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04 PC REPORT CAMPO ON 17TH STREET FINAL
MEETING DATE: JULY 28, 2026 TO: PLANNING COMMISSION FROM: ALEXA SMITTLE, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: DESIGN REVIEW (DR) 2026-0001; SUBDIVISION MAP (SUB) 2026- 0001/TENTATIVE TRACT MAP (TTM) NO. 19470 FOR RESIDENTIAL AND COMMERCIAL CONDOMINIUM PURPOSES; GENERAL PLAN CONFORMITY (GPC) 2026-0001 FOR THE STREET VACATION OF ENDERLE CENTER DRIVE; AND TWO CONDITIONAL USE PERMITS (CUP) 2026-0004 & -0007 FOR TWO NEW DRIVE-THRU RESTAURANTS, ONE CUP 2026-0005 FOR A NEW AUTOMATED CAR WASH, AND A CUP 2026-0006 FOR A MASTER SIGN PLAN, FOR A PROPOSED DEVELOPMENT LOCATED AT THE ENDERLE SHOPPING CENTER, SOUTH OF 17TH STREET, EAST OF STATE ROUTE 55, NORTH OF VANDENBERG LANE, AND INCLUDING PROPERTY ON THE EAST SIDE OF ENDERLE CENTER DRIVE. APPLICANT: STEPHEN THORP BWP CAMPO 1, LLC AND BWP CAMPO 2, LLC C/O BURNHAM- WARD PROPERTIES, LLC 860 NEWPORT CENTER DRIVE, SUITE 100 NEWPORT BEACH, CA 92660 STHROP@BURNHAM-WARD.COM PROPERTY THE ENDERLE FAMILY TRUST OWNER: LOCATION: 17240-17350, 17390-17460, 17480, AND 17502 EAST 17TH STREET; 14032 ENDERLE CENTER DRIVE; AND 14081 YORBA STREET APNS: 401-251-04, -05, AND -06; 401-252-05, -06, 08, -09, AND - 10; AND 401-253-02, -03, AND -04 GENERAL PLAN: Planned Community Commercial/Business (PCCB) ZONING: Planned Community Commercial (PC COM) & Housing Overlay (HO) Zoning Districts AGENDA REPORT ITEM #4 Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 2 REQUESTS: A request to redevelop the existing Enderle Shopping Center with a mixed-use commercial and residential development project. The site is currently developed with 14 commercial buildings totaling 132,345 square feet (sf) and includes a range of restaurant, retail, office, and gas station uses. The existing site layout will be reconfigured to consolidate commercial development toward the northern portion of the project site. This will include the demolition of eight buildings and the construction of five new commercial buildings. Six existing buildings will remain and will undergo minor improvements. The proposed development would result in 11 commercial buildings totaling 56,359 sf on the northern portion of the project site, which includes a mix of restaurants, retail, grocery, drive-thru services, an automated car wash, office uses, parking areas, and two outdoor amenity spaces. The project will also include 31 residential buildings on the southern portion of the project site, which will include a total of 100 condominium townhomes, 40 of which will be attached as duplex units. Each of the condominiums will have an attached two-car garage, and uncovered surface parking is provided for guests throughout the residential community. Other site amenities include a dog park, a community pool, and other open space areas. The project also includes a request for the Planning Commission to determine that the vacation of Enderle Center Drive conforms with the City’s General Plan. The associated entitlements are listed below in the Recommendation section of this report. ENVIRONMENTAL: For this proposed development the City prepared an Addendum to the Enderle Center Rezone Environmental Impact Report (EIR) pursuant to the requirements of the California Environmental Quality Act (CEQA, Public Resources Code §§ 21000, et seq.) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., CEQA Guidelines). Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 3 RECOMMENDATION: That the Planning Commission: 1. Adopt Resolution No. 4547, approving the following: • Design Review (DR) 2026-0001 for site layout and building design; and • Subdivision (SUB) 2026-0001/Tentative Tract Map (TTM) No. 19470 to subdivide the Enderle Shopping Center into 10 lots, with one lot for residential condominium purposes, allowing 100 condominium townhomes, and nine commercial lots. The Tract Map requires Council approval of the vacation of Enderle Center Drive; 2. Adopt Resolution No. 4548, approving Conditional Use Permit (CUP) 2026-0007 for one new drive-thru car wash (Automated Self-Serve); 3. Adopt Resolution No. 4549, approving CUP 2026-0004 for a new drive-thru restaurant (Building 1); 4. Adopt Resolution No. 4550, approving CUP 2026-0005 for a new drive-thru restaurant (Building 2); 5. Adopt Resolution No. 4551, approving CUP 2026-0006 for a new Master Sign Plan for the commercial development; and 6. Adopt Resolution No. 4552, approving the General Plan Conformity (GPC) 2026- 0001, finding the proposed street vacation of Enderle Center Drive conforms with the City’s General Plan. PROJECT APPROVAL AUTHORITY: • Design Review – Tustin City Code (TCC) Section 9272 authorizes the Community Development Director to consider DR applications; however, since the proposal includes other entitlement applications that require Planning Commission approval, the DR application is forwarded to the Planning Commission for concurrent consideration of building design and site layout. Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 4 • SUBDIVISION/TTM 19470 - A tentative tract map is required for all subdivisions creating five (5) or more condominiums pursuant to TCC Section 9323b2(a). Section 9321b of the TCC authorizes the Planning Commission to review and take action on tentative maps. • Conditional Use Permit - TCC Section 9291 authorizes the Zoning Administrator or Planning Commission to take action on CUP applications; however, since the proposal includes other entitlement applications that require Planning Commission approval, CUP 2026-0004, CUP 2026-0005, CUP 2026- 0006, and CUP 2026-0007 are being forwarded to the Planning Commission for concurrent consideration. • General Plan Conformity – Whenever a public street is to be vacated or abandoned, California Government Code Section 65402(a) requires the local planning agency to consider whether the vacation conforms with the jurisdiction's General Plan. In Tustin, the Planning Commission represents the City’s “planning agency”, therefore the Commission must determine whether the abandonment of Enderle Center Drive conforms with the Tustin General Plan. BACKGROUND: Project Location/Site and Surroundings The Project site is located at 17240-17350, 17390-17460, 17480, and 17502 East 17th Street; 14032 Enderle Center Drive; and 14081 Yorba Street in the City of Tustin. The project site is 16.1 gross acres (13.53 net acres) and consists of 11 parcels. The Project site is generally bounded on the north by 17th Street; on the east by commercial properties on the east side of Enderle Center Drive; on the south by Vandenberg Lane; and on the west by State Route 55 (SR-55). Regional access to the site is provided by SR-55 and Interstate 5 (I-5). Local access to the site is provided by 17th Street, Enderle Center Drive, Vandenberg Lane, and Yorba Street. The Project site and the surrounding area are shown in Figure 1, Project Site Aerial. Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 5 Figure 1: Project Site Aerial The Project site has a General Plan land use designation of Planned Community Commercial/Business (PCCB). The PCCB designation provides for a variety of retail, professional office, and service-oriented business activities. Higher density residential uses are allowed in the PCCB land use designation when prescribed by a Housing Overlay (HO) district or a Specific Plan (SP). The Project site has a base zoning designation of Planned Community Commercial (PC COM) and a Housing Overlay (HO) district (Enderle Center Housing Overlay – City Council Ordinance 1550). The PC COM zoning allows a diversity of uses, buildings, and open spaces in planned groups. The Site’s HO zoning allows for development of up to 413 dwelling units on up to 7 acres of the Enderle Shopping Center site, which would equate to a density of 59 dwelling units per acre. The HO district exists “on top” of the PC COM zoning, which allows for housing to be constructed in lieu of, or in addition to, the existing shopping center and/or new commercial development (Figure 2). Enderle Center Dr (to be vacated) 17th St Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 6 PROJECT DESCRIPTION: The project proposes to redevelop the existing Enderle Shopping Center with a mixed- use retail center and a residential project that would result in 56,359 square feet of commercial space across 11 buildings throughout the northern portion of the site; 100 condominium units along the southern portion of the site; and various site improvements on approximately 16.1 gross acres (13.53 net acres). The commercial portion of the mixed-use project includes the demolition of 8 of the 14 existing buildings, the construction of 5 new buildings, and the minor improvements of the remaining 6 buildings. The commercial development is comprised of nine parcels and approximately 8.57 net acres. When completed, the commercial component will feature a mix of restaurants, retail, drive-thru services, an automated car wash, office uses, and two outdoor amenity areas. The residential development of the mixed-use project will feature 100 for-sale condominium townhomes within 31 buildings, which is supported by open spaces with seating and shade structures, a pocket dog park, a community pool, and dedicated garage and off-street parking. The residential lot would be approximately 4.96 net acres in size. DISCUSSION/ANALYSIS: The proposed redevelopment will update the existing commercial shopping center to include a new residential community, which creates a cohesive, mixed-use environment. The commercial component features 11 buildings totaling 56,359 square feet at a 0.15 floor area ratio (FAR), and accommodates a diverse range of retail, restaurant, service, and car wash uses. Additionally, the project maintains and renovates an existing office building at the corner of Yorba and 17th Streets. Complementing the retail center, the applicant proposes a residential component that introduces 100 for-sale townhome units at a density of 20.2 dwelling units per acres. Table 1, Proposed Project Summary, includes a breakdown of the proposed uses, buildings and areas of the project. Building numbers are shown on Figure 2 below. Table 1: Proposed Development Project Summary PROPOSED USES NO. OF BUILDINGS / STRUCTURES SQUARE FOOTAGE / UNITS Commercial, retail, restaurant, office • Nine stand-alone pad restaurant/retail/buildings. • Up to 56,359 sq. ft. of commercial buildings. Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 7 PROPOSED USES NO. OF BUILDINGS / STRUCTURES SQUARE FOOTAGE / UNITS • One two-story office building. • One car wash. • 11,229 sq. Ft. of office (existing). Attached Residential • One lot for residential condominium purposes to allow 100 townhome units. • 31 three-story residential townhomes buildings, comprised of 20 duplexes, 1 four-plex, 4 five-plexes and 6 six-plexes. • 100 dwelling units. • 100 attached 2-car garages and 36 uncovered guest parking spaces. Figure 2: Proposed Site Plan with building numbers Site Parking and Circulation Access and Circulation. Access to the commercial site would be provided via eight driveways, including three driveways on 17th Street, six driveways on Yorba Street to provide access to office building, car wash, and primary commercial development area. Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 8 Internal circulation would be provided via 24-foot-wide driving aisles, doubling as the fire lane. Drive-thru access to Buildings 1 and 2, both of which would operate as drive- thru restaurants, would be provided by 12-foot-wide lanes. Access to the residential site would be provided via two driveways on Vandenberg Lane. Internal circulation would be provided via a 24-foot-wide drive aisle, doubling as a fire lane. All on-site drive aisles would provide direct access to on-site guest parking and standard two-car garages for the residential portion of the site. Figure 3: Site Plan Project Vehicle Trip Generation. The proposed Project would generate 5,199 daily trips, including 421 AM peak hour trips and 453 PM peak hour trips. In comparison to the Traffic Impact Analysis (TIA) prepared for the Enderle Center Rezone Project’s certified Programmatic Environmental Impact Report (PEIR), the proposed Project would generate 240 net fewer daily trips, 146 net fewer AM peak hour trips and 10 net fewer PM peak hour trips. Residential Parking. The residential subdivision would include 236 total off-street parking spaces within enclosed, two-car garage for each unit (200 total) plus 36 guest surface parking spaces. The proposed residential parking exceeds the minimum off- street parking requirement of the TCC as summarized in Table 2 below. Vandenberg Ln 17th St Residential Project Entry Car wash exit only Shared driveway Non-residential Project Entry Ped Gate Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 9 Commercial Parking. The proposed commercial site(s) would provide a total of 323 new parking stalls. In addition, the existing buildings to remain (Buildings 10 and 11) include 65 existing parking stalls. The off-street parking therefore exceeds the minimum parking requirement of the TCC as summarized in Table 2 below. Table 2: Project Parking Summary LAND USE REQUIRED PARKING PROVIDED PROPOSED DEVIATION Residential Parking TCC Section 9263 Multi-Family • 2 spaces/ 3+ bed units • 0.25 guest space/unit 225 total spaces required 236 total spaces provided • Fully enclosed, attached two-car garage for each unit (200 total) • 36 guest surface parking spaces. Complies with resident parking requirement; Exceeds guest parking requirement by 11 spaces None Commercial parking, including car wash Enderle Center Per PC Resolution 3283 • Office uses : 1 per 300 SF (29 spaces required) • Retail & Restaurant uses: 1 per 200 SF (238 spaces required) • Car wash use: 10 spaces per wash lane for drying (vacuum area) plus 1 space per facility if not in conjunction with a 323 total spaces provided • Office 34 spaces • Retail/Retail 269 spaces • Car wash 20 spaces (including 18 vacuum and 2 regular spaces) Exceeds parking requirement by 76 spaces None Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 10 service station. *Cumulative required parking is multiplied by a 0.85 multi-use parking adjustment factor, per PC Resolution No. 3283(approved CUP 94- 010, amending Use Permit (UP) No. 74-9) 267 spaces x 0.85 = 247 total spaces required Design Review 2026-0001 The following table provides an overview of the residential development site plan layout and building design (Table 3) Table 3: Site Plan and Building Overview – Residential Subdivision CRITERIA DESCRIPTION Site Size Approximately 4.96 net acres (or 6.61 gross acres including in-fee ownership under public streets) Buildings/Units Total of 31 Buildings; 100 units Stories Three-stories; Height ranges from approx. 36 to 38 feet. Architectural Style Spanish Eclectic (Spanish colonial revival) Product Type For-sale townhomes; condominium subdivision Floor Plans/ Bedrooms UNIT TYPE S.F. LAYOUT NO. UNITS DUPLEX BLDGS 1A/1B (BLDG 7 - 26) UNIT 1 1,991 4 BR / 3.5 BA 20 UNIT 2 2,069 4 BR / 3.5 BA 20 4-PLEX BLDG 1A (BLDG 28) Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 11 The proposed residential development meets the development standards and requirements of the Enderle Center Housing Overlay and TCC. The following table provides a comparison of the residential development to the applicable development standards (Table 4). CRITERIA DESCRIPTION UNIT 1R OR UNIT 1 1,562 3 BR / 2.5 BA 2 UNIT 2X 1,740 3 BR / 3 BA 1 UNIT 2 1,737 3 BR / 3 BA 1 5-PLEX BLDG 2A (BLDG 2 - 5) UNIT 2YR 1,785 4 BR / 3.5 BA 4 UNIT 1R 1,565 3 BR / 2.5 BA 8 UNIT 1 1,552 3 BR / 2.5 BA 4 UNIT 2Y 1,785 4 BR / 3.5 BA 4 6-PLEX BLDG 3A (BLDG 1, 6, 27, 29, 30, 31) UNIT 2X 1,740 3 BR / 3 BA 6 UNIT 1R 1,562 3 BR / 2.5 BA 12 UNIT 1 1,562 3 BR / 2.5 BA 12 Residential Density Approximately 20.2 dwelling units per acre Amenities • Private ground floor patios (100 units) • Common open space areas including pocket dog park area, pool area, overhead structure, picnic tables and BBQ • Pedestrian paths of travel leading to all front doors, and other landscaped areas Ingress/Egress Two entry/exit driveways along Vandenberg Lane. Pedestrian access Multiple key pedestrian access points along Vandenberg Lane and from the Commercial development (Campo on 17th) to the north. Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 12 Table 4: Housing Overlay (HO) Dev. Std. Compliance (Ord. No. 1550) DESCRIPTION DEVELOPMENT STD. PROPOSED DEVIATION Site Lot Size - Residential and Mixed-Use None None Lot Width 35 feet min. None Density Residential Density 20 dwelling units per acre (du/ac) min. None. Proposed project includes20.2 du/ac (100 du/4.96 net acres) Dwelling Units Up to 413 units None. 100 units proposed. Building Height Residential 75 feet max. None. 36-38 feet in height. Mixed-use 75 feet max. None. Building Setbacks 17th & Yorba Streets 10 feet min. None. Local Road 10 feet min. None. Private Street or Drive 5 feet min. None. Alley or Interior Side yard 3 feet min. None. Rear Yard 10 feet min. None. Landscape Setbacks 17th & Yorba Streets 10 feet min. None. Local Road or Private Street 5 feet min. None. Open Space Private Space 100 sf per unit, with 4 feet min. dimension. None. Each dwelling unit will include a minimum of 100 sf of private open space on ground floor. Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 13 Common Open Space 200 sf/unit (200x100 = 20,000 sf total min.) None. Off-street Parking (multi-family) 2.25 spaces per unit. (2.25 x 100 = 225 spaces total). None. 236 spaces total would be provided. Design, Massing and Articulation – Residential Development The project is designed to be a vibrant, high-quality residential development providing housing opportunity along 17th Street consistent with the City’s Housing Element and the Enderle Center Rezone Project. 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 a monotonous design, and windows with trim surrounds. The design includes two color and material schemes for the duplex buildings, and 3 color and material schemes for the townhome buildings, which is intended to enhance the overall design and add visual appeal to the streetscape along Vandenberg Lane and view from the new Campo on 17th commercial center. Figure 4a and 4b below provide views from Vandenberg Lane and the commercial project respectively, with perspective renderings in Exhibit B of Attachment 2. Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 14 Figure 4a – View from Vandenberg Lane Figure 4b: View from Commercial Site toward Residential Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 15 The building design incorporates architectural elements to provide massing relief for the three-story buildings facing Vandenberg Lane, Yorba Street, and the Campo on 17th commercial center. Building heights comply with maximum allowable height of 75 feet as summarized in Table 4. Roof top mechanical equipment will be fully enclosed within a parapet, and other electrical equipment will be screened from public view as required by Conditional of Approval No. 7.5. Landscaping, Open Space and Lighting – Residential Development Landscaping: The proposed landscape plan (Figure 5) 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. The proposed Project provides a total of 35,339 SF of landscaping, covering approximately 16.4 percent of the 4.96-net-acre residential site Figure 5: Conceptual Landscape Plan and Plant Palette – Residential Subdivision Residential Private and Common Open Space: The project provides approximately 37,841 SF total (or 518 SF per unit) of combined private and common open space. Common open space consist of courtyards, paseos, side yards, and screening areas, and totals approximately 27,508 SF. Private open space for each unit is comprised of courtyard garden patio and side yards, with at least 100 sf of area for each unit. Overall, the open space exceeds the minimum open space requirements of 100 SF of private open space per unit (10,000 SF total), and 200 SF of common open space per unit (20,000 SF total), as summarized in Table 4. Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 16 Recreational opportunities within the residential site include a 4,133 SF pocket dog park along Yorba Street, west of Building 27, and a 5,343 SF recreation area near the entry drive that contains a swimming pool/spa, a pool building with restrooms, pool equipment, and shower. An adjacent outdoor seating area located to the west of Buildings 25 and 26 would include a barbeque grill and trellis, which is enclosed within a small private park area; and two linear “lounging” spaces of approximately 1,400 SF each in size are located between Buildings 4 and 5, and Buildings 2 and 3. Figure 6: Residential Subdivision Common Open Space Areas Amenities (Inspirational Images) Residential Lighting: Proposed outdoor lighting would be typical of residential uses and would consist of wall-mounted lighting, pole-mounted lights along the driveway, path lights/bollards, and landscape lighting. All of the project’s outdoor lighting would be shielded to minimize off-site spill and would be in compliance with TCC Section 9271hh. Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 17 Residential Wall and Fences: The project includes a combination of walls and fences. For the portion of the residential site east of Yorba Street and west of Enderle Center Drive, a retaining wall will be placed that increases in height from 1 foot to 3 feet from west to east, and a 5-foot-high perimeter fence is proposed along the boundary separating the residential and commercial sites. Pedestrian gates in the fence will allow residents to directly access the Campo on 7th Street commercial center. A 5-foot-high fence is proposed along the perimeter of the residential development’s park and pool, and along the north and east property line. All residential units would include a 42-inch- high wall at the private patios, and a minimum 5-foot-high wall along the side yards. Additionally, the units along Vandenberg Lane would include a 46-inch-high pilaster wall at the private patios. The walls would consist of split-face block in a grey color, and the perimeter fence would be dark charcoal. A conceptual wall plan is provided in Figure 7. Pursuant to Condition of Approval No. 7.9, the applicant/developer is required to submit a final wall and fence plan during plan check, which will be reviewed and approval by City staff. Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 18 Figure 7: Residential Wall/Fence Diagram Residential Subdivision - Park Land (Quimby Act) To implement the Conservation/Open Space/Recreation Element of the General Plan, TCC Section 9331d requires developers of residential subdivisions to dedicate land for public parks, or pay an in-lieu fee for the purpose of developing new parks or rehabilitating existing parks. TCC Section 9331d2 requires the dedication of three acres of useable parkland per 1,000 project residents. Pursuant to TCC Section 9331d2, based on assumed household size, the proposed project requires 0.0067 acres of parkland per dwelling unit (high-density development with 15.1-25 dwelling units per gross acre). The applicant proposes to develop the site with approximately 15.1 dwelling units per gross acre (or 20.2 dwelling units per net acre). Therefore, based on the proposed 100 residential units, the developer would be required to dedicate 0.67 acres of parkland, as shown in Table 5 below. Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 19 Table 5: Required Park Land Dedication The TCC allows a developer to pay a park land fee in-lieu of dedication land. The park land in lieu fee is based on the fair market value of the land. The fair market value shall be determined by a Master Appraisal Institute (MAI) Designated member of the Appraisal Institute acceptable to the City and at the expense of the subdivider; and the determination shall consider the value of a buildable acre of land at the time the final map is to be recorded, as if otherwise the land would be fully developed to the residential density shown on the tentative map for which the fees are required. Condition of Approval No. 16.4 requires the developer to pay a per unit park in-lieu fee at the time each certificate of occupancy is issued by the City. Commercial Development Site Plan and Design The proposed commercial development would consist of 11 buildings totaling 56,359 SF on approximately 8.57 net acres (9.52 gross acres). The proposed Project would demolish eight existing commercial buildings and include minor structural alterations to six existing commercial buildings. No structural improvements are proposed for two existing commercial buildings totaling 11,229 SF. Overall, the Project would result in redevelopment of the commercial site with eleven total commercial buildings totaling 56,359 SF. The new buildings would provide a variety of commercial uses, such as restaurants, services, retail, and a car wash. The proposed commercial development would result in a floor area ratio (FAR) of 0.15, and a lot coverage of 0.14. The proposed car wash would include standard water recycling systems, backflow prevention devices, and storm drainage pretreatment systems. Table 6, Commercial Building Summary, provides the building summary for the commercial buildings. TCC Sec. 9331d2 Park Land Per Unit Proposed Units Total Required Park Land Dedication Parkland In- Dedication Formula .0067 acres x 100 units = Approx. 29,185 SF (0.67 acres) Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 20 Table 6: Commercial Building Summary Building No. Building Use Building Square Footage 1 Restaurant (Drive-thru) 2,125 2 Restaurant (Drive-thru) 4,044 3 Restaurant 8,226 4 Grocery/Restaurant 8,448 5 Fitness 4,328 6 Restaurant/Retail 4,906 7 Restaurant 3,726 8 Restaurant/Retail 5,000 9 Car Wash 4,327 10 Office (Existing Building to Remain) 8,732 11 Restaurant (Existing Building to Remain) 2,497 Total New/Modified Buildings 45,130 Total Existing Buildings to Remain 11,229 Overall Total for Commercial Buildings 56,359 Figure 8: Existing Buildings to be demolished or retained Design, Massing and Articulation – Commercial Development Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 21 The project is designed to be a high-quality commercial development along 17th Street and Yorba Street consistent with the zoning district and adjacent uses. The proposed commercial development would include buildings with varying heights. The maximum height of the commercial buildings would be 38 feet and two inches (Building 10). All commercial buildings would have a similar architectural scheme featuring clay tile roofs, decorative porcelain tiles, fabric awning, and steel glass storefront, and a consistent color scheme of white and ivory. Perspective renderings can be found in Exhibit B of Attachment 2. Figures 9a-c provide perspectives from 17th Street, Yorba Street, and on-site views. Figure 9a: View from 17th Street Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 22 Figure 9b: View from on-site Figure 9c: View towards car wash from Yorba Street Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 23 Landscaping, Open Space and Lighting Landscaping: The proposed landscape plan (Figure 10) 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. The proposal would provide a total of 81,394 SF of landscaping that would cover approximately 22 percent of the 8.57-net-acre commercial development. The Project includes a recreational area for special events at the center of the site. The recreational area would include an event lawn with synthetic turf, a water feature, a firepit with seating, a seating area with large shade trees, and a pedestrian walkway. Figure 10: Conceptual Landscape Plan and Plant Palette – Commercial Subdivision Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 24 Figure 11: Commercial Development Landscape Amenities (Inspirational Images) Commercial Lighting: Proposed outdoor lighting would be typical of commercial uses and would consist of wall-mounted lighting, pole-mounted lights along the driveway aisle and surface parking areas, path lights/bollards, and landscape lighting. All of the project’s outdoor lighting would be shielded to minimize off-site spill and would be in compliance with TCC Section 9271hh. Commercial Wall and Fences: The mixed-use development includes a retaining wall that increases in height from 1 foot to 3 feet from west to east, and a 5-foot-high perimeter fence is proposed along the boundary separating the residential and commercial development sites. Pedestrian gates in the fence will allow residents to directly access the shopping center. In addition, retaining walls are proposed through Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 25 the commercial development. The Project also proposes a 12-foot-high noise barrier along the south side of the car wash tunnel exit which would serve to reduce noise generated by the car wash on off-site sensitive receptors. The proposed fences and walls are shown in Figure 12. Figure 12: Commercial Wall/Fence Plans SUB 2026-0001 / Tentative Tract Map 19470 TTM 19470 proposes to subdivide into one (1) residential lot for residential condominium purposes and nine commercial lots, and includes a request to vacate Enderle Center Drive; a (Exhibit B to Attachment 3). This would allow for individual ownership of the 100 residential condominiums. Common areas would be established for vehicular and pedestrian circulation, guest parking and for open space purposes, with Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 26 a HOA having responsibility for all common facilities. Also included in the map are proposed easements for public utilities and public access to the public amenity space, ingress/egress for emergency and public service vehicles. CC&Rs would be required for the project per Conditional of Approval Sections 4 to 6 of Resolution No. 4547. These mechanisms are necessary to provide for the maintenance of the common areas of the development sites. The local agency (City of Tustin) is required to transmit one copy of the proposed TTM to other local agencies having jurisdiction. A copy of the proposed TTM 19470 was routed to outside agencies having jurisdiction over a title interest in the subject property for review and/or recommendations between July 10 and July 27, 2026, as required by California Government Code Sections 66453 – 66455.7. The City received a request for a permanent easement to be reserved from the proposed vacation, from the East Orange County Water District (EOCWD) and Southern California Gas Company (SoCalGas), and several other agencies confirmed receipt of the TTM. No additional comments on the TTM have been received from outside agencies as of the completion of this staff report. The TTM would be consistent with the General Plan land use designation, the Planned Community Commercial Zoning Districts and Enderle Center Housing Overlay District (overlay zone), the Tustin Subdivision Code, the Subdivision Map Act and other applicable provisions of the TCC. Further, the site is physically suitable for the type of development and proposed density, in that the development is a mixed-use development with a phased Final maps, and is within the allowable density and FAR established by TCC development standards. Pursuant to TCC Section 9321b, the TTM shall be considered by the Planning Commission. The required findings for approval are supported in Resolution No. 4547. Conditional Use Permits The proposed project is requesting four Conditional Use Permits (CUP) for the operation of: one new automated, self-serve drive-thru car wash (CUP-2026-0007), two (2) new drive-thru restaurants (and CUP-2026-0004 and CUP-2026-0005), and a Master Sign Plan (MSP) for the commercial development (CUP-2026-0006). While the TCC designates these uses as appropriate for the site, the CUP process evaluates uses that may pose a moderate to high potential for adverse impact on adjacent or abutting uses or the surrounding community due to their operating characteristics. CUP approval Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 27 allows the