximately 3.39 acres within the allowable density requirements of RHASP General Plan designation. 3. The design of the proposed subdivision and improvements are not likely to cause substantial environmental damage in that the development is located on a vacant site within an urbanized area and any potential environmental impacts can be mitigated to a level less than significant as determined in the 2018 certified RHASP EIR. 4. The design of the subdivision or the types of improvements proposed are not likely to cause serious public health problems, and the development is in compliance with the Zoning Code and the RHASP, except for those development standards associated with the Density Bonus request and will be required to comply with the applicable building and life safety codes. 5. The waste discharge from the proposed subdivision into a community sewer system will not result in or add to violations of existing requirements, prescribed by the Regional Water Quality Control Board, in that the development will be permitted through the East Orange County Water District and Orange County Sanitation District to utilize community sewer facilities. 6. The recommendations provided in the preliminary geotechnical report would be implemented in the grading and foundation improvements associated with the project. O. That the City's Public Works Department reviewed the map and determined that, as conditioned, it is technically correct. P. That the project meets the development standards of the RHASP zoning district, except for the concession requested by Density Bonus law. Q. That TCC Section 9331d requires the subdivider to dedicate parkland and/or pay a fee in -lieu of providing a parkland dedication. That common open space in excess of what is required by TCC is provided and the project includes a subdivision of less than 50 parcels. Pursuant to TCC 9331d3, the applicant shall be required to dedicate or pay a park in -lieu fee for the entire parkland dedication requirement of 21,305 square feet. Consistent with RHASP Section 6.7.1(B)(7), the project includes an approximately 3,200 square foot public Resolution 25-43 Page 4 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E amenity space that is accessible to the public via easement and includes public art and gateway signage, decorative pavement, seating amenities, landscaping, and lighting. The Developer or homeowners' association ("HOX) will maintain the public amenity space at the sole cost of the Developer or HOA, as applicable, and such obligation shall be set forth in the CC&Rs for the Project. TCC Section 9331 d6 allows for a "credit" for public park improvements provided on -site and the City agrees to credit the actual square footage of land and value of the improvements against the payment of park in -lieu fees. R. 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) and the requirement of Voluntary Workforce Housing Ordinance (TCC B9911 et seq.). The Project proposes a total of 73 housing units. Four of the 73 units will be reserved for "very low-income households." The remaining 69 units will be market rate units. S. That the remaining sites identified in the Housing Element are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the City's remaining unmet regional housing need allocation at each income level. 1. Pursuant to subdivision (b)(2) of Government Code Section 65863, if the City allows development of any parcel with fewer units by income category than identified in the Housing Element Sites Inventory for that parcel, the City is required to make a written finding supported by substantial evidence as to whether or not remaining sites identified in the Housing Element are adequate to meet the requirements of Government Code Section 65863.2 and to accommodate the City's regional housing need allocation (RHNA) at each income level. 2. The project site is identified in the City's Housing Element Sites Inventory as Site 3, with an estimated capacity to accommodate 137 total units, consisting of 6 very low-income units and 131 above moderate income units. The project proposes a total of 73 units for the site, consisting of 69 above moderate -income units and four very low-income units. As a result, the proposed project is 64 fewer total units and fewer moderate and very low-income units than identified in the Housing Element sites inventory for the project site. 3. The City's RHNA for the 2021-2029 planning period is 6,782 housing units for all income levels, consisting of 1,724 very low-income units, Resolution 25-43 Page 5 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E 1,046 low income units, 1,132 moderate income units, and 2,880 above moderate -income units. Accounting for "pipeline," at the time the City's Housing Element was prepared, 556 units had been permitted or approved on sites included in the Sites Inventory to satisfy the City's RHNA. Therefore, counting these "pipeline" units, at the time the Housing Element was prepared, the City's unmet RHNA was 6,226 units, which consisted of 1,708 very low-income units, 1,042 low income units, 1,128 moderate income units, and 2,348 above -moderate income units. Subsequent to preparation of the Housing Element, as of December 31, 2024, the City has permitted or approved 453 new housing units (including ADUs) on sites that are not identified in the Housing Element, including three very low-income units, 12 low income units, five moderate income units, and 433 above moderate -income units. Only one project has been approved on a site identified in the Housing Element Site Inventory: a 42-unit residential/live work development on Site #15, with two very low income units and 40 market -rate units (above moderate). Therefore, following approval of the proposed project, the City's remaining unmet RHNA will be 5,658 total units, consisting of 1,699 very low-income units, 1,030 low income units, 1,123 moderate income units, and 1,806 above moderate -income units. 4. The Housing Element identifies 18 sites (each made up of multiple parcels) to meet the City's 2021-29 RHNA at each income level. Sites 1 through 16 are within General and Specific Plan areas which do not impose specific density limits for individual sites, and many of these sites can accommodate more density than reflected in the estimated capacities listed for these sites in the Sites Inventory. As described in the Housing Element, the City took a conservative approach in estimating capacity for sites within the RHASP Area, and these sites could accommodate higher density and based on their zoning, site characteristics, and expressed property owner and developer interest, these sites are suitable for development of additional moderate and lower income units. 5. The Housing Element also provides for a 20% "buffer" consisting of 1,356 units on parcels within Tustin Legacy (Housing Element Sites 1 and 2), which is intended to accommodate additional residential development to meet the City's RHNA in the event that other remaining sites identified in the Housing Element cannot accommodate the City's unmet RHNA. Therefore, although the proposed project will provide two fewer very low-income units, and 62 fewer above moderate -income housing units than identified in the Housing Element for Site 3, the remaining sites identified in the Housing Element are adequate to accommodate these units and the City's remaining unmet RHNA at each income level. Resolution 25-43 Page 6 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E T. 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 general area of similar massing and scale. In addition, the architectural design and features are an enhancement to 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 as a whole. In making such findings, the City Council has considered at least the following items: Building Design. The project is designed to be a vibrant, high -quality residential development providing housing opportunity along Red Hill Avenue consistent with the RHASP and the City's Housing Element. The Spanish Eclectic architectural design incorporates features such as front elevation porches and landings, varied rooflines and deck guard walls/ guardrails to eliminate the potential for monotonous design, windows with trim surrounds, and four color and material schemes throughout the project to enhance the overall design and add enhancements to the streetscape along Red Hill Avenue and San Juan Street. 2. Site Layout, The Red Hill Avenue street frontage includes one two- way driveway and pedestrian paths that leads to all areas of the project site. The site has pedestrian access from Red Hill and San Juan Street. Residential buildings are proposed away from Tustin High School and along the frontage of Red Hill and San Juan Avenue. The project provides two common recreational areas that provide central gathering spaces and a public amenity space that would be private maintained, but publicly accessible. The three-story buildings are proposed to comply with maximum allowable height of four stories and fifty feet per the RHASP Development Standards. 3. Access and Circulation. The project would include one 28 foot -wide driveway on Red Hill Avenue that would include a new traffic signal. The driveway provides the only entry and exit point to the development, and connects to a 24 foot -wide drive isle that loops around the interior of the project site. On -site drive aisles would provide direct access to garages and on -site guest parking. Offsite parking along Red Hill Avenue is also provided. Pedestrian sidewalks and pathways would be installed to circulate the site and connect to the proposed amenity areas located fronting Buildings 1, 2, and 5, as well as the public amenity space at the corner of Red Hill Avenue and San Juan Street. 4. Parking. The project exceeds the off-street parking required for residential parking; however, is short one guest parking space per the TCC. The applicant has requested use of, and complies with State Density Bonus Law parking provisions. Resolution 25-43 Page 7 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E 5. Private and Common Open Space. The project would provide a combined private and common open space area of approximately 37,841 total or 518 square feet (SF) per unit, which exceeds the minimum open space requirement of required in RHASP of 21,900 SF or 300 SF per unit. 6. Lighting. Proposed outdoor lighting would be typical of residential uses and would consist of monumentation lighting, accent tree lighting, bollard pedestrian pathway lighting, vehicular fixture, festoon lighting, directional lighting to BBQ, shade structure lighting, and accent wall lighting. All of the project's outdoor lighting would be shielded to minimize off -site spill and would be in compliance with TCC Section 9271 hh. 7. Wall and Fences. The project would include a combination of walls and fences for privacy and security. Five to six foot high pilasters would flank the walkways located on either side of the main driveway along Red Hill Avenue to enhance the project's main entrance and create a sense of place as pedestrians walk onto the community. A new six foot (6'-0') high block wall along the western and southern boundary with 6'-8" pilasters would provide visual interest and break up the proposed wall per RHASP Section 5.3.5 and 5.4.5. There is an existing 6-foot wall along the property line with the adjacent residential development that would be protected in place. Tubular steel fencing is proposed between the public amenity space and the units that are immediately adjacent. 