requested use while establishing operational conditions that ensure compatibility with surrounding and existing uses. Separate Resolutions will establish individual Conditions of Approvals for each of the proposed uses. CUP 2026-0007: Self-Serve, Automated Drive-Thru Car Wash The new automated, self-serve drive-thru car wash is depicted as Building 9, located east of the SR-55 freeway and west of Yorba Street. Egress and ingress to the car wash are both from Yorba Street and will feature dual-lane queuing for approximately 24 cars, an approximately 100-foot-long tunnel within a 4,327-square-foot building structure, and 18 vacuum stalls. In addition to the standard Conditions of Approval, a condition has been included to install a noise barrier at the car wash tunnel exit and vacuums. Specifically, the proposed Project would implement Conditions of Approval No. 2.12 (Resolution No. 4548 for car wash CUP) and Project Design Features that require either the installation of a 12-foot- high noise barrier along the southern portion of the car wash tunnel exit lane or utilizing low noise blower/dryer equipment and/or absorptive acoustical materials to reduce noise levels at the tunnel exit. Implementation of this condition would reduce operational noise from the proposed car wash below the City’s noise standards. CUP 2026-0004 and CUP 2026-0005: Two (2) Drive-Thru Restaurants The two drive-thru restaurants are depicted as Buildings 1 and 2, located south of 17th Street between Yorba Street and Campo Way. Building 1 is located at the northwest corner of the primary commercial site on 17th Street, and provides for a queuing capacity of 14 cars that exceeds the required stacking of a minimum of seven cars. Building 2 sits at the upper left portion of the project site next to Campo Way, with a queuing capacity of 10 cars. Both drive-thru accesses will be provided by a 12-foot-wide drive lane, and will be regulated by separate Resolutions, providing the flexibility to accommodate site- specific operational requirements or future tenant-driven modifications without necessitating an amendment to the overarching project entitlements. Conditions of Approval have been provided in Resolution No. 4549 and Resolution No. 4550 for each respective CUP. Master Sign Plan - CUP-2026-0006 The proposed project is also requesting a Conditional Use Permits for a Conceptual Master Sign Plan (CUP-2026-0006) for the commercial development. Pursuant to the CC Section 9403(h), a MSP is required for developments in planned community districts, multi-use sites, multi-tenant centers and mixed-use districts in the City. The Tustin Sign Code also allows MSPs to deviate from the specific standard for permanent business Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 28 identification upon submittal and approval of a conditional use permit, provided that the center is a single development project of at least 30,000 building square feet or 1 acre in project size. The Zoning Administrator has deferred the decision-making authority to the Planning Commission to be considered concurrently with the DR 2026-0001, SUB 2026-0001, and CUPs 2026-04, -05, and -07. The proposed MSP can be found in Exhibit C of Attachment 2. Public Input Public Notice Approximately 373 mailers were sent to property owners within 300 feet of the subject property and interested parties, all occupants of the existing Enderle Center, utility providers and other affected agencies, and parties who otherwise expressed interest and provided their contact information in writing to the City at any point during the project entitlement phase. A public notice was published in the Tustin News on July 16, 2026, informing the public of the Planning Commission meeting. The notice was also posted at Tustin City Hall, the Tustin Library, and the Tustin Area Senior Center. Public notices were also posted throughout the project site at vehicle and pedestrian entry points, and other key locations on-site. Community Outreach and Public Comments On February 12, 2026, the applicant hosted a community meeting at Zov’s Tustin at 6:00 pm to present the proposed project to the public. This was a developer-initiated meeting that was not attended by staff, but reportedly approximately 90 community members attended. The applicant also hosted a second neighborhood meeting with Enderle Garden and Tustin Park Tustin HOA communities, where it is reported that 50 people attended. Members of the public have contacted City staff over the course of the last several months with project questions. Information regarding the proposed project was also included on the City’s “Current Projects” webpage. ENVIRONMENTAL REVIEW: The City Council certified a Program Environmental Impact Report (EIR) for the Enderle Center Rezone Project (ECRP) on January 7, 2025 (SCH #2024020747), which analyzed Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 29 the development for up to 413 residential units at the subject site on 7 acres in areas that are currently used for surface parking. The EIR also considered additional commercial square footage with the 413 dwelling units, to ensure the commercial buildout potential identified in the City’s General Plan Land Use Element was taken into account. The proposed project includes the development of a site with uses that are consistent with the uses approved in the Enderle Center Rezone, General Plan, and Housing Overlay District zoning designations for the site. The proposed development and associated site improvements are within the development capacity and density assumptions that were evaluated in the ECRP EIR for the site. As a result, the City, as the Lead Agency, prepared an Addendum to the ECRP EIR pursuant to the requirements of the California Environmental Quality Act (CEQA, Public Resources Code Section 2100, et seq.) and the regulations promulgated thereunder (14 California Code of Regulations Section 15000, et seq., CEQA Guidelines). Specifically, an Addendum is appropriate pursuant to State 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 Enderle Center Rezone Program EIR pursuant to Section 15168. An environmental checklist has been prepared as the basis for an Addendum to the EIR. The checklist confirms that the project is within the scope of the EIR as provided in State CEQA Guideline Section 15168; and the Addendum augments the analysis in the EIR as provided in CEQA Guideline Sections 15162 and 15164 and provides the basis for the determination that no supplemental or subsequent EIR is required to evaluate the proposed project. Environmental analysis and mitigation measures from EIR have been incorporated into the Addendum (Exhibits C1 to Attachment 3). The project will be required to comply with applicable mitigation measures identified in ECRP EIR/Mitigation Monitoring and Reporting Program (MMRP) (Exhibits C2 to Attachment 3). Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 30 CONCLUSION: As proposed, the project complies with City policy objectives, land use regulations, and development standards applicable to the site. Findings to support the Design Review, Subdivision/Tentative Tract Map, Conditional Use Permits, and General Plan Conformance have been included in Planning Commission Resolution Nos. 4547, 4548, 4549, 4550, 4551, and 4552. Attachments: 1. Radius and Project Location Map 2. Submitted Plans a. Development Plans b. Renderings c. Master Sign Plan 3. Resolution No. 4547 (DR 2026-0001, SUB 2026-0006/ TTM No. 19470) a. Exhibit A: Conditions of Approval b. Exhibit B: TTM 19470 c. Exhibit C: Addendum to the Enderle Center Rezone Project EIR with Mitigation Monitoring and Reporting Program (MMRP) and Technical Appendices 4. Resolution No. 4548 (CUP 2025-0007 for the automated, self-serve, drive-thru car wash) 5. Resolution No. 4549 (CUP 2025-0004 for drive-thru restaurant building 1) 6. Resolution No. 4550 (CUP 2025-0005 for drive-thru restaurant building 2) 7. Resolution No. 4551 (CUP 2025-0006 for Master Sign Plan for commercial site) 8. Resolution No. 4552 (General Plan Conformity for Street Vacation) Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B Campo on 17th Mixed-use Project (Enderle Center Redevelopment) Planning Commission July 28, 2026 Page 31 Prepared by: ____________________ Leila Carver, Senior Planner Consultant Approved by: _________________________________________ Raymond Barragan, Principal Planner Approved by: _________________________________________ Jay Eastman, Assistant Director – Planning __________________________________________ Alexa Smittle, Community Development Director Docusign Envelope ID: 85A3572F-CAE6-8210-8034-17313BC42F9B For: For: ATTACHMENT 1 S I T EJuly 1, 2026P:\20\20A110 - Burnham Tustin-Enderle Center\Design\Site\x20A110 -Site Plan.dwgThe plans, ideas, arrangements and designs indicated or represented by this drawing are owned by, and are the property of BICKEL GROUP, and were created anddeveloped solely for use on, and in connection with this specific project, and shall not be used, in whole or in part, for any purpose for which they were not originallyintended without written permission from BICKEL GROUP © 2017.BI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511..Z.E L F N H O J U S.F R PMASTER COVERSHEETAGENT:NAME:BWP CAMPO 1, LLC & BWP CAMPO 2, LLCC/O BURNHAM-WARD PROPERTIES LLCADDRESS: 860 NEWPORT CENTER DRIVE, SUITE 100NEWPORT BEACH, CA 92660TEL:(949) 992-2400CONTACT: STEPHEN THORPEMAIL:STHORP@BURNHAM-WARD.COMLEGAL DESCRIPTION:PARCEL 1* (BLDG 2)P BK 113 PG 20 PAR 1PARCEL 1 (PROPOSED, CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2025-06)THAT PORTION OF PARCEL 2 OF A PARCEL MAP, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OFCALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 113, PAGE 20 OF PARCEL MAPS, IN THE OFFICE OF THECOUNTY RECORDER OF SAID COUNTY.ALSO THAT PORTION OF PARCELS 6 AND 8 OF A PARCEL MAP, IN THE CITY OF TUSTIN, COUNTY OF ORANGE,STATE OF CALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 84, PAGES 28, 29 AND 30 OF PARCEL MAPS, INTHE OFFICE OF THE COUNTY RECORDER OF SAID COUNTYPARCEL 2 (PROPOSED, CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2025-06)THAT PORTION OF PARCEL 2 OF A PARCEL MAP, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OFCALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 113, PAGE 20 OF PARCEL MAPS, IN THE OFFICE OF THECOUNTY RECORDER OF SAID COUNTY.ALSO THAT PORTION OF PARCELS 6, 8 AND 9 OF A PARCEL MAP, IN THE CITY OF TUSTIN, COUNTY OF ORANGE,STATE OF CALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 84, PAGES 28, 29 AND 30 OF PARCEL MAPS, INTHE OFFICE OF THE COUNTY RECORDER OF SAID COUNTYPARCEL 4 (BLDG 1)P BK 84 PG 28 PAR 4PARCEL X (BLDG 9)P BK 84 PG 28 PAR 3 PM 84-28 PAR 3 POR OR PARPARCEL Y (BLDG 10)P BK 84 PG 28 PAR 1 PM 84-23 PARCEL 1,2PARCEL 7 (BLDG 11)P BK 84 PG 28 PAR 7COMMERCIAL SCOPE PARKING CALCULATIONS:(PLEASE SEE COMMERCIAL COVER SHEET FOR A MORE IN DEPTH PARKING BREAKDOWN)TOTAL NUMBER OF EVCS/EVC PROVIDED: 31 EVCS STALLS, 3 DCFC STALLS, AND 4 EVC STALLSRESIDENTIAL SCOPE PARKING CALCULATIONS:(PLEASE SEE RESIDENTIAL FOR MORE IN DEPTH PARKING BREAK DOWN)TOTAL NUMBER OF EVCS/EVC PROVIDED: ATTACHED GARAGES FOR EACH DWELLING UNIT REQUIREELECTRICAL/CONDUIT RACEWAY TO SUPPORT LEVEL 2 CHARGERS.CITY OF TUSTINPROJECT INFORMATION:17TH STREETVANDENBERG LANEYOR B A S T R E E T NE W P O R T F R E E W A Y / 5 5 B1B3B2B4B6B5B7B8B9B10B11MASTER PROJECT SCOPE SHEET INDEX:1. OVERALL MASTER SITE PLAN:2. CIVIL ENTITLEMENT SHEETS:C1.0 OVERALL SITE PLANC1.1 PROPOSED SITE KEYNOTE AND DIMENSIONAL CONTROL PLANC1.2 PROPOSED SITE KEYNOTE AND DIMENSIONAL CONTROL PLANC1.3 PROPOSED SITE KEYNOTE AND DIMENSIONAL CONTROL PLANC1.4 PROPOSED SITE KEYNOTE AND DIMENSIONAL CONTROL PLANC2.0 PROPOSED GRADING AND DRAINAGE PLANC2.1 PROPOSED GRADING AND DRAINAGE PLANC2.2 PROPOSED GRADING AND DRAINAGE PLANC2.3 PROPOSED GRADING AND DRAINAGE PLANC2.4 DRAINAGE DETAILSC2.5 DRAINAGE DETAILSC2.6 DRAINAGE DETAILSC3.0 PROPOSED UTILITY PLANC3.1 PROPOSED UTILITY PLANC3.2 PROPOSED UTILITY PLANC3.3 PROPOSED UTILITY PLANC4.0 SECTIONSC4.1 SECTIONSC5.0 TENTATIVE TRACT MAP1 SOLID WASTE HANDLING PLAN3. FIRE MASTER PLAN:F1.0 COVER SHEETF2.0 SITE PLANF2.1 SITE PLANF2.2 SITE PLANF2.3 SITE PLANF3.0 DETAILS4. LANDSCAPE ENTITLEMENT SHEETS:L1.00 COVER SHEETL1.01 OVERALL PLANL1.02 CHARACTER IMAGESL1.03 OVERALL PLAN -RETAILL2.01 SITE PLANL2.02 SITE PLANL3.00 NOTES/CALCULATIONSL4.01 SECTIONSL4.02 SECTIONSL4.03 SECTIONSL4.04 SECTIONSL5.01 WALL AND FENCE PLANL6.01 DESIGN DETAILSLR1.01 OVERALL SITE PLAN - RESIDENTIALLR2.01 SITE PLANLR2.02 SITE PLANLR4.01 SECTIONSLR4.02 SECTIONSLR4.03 SECTIONSLR5.01 WALL AND FENCE PLANLR5.02 WALL AND FENCE PLANLR6.01 DESIGN DETAILSLR7.01 AREA PLAN5. PHOTOMETRIC:COMMERCIAL PHOTOMETRICRESIDENTIAL PHOTOMETRIC6. COMMERCIAL ENTITLEMENT SHEETS:EXISTING SITE PLANDEMO SITE PLANPROPOSED SITE PLANBUILDING 1 FLOOR PLAN AND ROOF PLANBUILDING 1 BLACK AND WHITE ELEVATIONSBUILDING 1 COLORED ELEVATIONSBUILDING 2 FLOOR PLAN AND ROOF PLANBUILDING 2 BLACK AND WHITE ELEVATIONSBUILDING 2 COLORED ELEVATIONSBUILDING 3 FLOOR PLAN AND ROOF PLANBUILDING 3 BLACK AND WHITE ELEVATIONSBUILDING 3 COLORED ELEVATIONSBUILDING 4 FLOOR PLAN AND ROOF PLANBUILDING 4 BLACK AND WHITE ELEVATIONSBUILDING 4 COLORED ELEVATIONSBUILDING 5 FLOOR PLAN AND ROOF PLANBUILDING 5 BLACK AND WHITE ELEVATIONSBUILDING 5 COLORED ELEVATIONSBUILDING 6 FLOOR PLAN AND ROOF PLANBUILDING 6 BLACK AND WHITE ELEVATIONSBUILDING 6 COLORED ELEVATIONSBUILDING 7 FLOOR PLAN AND ROOF PLANBUILDING 7 BLACK AND WHITE ELEVATIONSBUILDING 7 COLORED ELEVATIONSBUILDING 8 FLOOR PLAN AND ROOF PLANBUILDING 8 BLACK AND WHITE ELEVATIONSBUILDING 8 COLORED ELEVATIONSBUILDING 9 FLOOR PLAN AND ROOF PLANBUILDING 9 BLACK AND WHITE ELEVATIONSBUILDING 9 COLORED ELEVATIONSBUILDING 10 FLOOR PLAN AND ROOF PLANBUILDING 10 BLACK AND WHITE ELEVATIONSBUILDING 10 COLORED ELEVATIONSBUILDING 11 FLOOR PLAN AND ROOF PLANBUILDING 11 BLACK AND WHITE ELEVATIONSBUILDING 11 COLORED ELEVATIONS7. RESIDENTIAL ENTITLEMENT SHEETS:A1.01 DUPLEX BUILDING 1A FLOOR PLANSA1.02 DUPLEX BUILDING 1A ELEVATIONSA1.03 DUPLEX BUILDING 1A ELEVATIONS - ENHANCEDA1.04 DUPLEX BUILDING 1B FLOOR PLANSA1.05 DUPLEX BUILDING 1B ELEVATIONSA1.06 DUPLEX BUILDING 1B ELEVATIONS - ENHANCEDA2.01 TOWNHOME BUILDING 1A FLOOR PLANA2.02 TOWNHOME BUILDING 1A FRONT AND REAR ELEVATIONSA2.03 TOWNHOME BUILDING 1A LEFT AND RIGHT ELEVATIONSA2.04 TOWNHOME BUILDING 2A FLOOR PLANSA2.05 TOWNHOME BUILDING 2A FRONT AND REAR ELEVATIONSA2.06 TOWNHOME BUILDING 2A LEFT AND RIGHT ELEVATIONSA2.07 TOWNHOME BUILDING 3A FLOOR PLANSA2.08 TOWNHOME BUILDING 3A FRONT AND REAR ELEVATIONSA2.09 TOWNHOME BUILDING 3A LEFT AND RIGHT ELEVATIONSKEY MAP(NOT TO SCALE)BUILDINGAREAPARKINGREQ TSTALLSREQ DUSESEE COMMERCIALCOVER SHEETFOR PARKINGBREAKDOWNBLDG 1-11SEE COMMERCIALCOVER SHEET FORBREAK DOWNSTALLSPROV D323PATIOAREA±4,271 SFSITE INFORMATION:ZONING:GENERAL PLAN LAND USE DESIGNATION: PCCB - PLANNED COMMUNITY COMMERCIAL/BUSINESSZONING DESIGNATION:PC COMM - PLANNED COMMUNITY COMMERCIAL AND ENDERLE CENTER HOUSINGOVERLAY (ho) ZONING DISTRICT PER ORDINANCE 1550 (2025)TOTAL SITE AREA: ±702,969 SF (16.1AC)TOTAL LANDSCAPE AREA: ±116,733 SFTOTAL COMMERCIAL SITE GROSS AREA: ±414,770 SF (9.52 AC)TOTAL COMMERCIAL SITE NET AREA: ±373,527 SF (8.58 AC)TOTAL BUILDING SQUARE FOOTAGE (NOT INCLUDING UTILITY AREAS): ±56,360 SFFAR: ±56,360 SF / ±373,527 SF = ±0.15LOT COVERAGE: ±56,360 SF / ±373,527 SF = ±0.15 (±15%)LANDSCAPE AREA: ±81,394 SF (±22%)TOTAL RESIDENTIAL SITE GROSS AREA: ±288,199 SF (6.61 AC)TOTAL RESIDENTIAL SITE NET AREA: ±215,987 SF (4.96 AC)TOTAL BUILDING SQUARE FOOTAGE: ±238,946 SFFAR: ±238,946 SF / ±215,987 SF = ±1.1LOT COVERAGE: ±75,900 SF / ±215,987 SF = ±0.351 (±35.1%)LANDSCAPE AREA: ±35,339 SF (±16.4%)±56,360 SFSEE COMMERCIALCOVER SHEETFOR PARKINGBREAKDOWNBUILDINGAREAPARKINGREQ TSTALLSREQ DUSESEE RESIDENTIALSITE PLANFOR PARKINGBREAKDOWNBLDG 1-313 STORY TOWNHOMES + 3 STORYDUPLEXSTALLSPROV D236±238,186 SFSEE RESIDENTIALSITE PLANFOR PARKINGBREAKDOWNPROJECT DESCRIPTION:THE PROJECT PROPOSES A MIXED-USE REDEVELOPMENT OF THE EXISTING ENDERLE SHOPPING CENTER. THE PROJECT IS TO REVITALIZE THE EXISTINGSITE BY INCLUDING A COMBINATION OF REHABILITATION, DEMOLITION, NEW CONSTRUCTION, AND SITE IMPROVEMENTS.THE PROJECT HAS COMMERCIALAND RESIDENTIAL PORTIONS. THE COMMERCIAL PORTION WILL INCLUDE RESTAURANTS, RETAIL, GROCERY, DRIVE-THROUGHS, CAR WASH,AND OFFICE.BUILDINGS 3, 4, 5, 6, 10, AND 11 ARE TO BE PROTECTED IN PLACE AND REVITALIZED. THE RESIDENTIAL PORTION OF THE SITE WILL INCLUDE 3-STORYTOWNHOMES AND 3-STORY DUPLEXES AT THE SOUTH/SOUTHEAST SIDE OF THE PROJECT. THE RESIDENTIAL PORTION WILL ALSO INCLUDE OPEN SPACESWITH SEATING AND SHADE STRUCTURES, DOG PARK, AND A COMMUNITY POOL. THERE WILL BE ACCESS FROM THE RESIDENTIAL TO COMMERCIALPORTION.VICINITY MAP:(NOT TO SCALE)65432131302928272526242120 1713129 816232219 18141110 715RESIDENTIALCOMMERCIALRESIDENTIALCOM.COM.COM.ENDERLE CENTER DRIVE (TO BE NAMED CAMPO WAY)ATTACHMENT 2a BLDG 5±4,328 SF64'52' 68'723BLDG 3±8,226 SF96'182828811ENDERLE CENTER DRIVE (TO-BE-NAMED CAMPO WAY)17TH STREET613VANDENBERG LANEYO R B A S T R E E T PATIO±500 SFETRBLDG11ETRBLDG10NEWPORT FREEWAY/55 121368276896'BLDG 4±8,448 SFPLAZA88'1084BLDG 8±5,000SF50'100'PATIO±1,200 SF861'60'434PATIO±1,500 SF8118PATIO±1,071 SF83165BLDG 7±3,726SFBLDG98TETETETTTTTTTTETR TEETR TETETETELOADINGZONE14'x19'ZZZZZZ50'40'50'40'40'50'40'50'TEBLDG 1±2,125SFBLDG 2±4,044 SFPROPOSED MONUMENT SIGNPROPOSEDMONUMENTSIGNETR CURB CUT ISNOT A PART OFPROJECT AND WILLBE PROTECTEDPROPOSEDMONUMENTSIGNCANOPYABOVESEE BLDG 9ELEVS FOR DETAILSPROPOSEDMONUMENT SIGNPROPOSEDMONUMENTSIGNTRELLIS / PEDESTRIANCONNECTORCELLTOWERCELLTOWERCANOPYABOVESEE BLDG 9ELEVSFOR DETAILSPROPOSEDMONUMENTSIGNBLDG 6±4,906 SFSSSSIGNALIZEDINTERSECTIONSSIGNALIZEDINTERSECTIONSSIGNALIZEDINTERSECTION101517CORNER DEDICATION ANDIMPROVEMENTSREFER TO CIVIL TTM PLAN17TH STREET ROWTO BE DEDICATED TOTHE CITY OF TUSTINPROPOSEDMONUMENT SIGNScale: 1" = 30'-0"June 22, 2026P:\20\20A110 - Burnham Tustin-Enderle Center\Design\Site\x20A110 -Site Plan.