8. Landscaping. The proposed landscape plan features water efficient design and includes several different plant species across the project site. Groundcovers, shrubs, succulents and trees will provide screening and aesthetic treatment along all property lines. In addition, all planting and irrigation shall comply with applicable water conservation limits. 9. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. The building design with accent materials is compatible with other multifamily residential buildings in the area. The buildings would meet the development standards as required by the RHASP and TCC, except as those deviations per the Density Bonus requests. 10. Density Bonus Request. The applicant is requesting a Density Bonus for density bonus of twenty percent (61 base units, plus 12 density bonus units), and concession to remove the requirement for a commercial component (Flexible Format Retail and Mixed -Use). Resolution 25-43 Page 8 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E U. That the development is consistent with findings required for approval of the RAR pursuant to Section 6.7 of RHASP as provided below: 1. The project is substantially consistent with the uses, design criteria, and development regulations of the RHASP. The land use designation for the project site is Mixed Use within the Red Hill Avenue Specific Plan (RHASP). This designation encourages a combination of residential and neighborhood -serving commercial uses that support a walkable, vibrant corridor. The RHASP prohibits residential -only developments without a commercial component in certain areas. The proposed project deviates from this standard by utilizing State Density Bonus Law to request to waive the commercial and mixed use requirement. The project site is located on a corner with frontage along both Red Hill Avenue and San Juan Street. Its proximity to established residential neighborhoods and visibility from a major arterial corridor present transitional design considerations that influence site access, layout, and overall compatibility. The project proposes a 73-unit residential condominium development across nine buildings, including 69 market -rate units and four affordable units, on approximately 3.39 acres. Each unit will include an enclosed two -car garage and private open space. The development also features 18 guest surface parking spaces, common open space areas, landscaping, and a public amenity space. The site layout prioritizes internal circulation while providing a transition in scale and design between Red Hill Avenue and adjacent residential uses. 2. The project implements the vision of the Specific Plan related to excellence in architectural design, provision of substantial usable common open space, provision of public art (which may consist of murals, sculpture, decorative fountains or other art deemed acceptable) connectivity to adjacent parks and/or schools if appropriate, and pedestrian connections. The RHASP envisions a vibrant, mixed -use environment characterized by architectural quality, walkability, and public realm improvements. The proposed development aligns with this vision by: • The Spanish Eclectic architectural design that incorporates features such as front elevation porches and landings, varied rooflines and deck guard walls/ guardrails to eliminate the potential for a monotonous design, windows with trim surrounds, and four color and material schemes throughout the project to Resolution 25-43 Page 9 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E enhance the overall design; • Providing four-sided architecture to enhance visual interest from all angles; • Orienting building entries and walkways toward the public street frontage to foster a pedestrian friendly environment consistent with RHASP's design intent, • Including common open space areas that support community gathering and recreational opportunities; • Enhancing pedestrian safety and connectivity through sidewalk improvements and thoughtful landscape integration; • Landscaping will be incorporated throughout the site, and a prominent corner plaza will replace the current lack of streetscape improvements along this segment of Red Hill Avenue, further contributing to a dynamic and pedestrian oriented environment. 3. The number of units requested is within the thresholds established by the Specific Plan's Program EIR. The applicant is requesting a Residential Allocation Request of 61 base units with 12 density bonus units, for a total of 73 residential condominium units. This proposed unit count falls within the development thresholds analyzed in the RHASP Program Environmental Impact Report (EIR). 4. In allocation of the 500 Residential Allocation Reservations units, the City shall consider an equitable distribution within the Specific Plan Area such that no one parcel receives a disproportionate number of units. The Residential Allocation Reservation application request of 61 units for the 3.39-acre project site represents approximately 15% of the total number of units allocated for the area north of the 1-5 freeway and 12% of the total overall units for the entire Specific Plan area. Based on the total project area as a percentage of the Specific Plan, the project request is an equitable and proportional distribution. 5. The development is consistent with the overall vision, goals, and intent of the RHASP. The project supports the overall vision, goals, and intent of the RHASP by providing enhanced streetscape improvements and incorporating a public amenity space including public art and gateway signage, and pedestrian amenities along both Red Hill Avenue and San Juan Street. Existing street trees along Red Hill Avenue would be replaced with new trees, and on -street public parking bays along Red Hill Avenue to reinforce the urban design character of the corridor. The proposed project is a vibrant, high - quality residential development along Red Hill Avenue that contributes to the City's housing goals. The pedestrian -oriented site design promotes a walkable, well -integrated urban environment, Resolution 25-43 Page 10 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E consistent with RHASP objectives. The project would include a new signalized intersection at the project entry along Red Hill Avenue and other associated off -site public improvements. 6. The development is consistent with the policies and intent of the Development Plan (Chapter 3), including the Urban Design plan (Section 3.4). The project is consistent with the RHASP Development Plan and Urban Design Plan through its thoughtful site layout, pedestrian connectivity, and integration of open spaces. The design incorporates pedestrian paths, varied building massing, and corner plazas, which support urban design goals outlined in Section 3.4. 7. The project, including the proposed uses and requested entitlements, comply with the Permitted Land Use and Activities Table (Table 4.1) and complements and contributes to the project area. The proposed residential use is consistent with the permitted uses in Table 4.1 of the RHASP. The project's layout, design, and pedestrian amenities contribute positively to the character and vitality of the project area. The applicant is requesting a Density Bonus concession to remove the requirement for a commercial component (Flexible Format Retail and Mixed -Use), which is permitted under State Density Bonus Law. 8. The development substantially complies with or obtained approval of a modification to conformance with the Commercial and/or Mixed - Use Development Standards (Chapters 4). The project complies with applicable development standards, including maximum building height, parking, and open space requirements. Where a concession is requested to remove the requirement for a commercial component (Flexible Format Retail and Mixed -Use), it is allowed under the Density Bonus provisions. 9. The development substantially complies with or has obtained approval of a modification to conformance with the Commercial and/or Mixed -Use Design Criteria (Chapter 5). The project substantially complies with RHASP Design Criteria through articulated fagades, variation in rooflines, material and color schemes, and enhanced pedestrian experience. The applicant requested to build a residential use through a Density Bonus law concession; therefore, commercial and mixed use design criteria is not applicable. 10. Compliance or modification thereto with applicable Development Standards and Design Criteria is demonstrated and ensured through Design Review of the project site plan, building elevations, floor plan, parking plan, landscaping plan, lighting plan, access plans, refuse Resolution 25-43 Page 11 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E plans, and any other applicable plan(s) or document(s). All required plans have been submitted as part of the Design Review and demonstrate compliance with RHASP and TCC standards. Plans include detailed building elevations, site layout, floor plans, landscaping, lighting, and access, ensuring coordinated development consistent with applicable guidelines. 11. Required parking for the project is provided entirely on -site. The project provides the minimum parking required on -site for residents but is short one guest parking space, per the RHASP and Tustin City Code. The applicant has requested and complies with State Density Bonus Law parking standards. Additional on -street public parking would be provided along Red Hill Avenue as a public benefit. 12. The development demonstrates high -quality architectural design and site planning and reflects the nature of the site and the surrounding area through the following; a. Incorporating roof forms and facades that provide building articulation, create visual interest, and reduce the appearance of uniform building massing. b. Creating a design that is both cohesive and varying with respect to architectural style, architectural details, windows, doors, colors, and materials. c. Facilitating pedestrian orientation through building placement, building scale, and architectural design. d. Ensuring associated elements including parking, service areas, landscaping, lighting and pedestrian access, and amenities are functional and serve to enhance the overall appearance and experience of the project. e. Siting and designing structures that relate to and respect adjacent development and sensitive land uses. 13. The developer consents to enter into a mutually agreeable Development Agreement if the City requests one. The developer is proposing to enter into a Development Agreement with the City to voluntarily provide community public benefits. 14. The project impacts are assessed through the approved RHASP Program EIR or through subsequent environmental documentation in compliance with the CEQA guidelines. That the City has prepared an Addendum to the Certified EIR for the Project pursuant to CEQA Resolution 25-43 Page 12 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Guidelines Section 15164 because none of the conditions identified in Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR have occurred and because the Project is a later activity within the scope of the RHASP Program EIR pursuant to CEQA Guidelines Section 15168. The project would be required to comply with applicable mitigation measures identified in the RHASP EIR/MMRP and incorporated by reference in the Addendum. The City Council hereby approves RAR 2025-0001, DR 2024-0014, DA 2024- 0004, SUB 2024-0005/TTM No. 19361, Density Bonus request and concession, 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 3rd day of June 2025. re Signed b AU NIUMSARD, Mayor DS —Signed by: ( k(& gA'SVJA ERICA✓N:-YAS`UDA, City Clerk APPROVED AS TO FORM: DocuSigned by: DAVIf4RNNG City Attorney /msd/ Resolution 25-43 Page 13 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E STATE OF CALIFORNIA ) COUNTY OF ORANGE ) 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. 25-43 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 3rd day of June, 2025, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: COUNCILMEMBER RECUSED: DS Signed by: iCa a.sax E R °R'4? „'90 DA, City Clerk Lumbard. Nielsen. Gallaaher. Schnell. Fink (5 Exhibit A: Conditions of Approval Exhibit B: TTM 19361 Exhibit C: Addendum to the RHASP EIR (0) Resolution 25-43 Page 14 of 14 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E EXHIBIT A CONDITIONS OF APPROVAL RAR 2025-0001, DR 2024-0014, DA 2024-0004 SUB 2024-0005 / TTM NO. 19361, AND DENSITY BONUS REQUESTS GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped May 13, 2025, on file with the Community Development Department, as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Community Development Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code (TCC). Any changes in the approved project shall be subject to the review and approval of the Community Development Department. (1) 1.2 Approval of Design Review (DR) 2024-0014 shall become null and void unless permits for the proposed project are issued and substantial construction is underway within 24 months of this approval, unless otherwise provided for by the Development Agreement (DA) 2024-0004. Time extensions may be considered consistent with the provisions of Development Agreement (DA) 2024-0004. (1) 1.3 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified, subject to review and approval by the Community Development Department. (1) 1.4 Approval of RAR 2025-0001, DR, 2024-0014, DA 2024- 0004, SUB 2024-0005/ TTM NO. 19361, and Density Bonus Requests are contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the applicant and/or property owner signing and recording with the County Clerk Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Community Development Director, and evidence of recordation shall be provided to the Community Development Department. 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 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 2 (1) 1.5 Any violation of any of the conditions imposed is subject to the issuance of an Administrative Citation pursuant to TCC Section 1162(a). (1) 1.6 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) 1.7 As a condition of approval of RAR 2025-0001, DR, 2024- 0014, DA 2024-0004, SUB 2024-0005/ TTM NO. 19361, and Density Bonus Requests, 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. (1) 1.8 All activities shall comply with the City's Noise Ordinance per Chapter 6 of Article 4 of the TCC. (1) 1.9 This approval shall become null and void if DA 2024-0004 is not approved and executed. The applicant shall comply with executed DA 2024-0004. (1) 1.10 In the case of any conflict between these Conditions of Approval and DA 2024-0004, the DA between the City of Tustin and Developer shall govern. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 3 DEVELOPMENT AGREEMENT, HOUSING AGREEMENT AND COMMUNITY FACILITY DISTRICT AND BOND FINANCING (***) 2.1 The Development Agreement (DA 2024-0004) between the City of Tustin and the Developer shall be executed and recorded upon adoption. (***) 2.2 Per TCC Section B9923c, the Housing Incentive Program Agreement (Housing Agreement) shall be executed and recorded between the City of Tustin and the Developer prior to the issuance of building permits. Said Agreement shall be recorded against the entire property. The Housing Agreement may include provisions for, but be not limited to, the following terms: 1) equity sharing, 2) level of affordability, and 3) terms of affordability. *** 2.3 The bonds of BOLD Program Community Facilities District (CFDs) to be issued through the California Municipal Finance Authority (CMFA) shall not require involvement of the City other than approving the use of the program and entering into an agreement to accept the public facilities upon completion, or accept fees to be paid for with the bond proceeds. CMFA is responsible to authorize and issue the bonds in their name and awards their sale to the bond underwriter per the underwriter's credit requirements. *** 2.4 Upon issuance of the bonds, the reimbursement request would be reviewed by the CMFA team and the City shall verify that the reimbursements are for the intended public facilities or payment of parkland in -lieu fees. Public Works shall perform this verification against the plans approved by the City and the Parks and Recreation Department will confirm the payment of parkland in lieu fees. The developer shall also certify that the work is performed under prevailing wage requirements when applicable. *** 2.5 Prior to final acceptance of public facilities, Public Works shall confirm/verify that the public facilities are complete in accordance with the approved plans. The Community Development Department shall not issue any certificate of occupancy until the project has been verified by Public Works. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 4 TENTATIVE TRACT MAP 19361 / FINAL MAP CONDITIONS 0, ***) 3.1 Preparation and recordation of a final subdivision map shall be required. (1) 3.2 On the Map, the Subdivider shall release and relinquish to the City of Tustin all vehicular access rights along Red Hill Avenue, San Juan Street, and the alley, except at approved access locations and street intersections, at no cost to the City. (1) 3.3 The Subdivider shall satisfy dedication and/or reservation requirements as applicable, including, but not limited to, dedication in Fee Title of all required street rights -of -way; and dedication of vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer (at no cost to the City) and/or other agencies. (1) 3.4 Prior to recordation of the final map, the applicant is required to execute a subdivision and monumentation agreement and furnish improvement and monumentation bonds, all on forms acceptable to the City. USE RESTRICTIONS (4) 4.1 The project shall include construction of a new residential development project that would include 73 residential condominium units, in nine buildings on approximately 3.39 acres. Five percent of the base units (four (4) units) would be affordable to very low-income households, making the Project eligible for a 20 percent density bonus, unlimited waivers, one concession/incentive, and State Density Bonus Law parking standards under State Density Bonus Law. The project would also include an enclosed, two -car garage and private open space for each unit, 18 guest surface parking spaces, common open space areas and landscaping, and a 3,200 square foot (SF) public amenity space. The project includes a density bonus request for one Concession to remove the requirement for a commercial component (Flexible Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 5 Format Retail); and use of State Density Bonus Law parking standards. (4) 4.2 All parking spaces shall be maintained as shown on the approved plans dated March 13, 2025. Any changes to the number, location, or size of parking spaces shall be reviewed and approved by the Community Development Director. (1) 4.3 No outdoor storage shall be permitted during grading or building stages except as approved by the Community Development Director. (4, ***) 4.4 During plan check, provide an additional cross section/detail to the Planning Division to show the building setback of the cantilevered second and third floors for the units along Street 'D' and Street 'E'. This detail must clearly show compliance with RHASP Table 4-3 (G) Development Standards for minimum separation between buildings for second and third floors, and to ensure vertical clearance between buildings. *** 4.5 The City may monitor the usage of the on -street public parking spaces along the property frontage, and the public parking spaces may be removed or modified with time restrictions in the future, at the City's sole discretion. (1) 5.1 Prior to recordation of the final map, all organizational documents for the project, including any covenants, conditions, and restrictions (CC&Rs), shall be submitted to and approved by the Community Development Department and City Attorney's Office. Costs for such review shall be borne by the subdivider. (1) 5.2 In connection with the submittal of the CC&Rs to the Community Development Department and City Attorney's Office for review, the subdivider shall provide a matrix/table identifying each of the requirements under Sections 5 and 6 of these Conditions of Approval, and the corresponding page/paragraph where they are addressed in the CC&Rs. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 6 (1) 5.3 The approved CC&Rs shall be recorded with County Recorder's Office concurrent with the issuance of the first Certificate of Occupancy for a dwelling unit in the development. A copy of the recorded CC&Rs shall be submitted to the Community Development Department after recordation. (1) 5.4 No dwelling unit in the development shall be sold or a Certificate of Occupancy issued, unless a homeowners association has been legally formed with the right to levy assessments on all dwelling units in the development and to use such assessments to operate and maintain all other mutually available features of the development including, but not limited to, public and private open space, amenities, landscaping, private street, and utilities. (1) 5.5 The CC&Rs shall include, but are not limited to, the following provisions: A. The City shall be included as a party to the CC&Rs for enforcement purposes of those CC&R provisions in which the City has interest. However, the City shall have the right but not the obligation to enforce the CC&Rs. B. The requirement that association bylaws be established. C. Provisions for the, operation, management, use, repair, and maintenance of all common areas and facilities including open space, landscaped areas, balconies, decks, walls and fences, private roadways (i.e., walkways, sidewalks, driveways), lighting, and furnishings, awnings/overhead structures, trash enclosures, water quality management plan BMPs and private utilities, if any, shall be established in the CC&Rs. D. Open space areas, private or common open space area, shall be illustrated on a "Open Space Exhibit" and shall be made part of the CC&Rs and shall specify those portions of the