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o mMASTER SITE PLANLEGEND:PATH OF TRAVEL1 HOUR RATED WALLS SD SD SD SD SD SD SDSSSSSS SS SS SS SS SS SS SS SS SSSSSSWWSSSSSSWWW W W W W WWSSSSSSWWWWWWWWWWWWWDDDWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>ZZZZZ17TH STREETENDERLE CENTER DRIVEVANDENBERG LANEYORB A S T R E E T (TO BE VACATED)PROJECT SITEKnow what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTHLEGENDC1.0OVERALL SITE PLANWATERSEWERFIREUTILITY PURVEYORSGASELECTRICITYSTORMWATER D>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>ZZZZZZZZ17TH STREETENDERLE CENTER DRIVE YORBA STREET (TO BE VACATED)STARTENDENDSTARTENDSTARTR=790.00'∆=29°22'43"L=405.07'N1°20'41"E 14.00'N47°25'32"E37. 4 8 'S88°39'19"E498.51'R=26.00'∆=88°28'39"L=40.15'S0°10'40"E 244.12' R=750.00'∆=38°24'51"L=502.84'N1°20'41"E 100.00'N88°39'19"W628.36'N0°10'40"W 312.63'S89°49'20"W141.82'R= 8 0.4 9' ∆ = 5 6 ° 1 7'1 3" L = 7 9.0 8'N89°47'53"E154.46'N0°12'07"W 31.50' S0°10'40"E 155.09'N88°55'46"W663.71'FOR REFERENCEPURPOSES ONLYFOR REFERENCEPURPOSES ONLYKnow what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTHC1.1PROPOSED SITE KEYNOTE ANDDIMENSIONAL CONTROL PLANLEGENDSITE PLAN NOTES S>>>>>>>>>> > > > > > > > > NE W P O R T F R E E W A Y / 5 5 YO R B A S T R E E T R=790.00' ∆=29°22'43"L=405.07' R=750.00' ∆=38°24'51"L=502.84' R=750.00' ∆=12°32'46" L=164.23'R=42.00'∆=127°15'43"L=93.29'R=710.00' ∆=1°25'34" L=17.67' R=790.00' ∆=9°02'09" L=124.59'VANDENBERG LANEKnow what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059C1.2PROPOSED SITE KEYNOTE ANDDIMENSIONAL CONTROL PLANNORTHSITE PLAN NOTESLEGEND SSDDD>>>>>>>>>>VANDENBERG LANEYORBA STREET N88°55'45"W896.42'R=42.00'∆=127°15'43"L=93.29'R=710.00'∆=1°25'34"L=17.67'R=790.00'∆=9°02'09"L=124.59'S88°55'45"E934.95'S0°10'40"EN88°55'46"W663.71'Know what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTHC1.3PROPOSED SITE KEYNOTE ANDDIMENSIONAL CONTROL PLANSITE PLAN NOTESLEGEND SDDDZZZZZZZZZZVANDENBERG LANEN0°10'40"W 422.08'S89°49'20"W141.82'R = 8 0.4 9' ∆ = 5 6 °1 7'13" L = 7 9.0 8'N89°47'53"E154.46'N0°12'07"W 31.50' S0°10'40"E 155.09'Know what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTHC1.4PROPOSED SITE KEYNOTE ANDDIMENSIONAL CONTROL PLANSITE PLAN NOTESLEGEND DDD>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>ZZZZZZZZ17TH STREETENDERLE CENTER DRIVE YORBA STREET (TO BE VACATED)ELECRFOR REFERENCEPURPOSES ONLYFOR REFERENCEPURPOSES ONLY∆∆∆∆ ∆Know what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTHC2.0PROPOSED GRADING ANDDRAINAGE PLANSTORM DRAIN NOTESLEGEND S>>>>>>>>>> > > > > > > > > NE W P O R T F R E E W A Y / 5 5 YO R B A S T R E E T VANDENBERG LANE∆ ∆ ∆∆∆ ∆ ∆ ∆Know what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTHC2.1PROPOSED GRADING ANDDRAINAGE PLANSTORM DRAIN NOTESLEGEND SSDDDDDD>>>>>>>>>>VANDENBERG LANEYORBA STREET∆∆∆∆Know what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTHC2.2PROPOSED GRADING ANDDRAINAGE PLANSTORM DRAIN NOTESLEGEND SDDDZZZZZZZZZZVANDENBERG LANE∆Know what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTHC2.3PROPOSED GRADING ANDDRAINAGE PLANSTORM DRAIN NOTESLEGEND 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''WWWWWW8''FW8''FW8''FW8''FW 8''FW 8''FW 8''FW 8''FW 8''FW 8''FW 8''FW 8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW2''W2''W8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 6''SS6''SSSS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS6''SS6''SS6''SS6''SS6''SS6''SS6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''GGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEE E 2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''GTVTV TV TV TV TV TVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV TV TV TV TV TVTVTVTVTVTVTVTVTVTVTVTVTVTV TVTV TV TVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV TVTVTVTVTV TV TV TVTVTVTVTVTVTVTVTVTVTVTVTVTV TV TV TV TV TV TV TV TV TV TVTV TV TV TV TV TV TVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV WW6''SS6''SS6''SS6''SS6''SS6''SSW6''SS6''SS6''SS6''SS6''SSOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH2''G2''G2''G2''G2''G2''G>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>ZZZZZZZZ8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''WWWWWW8''FW8''FW8''FW8''FW 8''FW 8''FW 8''FW 8''FW 8''FW 8''FW 8''FW 8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW8''FW2''W2''W8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 6''SS6''SSSS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS6''SS6''SS6''SS6''SS6''SS6''SS6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''G6''GGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEGASOLINEE E 2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''G2''GTVTV TV TV TV TV TVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV TV TV TV TV TVTVTVTVTVTVTVTVTVTVTVTVTVTV TVTV TV TVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV TVTVTVTVTV TV TV TVTVTVTVTVTVTVTVTVTVTVTVTVTV TV TV TV TV TV TV TV TV TV TVTV TV TV TV TV TV TVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV WW6''SS6''SS6''SS6''SS6''SS6''SSW6''SS6''SS6''SS6''SS6''SSOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOHOH2''G2''G2''G2''G2''G2''G17TH STREETENDERLE CENTER DRIVE YORBA STREET (TO BE VACATED) SSSSSS SDSDSD SD SD SD SD SD SD SD SD SD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD WWWSSSSSSSSSSSSSSSSSSWWWWWWWW WWWFW FWFWFWFWW WSDSDSDSDSDSDSD SD SD SD SD SD SD SD SD FWSSSS SS SS SSSSSSSSSSWWWWFWFWFWFWSSSSSSSSSSWWWWSDSDSDSDSDSDSDSDSDSDSDSDSDSDDFW FW FW FW FW FW FW FWFWFWFWDSDWWWWWWWWWWWWWWWWWWDFOR REFERENCEPURPOSES ONLYFOR REFERENCEPURPOSES ONLYKnow what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTH———8''SS8''W6''GWSDFWOHC3.0PROPOSED UTILITY PLANDOMESTIC WATERSEWERSTORM DRAINFIRE WATERLEGEND 8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W 8''W 8''W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W W 1.5''W1.5''W2''W2''W8''SS 8''SS 8''SS 8''SS 8''SS 8''S S 8''S S 8''S S 8''S S 8''S S 8''S S 8''S S 8''S S 8''S S 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 6''SS6''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS6''SS TVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV TV TV TV TV TV TV TV TV TV TV TVTVTVTVTVTVTVTVTVTVTVTV TV TV TV TV TV TV TV TV TV TVTVTVTV TV TV OHOHOHOHOHOHOHOHOHOH>>>>>>>>>> > > > > > > > >8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W 8''W 8''W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W W 1.5''W1.5''W2''W2''W8''SS 8''SS 8''SS 8''SS 8''SS 8''S S 8''S S 8''S S 8''S S 8''S S 8''S S 8''S S 8''S S 8''S S 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 6''SS6''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS6''SS TVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV TV TV TV TV TV TV TV TV TV TV TVTVTVTVTVTVTVTVTVTVTVTV TV TV TV TV TV TV TV TV TV TVTVTVTV TV TV OHOHOHOHOHOHOHOHOHOHNE W P O R T F R E E W A Y / 5 5 YO R B A S T R E E T SSSSSD SD SD SD SDSDSD SD SD SD SD SD W WSSSSSSS SS SS SSWW WFWFWFWSSSSSSSSSSSSVANDENBERG LANEKnow what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTH———C3.1PROPOSED UTILITY PLANDOMESTIC WATERSTORM DRAINFIRE WATERSEWER8''SS8''W6''GWSDFWOHLEGEND 8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''WW 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''WWWWWW1.5''W1.5''W8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS6''SS 6''SS 6''SS 6''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 6''SS6''SS6''SS24''SD24''SD24''SD18' ' S D 2''G2''G2''GTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV TV TV TV TV TV TV TV TVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV TVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV TVTVTVTVTVTVTVTVTVTVTV TV TV TVTVTVTVTVTVTVTVTVTV TV TV TV TV TV TVOHOHOHOHOHOH >>>>>>>>>>8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''WW 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''WWWWWW1.5''W1.5''W8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS6''SS 6''SS 6''SS 6''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 6''SS6''SS6''SS24''SD24''SD24''SD18' ' S D 2''G2''G2''GTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV TV TV TV TV TV TV TV TVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV TVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTVTV TVTVTVTVTVTVTVTVTVTVTV TV TV TVTVTVTVTVTVTVTVTVTV TV TV TV TV TV TVOHOHOHOHOHOH VANDENBERG LANEYORBA STREET SSSDSDSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSSSSSSSSSSSSSSSSWWWWWWWWWWWSDSDSDSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSD SD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSDDSSSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDWWWWWWWWWWWWWWWWWWWWWWWWWWWFW FW FW FW FW FW FW FWDSDDFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFW DDWWWWDFWFWFWFWFWWWWSDSDSDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW W FW FWKnow what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTH———8''SS8''W6''GWSDFWOHC3.2PROPOSED UTILITY PLANDOMESTIC WATERSTORM DRAINFIRE WATERSEWERLEGEND 8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''WWWW 8''FW8''FW8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 6''SS6''SS6''SS6''SS6''SS24''SD24''SD24''SD24''SD42''SD42''SD42''SD42''SD42''SD18' ' S D 18' ' S D 2''G2''G2''G2''G2''G2''G2''G2''G2''G2''GTVTVTVTVTVTVTVTVTVTVTV6''SS6''SSZZZZZZZZZZ8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''WWWW 8''FW8''FW8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 6''SS6''SS6''SS6''SS6''SS24''SD24''SD24''SD24''SD42''SD42''SD42''SD42''SD42''SD18' ' S D 18' ' S D 2''G2''G2''G2''G2''G2''G2''G2''G2''G2''GTVTVTVTVTVTVTVTVTVTVTV6''SS6''SSVANDENBERG LANESD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSDSDSDSSWWS SSSSSSSSSSSSWWWWWFWFWFWFWFWSSSSSSSSSSSSWWWWWW W W W W W W W W W W WWWWWSSSSSSSSSSSSFWFWFWFWFWFW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FWFWFWFWFWSDDFWSDSDSDSDSDSD SD SD SDD DSDWWWWFWFWFWFWFWWWWSDSDSDSSSSKnow what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTH———C3.3PROPOSED UTILITY PLANDOMESTIC WATERSTORM DRAINFIRE WATERSEWER8''SS8''W6''GWSDFWOHLEGEND Know what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059C4.0SECTIONS17TH STREET TO BUILDING 2SCALE: 1' = 20"LANDSCAPE BUFFER BETWEENCOMMERCIAL AND RESIDENTIALAREASSCALE: 1" = 20'YORBA STREETTYPICAL SECTIONNTSENDERLE CENTER DRIVE(TO BE VACATED)TYPICAL SECTIONNTS17TH STREETTYPICAL SECTIONNTSVANDENBERG LANETYPICAL SECTIONNTS17TH STREET TO BUILDING 1SCALE: 1' = 20"NORTH-SOUTH SITE CROSS SECTION(COMMERCIAL & RESIDENTIAL DEVELOPMENTS)SCALE: 1" = 20'ABCDRESIDENTIAL ACCESS ROADTYPICAL SECTIONNTSRESIDENTIAL ACCESS ROAD(WITH PARKING)TYPICAL SECTIONNTS Know what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059C4.1SECTIONSEFWEST-EAST SITE CROSS SECTION(COMMERCIAL & RESIDENTIAL DEVELOPMENTS)SCALE: 1" = 20'WEST-EAST SITE CROSS SECTION(RESIDENTIAL DEVELOPMENT)SCALE: 1" = 20'GWEST-EAST SITE CROSS SECTION(EASTERLY RESIDENTIAL DEVELOPMENT)SCALE: 1" = 20'17TH STREET TO PEDESTRIANCROSSWALKSCALE: 1' = 20"H Know what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTHEASEMENTSNO. DESCRIPTION8THE LAND LIES WITHIN THE BOUNDARIES OF PROPOSED COMMUNITY FACILITIES DISTRICT NO. 88—3, AS DISCLOSED BE A MAP FILED JULY 13,1988 IN BOOK 42, PAGE 25 OF MAPS OF ASSESSMENT AND COMMUNITY FACILITIES DISTRICTS. THIS ITEM AFFECTS THE SUBJECT PROPERTYBUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.10AN EASEMENT FOR ANCHOR AND INCIDENTAL PURPOSES, RECORDED SEPTEMBER 15, 1976 AS INSTRUMENT NO. 17820, BOOK 11888, PAGE1448 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION, ITS SUCCESSORS AND ASSIGNS.THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.11AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED SEPTEMBER 15,1976 AS INSTRUMENT NO. 17821, BOOK 11888, PAGE 1449 OF OFFICIAL RECORDS. THE EFFECT OF A DOCUMENT ENTITLED "QUITCLAIM DEED(EASEMENT)". RECORDED FEBRUARY 17, 1988 AS INSTRUMENT NO. 88—069396 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECTPROPERTY AND IS PLOTTED HEREON.12AN EASEMENT FOR ROAD AND INCIDENTAL PURPOSES |N THE DOCUMENT RECORDED APRIL 09, 1919 AS BOOK 331, PAGE 188 OF DEEDS. THISITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.13THE RIGHT OF WAY FOR PIPE LINE ALONG THE NORTH AND EAST LINE OF LOT 2, AS CONVEYED TO THE SANTA ANA VALLEY IRRIGATIONCOMPANY BY DEED RECORDED OCTOBER 10, 1922 IN BOOK 440, PAGE 147 OF DEEDS AND AS SHOWN ON A MAP FILED IN BOOK 31, PAGE 47OF RECORD OF SURVEYS. RECORDS OF ORANGE COUNTY, CALIFORNIA, RECORDED JULY 31, 1975 IN BOOK 11471, PAGE 1763 OF OFFICIALRECORDS IS A QUITCLAIM DEED EXECUTED BY SANTA ANA VALLEY IRRIGATION COMPANY, QUITCLAIMING ITS INTEREST IN THE LAND TO"HARRIET 0. ENDERLE, TRUSTEE, AS TO LOT 1; AND HARRIET, WALLACE OWENS ENDERLE AND MAURICE ALLAN ENDERLE, TRUSTEES UNDERDECLARATION OF TRUST, DATED SEPTEMBER J2, 1968, AS TO LOT 2." THIS ITEM RUNS ALONG THE EASTERLY LINE OF PARCELS 7, 8, A 9PARCEL MAP BOOK 84, PAGES 28—30 AND IS PLOTTED HEREON. NO WIDTH IS SPECIFIED IN DOCUMENT OF RECORD.14AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS AND INCIDENTAL PURPOSES, RECORDED NOVEMBER 07, 1956 AS BOOK 3703,PAGE 74 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION. THIS ITEM AFFECTS THESUBJECT PROPERTY AND IS PLOTTED HEREON.15AN EASEMENT FOR ROAD AND INCIDENTAL PURPOSES |N THE DOCUMENT RECORDED JUNE 28, 1960 AS BOOK 5306, PAGE 102 OF OFFICIALRECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.16ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM THE FREEWAY EXTENDING ALONG THE WESTERLY SIDE HAVE BEENRELINQUISHED IN THE DOCUMENT RECORDED DECEMBER 07, 1960 AS BOOK 5538, PAGE 393 AND 398 OF OFFICIAL RECORDS. THIS ITEMAFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.17A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF ACONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT FACILITY AS CONTAINED IN THE DOCUMENT RECORDED DECEMBER 07, J960 ASBOOK 5538, PAGE 393 AND 398 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOTPLOTTED HEREON.18ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM 17TH STREET HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED APRIL16, 1970 AS BOOK 9266, PAGE 118 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.19THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "CERTIFIED COPY OF RESOLUTION NO. 71—5" RECORDED FEBRUARY16, 1971 AS INSTRUMENT NO. 8914 OF OFFICIAL RECORDS. THIS ITEM IS NOT ADDRESSED HEREON BECAUSE THE DOCUMENT REFERENCEDWAS NOT PROVIDED AT THE TIME OF SURVEY.20AN EASEMENT FOR STREET, HIGHWAY AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MARCH 09, 1972 AS BOOK 10032, PAGE 124OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.21AN EASEMENT FOR STREET, HIGHWAY AND INCIDENTAL PURPOSES, RECORDED MARCH 09, 1972 AS INSTRUMENT NO. 7870 IN BOOK 10032,PAGE 130 OF OFFICIAL RECORDS, IN FAVOR OF CITY OF TUSTIN, A MUNICIPAL CORPORATION. THIS ITEM AFFECTS THE SUBJECT PROPERTYAND IS PLOTTED HEREON.22AN EASEMENT FOR STREET, HIGHWAY AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MARCH 09, 1972 AS BOOK 10032, PAGE 134OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.23AN EASEMENT FOR STREET AND PUBLIC HIGHWAY AND INCIDENTAL PURPOSES, RECORDED AUGUST 25, 1975 AS BOOK 11493, PAGE 349 OFOFFICIAL RECORDS, IN FAVOR OF CITY OF TUSTIN. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.24ABUTWR'S RIGHTS OF INGRESS AND EGRESS TO OR FROM 17TH STREET EXCEPT AT STREET INTERSECTIONS AND DRIVEWAY LOCATIONHAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED AUGUST 25, 1975 AS BOOK 11493, PAGE 349 OF OFFICIAL RECORDS. THIS ITEMAFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.25AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS AND INCIDENTAL PURPOSES, RECORDED MARCH 26, 1976 AS BOOK 11686. PAGE315 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION. THIS ITEM AFFECTS THE SUBJECTPROPERTY AND IS PLOTTED HEREON.26AN EASEMENT SHOWN OR DEDICATED ON THE MAP OF PARCEL MAP RECORDED AUGUST 24, 1976 ON FILE IN BOOK 84, PAGE 28, OF PARCELMAPS, FOR PRIVATE SEWER PIPELINE AND INCIDENTAL PURPOSES. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.27AN EASEMENT FOR INGRESS, EGRESS, DRIVEWAY, PARKING AND INCIDENTAL PURPOSES, RECORDED SEPTEMBER 22. 1976 AS BOOK 11897,PAGE 434 OF OFFICIAL RECORDS, IN FAVOR OF UNION OIL COMPANY OF CALIFORNIA. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND ISPLOTTED HEREON.29COVENANTS. CONDITIONS, RESTRICTIONS AND EASEMENTS IN THE DOCUMENT RECORDED SEPTEMBER 29, 1976 AS BOOK 11904, PAGE 1471OF OFFICIAL RECORDS. DOCUMENT(S) DECLARING MODIFICATIONS THEREOF RECORDED JULY 18, 1991 AS INSTRUMENT NO. 91—375593 OFOFFICIAL RECORDS. DOCUMENT(S) DECLARING MODIFICATIONS THEREOF RECORDED OCTOBER 28, 1992 AS INSURANCE NO. 92—732338 OFOFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.30AN EASEMENT FOR FIRE HYDRANT WATER LINE AND INCIDENTAL PURPOSES, RECORDED APRIL 08, 1977 AS BOOK 12139, PAGE 1662 OFOFFICIAL RECORDS, IN FAVOR OF TUSTIN WATER WORKS, A CALIFORNIA CORPORATION. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND ISPLOTTED HEREON.31AN EASEMENT FOR EITHER OR BOTH UNDERGROUND LINES, CONDUITS AND INCIDENTAL PURPOSES, RECORDED APRIL 20, 1977 ASINSTRUMENT NO 29573 IN BOOK 12155, PAGE 1531 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY. THISITEM AFFECTS THE SUBJECT PROPERTY BUT IS BLANKET IN NATURE (EXCLUDING BUILDINGS) AND IS NOT PLOTTED HEROEN.32AN EASEMENT FOR EITHER OR BOTH UNDERGROUND LINES, CONDUITS AND INCIDENTAL PURPOSES, RECORDED OCTOBER 18, 1977 ASINSTRUMENT NO 23048 IN BOOK 12420, PAGE 1913 OF OFFICIAL RECORDS, IN FAVOR OF THE PACIFIC TELEPHONE AND TELEGRAPH COMPANY.A PORTION OF THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON, HOWEVER THE REMAINING PORTION CAN NOTBE DETERMINED FROM RECORD AND IS NOT PLOTTED HEREON.33AN EASEMENT FOR EITHER OR BOTH UNDERGROUND LINES, CONDUITS AND INCIDENTAL PURPOSES, RECORDED OCTOBER 18, 1977 AS BOOK12420, PAGE 1913 OF OFFICIAL RECORDS, IN FAVOR OF THE PACIFIC TELEPHONE AND TELEGRAPH COMPANY. A PORTION OF THIS ITEMAFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON, HOWEVER THE REMAINING PORTION CAN NOT BE DETERMINED FROM RECORDAND IS NOT PLOTTED HEREON.34AN EASEMENT FOR UNDERGROUND ELECTRICAL SUPPLY SYSTEMS AND COMMUNICATION SYSTEMS AND INCIDENTAL PURPOSES,RECORDED JUNE 26, 1979 AS BOOK 13204, PAGE 504 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, ACORPORATION. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.35THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "MUTUAL ACCESS EASEMENT FOR INGRESS ANDEGRESS" RECORDED FEBRUARY 15, 1980 AS BOOK 13505, PAGE 1891 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPRETYAND IS PLOTTED HEREON.36AN EASEMENT FOR UNDERGROUND ELECTRICAL SUPPLY SYSTEMS AND COMMUNICATION SYSTEMS AND INCIDENTAL PURPOSES,RECORDED JUNE 11, 1980 AS INSTRUMENT NO. 11435 IN BOOK 13632, PAGE 310 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIAEDISON COMPANY, A CORPORATION, ITS SUCCESSORS AND ASSIGNS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTEDHEREON.37AN AGREEMENT OR COVENANT TO HOLD LAND AS ONE PARCEL RECORDED OCTOBER 16, 1986 AS INSTRUMENT NO. 86—488860 OF OFFICIALRECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.38AN EASEMENT FOR EITHER OR BOTH UNDERGROUND LINES, CONDUITS AND INCIDENTAL PURPOSES, RECORDED FEBRUARY 09, 1988 ASINSTRUMENT NO. 88—060367 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY. THISITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.39AN EASEMENT FOR ANCHORAGE AND INCIDENTAL PURPOSES, RECORDED FEBRUARY 17, 1988 AS INSTRUMENT NO. 88—069397 OF OFFICIALRECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.40AN EASEMENT FOR TRAFFIC SIGNAL, EQUIPMENT MAINTENANCE AND INCIDENTAL PURPOSES, RECORDED APRIL 02, 1991 AS INSTRUMENT NO.91—152100 OF OFFICIAL RECORDS, IN FAVOR OF THE CITY OF TUSTIN, A MUNICIPAL CORPORATION. THIS ITEM AFFECTS THE SUBJECTPROPERTY AND IS PLOTTED HEREON.41THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "MEMORANDUM OF CO TENANCY AGREEMENT" RECORDEDDECEMBER 15, 1992 AS INSTRUMENT NO. 92—857601 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY BUT IS BLANKET INNATURE AND IS NOT PLOTTED HEREON.42AN EASEMENT FOR AERIAL ELECTRICAL SYSTEMS AND INCIDENTAL PURPOSES, RECORDED OCTOBER 01, 1996 AS INSTRUMENT NO.19960500883 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY. THIS ITEM AFFECTS THE SUBJECT PROPERTYAND IS PLOTTED HEREON.44THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED AUGUST 21, 2001 AS INSTRUMENT NO. 20010582311 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECTPROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.45THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED SEPTEMBER 11, 2001 AS INSTRUMENT NO. 20010639786 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THESUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.46THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED AUGUST 19, 2004 AS INSTRUMENT NO. 2004000753251 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THESUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.47THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "GRANT OF EASEMENT" RECORDED NOVEMBER 15,2004 AS INSTRUMENT NO. 2004001019974 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY BUT IS NOT PLOTTED HEREONBECAUSE THE EXACT LOCATION OF SAID ITEM CAN NOT BE DETERMINED FROM RECORD.48THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED DECEMBER 21, 2004 AS INSTRUMENT NO. 2004001129143 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THESUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.49THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "COVENANT AGREEMENT" RECORDED JUNE 06, 2005 AS INSTRUMENTNO. 2005000432624 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTEDHEREON.50THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED JUNE 03, 2005 AS INSTRUMENT NO. 2005—000430581 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THESUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.51THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "DECLARATION OF RESTRICTIONS" RECORDED OCTOBER 17, 2005 ASINSTRUMENT NO. 2005000831958 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY BUT IS BLANKET IN NATURE AND ISNOT PLOTTED HEREON.52THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED SEPTEMBER 07, 2006 AS INSTRUMENT NO. 2006000597843 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THESUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.53THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED JULY 06, 2009 AS INSTRUMENT NO. 2009000357227 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECTPROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.61WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS. THE EXTENT TO WHICH THIS ITEMAFFECTS THE SUBJECT PROPERTY CAN NOT BE DETERMINED FROM THE TITLE REPORT OR DOCUMENTS PROVIDED AND IS NOT PLOTTEDHEREON.LOT SUMMARYLOT 1: 215,987 SF (4.958 AC) FOR CONDOMINIUM PURPOSESLOT 2: 49,943 SF (1.147 AC)LOT 3: 103,852 SF (2.384 AC)LOT 4: 44,226 SF (1.015 AC)LOT 5: 17,431 SF (0.400 AC)LOT 6: 53,425 SF (1.226 AC)LOT 7: 49,419 SF (1.134 AC)LOT 8: 8,900 SF (0.204 AC)LOT 9: 14,908 SF (0.342 AC)LOT 10: 31,423 SF (0.721 AC)TOTAL: 589,514 SF (13.531 AC)LEGAL DESCRIPTION:THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBEDAS FOLLOWS:PARCEL A:PARCELS 3, 4, 6 AND 7 AS SHOWN ON A MAP FILED IN BOOK 84, PAGES 28, 29 AND 30 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTYRECORDER OF ORANGE COUNTY, CALIFORNIA.EXCEPTING FROM A PORTION THEREOF, ALL MINERALS, OIL, GASES AND OTHER HYDROCARBONS BY WHAT SO EVER NATURE KNOWN, THAT MAYBE WITHIN OR UNDER THE PARCEL OF LAND HEREINABOVE DESCRIBED, WITHOUT, HOWEVER, THE RIGHT TO DRILL, DIG OR MINE THROUGH THESURFACE THEREOF, AS EXCEPTED IN THE DEED FROM THE STATE OF CALIFORNIA RECORDED APRIL 18, 1963 IN BOOK 6079, PAGE 266 OFOFFICIAL RECORDS.PARCEL B:PARCELS 1 AND 2, AS SHOWN ON A MAP FILED IN BOOK 84, PAGES 28 TO 30, INCLUSIVE, OF PARCEL MAPS IN THE OFFICE OF THE RECORDER OFORANGE COUNTY, CALIFORNIA.PARCEL C:PARCELS 1 AND 2, AS SHOWN ON A MAP FILED IN BOOK 113, PAGE 20 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF ORANGECOUNTY, CALIFORNIA.PARCEL D:PARCELS 8 AND 9, AS SHOWN ON A MAP FILED IN BOOK 84, PAGES 28, 29 AND 30 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDEROF ORANGE COUNTY, CALIFORNIA.EXCEPTING FROM A PORTION THEREOF, ALL MINERALS, OIL, GASES AND OTHER HYDROCARBONS BY WHAT SO EVER NATURE KNOWN, THAT MAYBE WITHIN OR UNDER THE PARCEL OF LAND HEREINABOVE DESCRIBED, WITHOUT, HOWEVER, THE RIGHT TO DRILL, DIG OR MINE THROUGH THESURFACE THEREOF, AS EXCEPTED IN THE DEED FROM THE STATE OF CALIFORNIA RECORDED APRIL 18, 1963 IN BOOK 6079, PAGE 266 OFOFFICIAL RECORDS.PARCEL E:NON-EXCLUSIVE EASEMENTS FOR INGRESS, EGRESS AND PARKING OF MOTOR VEHICLES AND FOR PEDESTRIAN TRAFFIC OVER AND ACROSSTHE COMMON AREA, AS SET FORTH IN SECTION 3 OF THE DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONSRECORDED SEPTEMBER 29, 1976 IN BOOK 11904, PAGE 1471 OF OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA.FOR CONVEYANCING PURPOSES ONLY: APN 401-251-04 (AFFECTS A PORTION OF PARCEL 3 OF PARCEL A)401-251-05 (AFFECTS A PORTION OF PARCEL 3 OF PARCEL A)401-251-06 (AFFECTS PARCEL B)401-252-05 (AFFECTS PARCEL 4 OF PARCEL A)401-252-06 (AFFECTS A PORTION OF PARCEL 2 OF PARCEL C)401-252-08 (AFFECTS PARCEL 6 OF PARCEL A)401-252-09 (AFFECTS PARCEL 1 OF PARCEL C)401-252-10 (AFFECTS A PORTION OF PARCEL 2 OF PARCEL C)401-253-02 (AFFECTS PARCEL 7 OF PARCEL A)401-253-03 (AFFECTS PARCEL 8 OF PARCEL D)401-253-04 (AFFECTS PARCEL 9 OF PARCEL D)LAND OWNER-DEVELOPER RESIDENTIALINTRACORP SOCAL-1, LLC895 DOVE STREET, SUITE 400NEWPORT BEACH, CA 92660CIVIL ENGINEERAHMED ZUWAWA, P.E.1110 W. TOWN AND COUNTRY ROAD, SUITE 700ORANGE, CA 92868(714) 939-1030AHMED.ZUWAWA@KIMLEY-HORN.COMUTILITY PROVIDERSSEWER:EAST ORANGE COUNTY WATER DISTRICT185 N MCPHERSON RD, ORANGE, CA 92869(714) 538-5815FIRE:ORANGE COUNTY FIRE AUTHORITY1 FIRE AUTHORITY RD, IRVINE, CA 92602(714) 573-6000WATER:TUSTIN WATER SERVICE300 CENTENNIAL WAY, TUSTIN, CA 92780(714) 573-3375STORMWATER:CITY OF TUSTIN PUBLIC WORKS DEPARTMENT300 CENTENNIAL WAY, TUSTIN, CA 92780(714) 573-3150GAS:SOCAL GAS COMPANY1801 S ATLANTIC BLVD, MONTEREY PARK, CA 91754(800) 427-2000ELECTRICITY:SOCAL EDISON300 CENTENNIAL WAY, TUSTIN, CA 92780(714) 573-3000TELECOM:AT&T41870 KALMIA ST, SUITE 125, MURRIETA, CA 92562SPECTRUM CHARTER COMMUNICATIONS12051 INDUSTRY AVE, GARDEN GROVE, CA 92841ZONINGEXISTING: PC COM - PLANNED COMMUNITY COMMERCIALPROPOSED: PC COM - PLANNED COMMUNITY COMMERCIALFLOOD ZONEZONE - SHADED "X" PER FEDERAL EMERGENCY MANAGEMENTAGENCY MAP NO. 06059C0164J, EFFECTIVE ON 12/3/2009ZONE SHADED "X" DENOTES AREAS SUBJECT TO 0.2 PCTANNUAL CHANCE FLOOD HAZARDTHE ABOVE STATEMENT IS FOR INFORMATION ONLY AND THISSURVEYOR ASSUMES NO LIABILITY FOR THE CORRECTNESS OFTHE CITED MAP(S). IN ADDITION, THE ABOVE STATEMENT DOESNOT REPRESENT THIS SURVEYOR'S OPINION OF THEPROBABILITY OF FLOODING.BASIS OF BEARINGSTHE BEARING OF N 88°39'19" W BEING THE CENTERLINE OF SEVENTEENTH STREET ASSHOWN ON PARCEL MAP FILED IN BOOK 84, PAGES 28 TO 30 OF PARCEL MAPS IN THECITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA WAS USED AS THE BASISOF BEARINGS FOR THIS SURVEY.FOR COMMERCIAL AND RESIDENTIAL CONDOMINIUM PURPOSESLAND OWNER-DEVELOPERCOMMERCIAL AND CARWASHBWP CAMPO 1, LLC & BWP CAMPO 2, LLC860 NEWPORT CENTER DRIVE, SUITE 100NEWPORT BEACH, CA 92660CITY OF TUSTINLEGENDPROPERTY LINEEXISTING EASEMENTCENTERLINERIGHT OF WAY TO BE VACATEDCONDOMINIUM UNIT NUMBERPROPOSED STORM DRAIN INLETPROPOSED STORM DRAIN LINEEXISTING STORM DRAIN LINEEXISTING OVERHANG POWER POLEC5.0TENTATIVE TRACT MAPXCITY OF TUSTINTENTATIVE TRACT MAP NO. 19470LAND USEEXISTING: PCCB - PLANNED COMMUNITY COMMERCIAL/BUSINESSPROPOSED: PCCB - PLANNED COMMUNITY COMMERCIAL/BUSINESSGENERAL NOTES·THIS PROJECT WILL BE A PHASED DEVELOPMENT.·ALL REQUIRED EASEMENTS, QUITCLAIMS OF EXISTING EASEMENTS, RIGHT-OF-WAY DEDICATIONS, AND RIGHT-OF-WAY VACATION SHALL BEPROCESSED AND RECORDED WITH THE APPROVAL AND RECORDATION OF THE FINAL MAP AS REQUIRED BY THE CITY ENGINEER.·EASEMENTS FOR ALL DRY UTILITY SERVICE LINES TO BE PROVIDED PER UTILITY COMPANY REQUIREMENTS BASED ON FINAL SERVICELOCATIONS.·PUBLIC SIDEWALK EASEMENTS TO BE PROVIDED AS REQUIRED PER CITY OF TUSTIN PUBLIC WORKS STANDARDS TO MAINTAIN ACCESSIBLEPATH OF TRAVEL AROUND NEW COMMERCIAL DRIVEWAYS.·EMERGENCY VEHICLE ACCESS EASEMENTS TO BE PROVIDED PER OCFA REQUIREMENTS.·ON-SITE WATER SHALL BE PRIVATE.·ALL RESIDENTIAL UNITS TO HAVE SEWER AND WATER SERVICES INDIVIDUALLY.·ON-SITE STORM SHALL BE PRIVATE.·ON-SITE SANITARY SEWER SHALL BE PRIVATE.