open space area that are Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 7 allocated for private or common use. The exhibit shall include the Public Amenity Area that is accessible to the public. The CC&Rs shall include provisions for authorized uses and structures, access, maintenance, and restrictions in the private use areas, and the privately owned but publicly accessible common open space, to minimize nuisances to adjacent properties. E. Membership in the homeowners association shall be inseparable from ownership in individual dwelling units. F. Architectural controls shall be provided and may include, but not be limited to, provisions regulating architectural features, exterior finishes, roof materials, fences and walls, balconies, accessory structures such as patios, sunshades, trellises, gazebos, awnings, exterior mechanical equipment, television and radio antenna, consistent with the TCC. G. General maintenance guidelines shall be provided for applicable items listed in Section C (Page 5) in the CC&Rs. Examples of maintenance guidelines are shown below: 1. All common area landscaping and private areas visible from any public way shall be properly maintained such that they are evenly cut, evenly edged, and free of debris and weeds. All trees and shrubs shall be trimmed so they do not impede vehicular or pedestrian traffic. Trees shall be pruned so they do not unreasonably intrude into neighboring properties and shall be maintained so they do not create unlawful nuisances to neighboring properties. All trees shall be installed with root barriers and be periodically root pruned to eliminate exposed surface roots and damage to sidewalks, driveways, and structures. All trees adjacent to the property line with Tustin High School within the firework display zone shall be trimmed annually at least seven days prior to the City's July 4th Fireworks event. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 8 2. All private drives, sidewalks, and open space areas shall be maintained so that significant pavement cracks, pavement distress, excessive slab settlement, abrupt vertical variations, and debris are removed or repaired. 3. Common areas shall be maintained in such a manner as to avoid the reasonable determination of a duly authorized official of the City that a public nuisance has been created by the absence of adequate maintenance such as to be detrimental to public health, safety, or general welfare. H. Homeowners association approval of exterior improvements, requiring a building permit, shall be obtained prior to requesting a building permit from the City of Tustin Community Development Department. All plans for exterior improvements shall conform to requirements set forth by the City and the CC&Rs. A "Parking and Circulation Exhibit" shall be made part of the CC&Rs and shall be enforced by the homeowners association. In addition to the exhibit, provisions regarding parking shall be included in the CC&Rs, including the following: 1. A total of 164 parking spaces shall be available on - site as shown below: a. 146 parking spaces shall be available on -site permanently maintained at a rate of two garage spaces per dwelling unit; b.18 guest surface parking spaces for the residential units (0.24 guest spaces per unit). Any changes to the parking shall be subject to the prior review and approval by the Community Development Department in accordance with TCC. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 9 2. Residents shall not store or park any non - motorized vehicles, trailers or motorized vehicles that exceed seven feet high, seven feet wide, and 19 feet long in any parking space, garage, driveway, or private street area except for the limited purpose of loading, unloading, making deliveries or emergency repairs subject to any rules and regulations adopted by the homeowners association. 3. Residents shall park vehicles in garage spaces. Storage of personal items may occur in the garages only to the extent the number of vehicles for which the garage was originally designed and constructed by the subdivider to accommodate may still be parked within the required garage spaces. 4. The homeowners association shall be responsible for monitoring and enforcing all parking regulations in the development. The proposed CC&Rs shall include provisions requiring the association to develop and adopt an enforcement program for parking regulations within the development which may include measures for fire access and enforcement, e.g., by the homeowners association, management company, private company, etc. J. Provisions for enforcing individual trash cart placement at designated curb areas no earlier than noon on the day before scheduled collections and removed within 12 hours of collection. Placement of trash containers for collection shall be adjacent to the specific residence for which they are assigned with no less than one foot of space between containers. Driveways and garages must be fully accessible at all times. Placement of trash containers for collection must allow for ADA access. The CC&Rs shall include an exhibit that includes the Trash Pick-up Plan as approved by CR&R. Advise each homeowner of the designated location for individual trash placement as shown on the Trash Pick-up Plan as approved by CR&R. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 10 K. Maintenance of all common areas, public amenity space, driveways, etc., shall be by the homeowners association. L. Television and radio antennas shall be installed in accordance with the requirements of applicable law. M. All utility services serving the site shall be installed and maintained underground pursuant to TCC 9271 N. A "Site Plan Exhibit" showing accessible units shall be made part of the CC&Rs in compliance with the California Building Code (CBC), as identified on the approved Site Plan dated March 13, 2025. The accessible features shall not be reduced at any time and shall be maintained in good condition throughout the life of the building. The accessible features include, but not limited to bathrooms, bedrooms, doors, patios, accessible entries, changes in elevation, common use spaces and parking spaces. a. Accessible Residential Units identified on the approved Site Plan dated March 13, 2025. Chapter 11A of CBC addresses accessibility in the residential units. The accessible features of these residential units shall not be reduced at any time and shall be maintained in good condition throughout the life of the building as stated in CBC. O. The homeowners association shall be required to file the names, addresses, and telephone numbers of at least one (1) member of the homeowners association Board and, where applicable, a manager of the project before January 1st of each year with the Community Development Department for the purpose of contacting the association in the case of emergency or in those cases where the City has an interest in CC&R violations. P. General easements shall be provided to public agencies to access and maintain any public utilities in the development. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 11 Q. No amendment to alter, modify, terminate, or change the homeowners association's obligation to maintain the common areas and the project perimeter wall or other CC&R provisions in which the City has an interest, as noted above, or to alter, modify, terminate, or change the City's right to enforce maintenance of the common areas and maintenance of the project perimeter wall, shall be permitted without the prior written approval of the Community Development Department. R. A clause that requires residents to operate and maintain their Heating, ventilation, and air conditioning (HVAC) systems, including Minimum Efficiency Reporting Value (MERV) filters to manufacturer's specifications. Future residents will be made aware of this requirement prior to purchasing their dwelling unit during the escrow/disclosures process. S. The City will monitor the usage of the on -street public parking spaces along the property frontage, and the public parking spaces may be removed or modified with time restrictions in the future at the City's sole discretion. T. That the City conducts a fireworks event at the Tustin High School in celebration of the Country's independence on or around July 4th. HOMEBUYER NOTIFICATION (1) 6.1 Prior to issuance of the first Certificate of Occupancy in the development, the subdivider shall submit to the Community Development Department for review and approval a homebuyer notification or disclosure document that includes, but is not limited to, the notifications listed below. The notification or disclosure document shall be signed by each homebuyer prior to final inspection and occupancy, and a copy of each signed notification shall be mailed to the Community Development Department. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 12 A. A notice for roadway, airplane noise, and noise generated from the drive-thru restaurants and car wash that may impact the subdivision, including roadway noise associated with Interstate 5 (1-5), Red Hill Avenue and San Juan Street. B. A notice regarding units that are adjacent to aboveground utilities or structures (such as light standards and fire hydrants) identifying the type of structure and their locations. C. A notice indicating that any use of a residence for a business shall be subject to the City's Home Occupation Ordinance and will require zoning clearance and a business license. D. A notice explaining the easements, facilities, amenities, and dedications that will be provided and indicating areas that are exclusive use by residents and the public amenity space is available for use by the public. E. A notice stating trash bins shall be placed in designated curb areas as shown on an Exhibit to the CC&Rs and approved by CR&R no earlier than 12 hours prior to the scheduled collections and removed within 12 hours of collection. F. A notice explaining and providing a copy of the approved "Parking Plan" and related CC&Rs provisions. G. A notice explaining and providing a copy of the approved "Phasing Plan" for future construction within the subdivision and that activity may be disruptive. H. A notice for any accessible unit, as identified on the approved Site Plan dated March 13, 2025, and required per Chapter 11A of the CBC, to keep all accessible features for life of the buildings including, but not limited to: bathrooms, showers, bedrooms, accessible entries and changes in elevation. Ten percent (10%) of the residential units or a minimum of Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 13 eight residential units are required to be accessible. A notice that discloses the potential health impacts to prospective residents from living in a close proximity of 1-5 and the reduced effectiveness of air filtration system when windows are open and/or when residents are outdoors (e.g., in the common usable open space areas). The notice shall disclose the following, but not limited to, regarding enhanced filtration units: 1. Identify that the homeowner is responsible to ensure that enhanced filtration units are inspected regularly and replaced on time, if appropriate and feasible. 2. Disclose the potential increase in energy costs for running the HVAC system to prospective residents. 