·ON-SITE STREETS AND DRIVE AISLES WILL BE PRIVATELY OWNED AND MAINTAINED.SSDDDDDDP(TO BE VACATED) ∆ ∆∆∆ ∆∆∆ ∆∆∆∆∆∆ ∆ ∆ ∆∆LOT 1LOT 7(EXISTING PARCELLIMITS TO REMAIN)LOT 2LOT 3LOT 4LOT 5LOT 6123456111213141516171819202122232425272869707172737478910293031323334353637383940414243444546474849505152535455565758596061626364656667687576777879808182838485868788899091929394959697989910026LOT 8(EXISTINGPARCEL LIMITSTO REMAIN)LOT 10ENDERLE CENTER DRIVE 17TH STREETYOR B A S T R E E T VANDENBERG LANE(MAJOR, AUGMENTED CAPACITY)(SEC O N D A R Y ) YORBA STREET (SECONDARY)LOT 9(EXISTING PARCELLIMITS TO REMAIN)(LOCAL ROAD) © ENGINEER: CAMPO17TH ST,TUSTIN, CA 92780SR#PROJECT SITENOTE:SPRINKLERS IS MANDATORYFOR BUILDINGS 2, 3, 4, 7 AND 8.F1.0 D>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>ZZZZENDERLE CENTER DRIVE YORBA STREET © ENGINEER: CAMPO17TH ST,TUSTIN, CA 92780SR#LEGENDFIRE WATER NOTESGENERAL REQUIREMENTSINSPECTIONSENGINEER'S NOTESNOTESNORTH“” F2.0 S>>>>>>> > > > > > YO R B A S T R E E TVANDENBERG LANE© ENGINEER: CAMPO17TH ST,TUSTIN, CA 92780SR#ENGINEER'S NOTESNOTESNORTHF2.1LEGENDFIRE WATER NOTES SSDVANDENBERG LANEYORBA STREET © ENGINEER: CAMPO17TH ST,TUSTIN, CA 92780SR#ENGINEER'S NOTESNOTESNORTHLEGENDFIRE WATER NOTESF2.2 SDDD>>>>>>>>>>>>>>>>>>>>>ZZZZZZVANDENBERG LANEENDERLE CENTER DRIVE © ENGINEER: CAMPO17TH ST,TUSTIN, CA 92780SR#ENGINEER'S NOTESNOTESNORTHF2.3LEGENDFIRE WATER NOTES © ENGINEER: CAMPO17TH ST,TUSTIN, CA 92780SR#1SIGN BASE DETAILF3.0 CAMPO ON 17TH / ENDERLE CENTER TUSTIN, CALIFORNIA LANDSCAPE ARCHITECTURAL DRAWINGS FOR: PROJECT CONTACTS ENTITLEMENT PACKAGE DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD -- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 L1.00 LANDSCAPE COVER SHEET N.A.25012GS L1.00 BURNHAM WARD PROPERTIES 860 NEWPORT CEWNTER DRIVE, SUITE 100NEWPORT BEACH, CA 92660PH: 949.992.2400CONTACT: STEPHEN THORP (PARTNER) / STHORP@BURNHAM-WARD.COM RETAIL INTRACORP HOMES 895 DOVE STREET, SUITE 400NEWPORT BEACH, CA 92660PH: 949.757.8464CONTACT: RICK PUFFER (EVP-DEVELOPMENT) / WWW.INTRCORPHOMES.COM RESIDENTIAL SHEET INDEX L1.00 COVER SHEETL1.01 OVERALL COLOR PLANL1.02 COMMERCIAL LANDSCAPE CHARACTER IMAGESL1.03 OVERALL PLAN - RETAILL2.01 SITE PLANL2.02 SITE PLANL3.00 NOTES/CALCULATIONSL4.01 SECTIONSL4.02 SECTIONSL4.03 SECTIONSL4.04 SECTIONSL4.05 SECTIONSL5.01 WALL AND FENCE PLAN L5.02 WALL AND FENCE PLANL6.01 DESIGN DETAILS LR1.01 OVERALL PLAN - RESIDENTIALLR1.02 RESIDENTIAL CHARACTER IMAGESLR2.01 SITE PLANLR2.02 SITE PLAN LR4.01 SECTIONSLR4.02 SECTIONSLR4.03 SECTIONSLR4.04 SECTIONSLR5.01 WALL AND FENCE PLAN LR5.02 WALL AND FENCE PLANLR6.01 DESIGN DETAILSLR7.01 AREA PLAN DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD -- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 NORTHL1.01 LANDSCAPE OVERALL COLOR PLAN -25012GS L1.01 N.T.S.GRAPHIC PLAN TO SHOW DESIGN INTENT 17TH STREET DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD -- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 L1.02 COMMERCIAL LANDSCAPE CHARACTER IMAGES N.A.25012GS L1.02 DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD -- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 NORTHL1.03 LANDSCAPE OVERALL PLAN - RETAIL -25012GS L1.03 N.T.S.GRAPHIC PLAN TO SHOW DESIGN INTENT 17TH STREET ELECF. PIT F. PIT RP P P P P P P P P PP P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P PP P P E E E E E E PYORBA STREETYORBA STREETTREET17TH STREET 17TH STREET ENDERLE CENTER DRIVE>>>>>>>>>>>>>>>>>> > > > > > > > > > > > > > > > > > > > > > > > >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>ZZZP TRAN TRAN TRAN TRAN TRAN TRAN TRAN TRAN ENDERLE CENTER DRIVEBUILDING 3 BUILDING 1 BUILDING 8 BUILDING 7 BUILDING 5BUILDING 6 BUILDING 4 BUILDING 2L2.02L2.02L2.02L2.02 1 2 3 4 5 PERIMETER LANDSCAPE BIKE PARKING (LONG & SHORT TERM AS INDICATED) LOADING AREA WITH LANDSCAPE SCREENING ENHANCED LANDSCAPE AT CORNERS OUTDOOR SEATING OPPORTUNITY LANDSCAPED ENTRY DRIVE PERIMETER LANDSCAPE AND SCREENING DRIVE THRU TRASH AREA WITH LANDSCAPE SCREENING TRASH AREA ENTRY PLAZA AND SITTING AREA 6 7 1 1 2 4 5 6 7 8 9 10 3 38 12 14 15 16 2 19 20 25 21 17 14 28 14 RAMP GRAND STEPS PEDESTRIAN CONNECTION TO STREET BUILDING 3 ENTRY RAMP BUILDING 3 ENTRY BENCH ELEMENT BUILDING 4 DISPLAY SPACE EVENT LAWN (SYNTHETIC TURF) - REFER TO DETAIL 'G', SHT. L6.01 FOR TUSTIN SYNTHETIC TURF STANDARDS NEW FLAG POLE OPPORTUNITY MULTI-USE SPACE FIRE PIT WITH SEATING 8 9 10 12 13 14 15 16 ENHANCED PAVING SEATING AREA WITH LARGE SHADE TREES BUILDING VINE POCKETS PEDESTRIAN CONNECTION PATH PARKING LOT TREES - SEE COUNT IN CALCULATION SHEET L3.00 RESIDENTIAL PROPERTY ENTRY VINE COVERED TRELLIS STRUCTURE OVER PEDESTRIAN PATH VINE POCKETS FOR TRASH ENCLOSURE SYNTHETIC TURF - REFER TO DETAIL 'G', SHT. L6.01 FOR TUSTIN SYNTHETIC TURF STANDARDS TRELLIS STRUCTURE BY ARCHITECT ARCHITECTURAL ELEMENT 17 18 19 23 24 25 30 26 5 31 5 RAISED PEDESTRIAN CROSSING LARGE SPECIMEN TREES PAVED PEDESTRIAN CONNECTIONS ELECTRIC BIKE PARKING AND CHARGING STEPS / RAMP TO PATIO AND BUILDING ENTRY EXISTING SIDEWALK AND TREES - PROTECT IN PLACE BAKERY ENTRANCE / QUICK SERVICE BAKERY PATIO WATER FEATURE RETAINING WALL / PERIMETER FENCE - REFER TO SHEET L6.01, DETAIL 'A' & TO WALL AND FENCE PLAN, SHEET L5.01, FOR SECTIONAL HEIGHTS 26 27 28 27 TYPICAL28 27 TYPICAL A L4.01 BL4.01C L4.02 2 32 32 32 32 32 D L4.02 E L4.03 34 35 36 37 38 30 34 35 37 48 33 3929 39 39 29 2 36 11 20 21 30 31 40 41 40 41 11 42 5 RETAINING WALL AT SOUTH OF BUILDING 5 - REFER DETAIL 'B', SHEET L6.01 3' WALL AT NORTH EAST CORNER - REFER DETAIL 'D', SHEET L6.01 PLANTER WALL - REFER DETAIL 'C', SHEET L6.01 LIMITED USE AREAS - ALL LANDSCAPEING WITHIN THIS AREA MUST BE RESTRICTED TO A MAXIMUM HEIGHT OF 30" OR LESS. BIKE REPAIR STATION OPPORTUNITY ENHANCED LANDSCAPE SCREENING ADDED AT ALL BOH AREAS WITH LOW SHRUB HEDGES AND TREES FENCE AND GATE - PER RESIDENTIAL PROJECT VINES/ LANDSCAPE SCREENING WHERE POSSIBLE FOR TRASH AREAS EXISTING STREET TREE & TREE WELL. PROTECT IN PLACE ALL ABOVE GROUND UTILITIES / TRANSFORMERS SHALL BE SCREENED WHILE MAINTAINING REQUIRED CLEARANCES LANDSCAPE IS EASEMENT - TREES SHALL NOT BE PLANTED WITHING 10' OF UTILITY LINES AND ALL TREES SHALL HAVE ROOT BARRIERS PARALLEL TO THE LINES 44 44 43 43 4343 2 2 2 2 F L4.03 G L4.04 22 32 33 43 45 45 46 47 47 47 47 47 47 48 49 49 49 50 50 H L4.04 RESIDENTIAL (REFER TO RESIDENTIAL SHEETS LRX.XX) 2525 35 13 23 4222 24 46 12 2 51 51 52 52 TYPICAL 53 53TYPICAL 53 TYPICAL PIP PIP PIP PIP PIP PIP T 4 8 47 10 10 10 10 52 31 54 54 CORNER DEDICATION ANDIMPROVEMENT LIMITS - REFER TO CIVIL TTM PLANS FOR ADDITIONAL INFORMATION SIGNALIZED INTERSECTION -REFER TO CIVIL PLANS FOR ADDITIONAL INFORMATION SIGNALIZED INTERSECTION -REFER TO CIVIL PLANS FOR ADDITIONAL INFORMATION EASEMENT - RE F E R T O C I V I L P L A N S F O R A D D I T I O N A L I N F O R M A T I O N EASEMENT - REFER TO CIVIL PLANS FOR ADDITIONAL INFORMATION EASEMENT - REFER TO CIVIL PLANS FOR ADDITIONAL INFORMATION EASEMENT - REFER TO CIVIL PLANS FORADDITIONAL INFORMATION EA S E M E N T - R E F E R T O C I V I L P L A N S F O R A D D I T I O N A L I N F O R M A T I O N RESIDENTIAL (REFER TO RESIDENTIAL SHEETS LRX.XX) 47 47 47 47 DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD-- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 5' 10' 20'40'0 SCALE: 1"=20'NORTHL2.01 LANDSCAPE SITE PLAN 1"=20'-0"25012GS L2.01 FOR GRAPHIC SECTIONS REFER TO LANDSCAPE SECTIONS, L4.** SERIES PARKING LOT TREES PPP E EXISTING TREES PROTECT-IN-PLACE NEWPORT FREE WAY/55 P P P P P P P P P P P YORBA YORBA STREETYORBA STREETE E E P E E >>>>>>>>>>>>>>>>>>TRAN BUILDIN G 9 EXISTIN G EX. TRASH E L2.01L2.013 1 2 3 4 5 PERIMETER LANDSCAPE ENHANCED LANDSCAPE AT CORNERS PERIMETER LANDSCAPE AND SCREENING VINE / PLANT POCKET HEDGE / SCREEN PLANTING EXISTING SIDEWALK - PROTECT IN PLACE PARKING LOT TREES - SEE COUNTS IN CALCULATION SHEET L3.00 SCREENING TREES UTILITIES /TRASH/ TRANSFORMER AREA WITH LANDSCAPE SCREENING BIKE PARKING - TENANT TO ADVISE ON FINAL LOCATION EXISTING STREET TREE & TREE WELL. PROTECT IN PLACE ALL ABOVE GROUND UTILITIES / TRANSFORMERS SHALL BE SCREENED WHILE MAINTAINING REQUIRED CLEARANCES EXISTING IRRIGATON BOXES TO BE REMOVED LIMITED USE AREAS - ALL LANDSCAPEING WITHIN THIS AREA MUST BE RESTRICTED TO A MAXIMUM HEIGHT OF 30" OR LESS. 1 3 4 2 5 1 3 6 6 6 7 7 8 8 8 9 9 10 10 10 11 11 TYPICAL 12 12 TYPICAL 13 13 POSSIBLE UTILITY EQUIPMENT SPACE I L4 . 0 5 SIGNALIZED INTERSECTION - REFER TO CIVIL PLANS FORADDITIONAL INFORMATION EA S E M E N T - R E F E R T O C I V I L P L A N S F O R A D D I T I O N A L I N F O R M A T I O N EXISTING IRRIGATION BOXES TO BE REMOVED MONUMENT SIGN OPPORTUNITY 7 MODULAR WETLAND AND PUMP BLOCKS REFER TO CIVIL PLANS FOR ADDITIONAL INFORMATION SIGNALIZED INTERSECTION - REFER TO CIVIL PLANS FORADDITIONAL INFORMATION 9 12 1 1 1 14 14 14 14 14 14 14 14 17TH ST R E E T 11 P P P P PP P 17TH STREET EXISTING PARKINGENDERLE CENTER DRIVEZZZZZZZZZZEX.TRANENDERLE CENTER DRIVEEX. TRASH BLDGENCLOSURE EXISTINGL2.01L2.011 2 3 4 5 PERIMETER LANDSCAPE ENHANCED LANDSCAPE AT CORNERS LANDSCAPED ENTRY DRIVE PARKING LOT TREES - SEE COUNTS IN CALCULATION SHEET L3.00 DRIVE THRU EXISTING SIDEWALK - PROTECT IN PLACE EXISTING LANDSCAPE TO BE ENHANCED TO MATCH THE CHARACTER AND PALETTE OF THE RETAIL CORE 12 1 1 5 3 6 6 6 3 4 7 EXISTING BUILDING AND LONG TERM TENANT BIKE RACK NOT PROVIDED IN EXISTING HARDSCAPE, TO BE PRESERVED IN PLACE ALL ABOVE GROUND UTILITIES / TRANSFORMERS SHALL BE SCREENED WHILE MAINTAINING REQUIRED CLEARANCES EXISTING TRASH TO REMAIN LIMITED USE AREAS - ALL LANDSCAPING WITHIN THIS AREA MUST BE RESTRICTED TO A MAXIMUM HEIGHT OF 30" OR LESS. 7 8 8 9 9 EASEMENT - R E F E R T O C I V I L P L A N S F O R A D D I T I O N A L I N F O R M A T I O N CORNER DEDICATION AND IMPROVEMENT LIMITS - REFER TO CIVIL TTM PLANS FOR ADDITIONALINFORMATION SIGNALIZED INTERSECTION -REFER TO CIVIL PLANS FOR ADDITIONAL INFORMATION EASEMENT - REFER TO CIVIL PLANS FOR ADDITIONAL INFORMATION 10 10 10 10 10 T EXISTING TRANSFORMER TO REMAIN DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD-- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 5' 10' 20'40'0 SCALE: 1"=20'NORTHL2.02 LANDSCAPE SITE PLAN 1"=20'-0" 25012GS L2.02 NORTHPARKING LOT TREES PPP E EXISTING TREES PROTECT-IN-PLACE PARKING LOT TREES PPP E EXISTING TREES PROTECT-IN-PLACE -ALL TREES PLANTED WITHIN 5' OF A HARDSCAPE SURFACE SHALL BE PLANTED WITH A ROOT BARRIER TO DIRECT ROOT GROWTH DOWNWARD. - ALL PLANTING AREAS SHALL RECEIVE A 3" MINIMUM LAYER OF PLANTER MULCH. PLANTING NOTES - ALL LANDSCAPED AREAS WILL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM USING DRIP IRRIGATION EMISSIONS DEVICES. SHRUBS WILL BE CIRCUITED ON SEPARATE ZONES FROM TREES, THEREBY CREATING SEPARATE HYDROZONES. ALL IRRIGATED AREAS WILL BE SUPPLIED BY DOMESTIC WATER AS NECESSARY. ALL CONTROL VALVES, GATE VALVES, QUICK COUPLING VALVES, AND DRIP VALVE ASSEMBLIES WILL BE INSTALLED IN SEPARATE VALVE BOXES. IRRIGATION NOTE - PLEASE NOTE THAT THE PLANT MATERIALS INCLUDED IN THIS LIST ENCOMPASS THE PALETTE ANTICIPATED FOR THE ENTIRE PROJECT, AND ARE NOT RESTRICTED SOLELY TO THE PROJECT AREA INDICATED ON THIS PLAN. CONSEQUENTLY, THE PALETTE INCLUDES MATERIALS THAT MAY NOT NECESSARILY BE USED NOR BE SUITABLE IN EVERY PROJECT AREA. THE MAIN PURPOSE OF THIS PALETTE IS TO SERVE AS AN INDICATION OF PLANT CHARACTERISTICS WITH RESPECT TO THE OVERALL LANDSCAPE, AND WILL BE FURTHER REFINED AND ENHANCED IN THE PREPARATION OF CONSTRUCTION DOCUMENTS. - THE FINAL PLANTING AND CONSTRUCTION DOCUMENTS, AS DESIGNED AND PREPARED BY THE LANDSCAPE ARCHITECT, WILL SELECT PLANT MATERIALS FOR SPECIFIC DESIGN EFFECTS. DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD -- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 PROPOSED PLANT PALETTE - TREES BOTANICAL NAME COMMON NAMESYM. CANOPY TREES BOTANICAL NAME COMMON NAMESYM. (50% - 15 gal; 50% -24" box) ACACIA SPECIES ACACIA PROPOSED PLANT PALETTE - SHRUBS, VINES & GROUNDCOVER BOTANICAL NAME COMMON NAME BOTANICAL NAME COMMON NAME BUXUS MICROPHYLLA 'GREEN BEAUTY'BOXWOOD ARBUTUS SPECIES STRAWBERRY TREE DASYLIRION SPECIES AGAVE SPECIES DESERT SPOON AGAVE LANTANA SPECIES LANTANA HEMEROCALLUS SPECIES DAYLILY PITTOSPORUM SPECIES MOCK ORANGE LIGUSTRUM JAPONICUM 'TEXANUM'JAPANESE PRIVET LAVENDULA SPECIES LAVENDER RAPHIOLEPIS SPECIES INDIAN HAWTHRON RHUS SPECIES XYLOSMA SPECIES PHOTINIA SPECIES TECOMA SPECIES VIBURNUM SPECIES MYRTUS SPECIES AFRICAN SUMAC VIBURNUM XYLOSMA YELLOW BELLS GREEK MYRTLE PHOTINIA ROSA SPECIES ROSE SHRUBS TRACHELOSPERUM ASIATICUM ASIATIC JASMINE GELSEMIUM SEMPERVIRENS CAROLINA JESSAMINE ROSMARINUS SPECIES MYOPORUM PARVIFOLIUM 'YAREENA' ROSEMARY YAREENA MYOPORUM VITIS SPECIES GAZANIA SPECIES GRAPE GAZANIA VINES GROUND COVERS SEDUM COPPERTONE COPPERTONE STONECROP ALOE SPECIES ALOE (TYPICAL 60% 1 GALLON, 30% 5 GALLON, 10% 15 GALLON - 30" O.C. SPACING)(TYPICAL 70% 1 GALLON, 20% 5 GALLON, 10% 15 GALLON) (TYPICAL 80% 1 GALLON, 20% CUTTINGS - 36" O.C. SPACING) PLANT SIZING AND SPACING MAY VARY BASED ON FURTHER PROGRESSION OF THE FINAL LANDSCAPE DRAWINGS. ARBUTUS MARINA MARINA STRAWBERRY TREE MAGNOLIA GRANDIFLORA 'LITTLE GEM'LITTLE GEM MAGNOLIA RHAPHIOLEPIS INDICA 'MAJESTIC BEAUTY'MAJESTIC BEAUTY INDIAN HAWTHORNE RHUS LANCEA AFRICAN SUMAC LAURUS NOBILIS SWEET BAY PARKING LOT TREES(70% - 15 gal; 30% - 24" box) QUERCUS ILEX HOLLY OAK SCREEN TREES (100% - 24" box) PINUS SPECIES STONE PINE LIGUSTRUM SPECIES PRIVET OLEA EUROPAEA OLIVE TREE (FRUITLESS) LOMANDRA SPECIES MAT RUSH NERIUM OLEANDER 'DWARF'DWARF OLEANDER TRACHELOSPERUM JASMINODIES STAR JASMINE TRACHELOSPERUM JASMINODIES STAR JASMINE TECOMA CAPENSIS CAPE HONEYSUCKLE PALMS / AGAVES AGAVE AMERICANA CENTURY PLANT PODOCARPUS GRACILIOR FERN PINE QUERCUS SUBER CORK OAK QUERCUS VIRGINIANA LIVE OAK L3.00 LANDSCAPE NOTES/ CALCULATIONS N.A.25012GS L3.00 YUCCA SPECIES YUCCA ALOE BANSEII TREE ALOE DRACENA DRACO DRAGON TREE TRISTANIA CONFERTA BRISBANE BOX CARISSA MACROCARPA ‘GREEN CARPET’GREEN CARPET NATAL PLUM DIANELLA ‘CASSA BLUE’ BLUE FLAX LILY HELICHRYSUM PETIOLARE ‘LIMELIGHT’ LIMELIGHT LICORICE PLANT LIROPE VARIEGATED VARIEGATED LILY TURF OLEA ‘LITTLE OLLIE’ DWARF FRUITLESS OLIVE POLYGALA FRUITICOSA ‘PETITE BUTTERFLY’SWEET PEA SHRUB PORTULACARIA AFRA ‘AUREA’ YELLOW RAINBOW BUSH PORTULACARIA AFRA ‘PROSTRATA’ DWARF ELEPHANT FOOD SENECIO SERPENS BLUE CHALKSTICKS WESTRINGIA FRUTICOSA COAST ROSEMARY LANDSCAPING FOR THE PROJECT SHALL BE DESIGNED TO COMPLY WITH THE CITY'S WATER EFFICIENT LANDSCAPE ORDINANCE AND WITH THE GUIDELINES FOR IMPLEMENTATION OF THE WATER EFFICIENT LANDSCAPE ORDINANCE PARKING LOT TREES TREES PROVIDED (MIN. 24" BOX): 85TREES REQUIRED: 54 (238 retail+20 car wash+65 ETR = 3236) P SEDUM SPECIES SEDUM VINCA MINOR COMMON PERIWINKLE LAURUS NOBLIS BAY LAUREL HEDGES LIGUSTRUM JAPONICUM 'TEXANUM'WAXLEAF PRIVET PODOCARPUS SPECIES YEW PINE RHAPHIOLEPIS SPECIES INDIAN HAWTHORN CAREX TESTACEA ORANGE SEDGE GRASSES SESLERIA AUTUMNALIS AUTUMN MOOR GRASS LOMANDRA SPECIES MAT RUSH LAGERSTROEMIA INDICA CRAPE MYRTLE MELALEUCA LINARIIFOLIA FLAX LEAF PAPERBARK ACACIA SALIGNA GOLDEN WREATH WATTLE AGONIS FLEXUOSA PEPPERMINT WILLOW QUERCUS AGRIFOLIA COAST LIVE OAK PLATANUS ACERIFOLIA SYCAMORE CERCIS SPECIES WESTERN REDBUD FEIJOA SPECIES PINEAPPLE GUAVA PODOCARPUS SPECIES FERN PINE CHONDROPETALUN TECTORUM CAPE REED CHONDROPETALUN TECTORUM CAPE RUSH SALVIA SPECIES SAGE HEDERA HELIX ENGLISH IVY ELAEOCARPUS DECIPIENS JAPANESE BLUEBERRY QUERCUS VIRGINIANA LIVE OAK - COMMON AREA LANDSCAPING WILL REQUIRE A SEPARATE WATER SERVICE AND METER FOR IRRIGATION. A REDUCED PRESSURE PRINCIPAL ASSEMBLY(RPPA) SHALL BE REQUIRED TO PREVENT CROSS CONTAMINATION WITH THE PUBLIC WATER SYSTEM WATER METER WUCOLS L L L L L M M M L VL L M L L M L M M M WUCOLS M L M L M L VL L VL VL WUCOLS VL L L M L L VL L M M L L M M M L L L M M M VL VL L L M L L L L M L L WUCOLS M L L M M L M M L M L M M L L L L M M M PARKING LOT TREES FOR RETAIL AREAS SECTION B SCALE : 1/4"=1'-0" RAMP & STEPS TO BUILDING ENTRYB DECORATIVE STEEL HANDRAIL COLOR TO MATCH ARCHITECTURAL BLACK TRIM STEPS WITH CONTRASTING STEP INDICATORS PEDESTRIAN WALKS AND RAMPDECORATIVE POTTERY WITH IRRIGATION AND DRAINAGE (30" H X 24" DIA) DECORATIVE POTTERY WITH IRRIGATION AND DRAINAGE POT3 (18" H X 36"DIA) ARCHITECTURE SECTION A SCALE : 1/4"=1'-0" 17TH ST. EXISTING PEDESTRIAN WALKWAY - REPAIR AND REPLACE AS NEEDED LANDSCAPE TREE A STREET (17TH ST.) UNDERSTORY PLANTING PROPERTY LINE DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD -- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 L4.01 LANDSCAPE SECTIONS AS SHOWN 25012GS L4.01 SECTION D SCALE : 1/4"=1'-0" FIRE PIT WITH SEATINGD ACCENT TREE IN BACKGROUND DECORATIVE BENCH FIRE PIT LOOSE FURNISHINGS AROUND FIRE PIT DECORATIVE LIGHTING OPPORTUNITY - PER LIGHTING CONSULTANT DECORATIVE PAVING PEDESTRIAN PAVING PEDESTRIAN PAVING SEAT WALL DECORATIVE POTTERY WITH DRAINAGE AND IRRIGATION SECTION C SOUTH SIDE BUFFER BETWEEN COMMERCIAL AND RESIDENTIAL AREASC ADJACENT RESIDENTIAL PLANTING AREA RETAINING WALL/PERIMETER FENCE RETAINING WALL/PERIMETER FENCE ELEVATION SCALE : 1/4"=1'-0" LANDSCAPE BUFFER/SCREENING RETAIL AREA RESIDENTIAL AREA DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD -- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 L4.02 LANDSCAPE SECTIONS AS SHOWN 25012GS L4.02 SECTION F SOUTH SIDE ENTRY OFF YORBA ST.F SCALE : 1/4"=1'-0" RESIDENTIAL PLANTING AREA LANDSCAPE BUFFER/SCREENING ENTRY DRIVE TREE RESIDENTIAL RETAIL RETAINING WALL/PERIMETER FENCE SECTION E SCALE : 1/4"=1'-0" SEATING AT PLAZA AREAE ARCHITECTURE ARCHITECTURE SEATING AREA DECORATIVE LIGHTING OPPORTUNITY PER LIGHTING CONSULTANT PEDESTRIAN PAVING DECORATIVE POTTERY WITH DRAINAGE AND IRRIGATION DECORATIVE POTTERY WITH DRAINAGE AND IRRIGATION PEDESTRIAN PAVING PEDESTRIAN STEPS PEDESTRIAN HANDRAILS TO MATCH BLACK ARCHITECTURAL TRIM DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD -- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 L4.03 LANDSCAPE SECTIONS AS SHOWN 25012GS L4.03 SECTION H SCALE : 1/4"=1'-0" WATER FEATURE AREAH ARCHITECTURE