3. Provide recommended schedules (e.g., once a year or every six months) for replacing the enhanced filtration units to prospective residents. J. A notice that regarding the privately owned but publicly accessible common open space. K. A notice that discloses that the City conducts a fireworks event at the Tustin High School in celebration of the Country's independence on or around July 4th. SITE AND BUILDING DESIGN (4) 7.1 Project signage shall be reviewed under separate permits and are not part of the project approval. Any proposed temporary or permanent signage should comply with TCC Article 9 Chapter 4 of TCC including construction and real estate signage per TCC 9413. (4) 7.2 During plan check, a master sign plan shall be submitted per TCC Section 9403c and 94O3h. All utilities shall be placed underground Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 14 (4) 7.3 Applicant and owner are responsible for ensuring that information contained in construction drawings is consistent among architectural, structural, grading, electrical, mechanical, plumbing, fire, utility, and public improvement plans as well as other construction drawings. (4) 7.4 Project materials shall comply with those identified in the approved plans and are subject to field verification. Additional color and material samples may be requested by City staff at the time of plan check. Substitutions to the approved materials may occur subject to the approval of the Community Development Director. Enhancements to the architectural detailing may be required at the time of plan check based on the proposed materials. (4) 7.5 All mechanical and electrical equipment shall be adequately and decoratively screened. The screen shall be included as an element of the overall design of the project and blend with the architectural design of the building. All telephone and electrical boxes shall be identified on the construction plans. Electrical transformers shall be both painted to blend with the adjacent building and be screened by adequate landscaping; together paint and landscaping shall be provided to minimize visual impacts of the equipment. (4) 7.6 Balcony run-off shall be integrated into the building structure and storm drain system. Balcony drain water shall not drain down the side of balconies and/or building exterior. (4) 7.7 Construction drawings shall specify use of anti -graffiti products for treatment of both sides of the wall along the property line. (4) 7.8 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 the exterior boundary lines of such property. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 15 (4) 7.9 Provide final wall and fence plan in applicable plan sheets for applicable building permits (landscape plan, architectural plans for reference, and structural plans). Final design will be reviewed and approved by the Community Development Department. Per TCC Section 9271 i, the height of wall would be up to three feet (3') high in the front yard setback area and up to six feet eight inches (6'-8") high along the remainder of the property line with adjacent properties. (1,4) 7.10 Prior to the issuance of building permits, the applicant shall submit a photometric lighting plan showing compliance with the Tustin Security Code, which requires a minimum one -foot (1') candle of light on the private drives and parking surfaces and a minimum of one - quarter foot-candle of light on the walking surfaces. The lighting plan is to be overlaid onto a tree landscape plan. Landscaping shall be placed so that it does not interfere with the lighting of the project area or restrict access to utilities or emergency access per Section 5.4.3 of the RHASP. LANDSCAPING (11,16) 8.1 At plan check, complete detailed landscaping and irrigation plans for all landscaping areas are required, consistent with the approved landscape plans, City Council Ordinance 1465, adopted Guidelines for Implementation of the Water Efficient Landscape Ordinance (WELO) and Section 9266e of the TCC. (11,16) 8.2 The applicant shall install landscaping and irrigation in accordance with the approved landscape plans, prior to issuance of a Certificate of Occupancy for the building immediately adjacent to the landscape. The property owner and homeowner association shall be responsible for maintaining landscaping in accordance with the approved landscape plans. Dead plants shall be replaced by the property owner or homeowner association with the same species type and size identified in the approved landscape plans. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 16 (***) 8.3 All trees adjacent to the property line with Tustin High School within the firework display zone shall be trimmed annually at least seven days prior to the City's July 4th Fireworks event. See COA No. 5.5G in the CC&R Section 5. NOISE/ FINAL ACOUSTICAL (NOISE) ANALYSIS (1) 9.1 During plan check, the Applicant/Developer shall submit a final acoustical report to the Community Development Director, or designee, which shall identify all reasonable and feasible noise attenuation measures to satisfy the exterior noise level standard, as defined by the City of Tustin General Plan Noise Element and TCC Article 4, Chapter 6, Section 4614c. (1) 9.2 During plan check, the Applicant/Developer shall submit a final acoustical report to the Community Development Director, or designee, that demonstrates that the interior noise levels in all habitable rooms will satisfy the 45 dBA CNEL interior noise level standard of the City of Tustin General Plan Noise Element, Article 4, Chapter 6, TCC Section 4615, and Title 24, Part 2 of the CBC. (1) 9.3 During plan check and prior to issuance of a building permit, provide detailed notes and details on applicable Architectural plan sheets for any noise attenuation measure/barrier for review and approval by the Community Development Department to comply with the City's Noise Ordinance including, but not limited to the following: a. Residential (interior areas). Windows and glass doors with minimum STC ratings as required. ii. Residential mechanical ventilation, or other means of natural ventilation. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 17 b. Exterior Use Areas. Final design for proposed awning/canopy over common open space area in compliance with "Table N-Y of the City's General Plan Noise Element for outdoor environment limited to picnic areas and other areas of frequent human use. ii. Other noise barriers/attenuation measures identified in final acoustics analysis. ORANGE COUNTY FIRE AUTHORITY (OCFA) (1,5) 10.1 Prior to OCFA clearance of a final map or issuance of a precise grading permit, the applicant shall submit a Fire Master Plan (service code PR145). (1,5) 10.2 Prior to issuance of a building permit, the applicant shall submit plans for fire sprinkler system (service code PR470-PR465). (1,5) 10.3 Specific submittal requirements may vary from those listed above depending on actual project conditions identified or present during design development, review, construction, inspection, or occupancy. Portions of the project that are deferred shall be subject to the codes, standards, and other applicable requirements in force on the date that the deferred plan is submitted to OCFA. Standard notes, guidelines, informational bulletins, submittal instructions, and other information related to plans reviewed by the OCFA are available at the following link: https://ocfa.org/AboutUs/Departments/Communit yRiskReductionDirectory/PlanningAndDevelopm ent.aspxz (1,5) 10.4 Partial/Final Occupancy Inspections: Prior to issuance of partial or final Certificate of Occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 18 applicable to the project and commensurate with the type of occupancy requested. Inspections shall be scheduled at least five days in advance by calling OCFA Inspection Scheduling at 714-573-6150. (1,5) 10.5 Prior to commencement of construction, applicant shall attend a pre -construction meeting with an OCFA inspector. (1,5) 10.6 Lumber -drop Inspection: After installation of required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA prior to bringing combustible building materials on -site. Call OCFA Inspection Scheduling at 714-573-6150 with the Service Request number of the approved fire master plan at least five days in advance to schedule the lumber drop inspection. WATER QUALITY CONDITIONS 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) 11.2 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Final Water Quality Management Plan (WQMP) in the City's Citizen Self Service Portal available at the following link: https://tustinca- energovpub.tylerhost.net/Apps/SelfService#/home. The 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. The Final WQMP should incorporate the following revisions in addition to standard requirements: Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 19 a. The applicant will be required to implement pre- treatment measures upstream of any proposed infiltration BMPs for stormwater quality treatment. (1) 11.3 Prior to submittal of a Final WQMP, the applicant shall submit a deposit of three -thousand -seventy- seven dollars ($3,077.00) (per the FY 2024-25 fee schedule) to the Public Works Department for the estimated cost of reviewing the WQMP. The City's Fee Schedule is available at the following link: https://www.tustinca.org/l 260/Comprehensive- Schedule-of-Fees (1) 11.4 Prior to issuance of any permits, the applicant shall record a "Declaration of Restrictions" with the County Clerk -Recorder. This document shall bind current and future owner(s) of the property regarding implementation and maintenance of the structural and non-structural BMPs as specified in the approved WQMP. (1) 11.5 Prior to issuance of a Final Approval and Certificate of Occupancy, the engineer responsible for the approved WQMP shall sign and stamp Stormwater Observation Report Form. (1) 11.6 Prior to issuance of a Grading Permit, the applicant shall submit a copy of the Notice of Intent (NOI) indicating that coverage has been obtained under the National Pollutant Discharge Elimination System (NPDES) State General Permit for Storm Water Discharges Associated with Construction Activity from the State Water Resources Quality Control Board. STREET IMPROVEMENTS 12.1 Prior to issuance of first permit, the applicant shall submit engineered public improvement plans along the project frontage for review and approval. These public improvements shall be completed prior to the issuance of first occupancy release. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 20 a. The applicant shall be responsible for design and construction of a traffic signal at the intersection of Red Hill Avenue and the project entrance (project name TBD) including traffic signal installations; signing and striping modifications; installation of radar detection system; and construction of Americans with Disabilities Act (ADA) curb ramp and driveway apron on the east side of Red Hill Avenue per City Standards. Work shall include any surface improvements associated with the new signalized intersection along the southeasterly side of Red Hill Ave. The project entry on Red Hill Avenue shall be designed and constructed per the City of Tustin Standard 210 with a 25-foot (minimum) radius curb returns. b. The applicant shall design and construct Red Hill Avenue to ultimate half street width including parking bay cutouts along the property frontage within the 18-foot right-of-way area to accommodate 8-foot-wide public parking areas along with landscape curb bulb -outs, consistent with the provisions of DA 2024-0004. The half street shall be: 42-foot wide consisting of three through lanes (11, 10 & 10 feet each, median width of 5-foot, and a 6-foot on -street bike lane). The concrete gutter pan or valley gutter shall be designed such that there is no transverse grade break or longitudinal concrete/asphalt seam in the bike lane. c. The applicant shall be responsible for design and installation of traffic signing and/or striping along Red Hill Avenue and San Juan Street, including the addition of bike lane along the project frontage on Red Hill Avenue. d. The applicant shall design and construct the full width landscaped medians on Red Hill Avenue between El Camino Real and San Juan Street including sawcut and removal of existing asphalt Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 21 paving and subgrade materials; construction of median curb per City Standard 201, Type B-1, modified with 10-inch curb face. Twelve inch (12") wide raised median shall extend the full length of the left turn pockets. e. The applicant shall design and construct parkway improvements along the frontage on Red Hill Avenue and San Juan Street. f. All proposed outdoor furniture, decorative pavers/ concrete, and planters in the public accessible park (privately HOA maintained) shall be designed and placed on private property. g. The applicant shall be responsible for the design and construction of the undergrounding of all existing and proposed utility distribution facilities within the public right-of-way (R/W) along Red Hill Avenue and alley along the project frontage. h. The applicant is responsible for relocating any existing utilities from the curb return areas of the proposed driveway along Red Hill Avenue. The applicant is responsible to coordinate, remove and relocate SCE power poles and overhead utilities in the alley. This condition can be satisfied or modified as needed at the discretion of the Director of Public Works. j. All improvements in public R/W shall meet the City of Tustin Public Works Standards. (1) 12.2 All proposed monument signs shall be designed and constructed on private property and shall comply with the City of Tustin Guidelines for Determining Sign Location Visual Clearance and Public Safety Areas. (1) 12.3 Prior to any work in the public R/W, an Encroachment Permit shall be obtained from, and Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 22 applicable fees paid to the Public Works Department. (1) 12.4 Prior to issuance of an Encroachment Permit, the applicant shall submit street improvement plans in the City's Citizen Self Service Portal, 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. (1) 12.5 Prior to issuance of an Encroachment Permit for construction within the public R/W, the applicant shall submit traffic control plans in the City's Citizen Self Service Portal, 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. (1) 12.6 Current Federal ADA requirements shall be met at all driveways and sidewalks adjacent to the site. City of Tustin standards shall apply, unless otherwise approved by the City Engineer. (1) 12.7 The applicant 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), Orange County Sanitation District (OC SAN), AT&T, Cox Communications, Spectrum, etc. (1) 12.8 The applicant shall coordinate the design and construction of all utilities with the utility providers and the City. The applicant is responsible for the coordination and all costs related to the installation, upgrade, alteration, relocation, or abandonment of all existing wet and dry utilities affected by the proposed project. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 23 (1) 12.9 The applicant shall enter into a Landscape Installation and Maintenance Agreement with the City of Tustin for the construction, maintenance, repair, and replacement of the landscaping described in the Development Agreement for the maintenance of parkway improvements within public rights -of -way adjacent to the project along Red Hill Avenue and San Juan Street. A detailed parkway improvement exhibit shall be provided for the agreement. (1) 12.10 Vehicle gates are currently not proposed at the entry access to this project. If there is a future desire to add vehicle gates, the entry shall be modified to provide a minimum of 100-foot on -site stacking distance between the gates and the public R/W on Red Hill Avenue and be reviewed and approved by the City of Tustin Public Works Department. (1) 12.11 Final Hydrology/Drainage Report. Existing drainage patterns on -site should be maintained for proposed conditions. Based on evaluation of existing drainage in the adjacent area, the majority of the site appears to drain to storm drain inlet. Only a small portion of the project on the northeast side drains to San Juan Street. Existing on -site drainage patterns should be maintained for any proposed stormwater conveyance systems for the project. If this cannot be achieved, the City will consider discharge of stormwater to the catch basin in San Juan Street, which will require detailed analysis of the existing downstream system that shows the system has the capacity to allow the additional flow. WATER IMPROVEMENTS 0, ***) 13.1 The existing 6-inch water main in Red Hill Avenue is insufficient to provide fire flows for the proposed facilities. Based on the OCFA fire flow demands and requirements, the applicant shall design, construct and complete water main improvements in Red Hill Avenue, including construction of a new 12-inch diameter water main to meet the project water flow Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 24 demands connecting to the existing 12-inch main in El Camino Real and the existing 8-inch main in San Juan Street; abandonment of the existing 6-inch water main in Red Hill Avenue between El Camino Real and San Juan Street; and abandonment of any existing water services connected to the 6-inch main and replacement with new water services connected to the 12-inch main. (1) 13.2 Provide private onsite domestic and fire water systems including appropriate fire backflow device(s). Private domestic water submeters shall be provided for each dwelling unit. (1) 13.3 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) 13.4 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, an easement for public utility access purposes must be dedicated to the City of Tustin. The easement shall start from the public R/W up to the DCDA with a minimum distance of five feet all around the DCDA to allow for unobstructed access, inspection, testing, and maintenance. b. If a building sprinkler system is required by the OCFA, the applicant shall be required to provide a backflow prevention device at his or her expense to prevent cross contamination with the public water system. c. If the applicant proposes to use an irrigation system, then a separate water meter shall be required. If this is the case, a reduced pressure principle assembly (RPPA) shall be required to Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 25 prevent cross -connection with the public water system. (1) 13.5 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) 13.6 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 issuance of a Grading Permit from the City of Tustin. The applicant shall submit a water permit application to EOCWD, and is responsible for all applications, connections and other EOCWD fees. (1) 13.7 The adequacy of a proposed water system plan for a proposed development project, including the number, size and distribution of fire hydrants, must be reviewed by the OCFA. Plans meeting OCFA fire protection requirements must be stamped and approved by that agency. (1) 13.8 Any easements for construction and maintenance of public water facilities within private property shall be dedicated to the City of Tustin on the project tract map, at no cost to the City. (1) 13.9 The proposed domestic water system plans must conform to all applicable regulations enforced by the Orange County Health Department. SOLID WASTE RECYCLING CONDITIONS (1,3) 14.1 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). a. The applicant/contractor is required to submit a WRRP to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (TCC Section 4351, et al) to recycle at least sixty-five percent (65%) of the project waste material or the amount Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 26 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 percent (5%) of the project's valuation as determined by the Building Official, rounded to the nearest thousand. The deposit amount shall be collected in accordance with the TCC. c. Prior to the 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) 14.2 Facility Solid Waste Collection and Recycling Plan. a. The developer, applicant, property owner, and/or tenant(s) are required to participate in the City's recycling program. b. Waste and Recycling collection facilities shall be equally and readily accessible by the property owner(s) or tenant(s). c. For residential properties assigned containers for their individual use, placement of containers for collection by the City's contracted hauler shall be adjacent to the specific residence for which they are assigned with no less than one foot (1) of space between containers. Driveways/garages must be fully accessible at all times. Placement of containers for collection must allow for ADA in accordance with COA provided in Section 12. d. For residential units with limited landscaped areas, a fair design standard is one 90-gallon cart for trash, one 90-gallon cart for recycling, and one 65-gallon cart for organics. This represents the Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 27 largest size containers that will be offered to these units. PUBLIC WORKS MISCELLANEOUS CONDITIONS (1) 15.1 Prior to 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) 15.2 Prior to issuance of a Building Permit(s), payment of the most current Major Thoroughfare and Bridge Fees for the Foothill/Eastern Transportation Corridor Agency (TCA) to the City of Tustin (through the Public Works Department) shall be required. The fee rate schedule automatically increases on July 1st of each year. (1,5) 15.3 Prior to the issuance of a Grading Permit(s), the applicant shall provide written approval of sanitary sewer service connections from the East Orange County Water District (EOCWD). (1) 15.4 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of the City Engineer before the first Certificate of Occupancy. (1) 15.5 It is the applicant's and the project Engineer's responsibility to confirm information shown on the final map, the offsite improvement plans, final WQMP, grading plan, and landscape & irrigation plans are consistent. BUILDING PLAN SUBMITTAL (1) 16.1 The final approved conditions of approval shall be reprinted on the first or second page of the construction documents when submitting to the Building Division