ARCHITECTURE SEATING AREA WATER FEATURE WITH AUTO FILL, SELF CONTAINED CIRCULATION SYSTEM AND OVERFLOW DRAIN LARGE SPECIMEN TREE IN BACKGROUND DECORATIVE LIGHTING OPPORTUNITY PER THE LIGHTING CONSULTANT PEDESTRIAN PAVING PEDESTRIAN PAVING DECORATIVE POTTERY WITH DRAINAGE AND IRRIGATION DECORATIVE POTTERY WITH DRAINAGE AND IRRIGATION DECORATIVE PAVING SECTION G SCALE : 1/4"=1'-0" ENDERLE CENTER DRIVE PEDESTRIAN WALKWAY PROPERTY LINE G PROPERTY LINE STREET (ENDERLE CENTER DRIVE) PEDESTRIAN PAVING LOW WALL AT DRIVE THROUGH PER ARCHITECT DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD -- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 L4.04 LANDSCAPE SECTIONS AS SHOWN 25012GS L4.04 SECTION I I SCALE : 1/4"=1'-0" PARKWAY EAST OF YORBA ST. (AT CAR WASH) EXISTING STREET TREE (BEYOND) LANDCAPE TREE PEDESTRIAN WALKWAY LAYERED PLANTING AREA PROPERTY LINE DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD -- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 L4.05 LANDSCAPE SECTIONS AS SHOWN 25012GS L4.05 L5.021' HIGH RETAINING WALL WITH 5' PERIMETER FENCE 2' HIGH RETAINING WALL WITH 5' PERIMETER FENCE 3' HIGH RETAINING WALL WITH 5' PERIMETER FENCE 2' HIGH RETAINING WALL AT SOUTH OF BUILDING 5 3' HIGH RETAINING WALL 3' AT NORTH EAST CORNER PLANTER WALLS (HTS. VARY TYP. 18" - 42") TRASH ENCLOSURE WALL SHOPPING CART RETURN WALL FOR ALL WALLS / FENCES - REFER TO DETAILS, IN SHEET L6.01 WALL SECTIONS 1 2 3 4 5 6 7 8 ELECF. PIT F. PIT RYORBA STREETYORBA STREETTREET17TH STREET TREET 17TH STREET ENDERLE CENTER DRIVEENDERLE CENTER DRIVEL5.02L5.021 2 3 7 7 7 7 8 5 6 L5.027 4 6 2 6 6 6 7 MATCH ARCHITECTURE,ADJACENT BUILDING RETAINING WALL WITH PERIMETER FENCE - REFER TO DETAIL 'A', SHEET L6.01 RETAINING WALL WITH PERIMETER FENCE - REFER TO DETAIL 'A', SHEET L6.01 RETAINING WALL WITH PERIMETER FENCE - REFER TO DETAIL 'A', SHEET L6.01 RETAINING WALL WITH PERIMETER FENCE -REFER TO DETAIL 'A', SHEET L6.01 PLANTER WALL -REFER TO DETAIL 'C', SHEET L6.01 RETAINING WALL SOUTH OF BUILDING 5 - REFER TO DETAIL B', SHEET L6.01 PLANTER WALL -REFER TO DETAIL 'C', SHEET L6.01 3' RETAINING WALL AT NORTH EAST CORNER -REFER TO DETAIL 'D', SHEET L6.01 WALL FOR TRASH ENCLOSURE - REFER TO DETAIL 'E', SHEET L6.01(TYPICAL) WALL FOR SHOPPING CART RETURN - REFER TO DETAIL 'F', SHEET L6.01 DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD-- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 5' 10' 20'40'0 SCALE: 1"=20'NORTHL5.01 LANDSCAPE WALL AND FENCE PLAN 1"=20'-0"25012GS L5.01 MATERIAL FOR WALL: ORCO BLOCK & HARDSCAPE SPLIT FACE CMU BLOCK COLOR: MANOR MATERIALS FOR WALLS & FENCES MATERAIL FOR TUBE STEEL FENCE: DUNN EDWARDS PAINT COLOR: 'IRON RIVER' DEA 176 1 MATERIAL FOR WALLS AND PILASTERS: SMOOTH PLASTER - WHITE OR STUCCO WHITE 2 3 4 5 678 MATERIAL SHOWN TO REPRESENT GENERAL DESIGN INTENT - FINAL SELECTION TO BE DOCUMENTED IN PERMIT DRAWINGS COLOR/FINISH PER ARCHITECT NEWPORT FREE WAY/55YORBA YORBA STREETYORBA STREETTRASH ENCLOSURE WALL/EQUIPMENT AREA FOR ALL WALLS / FENCES - REFER TO DETAILS, IN SHEET L6.01 WALL SECTIONS 1 L5.017 7 L5.01EXISTING TRASH WITH EXISTING WALL TO REMAIN IN PLACE 17TH STR E E T WALL FOR TRASH ENCLOSURE -REFER TO DETAIL 'E', SHEET L6.01 WALL FOR TRASH ENCLOSURE -REFER TO DETAIL 'E', SHEET L6.01 17TH STREET EXISTING PARKINGENDERLE CENTER DRIVEENDERLE CENTER DRIVEL5.01L5.01EXISTING TRASH WITH EXISTING WALL TO REMAIN IN PLACE DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD-- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 5' 10' 20'40'0 SCALE: 1"=20'NORTHL5.02 LANDSCAPE WALL AND FENCE PLAN 1"=20'-0" 25012GS L5.02 NORTHMATERIAL FOR WALL: ORCO BLOCK & HARDSCAPE SPLIT FACE CMU BLOCK COLOR: MANOR MATERIALS FOR WALLS & FENCES 7 MATERIAL SHOWN TO REPRESENT GENERAL DESIGN INTENT - FINAL SELECTION TO BE DOCUMENTED IN PERMIT DRAWINGS A - SECTION 1" = 1'-0" WALL FOR TRASH ENCLOSURE PER ARCHITECT 8" FINISH SURFACE6'-0", VERIFY HEIGHT WITH ARCHITECT8" FINISH SURFACE FINISH SURFACE 17'-0",VERIFY LENGTH WITH ARCHITECT 3/4" = 1'-0"DWALL RET 02 PLASTER ON TRASHENCLOSURE WALL COLOR: TAN FINAL COLOR T.B.D. WALL FOR TRASH ENCLOSURE PER ARCHITECT PLASTER ON TRASHENCLOSURE WALL COLOR: TAN FINAL COLOR T.B.D. A - SECTION 1" = 1'-0"3"VARIES - REFER TO WALL & FENCE PLAN L5.01, FOR SECTIONAL HEIGHT AND VERIFY IN FIELDRETAINING WALL STRUCTURE PER CIVIL AND STRUCTURAL ENGINEER. 8" FINISH GRADE DETAIL SCALE : DWALL RET 01 1" = 1'-0"5'-0"FINISH GRADE PERIMETER FENCE PLASTER ON RETAINING WALL COLOR: TAN FINAL COLOR T.B.D. A - SECTION 1" = 1'-0"3"RETAINING WALL STRUCTURE PER CIVILAND STRUCTURAL ENGINEER. 8" FINISH SURFACE DWALL RET 01 1" = 1'-0" FINISH SURFACE2'-0"PLASTER ON RETAINING WALL COLOR: TANFINAL COLOR T.B.D. A - SECTION 1" = 1'-0"3"PLANTER WALL STRUCTURE PER CIVILAND STRUCTURAL ENGINEER. VARIES - SEE WALL & FENCE PLAN , L5.01, FOR WALL CLASSIFICATION FINISH GRADE DWALL PLANTER 01 1" = 1'-0" FINISH SURFACE MINIMUM 6" ON HIGHERELEVATION SIDE OF PLANTERFINISH SURFACE 8"2'-0" MAXIMUM HEIGHT , ON LOWERELEVATION SIDE OF PLANTERPLANTER WALL PLASTER ON PLANTER WALL COLOR: TAN FINAL COLOR T.B.D. A - SECTION 1" = 1'-0" RETAINING WALL STRUCTURE PER CIVILAND STRUCTURAL ENGINEER. 8" DWALL RET 02 1" = 1'-0" FINISH GRADE 3'-0", VERIFY HEIGHT WITH CIVIL &STRUCTURAL ENGINEERFINISH GRADE PLASTER ON PLANTER WALLCOLOR: TAN FINAL COLOR T.B.D. A - SECTION 1" = 1'-0" WALL FOR SHOPPING CART RETURNPER ARCHITECT 8" DWALL SHOP CART 1" = 1'-0" FINISH SURFACE4'-0", VERIFY HEIGHT WITH ARCHITECT.FINISH SURFACE PLASTER ON SHOPPINGCART RETURN WALL COLOR: TANFINAL COLOR T.B.D. DRAWING TITLE DRAWING NO. DRAWN: FO, SL SCALE LII PROJECT # 25012 ISSUE CAD FILE OWNER PROJECT FIRST ISSUED CD-- CHECKED: AA, MM BURNHAM WARD PROPERTIES 860 NEWPORT CENTER DRIVESTE. 100NEWPORT BEACH, CA 92660 949 992-2400 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"CAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 L6.01 LANDSCAPE DESIGN DETAILS AS SHOWN 25012GS L6.01 SCALE: 1" = 1'-0"PLANTER WALL C SCALE: 1" = 1'-0"B SCALE: 3/4" = 1'-0"WALL FOR TRASH ENCLOSURE E SCALE: 1" = 1'-0"D SCALE: 1" = 1'-0"A SCALE: 1" = 1'-0"G SCALE: 1" = 1'-0"FWALL FOR SHOPPING CART RETURN RETAINING WALL AT SOUTH OF BUILDING 5 3' RETAINING WALL AT NORTH EAST CORNER CITY OF TUSTIN - SYNTHETIC TURF STANDARDS RETAINING WALL WITH PERIMETER FENCE 1" = 1'-0"DTURF SYNTHETIC 01 DRAWING TITLE DRAWING NO. DRAWN: AA, MM, SL SCALE LII PROJECT # 25060 ISSUE CAD FILE OWNER PROJECT DATE ISSUED CD -- CHECKED: AA, MM INTERCORP 895 DOVE STREETSTE. 400NEWPORT BEACH, CA 92660 949 955-2370 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"ENDERLE CENTERTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 NORTHLR1.01 LANDSCAPE OVERALL PLAN - RESIDENTIAL 1"=40'-0" 25060GS LR1.01 GRAPHIC PLAN TO SHOW DESIGN INTENT CAMPO ON 17TH06/19/2026 ENTITLEMENT RESPONSE 02 DRAWING TITLE DRAWING NO. DRAWN: AA, MM, SL SCALE LII PROJECT # 25060 ISSUE CAD FILE OWNER PROJECT DATE ISSUED CD -- CHECKED: AA, MM INTERCORP 895 DOVE STREETSTE. 400NEWPORT BEACH, CA 92660 949 955-2370 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"ENDERLE CENTERTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 LR1.02 LANDSCAPE RESIDENTIAL CHARACTER IMAGES N/A 25060GS LR1.02CAMPO ON 17TH06/19/2026 ENTITLEMENT RESPONSE 02 L2.021 2 3 4 5 6 7 8 9 10 11 1123 24 A LR4.01 12 12 13 13 14 14 14 15 16 19 20 21 22 23 24 25 26 27 18 20 21 22 23 24 B LR4.01 27 26 24 25 4 4 4 4 4 28 28 29 29 30 31 31 32 32 32 32 33 17 32 33 33 33 33 RECYC L E RECYC L E RECYCLE RECYCLE RECYCL E RECYC L E PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO DOG RUN OPENSPACE RECYCLERECYC L E POOL800 S.F UNISEX SPA169.00 S.F RECYCLERECYCL E MAIL MAIL MAIL PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIOPATIO PATIO PATIO PATIO PATIO PATIOPATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIOPATIOPATIOPATIO PATIOPATIO PATIO PATIOPATIOPATIO PATIOPATIOPATIO PATIO PATIOPATIOPATIO PATIO PATIO PATIO PATIO PATIOPATIOPATIOPATIOPATIOPATIOPATIO PATIO PATIO PATIOPATIOPATIOPATIO VANDENBERG LANE VANDENBERG LANE VANDENBERG LANE >L2.02 7 5 6 11 8 15 16 17 10 10 9 E LR4.02 30 H LR4.03 4 19 34 34 I LR4.03 K LR4.04 J LR4 . 0 3 PERIMETER LANDSCAPE AND SCREENING RESIDENT ENTRY TO RETAIL WITH VINE ARBOR RETAINING WALL / PERIMETER FENCE FENCE AT RESIDENTIAL ENTRY / PATIO COMMUNITY 4' DEEP SWIMMING POOL RAISED SPA WITH DECORATIVE BACKDROP SHADE CANOPIES (2 LOCATIONS) COMMUNITY B.B.Q. AT POOL AREA SHADE STRUCTURE BUFFER LANDSCAPE FOR POOL AREA POOL DECK RESIDENTIAL PATH LANDSCAPED ENTRY DRIVE RESIDENTIAL PATIO POOL GATE ENTRY (FOBBED) - 2 LOCATIONS 5' HIGH PERIMETER POOL FENCE ENCLOSURE RESTROOM / PUMP ROOM AND COVERED SHOWER PER ARCHITECT CHAISE SEATING ON SYNTHETIC TURF - REFER TO DETAIL 'D', SHT. L6.01, FOR TUSTIN SYNTHETIC TURF STANDARDS TYPICAL TYPICAL TYPICAL SMALL POCKET DOG PARK WITH SEATING DECOMPSED GRANITE AT DOG PARK SYNTHETIC TURF PASSIVE USE AREA - REFER TO DETAIL 'D', SHT. L6.01, FOR TUSTIN SYNTHETIC TURF STANDARDS SEATING OPPORTUNITIES SHADE STRUCTURE WITH SEATING & BBQ GRILL LANDSCAPE BUFFER TO SEPARATE TURF FROM WALKWAY DECOMPOSED GRANITE SITTING AREA WITH BBQ GRILL RESIDENT ENTRIES VINE POCKETS AT GARAGES PERIMETER FENCE CORN HOLE PLAY EQUIPMENT STORM DRAIN PATH TO DOG PARK 3' HIGH DECORATIVE WALL AT RESIDENTIAL PRIVATE PATIO LANDSCAPE BUFFER FOR SAFETY AND SCREENING FROM VANDENBERG LANE DECORATIVE METAL GARDEN PASSAGE GATE WITH VINES FROM STREET - GATE TO MATCH RETAIL PASSAGE GATE ( NUMBER 2 THIS SHEET) TYPICAL TYPICAL TYPICAL TYPICAL TYPICAL TYPICAL TYPICAL LIMITED USE AREAS - ALLLANDSCAPEING WITHIN THIS AREA MUST BE RESTRICTED TO A MAXIMUM HEIGHT OF 30" OR LESS. TYPICAL TYPICAL TYPICAL TYPICAL TYPICAL TYPICAL TYPICAL TYPICAL RETAIL CENTER PROPOSED STORMWATER BASIN TYPICAL EASEMENT - REFER TO CIVIL PLANS FORADDITIONAL INFORMATIONLIMITED USE AREAS - ALL LANDSCAPEING WITHIN THIS AREA MUST BE RESTRICTED TO A MAXIMUMHEIGHT OF 30" OR LESS. TYPICAL LIMITED USE AREAS - ALLLANDSCAPEING WITHIN THIS AREA MUST BE RESTRICTED TO A MAXIMUM HEIGHT OF 30" OR LESS. 18 CORNER DEDICATION ANDIMPROVEMENT LIMITS - REFER TO CIVIL TTN PLANS FOR ADDITIONAL INFORMATION CORNER DEDICATION ANDIMPROVEMENT LIMITS - REFER TO CIVILTTN PLANS FOR ADDITIONAL INFORMATION DRAWING TITLE DRAWING NO. DRAWN: AA, MM, SL SCALE LII PROJECT # 25060 ISSUE CAD FILE OWNER PROJECT DATE ISSUED CD-- CHECKED: AA, MM INTERCORP 895 DOVE STREETSTE. 400NEWPORT BEACH, CA 92660 949 955-2370 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"ENDERLE CENTERCAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 5' 10' 20'40'0 SCALE: 1"=20'NORTHLR2.01 LANDSCAPE SITE PLAN 1"=20'-0" 25060GS LR2.01 FOR GRAPHIC SECTIONS REFER TO LANDSCAPE SECTIONS, L4.** SERIES 06/02/2026 ENTITLEMENT RESPONSE 02 L2.01 L2.01C LR4.02 1 2 3 4 5 PERIMETER LANDSCAPE AND SCREENING ENHANCED RESIDENT ENTRIES PERIMETER FENCE RESIDENTIAL PATH LANDSCAPED ENTRY DRIVE ENHANCED RESIDENTIAL LANDSCAPE AREA SYNTHETIC TURF SITTING AREA SYNTHETIC TURF PASSIVE USE AREA (2 LOCATIONS) - REFER TO DETAIL 'D', SHT. L6.01 FOR TUSTIN SYNTHETIC TURF STANDARDS RESIDENT PARKING VINE POCKETS AT GARAGES SCREEN PLANTING RESIDENT GATE (FOBBED) TALL VERTICAL SCREEN HEDGE AT PERIMETER PLANTING IN FRONT OF PATIO WALLS 3' HIGH DECORATIVE WALL AT RESIDENTIAL PRIVATE PATIO LANDSCAPE BUFFER FOR SAFETY AND SCREENING FROM VANDENBERG LANE 6 7 8 9 1 12 7 7 3 4 5 TYPICAL 6TYPICAL 8 1 D LR4.02 10 11 12 13 3 11 2 13 10 TYPICAL 11 612 9 9 8 9 6 F LR4.02 3 G LR4.03 14 15 16 16TYPICAL 14 TYPICAL 15 PATIO PATIO PATIO OPENSPACE RECYCLERECYCLEMAIL PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO OPENSPACE RECYCLE RECYCLE PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIOPATIO PATIO VANDENBERG LANE OPENSPACE OPENSPACEZ ZZZZZZPATIO EASEMENT AREA - NO TREES TYPICALEASEMENT - REFER TO CIVIL PLANS FORADDITIONAL INFORMATIONLIMITED USE AREAS - ALL LANDSCAPEING WITHIN THIS AREA MUST BE RESTRICTED TO A MAXIMUM HEIGHT OF 30" OR LESS. CORNER DEDICATION ANDIMPROVEMENT LIMITS - REFER TO CIVIL TTM PLANS FOR ADDITIONAL INFORMATION DRAWING TITLE DRAWING NO. DRAWN: AA, MM, SL SCALE LII PROJECT # 25060 ISSUE CAD FILE OWNER PROJECT DATE ISSUED CD-- CHECKED: AA, MM INTERCORP 895 DOVE STREETSTE. 400NEWPORT BEACH, CA 92660 949 955-2370 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"ENDERLE CENTERCAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 5' 10' 20'40'0 SCALE: 1"=20'NORTHLR2.02 SITE PLAN 1"=20'-0"25060GS LR2.02 FOR GRAPHIC SECTIONS REFER TO LANDSCAPE SECTIONS, L4.** SERIES SECTION B SCALE : 1/4"=1'-0" PERIMETER AT DOG PARKB PEDESTRIAN SIDEWALK PERIMETER SCREEN TREE DECOMPOSED GRANITE AT DOG PARK PRIVACY FENCE PROPERTY LINE SECTION A NORTH SIDE BUFFER BETWEEN COMMERCIAL AND RESIDENTIAL AREASA LANDSCAPE BUFFER/SCREENINGRETAINING WALL/PERIMETER FENCE RETAINING WALL/PERIMETER FENCE ELEVATION SCALE : 1/4"=1'-0" ADJACENT PROPERTY PLANTING AREA RESIDENTIALRETAIL RETAINING WALL HEIGHT VARIES 1'-3' ABOVE F.G. RETAINING WALL HEIGHT VARIES 1'-3' ABOVE F.G. PAINTED TUBE STEEL VIEW FENCE 5' HIGH DRAWING TITLE DRAWING NO. DRAWN: AA, MM, SL SCALE LII PROJECT # 25060 ISSUE CAD FILE OWNER PROJECT DATE ISSUED CD-- CHECKED: AA, MM INTERCORP 895 DOVE STREETSTE. 400NEWPORT BEACH, CA 92660 949 955-2370 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"ENDERLE CENTERTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 LR4.01 LANDSCAPE SECTIONS AS SHOWN 25060GS LR4.01CAMPO ON 17TH06/19/2026 ENTITLEMENT RESPONSE 02 POOLE SECTION E SCALE : 1/4"=1'-0" POOL 5' HIGH PERIMETER POOL TUBE STEEL PAINTED METAL FENCE ENCLOSURE PALM TREE IN BACKGROUND BUFFER LANDSCAPE FOR POOL AREA POOL CABANA BUFFER LANDSCAPE FOR POOL AREA ARCHITECTURE PALM TREE IN BACKGROUND RESIDENT OPEN SPACEF SECTION F SCALE : 1/4"=1'-0" ACCENT TREESYNTHETIC TURF SITTING AREA RESIDENT VEHICULAR DRIVE PARKING LOT TREE FURNITURE BY OTHERS SYNTHETIC TURF PLAY AREA SECTION D SCALE : 1/4"=1'-0" PERIMETER DRIVED LANDSCAPE BUFFER/SCREENING RESIDENT VEHICULAR DRIVE 6' HIGH CMU PERIMETER WALL PER ARCHITECT PERIMETER WALL ELEVATION SECTION C RESIDENT PATHWAY WALK AT NORTH PERIMETERC SCALE : 1/4"=1'-0" ADJACENT PROPERTY PARKING LOT ARCHITECTURE PERIMETER FENCE / WALL LANDSCAPE BUFFER/SCREENING RESIDENT PATHWAY RESIDENTIALRETAILPERIMETER FENCE / WALL ELEVATION DRAWING TITLE DRAWING NO. DRAWN: AA, MM, SL SCALE LII PROJECT # 25060 ISSUE CAD FILE OWNER PROJECT DATE ISSUED CD -- CHECKED: AA, MM INTERCORP 895 DOVE STREETSTE. 400NEWPORT BEACH, CA 92660 949 955-2370 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"ENDERLE CENTERTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 LR4.02 LANDSCAPE SECTIONS AS SHOWN 25060GS LR4.02CAMPO ON 17TH06/19/2026 ENTITLEMENT RESPONSE 02 SHADE STRUCTUREG SECTION I FURNITURE BY OTHERS 'SHADE STRUCTURE' IS TO SHOW DESIGN POSSIBILITY ONLY. FINAL COLOR / MATERIAL & SHADE STRUCTURE DIMENSIONS TO BE DETERMINED DURING DESIGN DEVELOPMENT & INTO CONSTRUCTION PLANS PHASE SCALE : 1/4"=1'-0" SHADE STRUCTURE ACCENT TREE (BEYOND) SYNTHETIC TURF AT OPEN AREA LANDSCAPE BUFFER (BEYOND) SECTION J SCALE : 1/4"=1'-0" LANDSCAPE BUFFER ALONG YORBA STREETB PEDESTRIAN SIDEWALK PERIMETER SCREEN TREE SYNTHETIC TURF AT OPEN AREA YORBA STREET FURNITURE BY OTHERS LAYERED PLANTING AREA PROPERTY LINE SEATING AREA AT RESIDENT OPEN SPACEG SECTION G FURNITURE BY OTHERS SCALE : 1/4"=1'-0" LANDSCAPE ACCENT TREE LANDSCAPE PLANTING SYNTHETIC TURF SITTING AREA POOL ENTRYH SECTION H SCALE : 1/4"=1'-0" 5' HIGH PERIMETER POOL FENCE ENCLOSURE - PAINTED TUBE STEEL LARGE SPECIMEN TREE IN BACKGROUND FIRE PIT SEATING AT POOL AREA PATH AT POOL ENTRY BUFFER LANDSCAPE FOR POOL AREA DRAWING TITLE DRAWING NO. DRAWN: AA, MM, SL SCALE LII PROJECT # 25060 ISSUE CAD FILE OWNER PROJECT DATE ISSUED CD -- CHECKED: AA, MM INTERCORP 895 DOVE STREETSTE. 400NEWPORT BEACH, CA 92660 949 955-2370 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"ENDERLE CENTERTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 LR4.03 LANDSCAPE SECTIONS AS SHOWN 25060GS LR4.03CAMPO ON 17TH06/19/2026 ENTITLEMENT RESPONSE 02 SECTION K SCALE : 1/4"=1'-0" B PEDESTRIAN ENTRY CORRIDOR ALONG VANDENBERG LANE VANDENBERG LANE PEDESTRIAN SIDEWALK CANOPY TREE AT PEDESTRIAN ENTRY RESIDENT VEHICULAR DRIVE ACCENT TREE (BEYOND) ENTRY GATE / PERIMETER FENCE ENTRY ARBOR LAYERED PLANTING AT PEDESTRIAN CORRIDOR (BEYOND) PROPERTY LINE DRAWING TITLE DRAWING NO. DRAWN: AA, MM, SL SCALE LII PROJECT # 25060 ISSUE CAD FILE OWNER PROJECT DATE ISSUED CD -- CHECKED: AA, MM INTERCORP 895 DOVE STREETSTE. 