for the plan check process Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 28 (1,3) 16.2 At the time of building permit application, the plans shall comply with the latest edition of the codes, City Ordinances, State and Federal laws, and regulations as adopted by the Tustin City Council. (1) 16.3 All direct service overhead powerlines within the exterior boundary lines of the project serving the property shall be located underground pursuant to TCC Section 8107. (1,3) 16.4 Prior to issuance of a grading permit, the applicant or developer shall provide "will -serve" letters from all utility providers. (1) 16.5 Construction plans shall be submitted to the Building Division for review and issuance of any future building permit(s). Construction plans shall comply with California Building Codes, as adopted and in effect at 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 CIVIC); 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) 16.6 Automatic fire sprinkler system shall be installed within each dwelling unit. (1) 16.7 A soils report is required for all new residential construction. A soils report addressing foundation and seismic designs shall be provided for review with building permit application submittal. (1,3) 16.8 Per California Energy Code, all low-rise buildings shall have a PV System installed. (CA Energy Code Section 170.2(f). (1,3) 16.9 Architect of record shall be aware of requirements in Chapter 11A of CBC as it relates to site accessibility requirements for the building in regard to parking Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 29 requirements, interior routes of travel and facility accessibility and accessible path of travel from public R/W. a. An accessible path of travel shall be provided to the accessible units from the public sidewalk per CBC Section 1102A.3. At least 10% of the units are required to comply with 1102A.3. This requirement applies to each parcel separately. i. Show the location of the required accessible units per CBC Section 1102A.3 for each parcel. Eight minimum is required. ii. The public sidewalk cannot be used as a part of the accessible path of travel from the accessible unit entrances to the common use facilities within the site. This comment applies to those units adjacent to the streets and public right of way. The accessible path of travel must be within the parcel. b. Show the accessible path of travel from the accessible units to the Common Use Facilities provided on -site. c. The exterior accessible routes shall comply with CBC Section 1110A. (1,2) 16.10 Prior to issuance of grading permit and building permit, the project shall demonstrate compliance with all applicable mitigation measures identified in the Mitigation Monitoring and Report Program (MMRP) for the Red Hill Avenue Specific Plan (RHASP) Environmental Impact Report (EIR) dated October 2018. A mitigation monitoring report shall be submitted to the City. See Environmental/ CEQA section starting at Condition of Approval No. 18.1. (1,2) 16.11 Prior to Certificate of Occupancy, the project shall demonstrate compliance with all applicable mitigation measures identified in the MMRP for the RHASP Environmental Impact Report (EIR) dated Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 30 October 2018. A final mitigation monitoring report shall be submitted to the City. FEES (1) 17.1 Within forty-eight (48) hours of final approval of the project at Planning Commission and City Council action, the applicant shall deliver to the Community Development Department, a CHECK payable to the County Clerk in the amount of fifty dollars ($50.00). If within such forty-eight (48) hour period that applicant has not delivered to the Community Development Department the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act (CEQA) could be significantly lengthened. (1) 17.2 Prior to issuance of a building permit, Developer shall pay a per unit and per bedroom new construction fee. (1,5) 17.3 Prior to issuance of a Building Permit(s), payment of the most current Tustin Unified School District and Major Thoroughfare and Bridge Fees for the TCA to the City of Tustin (through the Public Works Department) shall be required. The fee rate schedule automatically increases on July 1 st of each year. (1,5) 17.4 Prior to issuance of a Certificate of Occupancy for a residential unit of the project, Developer shall pay a per unit park in -lieu fee per TCC Section 9331 d, as each Certificate of Occupancy is issued by the City. TCC Section 9331 d6 allows for a "credit" for public park improvements provided on -site and the City agrees to credit the actual square footage of land and value of the improvements against the payment of in -lieu fees. Parkland Fee shall be approved by the Parks and Recreation Director and prior to issuance of a Certificate of Occupancy, consistent with the provisions of DA 2024-0004. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E Council Resolution No. 25-43 RAR 2025-0001; DR, 2024-0014; DA 2024-0004; SUB 2024-0005/TTM NO. 19361; AND DENSITY BONUS REQUESTS Page 31 ENVIRONMENTAL / MITIGATION MEASURES (2) 18.1 The project shall comply with the MMRP for the RHASP (SP13) EIR dated June 2018 (Council Resolution No. 18-73). For reference, see Exhibit C of this Resolution for a copy of the MMRP. ORANGE COUNTY SANITATION DISTRICT (OC SAN) (1,5) 19.1 Prior to issuance of grading permit, submit a sewer study to the Orange County Sanitation District for review and approval. POLICE DEPARTMENT (1) 20.1 Provide surveillance trailer cameras, on -site security, and lighting in the parking lot during construction. (1) 20.2 Provide no trespassing signs posted at all pedestrian and vehicle entrances that state "No Trespassing" per TCC Section 6350c. ORANGE COUNTY HEALTH CARE AGENCY (OCHCA) 21.1 Continue to coordinate with the Orange County Health Care Agency as it relates to CA-OCHCA Case 221C006. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E CITY OF TUSTIN SITE PLAN U) L c>1 G L Y T E 0 Ln LP N O N O L Q Q O T z Q D_ F- z LLI O Ld w 0 Ld O O O U co Q) Q) / 0 Q U / U J rn 0 �o N lf� / I j cy / E 0 c O 0 N N O C N E U O a In U-HAUL MOVING & STORAGE PRIVATE ROAD A UTILITY EASEMENT GO GREEN EXPRESS CAI WASH —PROP. RAISED MEDIAN PER RHASP 0 z� az oLd a:2 O ;d INTERSECTION TO BE SIGNALIZ TUSTIN HIGH TENTATIVE TRACT MAP 19361 - COMPASS AT REDHILL FOR CONDOMINIUM PURPOSES -I • I- �I A.BP: 33+15.28 36+66.00 GRAPHIC SCALE IN FEET 0 15 30 60 Q Q- LL cl) PROJECT SITLu qti o ti L� VICINITY MAP NOT TO SCALE LEGEND PROJECT BOUNDARY PROPOSED LOT LINES PROPOSED EASEMENT EXISTING CENTERLINE — EXIST. RIGHT OF WAY EXIST. PARCEL LINE EXIST. EASEMENT — — — — — — — — PROP. FACE OF CURB EXIST. FACE OF CURB ADA PATH OF TRAVEL �D PROP. TRANSFORMER F-1 AC COMPRESSOR CONDOMINIUM UNIT NUMBER PROPOSED TRAFFIC SIGNALS TUSTIN .ANCH RD Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E CITY OF TUSTIN co a) Y Q Eo N 0 N Q Q 0 0 0) I cQ G w > Q z w I U / Q 0 a� / 0 Q U U J I rn 0 co N > w I > CY / a� 0 c C 0 6 vi a U O Q a 0 E 0 _ T ;_ Y 0 .s 0 c a U 0 a a O E O :_ Y 0 a a a 0 0 0 .N 0 a 5 O 3 OU C Z 0 � Qa a U J w o C 3 LEGEND a O in PROJECT BOUNDARY a PROPOSED LOT LINES U PROPOSED EASEMENT a EXISTING CENTERLINE EXIST. RIGHT OF WAY 0 PROP. FACE OF CURB c PROP. TRANSFORMER CONDOMINIUM UNIT NUMBER c a c O a N c PROP FACE a OF BUILDING a 0 RW 0 0 5' U ,= 3 (2 0 APN: 50014119 U-HAUL MOVING oz zw 0 cn - 0 w ft�>_ wFIT � J 1 > AID 5001411' J 0-0 T m 0 M n - c� ^ _z Y Q N 0_ N TUSTIN HIGH SCHOOL Z 17 10 ❑1 ❑2 11 & STORAGE c� ❑3 ADA T L 3:® �I z 12 ADA o It 4 BUILDING 1 BUILDING 2 z o wl w ❑ 0 04 N U z 14 ADA 24' PRIVATE ROAD AND M 0 N Z 6 15 PUBLIC UTILITY EASEMENT I 12' 12' ® ® LOT 3.32 1 AC 16 9'L zi ZZZIL 29' EXIST. DRIVE AISLE APN: 50014111 GO GREEN EXPRESS CAR BU LDIN 3 7 WASH ® w 47 48 49 50 51 52 53 ® PROP FACE OF BUILDING RW 5' INTERSECTION TO BE SIGNALIZED APN: 50002204 C TENTATIVE TRACT MAP TENTATIVE TRACT MAP 19361 -COMPASS AT REDHILL FOR CONDOMINIUM PURPOSES APN: 50014118 N40°40'11"E 463.75' STREET 'B' LJ r 33 ADA 34t w w � 38 BUILDING 5 24' PRIVATE ROAD, EMERGENCY VEHICL AND PUBLIC UTILITY EASEMENT 12' 12' 40 I 41 0 0 N ro W M' N� APN: 50014107 APN: 50014108 (NOT A PART) N40'40'11"E 149.00' 2' EX. � ®®®® IRRIGATION 1 ❑ 24' ESMT 12' 12' 43 ADA N IN IL 100 0- z~ 24 ® 31 32 L I W 44 I 07 N w BUILDING 6 I N Z z z N bi m z ® 42 I 45 N a N waLl w ❑ I ®®®®® Z L —1N STREET 'A' EX. LOT LINE T 46 U) It MERGE OUT V, N N40°40'21"E 58.26' 40' EX. PVMT z I L= ``' w o �`' Q w BUILDI G 8 BU LDI G 9� M I I E 7 �� LOT AIt 1 U� mw �Q 54 55 56 57 58 59 60 61 62 63 ® 64 65 66 67 68 69 70 71 72 73 0.07 AC � m z Y I Z zn �� J III Q� N i o°° ❑ �tx 0)S40°40'21 "W 554.47' S40°40'22"W 31.28'- U.1 U N o_ X —w 00 �l U U- N0 APN: 50002212 F,�' �B -3 111- 00 W mLO -- N SIGHT TRIANGLE RED HIL S40°40'21 "W-660.75' --—— — —— 60' R0A FC EX. RW 9' 3' 42' 42' 7' FF PARKING B E 6 10' 10' 11' 5.0' 5.0' 10' 10' 11' 6' BIKE THRU THRU-1THRU BIKE LANE THRU LANE THRU LANEr LANE LANE THRU LANE LANE LANE P�Ej z.o% -- �_- - __=== ====—=3� ---______ _ PROP PVMT EXISTING ASPHALT RAISED MEDIAN PER RHASP EXISTING ASPHALT EX SWLK VALLEY GUTTER PARKING BAYS RED HILL AVE. - ARTERIAL- - TYPICAL- SECTION(WITH PARKING VERT CURB N.T_S. EX 6" C&G CLASSIFICATION: MAJOR ARTERIAL SWLK ROAD FC EX. RW 42' _I_ 7' 6 10' 10' 115.0' 5.0' 10' 10' 11' 6' BIKE THRU THRU�—THRU—jBIKE THRU LANE THRU LANE LANE LANE --- - LANE HRU LANE LANE LANE Sz.oso +, — -- —� T - PROP PVMT EXISTING ASPHALT RAISED MEDIAN PER RHASP EXISTING ASPHALT PROP 8" C&G EX SWLK LANDSCAPING RED HILL AVE. ARTERIAL TYPICAL SECTION (NO PARKING SWLK N.T.S. EX 6" C&G CLASSIFICATION: MAJOR ARTERIAL PN: 50002211 APN: 50002207 ❑ FACE OF BUILDING 24'ROAD PRIVATE ROAD, FACE OF BUILDING EMERGENCY VEHICLE, AND PUBLIC UTILI Y EASEMENT 3' 12'BCTOCL 12'BCTOCE 3' FLUSH CURB FLUSH CURB PROP PVMT PROP PVMT INTERIOR STREETS TYPICAL SECTION N.T.S. APN: 50008201 APN: 50008202 APN: 50008225 APN: 50008224 APN: 50008223 �O GRAPHIC SCALE IN FEET 0 15 30 60 FACE OF BUILDING PROJECT BOUNDARY 40' EXISTING PAVEMENT EX. RW ROAD 20' FC TO 20' FC TO (� 10.0' 10.0' 10.0' 10.0' 8'-10' 4' 9 THRU THRU THRU THRU 10' 4' P�\�i LANE LANE LANE LANE i EX SWLK EX PVMT TO REMAIN 2 EX 6" C&8 SAN JUAN ST ARTERIAL TYPICAL SECTION N.T.S. CLASSIFICATION: MINOR ARTERIAL OWNER EXISTING EASEMENTS PER COMMITMENT FOR TITLE INSURANCE, OWNER IS AN EASEMENT IN FAVOR OF SANTA ANA VALLEY LISTED AS: SPACE-IAG-I, LLC C/O MERITAGE HOMES IRRIGATION COMPANY FOR A PIPELINE AND RIGHT OF WAY 5 PETERS CANYON ROAD, SUITE 310 AND INCIDENTAL PURPOSES, PER DOCUMENT RECORDED IRVINE CALIFORNIA 92606 OCTOBER 17, 1919 IN BOOK 344 OF DEEDS, PAGE 89. ATTN: JOHANNA CROOKER (PLOTTED HEREON). PHONE: (949)299-3847 EMAIL: JOHANNA.CROOKER@MLCHOLDINGS.NET ZONING DEVELOPER EXISTING: RED HILL AVENUE SPECIFIC PLAN DISTRICT MERITAGE HOMES NO ZONING CHANGE IS BEING PROPOSED 5 PETERS CANYON ROAD, SUITE 310 IRVINE CALIFORNIA 92606 LAND USE ATTN: JOHANNA CROOKER PHONE: (949)299-3847 EXISTING: VACANT EMAIL: JOHANNA.CROOKER@MLCHOLDINGS.NET PROPOSED: MULTI -FAMILY RESIDENTIAL ENGINEER AREA SUMMARY KIMLEY HORN & ASSOCIATES, INC. TOTAL AREA: 3.38 ACRES 3801 UNIVERSITY AVE, SUITE 300 EXISTING LOTS: 2 RIVERSIDE, CA 92501 TOTAL PROPOSED LOTS: 2 ATTN: KIRK MYERS, PE, PLS LOT 1 - 3.32 ACRES FOR CONDOMINIUM PURPOSES RICE 71470 LOT A - 0.07 ACRES FOR OPEN SPACE. LOT A TO BE PHONE: (951) 543-9868 RETAINED BY HOA WITH EASEMENT FOR PUBLIC USE. EMAIL: KIRK.MYERS@KIMLEY-HORN.COM PROPOSED BUILDINGS: 9 RESIDENTIAL UNITS: 73 BUILDING FOOTPRINT AREA: 1.44 AC PRIVATE STREET AREA: 0.94 AC UTILITY PROVIDERS WATER: TUSTIN WATER DEPARTMENT *NOTE: THIS PROJECT DOES NOT PROPOSE ANY PUBLIC RIGHT-OF-WAY DEDICATIONS SEWER: ORANGE COUNTY SANITATION DISTRICT & EAST ORANGE COUNTY SANITATION DISTRICT STORMWATER: CITY OF TUSTIN ELECTRICITY: SOCAL EDISION GAS: SOCAL GAS TELECOM: AT&T / COX COMMUNICATION *NOTE: • ON -SITE WATER SHALL BE PRIVATE. • ALL UNITS TO HAVE SEWER AND WATER SERVICES INDIVIDUALLY. • BUILDING 6 (UNITS 43-46) WILL HAVE WATER AND SERVICE DIRECTLY FROM SAN JUAN ST., ALL OTHER UNITS WILL BE SERVICES IN -TRACT. • ON -SITE STORM SHALL BE PRIVATE. • ON -SITE SANITARY SEWER SHALL BE PRIVATE. BENCHMARK ELEVATIONS FOR THIS SURVEY ARE BASED ON ORANGE COUNTY PUBLIC WORKS BENCHMARK NO. 3A-133-15, BENCHMARK BEING A 4" ALUMINUM DISK STAMPED "3A-133-15", LOCATED IN SW'LY CORNER OF A 4'X15' CATCH BASIN IN THE NW'LY QUADRANT OF THE INTERSECTION OF NEWPORT AVENUE AND EAST MAIN STREET, 45' W'LY OF THE CENTERLINE OF NEWPORT AVENUE, 150' N'LY OF THE CENTERLINE OF EAST MAIN STREET, 19' S'LY OF STREET LIGHT #2096106E, IN THE CITY OF TUSTIN, CALIFORNIA: ELEVATION 123.214 FEET (NAVD88) BASIS OR BEARING BEARINGS SHOWN HEREON ARE BASED ON THE BEARING BETWEEN O.C.S. HORIZONTAL CONTROL STATIONS GPS 6525 AND GPS 6035R1 BEING NORTH 22030'03" WEST PER RECORDS ON FILE IN THE OFFICE OF THE ORANGE COUNTY SURVEYOR. LEGAL DESCRIPTION PER COMMITMENT FOR TITLE INSURANCE ORDER NO. NCS-1209745-SA1 DATED FEBRUARY 20, 2024, PREPARED BY FIRST AMERICAN TITLE COMPANY, THE SUBJECT PROPERTY IS DESCRIBED AS FOLLOWS: THE LAND REFERRED TO HEREIN BELOW IS A FEE AS TO PARCEL B AND PARCEL 1 OF PARCEL A, AND AN EASEMENT AS TO PARCELS 2, 3, AND 4 OF PARCEL A, AND IS SITUATED IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCEL A: PARCEL 1: PARCEL 2 OF PARCEL MAP, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 52, PAGE 36 OF PARCEL MAP RECORDS OF SAID COUNTY. PARCEL 2: A PERPETUAL EASEMENT AND RIGHT OF WAY FOR STREET AND HIGHWAY PURPOSE CONVEYED TO THE CITY OF TUSTIN IN A DEED RECORDED MAY 19, 1966 IN BOOK 7936, PAGE 835 OF OFFICIAL RECORDS AND DESCRIBED AS IN, ON AND OVER THE SOUTHWESTERLY 15.00 FEET OF THE SOUTHEASTERLY QUARTER OF THE NORTHEASTERLY HALF OF LOT 31 ON BLOCK 12 OF THE IRVINE'S SUBDIVISION, AS SHOWN ON THE MAP RECORDED IN BOOK 1, PAGE 88 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. PARCEL 3: A PERPETUAL EASEMENT AND RIGHT OF WAY FOR STREET AND HIGHWAY PURPOSE CONVEYED TO THE CITY OF TUSTIN IN A DEED RECORDED MAY 19, 1966 IN BOOK 7936, PAGE 837 OF OFFICIAL RECORDS AND DESCRIBED AS IN, ON AND OVER THE NORTHEASTERLY 15.00 FOOT OF THE SOUTHEASTERLY 200.00 FEET OF THE SOUTHWESTERLY (SEE NOTE BELOW) ONE HALF OF LOT 31 IN BLOCK 12 OF THE IRVINE'S SUBDIVISION, AS SHOWN ON THE MAP RECORDED IN BOOK 1, PAGE 88 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. (NOTE: COMMITMENT FOR TITLE INSURANCE AND VESTING GRANT DEED INCORRECTLY USE "SOUTHEASTERLY" WHERE "SOUTHWESTERLY" IN UNDERLINED ABOVE) PARCEL 4: A PERPETUAL EASEMENT AND RIGHT OF WAY FOR STREET AND HIGHWAY PURPOSE CONVEYED TO THE CITY OF TUSTIN IN A DEED RECORDED MAY 19, 1966 IN BOOK 7936, PAGE 841 OF OFFICIAL RECORDS AND DESCRIBED AS IN, ON AND OVER THE NORTHEASTERLY 15.00 FEET OF THE NORTHWESTERLY 150.00 OF THE SOUTHEASTERLY 350.00 FEET SOUTHWESTERLY HALF OF LOT 31 IN BLOCK 12 OF THE IRVINE'S SUBDIVISION, AS SHOWN ON THE MAP RECORDED IN BOOK 1, PAGE 88 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA. PARCEL B: PARCEL 1, AS PER FILED IN BOOK 52, PAGE 36 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY ORANGE, STATE OF CALIFORNIA. APN: 500-141-10 AND 500-141-09 FLOOD NOTE PER FEMA FLOOD INSURANCE RATE MAP NO. 06059CO277J WITH AN EFFECTIVE DATE OF DECEMBER 3, 2009, THE SUBJECT PROPERTY IS WITHIN "ZONE X", (AREAS OF 2.0% ANNUAL CHANCE FLOOD; AREAS OF 1 % ANNUAL CHANCE FLOOS WITH AVERAGE DEPTHS LESS THAN ONE FOOT OR WITH DRAINAGE AREAS LESS THAN ONE SQUARE MILE- AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD). Docusign Envelope II 4B2402EO-0776-4628-ABCO-FFA7D2E6705E CITY OF TUSTIN PRELIMINARY GRADING AND UTILITY PLAN U) a) Y 0- N LO N 0 N L Q Q 0 CD z_ 0 NQ L.L c� w I U / Q 0 0 c a) 0 Q U aD o' U I rn 0 (9 N rn > w 0 I > cy / a� E 0 c c 0 U C a U O Q 0 E 0 T N E Y 0 T 0 0 a a U O U Q a 0 0 0 0 I T E Y T 9 C O O O_ a a 0 0 0 0 0 E 0 a c O 0 U C O n O a E 0 a a a 3 U 3 0 c U a 0 0 0 a U U Q N 0 T C O U N 0 c E i c a C7 a c n c a 0 U 0 O U E U O a �W APN: 50014119 EX. POWER POLES AND OVERHEAD LINES TO BE UNDERGROUNDED APN: 50014111 r / I EX. POWER POLES AND OVERHEAD LINES TO BE UNDERGROUNDED w FACE OF BUILDING EX. TREE TO -BE -REMOVED (TYP) APN: 50002204 i 3' 1 12'BCTO12'BCTO� (±2.0%)� �(±2.0%) PROP. FLUSH CURB O FACE OF BUILDING 3' TENTATIVE TRACT MAP 19361 - COMPASS AT REDHILL FOR CONDOMINIUM PURPOSES o" INTERSECTION TO BE SIGNALIZED PROP. PVMT I 5 To 6 TO PROP. FLUSH CURB PROP. 8" WATER LINE O PROP. PVMT PROP. 8" SANITARY ,,,� SEWER LINE PROP. STORM_/ DRAIN LINE RTER OR STREETS TYP CAE SECTOR N.T.S. ROAD PROP. 6" C&B PROP. PVMT 0 • APN: 50002212 �I I — SEWER LINE OPERATED BY OC SANITATION. UILDI' FACE OF BUILDING P. FLUSH CURB PVMT PROP. 8 WATER LINE P PROP. STORM PROP. 8" SANITARY DRAIN LINE SEWER LINE LATER OR STREETS TYPCAL SECTOR 3' 12'BCTO� APN: 50014107 12.0' 21' FC TO 9.0' 5' PARALLEL PARKING (±2.0%)� I �(±2.0%) a PROP. FLUSH CURB 6' TO 5' TO Q—PROP. 8" WATER LINE PROP. PVMT PROP. 8" SANITARY SEWER LINE RTER OR STREETS TYP CAL SECT OR N.T.S. N.T.S. LEGEND PROJECT BOUNDARY PROPOSED LOT LINES EXIST. CENTERLINE — EXIST. RIGHT OF WAY BP: 33+15.28 PROPOSED EASEMENT EXIST. EASEMENT — — — — — — — — EXIST. PARCEL LINE PROP. FACE OF CURB EXIST. FACE OF CURB PROP. WATER LINE PROP. SEWER LINE APN:50008201 PROP. STORM LINE PROP. FIRE HYDRANT EXIST. SEWER LINE EXIST. WATER LINE EXIST. GAS LINE o EXIST. STORM LINE M LOT NUMBER LABEL APN:50008202 PAD NUMBER LABEL xxx PROP. MANHOLE CATCH BASIN o EXIST. CONTOUR PROP. CONTOUR LABEL XXX APN: 50008225 PROP. TRANSFORMER WQMP STORAGE CHAMBERS O107 L LO APN:50008224 PROPOSED TRAFFIC SIGNALS M / 20') - FC ABBREVIATIONS EX. 8" SS LINES OPERATED BY EOCWD. 36+66.00 PROJECT BOUNDARY PROP. 6" C&B -PROP. PVMT APN: 50008223 FH FIRE HYDRANT PROP PROPOSED MWS MODULAR WETLAND STRUCTURE TYP TYPICAL CENTERLINE HP HIGH POINT LP LOW POINT FS FINISHED SURFACE PE PAD ELEVATION RET RETAINING WALL EX. EXISTING GB GRADE BREAK ASSESSOR'S PARCEL NO APNS: 50014110, 50014109 ESTIMATED EARTHWORK QUANTITIES CUT: 2,400 CY FILL: 3,100 CY NET: 700 CY (FILL) NOTE: THE EARTHWORK QUANTITIES ABOVE ARE FOR PERMIT PURPOSES ONLY. THE CONTRACTOR IS NOT AUTHORIZED TO USE THE ESTIMATES HEREIN FOR BIDDING AND CONSTRUCTION PURPOSES WITHOUT THE EXPLICIT WRITTEN PERMISSION OF THE ENGINEER OF RECORD. NO REPRESENTATIONS OF SUCH QUANTITIES OR A BALANCED SITE CONDITION ARE MADE BY THE ENGINEER OF RECORD. UNLESS EXPLICITLY STATED OTHERWISE HEREIN, THE ABOVE QUANTITIES ARE APPROXIMATE, IN PLACE VOLUMES CALCULATED FROM THE EXISTING GROUND TO THE PROPOSED FINISHED GRADE. EXISTING GROUND IS DEFINED BY THE CONTOURS AND SPOT GRADES ON THE BASE SURVEY. PROPOSED FINISHED GRADE IS DEFINED AS THE FINAL GRADE AS INDICATED ON THE GRADING PLAN(S) AS FINISHED GROUND, FINISHED SURFACE, AND FINISHED FLOOR ELEVATIONS. UNLESS EXPLICITLY STATED OTHERWISE HEREIN, THE ABOVE GRADING QUANTITIES HAVE NOT BEEN FACTORED TO ACCOUNT FOR CHANGES IN VOLUME DUE TO BULKING, CLEARING AND GRUBBING, SHRINKAGE, SUBSIDENCE, OVER -EXCAVATION AND RE -COMPACTION, AND CONSTRUCTION METHODS. NOR DO THEY ACCOUNT FOR THE THICKNESS OF PAVEMENT SECTIONS, STORMWATER QUALITY MEDIA SECTIONS, UTILITY PIPES, TRENCHING AND BEDDING MATERIALS, BUILDING OR WALL FOOTINGS, BUILDING SLAB THICKNESSES AND UNDERLYING BASE OR SAND LAYERS, REUSE OF PULVERIZED MATERIALS THAT WILL UNDERLIE NEW PAVEMENTS, ETC. ANY OVEREXCAVATION AND RECOMPACTION DEPTHS AND VOLUMES, SHRINKAGE FACTORS, PAVEMENT SECTIONS, BUILDING PAD SECTIONS, AND BULKING FACTORS ARE BASED ON A SEPARATE GEOTECHNICAL REPORT. ANY BUILDING SLAB THICKNESSES ARE BASED ON THE SEPARATE BUILDING STRUCTURAL ENGINEERING PLANS. ANY UTILITY, STORMWATER MITIGATION, AND FOOTING SPOILS ARE BASED ON ESTIMATES PROVIDED BY THE OWNER OR CONTRACTOR. UTILITY PROVIDERS WATER: TUSTIN WATER DEPARTMENT SEWER: ORANGE COUNTY SANITATION DISTRICT & EAST ORANGE COUNTY SANITATION DISTRICT STORMWATER: CITY OF TUSTIN ELECTRICITY: SOCAL EDISION GAS: SOCAL GAS TELECOM: AT&T / COX COMMUNICATION *NOTE: • ON -SITE WATER SHALL BE PRIVATE. • ALL UNITS TO HAVE SEWER AND WATER SERVICES INDIVIDUALLY. • BUILDING 6 (UNITS 43-46) WILL HAVE WATER AND SERVICE DIRECTLY FROM SAN JUAN ST., ALL OTHER UNITS WILL BE SERVICES IN -TRACT. ON -SITE STORM SHALL BE PRIVATE. 'y • ON -SITE SANITARY SEWER SHALL BE PRIVATE. GRAPHIC SCALE IN FEET 0 15 30 60 Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E CITY OF TUSTIN PRELIMINARY PARKING AND CIRCULATION PLAN —1 't9 FIRE HYDRA , NO PARKIN ° 15' EI ER SIDE (TYP) U-HAUL MOVING & STORAGE GO GREEN EXPRESS CAI WASH a� E Q N N 0 N L Q Q 0 z Q J z O elf U I O O U Q) Cc S_ / 0 Q U / N U J I O O c9 N Ln / > W I > ry / c 0 TENTATIVE TRACT MAP 19361 - COMPASS AT REDHILL FOR CONDOMINIUM PURPOSES TUSTIN HIGH SCHOOL z Y FIRE HYDRANT, NO PARKIN Q 22' 15' EITHER SIDE (TYP) -Lj O ® ® ®_ r ®®®®® 33 AC N M STREET'B' R0' 34 El r _ z ❑❑❑�_ 35 9 I - �9 1� \ 17 18 ® 3' �/ LJ ❑2 25 26 3 - z 3' 36 11 3' 3' 0 AD I 27 lu 37 E ® 12 D 20 ADA ® W (� PG1 W 28 DA w 38 WBUILDI65' BU11DI 2 \wB I\ 2G 3 20' BUILDI G 4W ��\ I Cn BUILDING 5 / V ) a I 24' 12' 12' ® z I I ` zIL '� 14J HUH I � HU 24' 12' 12' 15 23 \ 16 24 zzzzzz zz zzz 177 ❑❑ \ C� 29' EXIST. ` IVE I LE — — — — N STREET 'A' OL— — N � N El I I APN 500-141-08 (NOT A PART) il P I I f___-150' FH RADIUS (TYP) � A — — zzzz� - - 43 ADA IL I 8'I Lu I 9' W BUILDING 6 I '% © ® U) I 45 \ ❑ ❑ 3' 46 I U' I o / r7 BUILDIN 7 ® B�JILDI G 8 4' BU LDI G 9LZ ® 20' z z z z \ ® 20' / ® \ ❑ \ ® 47 48 49 50 51 52 53 28' 54 ©5 56 57 58 59 60 61 62 63 �� 64 65 66 67 68 69 70 71 72 73 W ® Q J N f � �o Q h' ■ ■ ■ ■ __j r OF r: _> ® o �® on LOS F III LL_ / 0 - - (_3'1 U LL_ - O - y A - INTERSECTION TO BE SIGNALIZED ram, INSr r�r��r r r�r��• • � o O O O r o m- RED HILL AVE o N L0 I MINE GHT TRIANGLE 20 ti GRAPHIC SCALE IN FEET 0 15 30 60 LEGEND PROJECT BOUNDARY PROPOSED LOT LINES PROPOSED EASEMENT EXISTING CENTERLINE EXIST. RIGHT OF WAY EXIST. PARCEL LINE EXIST. EASEMENT - - - - - - - - PROP. FACE OF CURB EXIST. FACE OF CURB PROP. FIRE HYDRANT CONDOMINIUM UNIT NUMBER �X AC COMPRESSOR PROPOSED ON -SITE STREET PARKING COUNT PROPOSED OFFSITE STREET PARKING COUNT 0 PROPOSED TRAFFIC SIGNALS -' PARKING SUMMARY GARAGE PARKING (2 PER UNIT) 146 TOTAL STANDARD STREET PARKING ON -SITE 16 ADA ON -SITE STREET PARKING 2 TOTAL ON -SITE PARKING 164 OFFSITE STREET PARKING (REDHILL) 13 TOTAL PROJECT PARKING 177 Now VO Now ;�°0, 20' FIRE TRUCK TURNING CLEARANCE DETAIL N.T.S. Docusign Envelope ID: 4B2402EO-0776-4628-ABCO-FFA7D2E6705E EXHIBIT C (hyperlink): ADDENDUM TO THE RED HILL AVENUE SPECIFIC PLAN EIR WITH TECHNICAL APPENDICES, INCLUDING MMRP Full link: https://www.tustinca.org/DocumentCenter/View/l7924