400NEWPORT BEACH, CA 92660 949 955-2370 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"ENDERLE CENTERTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 LR4.04 LANDSCAPE SECTIONS AS SHOWN 25060GS LR4.04CAMPO ON 17TH06/19/2026 ENTITLEMENT RESPONSE 02 RECYCLERECYC L E RECYCLE RECYCLERECYC L E RECYC L E PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO DOG RUN OPENSPACE RECYCLERECYC L E POOL800 S.F UNISEX SPA169.00 S.F RECYCLERECYCL E MAIL MAIL MAIL PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIOPATIO PATIO PATIO PATIO PATIO PATIOPATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIOPATIOPATIOPATIO PATIOPATIO PATIO PATIOPATIOPATIO PATIOPATIOPATIO PATIO PATIOPATIOPATIO PATIO PATIO PATIO PATIO PATIOPATIOPATIOPATIOPATIOPATIOPATIO PATIO PATIO PATIOPATIOPATIOPATIO VANDENBERG LANE VANDENBERG LANE VANDENBERG LANE >1' HIGH RETAINING WALL WITH 5' PERIMETER FENCE 2' HIGH RETAINING WALL WITH 5' PERIMETER FENCE 3' HIGH RETAINING WALL WITH 5' PERIMETER FENCE 5' HIGH FENCE AT POOL ENCLOSURE & DOG PARK 5' HIGH FENCE AT PROPERTY PERIMETER/SCREENING ADJACENT PROPERTY 5' HIGH DECORATIVE WALL AT RESIDENTIAL SIDE YARD & PRIVATE AREAS 42" HIGH WALL AT RESIDENTIAL PRIVATE PATIOS 46" HIGH PILASTER AT RESIDENTIAL PRIVATE PATIOS 64" HIGH PILASTER AT ENTRY PORTALS FOR ALL WALLS / FENCES - REFER TO DETAILS, IN SHEET LR6.01 WALL / FENCE LEGEND 1 2 3 4 5 6 7 8 9 L5.026 8 7 L5.021 2 2 37 5 4 9 4 6 6 6 9 595 6 6 6 7 RETAINING WALL WITH PERIMETER FENCE - REFER TO DETAIL 'A', SHEET LR6.01 RETAINING WALL WITH PERIMETER FENCE - REFER TO DETAIL 'A', SHEET LR6.01 RETAINING WALL WITH PERIMETER FENCE - REFER TO DETAIL 'A', SHEET LR6.01 5' FENCE AT PROPERTY PERIMETER - REFER TO DETAIL 'B', SHEET LR6.01 RETAINING WALL WITH PERIMETER FENCE -REFER TO DETAIL 'A', SHEET LR6.01 5' FENCE AT POOL ENCLOSURE - REFER TO DETAIL 'B', SHEET LR6.01 5' FENCE AT DOG PARK - REFER TO DETAIL 'B', SHEET LR6.01 DECORATIVE WALL AT RESIDENTIAL AREAS - REFER TO DETAIL 'C', SHEET LR6.01 (TYPICAL) 5 DECORATIVE WALL AT RESIDENTIAL AREAS - REFER TO DETAIL 'C', SHEET LR6.01(TYPICAL) GATE BETWEEN RETAIL & RESIDENTIAL AREAS -REFER TO DETAIL 'E', SHEET LR6.01 46" HIGH PILASTER AT RESIDENTIAL PRIVATE PATIOS - REFER TO DETAIL 'F', SHEET LR6.01 (TYPICAL) 64" HIGH PILASTER AT ENTRY PORTAL -REFER TO DETAIL 'G', SHEET LR6.01(TYPICAL) PILASTER AT COMMERCIAL / RESIDENTIAL PERIMETER - REFER TO DETAIL 'G', SHEET LR6.01 (TYPICAL) CORNER DEDICATION ANDIMPROVEMENT LIMITS - REFER TO CIVIL TTN PLANS FOR ADDITIONAL INFORMATION DRAWING TITLE DRAWING NO. DRAWN: AA, MM, SL SCALE LII PROJECT # 25060 ISSUE CAD FILE OWNER PROJECT DATE ISSUED CD-- CHECKED: AA, MM INTERCORP 895 DOVE STREETSTE. 400NEWPORT BEACH, CA 92660 949 955-2370 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"ENDERLE CENTERCAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 5' 10' 20'40'0 SCALE: 1"=20'NORTHLR5.01 LANDSCAPE WALL AND FENCE PLAN 1"=20'-0" 25060GS LR5.01 MATERIAL FOR WALL: ORCO BLOCK & HARDSCAPE SPLIT FACE CMU BLOCK COLOR: MANOR MATERIALS FOR WALLS & FENCES MATERAIL FOR TUBE STEEL FENCE: DUNN EDWARDS PAINT COLOR: 'IRON RIVER' DEA 176 1 MATERIAL FOR WALLS AND PILASTERS: SMOOTH PLASTER - WHITE OR STUCCO WHITE 2 3 5 4 6 7 8 MATERIAL SHOWN TO REPRESENT GENERAL DESIGN INTENT - FINAL SELECTION TO BE DOCUMENTED IN PERMIT DRAWINGS 9 L5.011 FOR ALL WALLS / FENCES - REFER TO DETAILS, IN SHEET LR6.01 PATIO PATIO PATIO OPENSPACE RECYCLERECYCLEMAIL PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO OPENSPACE RECYCLE RECYCLE PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIOPATIO PATIO VANDENBERG LANE OPENSPACE OPENSPACEZ ZZZZZZPATIO 2' HIGH RETAINING WALL WITH 5' PERIMETER FENCE 5' HIGH FENCE AT PROPERTY PERIMETER 5' HIGH DECORATIVE WALL AT RESIDENTIAL PRIVATE AREAS 42" HIGH DECORATIVE WALL AT RESIDENTIAL PRIVATE PATIOS 46" HIGH PILASTER AT RESIDENTIAL PRIVATE PATIOS WALL / FENCE LEGEND 1 2 3 4 5 4 4 53L5.012 2 4 4 4 4 GATE BETWEEN RETAIL & RESIDENTIAL AREAS - REFER TO DETAIL 'E', SHEET LR6.01 GATE BETWEEN RETAIL & RESIDENTIAL AREAS - REFER TO DETAIL 'E', SHEET LR6.01 RETAINING WALL WITH PERIMETER FENCE -REFER TO DETAIL 'A', SHEET LR6.01 DECORATIVE WALL AT RESIDENTIAL AREAS -REFER TO DETAIL 'C', SHEET LR6.01 (TYPICAL) 46" HIGH PILASTER AT RESIDENTIAL PRIVATE PATIOS - REFER TO DETAIL 'F', SHEET LR6.01(TYPICAL) 5' FENCE AT PROPERTY PERIMETER -REFER TO DETAIL 'B', SHEET LR6.01 CORNER DEDICATION AND IMPROVEMENT LIMITS - REFER TO CIVIL TTN PLANS FOR ADDITIONALINFORMATION DRAWING TITLE DRAWING NO. DRAWN: AA, MM, SL SCALE LII PROJECT # 25060 ISSUE CAD FILE OWNER PROJECT DATE ISSUED CD-- CHECKED: AA, MM INTERCORP 895 DOVE STREETSTE. 400NEWPORT BEACH, CA 92660 949 955-2370 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"ENDERLE CENTERCAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 5' 10' 20'40'0 SCALE: 1"=20'NORTHLR5.02 LANDSCAPE WALL AND FENCE PLAN 1"=20'-0"25060GS LR5.02 MATERIAL FOR WALL: ORCO BLOCK & HARDSCAPE SPLIT FACE CMU BLOCK COLOR: MANOR MATERIALS FOR WALLS & FENCES MATERAIL FOR TUBE STEEL FENCE: DUNN EDWARDS PAINT COLOR: 'IRON RIVER' DEA 176 MATERIAL FOR WALLS AND PILASTERS: SMOOTH PLASTER - WHITE OR STUCCO WHITE 1 2 3 4 5 MATERIAL SHOWN TO REPRESENT GENERAL DESIGN INTENT - FINAL SELECTION TO BE DOCUMENTED IN PERMIT DRAWINGS DWALL PILASTER PERIMETER 01 1" = 1'-0" 2'-0" FINISH GRADE ON COMMERCIAL SIDE FINISH GRADE ON RESIDENTIAL SIDEPILASTER AT ENTRY PORTAL AT 64" HIGH.PILASATER HEIGHT VARIES AT RESIDENTIAL / RETAIL PERIMETER, VERIFY WITH CIVIL ENGINEERPLASTER ON WALL PORTION COLOR: WHITE OR STUCCO WHITEFINAL COLOR T.B.D. A - SECTION 1" = 1'-0" A - SECTION 1" = 1'-0" DWALL PILASTER PRIVATE PATIO 01 1" = 1'-0" 2'-6"1'-6"3'-10", VERIFY HEIGHT WITH CIVIL &STRUCTURAL ENGINEERPLASTER ON WALL PORTION COLOR: WHITE OR STUCCO WHITEFINAL COLOR T.B.D. FINISH GRADE ON PUBLIC SIDE 46" HIGH PLASTER AT RESIDENTIAL PRIVATE PATIOS FINISH SURFACE ON PRIVATE PATIO SIDE FINISH GRADE ON PUBLIC SIDE 46" HIGH PLASTER AT RESIDENTIAL PRIVATE PATIOS 3'-10", VERIFY HEIGHT WITH CIVIL &STRUCTURAL ENGINEERPLASTER ON WALL PORTION COLOR: WHITE OR STUCCO WHITEFINAL COLOR T.B.D. B - SECTION 1" = 1'-0" FINISH SURFACE ON PRIVATE PATIO SIDE 4 1 2 3 5 6 ELEVATION - A 7 8 9 10 11 4" WIDTH X 2" FACE GALVANIZED STEEL POST 2" SQ. GALVANIZED STEEL GATE FRAME 1" THICK (FACE) X 2" WIDE GALVANIZED STEEL BOTTOM HORIZONTAL RAIL 3/4" SQ. GALVANIZED STEEL PICKET (ON POOL SIDE) 12" THICK GALVANIZED STEEL PERFORATED PANEL ON PUBLIC SIDE - TO BE SELECTED AND APPROVED BY OWNER. REQUIRED AT POOL SECURITY GATE ONLY. KICK PLATE HEAVY DUTY SELF-CLOSING HINGES (3) - PER GATE CONTRACTOR KEY FOB ACCESS LEVER TYPE HANDLE SELF-CLOSING/SELF-LOCKING HARDWARE A.D.A. APPROVED - PER GATE CONTRACTOR AND APPROVED BY OWNER SELF-CLOSING/SELF-LOCKING PANIC HARDWARE A.D.A. APPROVED - PER GATE CONTRACTOR AND APPROVED BY OWNER ADJACENT PERIMETER FENCE ADJACENT FINISH SURFACE VINE ARBOR (AT RETAIL ENTRY GATE ONLY) NOTES: THIS DETAIL IS INTENDED TO SHOW GENERAL DESIGN INTENT - NOT TO BE USED FOR CONSTRUCTION 12 SCALE: 1" = 1'-0"DGATE METAL 1 1 2 3 4 5 6 7 8 9 11 12 13 13 1" = 1'-0"DTURF SYNTHETIC 01 A - SECTION 1" = 1'-0" RETAINING WALL THICKNESS AND STRUCTURE PER CIVIL AND STRUCTURAL ENGINEER. 6" DWALL PATIO RES 01 1" = 1'-0" FINISH GRADE ON PRIVATE SIDE 3'-6", VERIFY HEIGHT WITH CIVIL &STRUCTURAL ENGINEERFINISH GRADE ON PUBLIC SIDE STUCO FINISH (BOTH SIDES) TO MATCHARCHITECTURE A - SECTION 1" = 1'-0"3"8" FINISH GRADE DETAIL SCALE : DFENCE 1" = 1'-0"5'-0"FINISH GRADE FENCE AT THE PROPERTY PERIMETER, POOL ENCLOSURE, & RESIDENCEPRIVATE PATIOS WALL STRUCTURE / FOOTING PER CIVIL AND STRUCTURAL ENGINEER. PLASTER ON WALL PORTION A - SECTION 1" = 1'-0"3"VARIES - REFER TO WALL & FENCE PLAN L5.01, FOR SECTIONAL HEIGHT AND VERIFY IN FIELD8" FINISH GRADE DETAIL SCALE : DWALL RET 01 1" = 1'-0"5'-0"FINISH GRADE PERIMETER FENCE RETAINING WALL STRUCTURE PER CIVILAND STRUCTURAL ENGINEER. PLASTER ON RETAINING WALL COLOR: TANFINAL COLOR T.B.D. DRAWING TITLE DRAWING NO. DRAWN: AA, MM, SL SCALE LII PROJECT # 25060 ISSUE CAD FILE OWNER PROJECT DATE ISSUED CD -- CHECKED: AA, MM INTERCORP 895 DOVE STREETSTE. 400NEWPORT BEACH, CA 92660 949 955-2370 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"ENDERLE CENTERCAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 LR6.01 LANDSCAPE DESIGN DETAILS AS SHOWN 25060GS LR6.01 E SCALE: 1" = 1'-0"B SCALE: 1" = 1'-0"ARETAINING WALL WITH PERIMETER FENCE5' FENCE AT AT PROPERTY PERIMETER/SCREENING ADJACENT PROPERTY, POOL ENCLOSURE, & DOG PARK CDSCALE: 1" = 1'-0"CITY OF TUSTIN - SYNTHETIC TURF STANDARDS SCALE: 1" = 1'-0"5' HIGH DECORATIVE WALL AT RESIDENTIAL AREAS SCALE: 1" = 1'-0"GATE BETWEEN RETAIL & RESIDENTIAL AREAS FSCALE: 1" = 1'-0"46" HIGH PILASTER AT RESIDENTIAL PRIVATE PATIOS GSCALE: 1" = 1'-0"PILASTER AT ENTRY PORTALS & COMMERCIAL / RESIDENTIAL PERIMETER 4133 S.F. 256 S.F.880 S.F.930 S.F.942 S.F.954 S.F.227 S.F. 5343 S.F. 1071 S.F.1073 S.F.1036 S.F. SIDE YARD LOUNGE PARKS ENTRY GARDEN PASEO POOL AREA DOG/PLAY PARK PRIVATE SPACE GARDEN PASEO 3446 S.F. 610 S.F.610 S.F.610 S.F.613 S.F. 606 S.F.601 S.F. 640 S.F.512 S.F. 1816 S.F. 1157 S.F. COURTYARD GARDENS SCREENING OPEN SPACE SCREENING OPEN SPACE ENTRY DRIVE PLANTINGENTRY DRIVE PLANTING ENTRY GARDEN PASEOENTRY GARDEN PASEO GARDEN PASEOGARDEN PASEOGARDEN PASEOGARDEN PASEOGARDEN PASEO COURTYARD GARDENS COURTYARD GARDENS COURTYARD GARDENS 1442 S.F. 1446 S.F. RECYCLE RECYCLE RECYCLE RECYCLE RECYCLERECYCLE PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO DOG RUN OPENSPACE RECYCLERECYCLE PATIO PATIO PATIO POOL800 S.F UNISEX SPA169.00 S.F RECYCLERECYCLE OPENSPACE RECYCLERECYCLE MAIL MAIL MAILMAIL PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIOPATIO PATIO PATIO PATIO PATIO PATIOPATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO OPENSPACE RECYCLE RECYCLE PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIOPATIOPATIOPATIO PATIOPATIO PATIO PATIOPATIOPATIO PATIOPATIOPATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIOPATIO PATIOPATIOPATIOPATIO PATIO PATIO PATIO PATIO PATIOPATIOPATIOPATIOPATIOPATIOPATIO PATIO PATIO PATIOPATIOPATIOPATIO VANDENBERG LANE VANDENBERG LANE VANDENBERG LANE VANDENBERG LANE OPENSPACE OPENSPACE>ZZZZPATIO PRIVATE OPEN SPACE PLAN 1 SIDE YARD / SELECT LOCATIONS PLAN 2 PLAN 1 TH PLAN 2 TH COMMON OPEN SPACE REQUIRED PROVIDED 10,000 2000 2000 3800 2200 N/A 20,000 14,328 2157 2240 5031 3315 1585 27,508 MAIL PATIO PATIO PATIOPATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO MAILOPENSPACE RECYCLE RECYCLE PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO OPENSPACE PATIO PATIO PATIO PATIO PATIO PATIO PATIO DRAWING TITLE DRAWING NO. DRAWN: AA, MM, SL SCALE LII PROJECT # 25060 ISSUE CAD FILE OWNER PROJECT DATE ISSUED CD-- CHECKED: AA, MM INTERCORP 895 DOVE STREETSTE. 400NEWPORT BEACH, CA 92660 949 955-2370 ALL DRAWINGS AND SPECIFICATIONS ISSUED AS PART OF THESERVICES RENDERED BY THE LANDSCAPE ARCHITECT FORTHIS PROJECT SHALL REMAIN THE PROPERTY OF THELANDSCAPE ARCHITECT. ANY DUPLICATION OF THE DRAWINGSAND/OR SPECIFICATIONS IN WHOLE OR IN PART FOR USE ONANY OTHER PROJECT OR FOR COMPLETION OF THIS PROJECTBY OTHERS, IS STRICTLY PROHIBITED WITHOUT THE WRITTENCONSENT OF LIFESCAPES INTERNATIONAL, INC. LIFESCAPES INTERNATIONAL, INC. THE ORIGINAL SIZE OF THIS DRAWING IS 36" X 48"ENDERLE CENTERCAMPO ON 17THTUSTIN, CALIFORNIAREVISIONS No. Date Issue SEAL KEY MAP 17461 Derian Ave. Suite 202 Irvine, CA 92614 p: 949.476.8888 f: 949.476.8854 Landscape Architects L*.01 L*.02 03/18/2026 ENTITLEMENT RESPONSE 01 06/19/2026 ENTITLEMENT RESPONSE 02 LR7.01 LANDSCAPE AREA PLAN NTS 25060GS LR5.01NORTH0 10' 20' 30' SCALE: 1"=30' 60' A ENLARGEMENT SCALE: 1/16" = 1'-0" B ENLARGEMENT SCALE: 1/16" = 1'-0" C ENLARGEMENT SCALE: 1/16" = 1'-0" ENLARGEMENT 'B' ENLARGEMENT 'A' ENLARGEMENT 'C' 165 S.F.141 S.F.142 S.F.143 S.F.140 S.F.167 S.F. 109 S.F.167 S.F. 101 S.F. 110 S.F. 102 S.F. 111 S.F.101 S.F. 131 S.F. 73 S.F. 74 S.F. 82 S.F.82 S.F.107 S.F. 108 S.F. 112 S.F.102 S.F.105 S.F.104 S.F. 112 S.F.102 S.F.105 S.F.101 S.F. PLAN 2TH PLAN 1TH PLAN 1TH PLAN 1TH PLAN 2TH PLAN 2TH PLAN 1TH PLAN 1TH PLAN 1TH PLAN 2TH PLAN 1TH PLAN 2THPLAN 2TH PLAN 1THPLAN 1THPLAN 1THPLAN 1 PLAN 2PLAN 1 PLAN 2PLAN 1PLAN 2PLAN 1PLAN 2 S S D D D D DRECYCLERECYCLE RECYCLERECYCLE RECYCLE RECYCLE PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO DOG RUN OPENSPACE RECYCLE RECYCLE PATIO PATIO PATIO PATIO PATIO PATIO OPENSPACE OPENSPACE RECYCLE RECYCLE RECYCLERECYCLEPOOL800 S.F UNISEX SPA169.00 S.F RECYCLE RECYCLE PATIO PATIORECYCLERECYCLERECYCLERECYCLE RECYCLE RECYCLE PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO DOG RUN OPENSPACE RECYCLE RECYCLE PATIO PATIO PATIO PATIO PATIO PATIO OPENSPACE OPENSPACE RECYCLE RECYCLE RECYCLERECYCLEPOOL800 S.F UNISEX SPA169.00 S.F RECYCLE RECYCLE PATIO PATIO F. PIT F. PIT P P P P P P P P P P P P P P P P P PP P P P P P P P P P P P P P P P P P P P P P P P P P P P P PP PP P P P P P P PP P P RECYCLERECYCLE POOL800 S.F UNISEX SPA169.00 S.F RECYCLERECYCLE RECYCLE RECYCLE RECYCLE RECYCLE PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO OPENSPACE OPENSPACE DOG RUN OPENSPACE RECYCLE RECYCLE RECYCLE RECYCLE RECYCLERECYCLE S S D D D D D 0.8 0.6 0.7 0.8 0.9 0.8 0.6 0.7 0.8 1.0 0.6 0.6 0.7 0.9 1.1 0.7 0.7 0.8 0.9 1.2 0.9 0.7 0.8 1.0 1.3 1.0 0.7 0.8 1.0 1.3 0.7 0.7 0.8 1.0 1.3 0.6 0.7 0.8 1.0 1.3 0.8 0.7 0.8 0.9 1.2 1.0 0.7 0.8 0.9 1.1 0.8 0.7 0.7 0.8 1.0 0.5 0.6 0.7 0.8 1.0 0.6 0.6 0.7 0.8 1.0 0.9 0.7 0.7 0.8 1.0 0.9 0.6 0.6 0.8 1.0 0.6 0.6 0.6 0.7 0.8 0.7 0.6 0.5 0.6 0.7 0.9 0.6 0.5 0.5 0.5 0.9 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.5 0.6 0.5 0.4 0.4 0.4 0.6 0.8 0.5 0.4 0.5 0.7 1.3 1.6 0.8 0.5 0.4 0.4 0.5 0.7 0.7 0.6 0.4 0.2 0.2 0.2 0.2 0.4 0.6 0.9 0.8 0.9 0.7 0.3 0.2 0.1 0.1 0.2 0.3 0.5 0.6 0.6 0.4 0.4 0.4 0.4 0.5 0.4 0.4 0.3 0.2 0.2 0.2 0.2 0.3 0.5 0.6 0.6 0.6 0.5 0.3 0.2 0.2 0.1 0.2 0.3 0.4 0.4 0.5 0.4 0.4 0.4 0.4 0.5 0.4 0.4 0.3 0.2 0.2 0.2 0.2 0.3 0.5 0.6 0.6 0.6 0.5 0.3 0.2 0.2 0.1 0.2 0.3 0.4 0.4 0.7 0.5 0.4 0.4 0.5 0.6 0.7 0.6 0.4 0.2 0.2 0.2 0.2 0.3 0.6 1.0 0.9 0.9 0.7 0.4 0.2 0.1 0.1 0.2 0.3 0.6 0.8 1.0 0.5 0.4 0.4 0.6 1.1 1.6 1.3 0.5 0.2 0.2 0.2 0.2 0.3 0.9 1.8 1.4 1.8 1.1 0.4 0.2 0.1 0.1 0.1 0.3 1.0 1.5 0.9 0.7 0.5 0.4 0.5 0.7 0.6 0.6 0.5 0.5 0.5 0.7 0.7 0.6 0.7 0.6 0.6 0.6 0.6 0.6 1.0 1.0 1.0 1.0 1.0 1.0 0.9 0.8 0.8 0.8 0.7 0.7 0.6 0.6 1.2 1.3 1.3 1.4 1.4 1.3 1.2 1.1 1.0 0.9 0.8 0.8 0.7 0.7 1.5 1.6 1.7 1.8 1.8 1.7 1.6 1.4 1.2 1.1 0.9 0.9 0.8 0.8 1.7 1.9 2.1 2.2 2.1 2.1 1.9 1.6 1.4 1.2 1.0 0.9 0.9 0.9 1.8 2.0 2.4 2.6 2.5 2.5 2.1 1.7 1.4 1.2 1.0 0.9 0.8 0.9 1.8 2.2 2.3 1.8 1.4 1.1 0.9 0.8 0.7 0.8 1.0 0.8 0.6 0.5 0.5 0.5 0.8 0.5 0.4 0.4 0.4 0.4 0.8 0.4 0.3 0.3 0.4 0.8 0.4 0.3 0.3 0.5 0.5 0.4 0.3 0.3 0.4 0.5 0.4 0.3 0.3 0.3 0.8 0.4 0.3 0.3 0.2 0.9 0.5 0.3 0.3 0.3 0.6 0.4 0.3 0.3 0.4 0.4 0.4 0.3 0.3 0.5 0.6 0.4 0.3 0.4 0.5 1.1 0.9 0.5 0.4 0.4 0.4 0.6 0.7 0.6 0.4 0.2 0.2 0.2 0.2 0.3 0.6 0.8 0.8 0.8 0.7 0.4 0.2 0.2 0.1 0.2 0.3 0.5 0.6 0.7 0.4 0.3 0.3 0.4 0.5 0.4 0.4 0.3 0.2 0.2 0.2 0.2 0.3 0.4 0.6 0.6 0.6 0.5 0.3 0.2 0.2 0.1 0.2 0.2 0.3 0.4 0.5 0.4 0.3 0.3 0.4 0.5 0.4 0.4 0.3 0.2 0.2 0.2 0.2 0.3 0.4 0.6 0.6 0.6 0.5 0.3 0.2 0.2 0.1 0.2 0.3 0.4 0.4 0.5 0.4 0.3 0.4 0.4 0.7 0.7 0.7 0.4 0.2 0.2 0.1 0.2 0.3 0.6 1.0 1.0 1.0 0.8 0.4 0.2 0.1 0.1 0.2 0.3 0.6 0.8 0.8 0.5 0.4 0.4 0.6 0.9 0.5 0.4 0.4 0.5 0.6 0.4 0.3 0.3 0.4 0.5 0.4 0.3 0.3 0.3 0.9 0.5 0.3 0.3 0.3 0.9 0.5 0.3 0.3 0.3 0.7 0.4 0.3 0.3 0.4 0.5 0.4 0.3 0.3 0.4 0.5 0.4 0.3 0.3 0.4 0.7 0.4 0.3 0.3 0.3 0.9 0.5 0.3 0.3 0.3 0.7 0.4 0.3 0.3 0.3 0.5 0.4 0.3 0.3 0.4 0.6 0.4 0.3 0.3 0.4 0.9 0.5 0.3 0.3 0.4 0.8 0.4 0.3 0.3 0.3 0.5 0.4 0.3 0.3 0.3 0.4 0.4 0.3 0.3 0.3 0.8 0.4 0.3 0.3 0.4 1.0 0.5 0.3 0.3 0.4 0.6 0.4 0.3 0.3 0.5 0.8 0.4 0.4 0.3 0.3 0.4 0.5 0.7 0.6 0.4 0.2 0.2 0.2 0.2 0.3 0.6 0.8 0.8 0.8 0.7 0.4 0.2 0.2 0.1 0.2 0.3 0.5 0.6 0.6 0.4 0.3 0.3 0.3 0.4 0.4 0.4 0.3 0.2 0.2 0.2 0.2 0.3 0.4 0.6 0.6 0.6 0.5 0.3 0.2 0.2 0.1 0.2 0.2 0.3 0.4 1.0 0.5 0.3 0.3 0.3 0.4 0.5 0.4 0.3 0.2 0.2 0.2 0.2 0.3 0.4 0.6 0.6 0.6 0.5 0.3 0.2 0.2 0.1 0.2 0.2 0.4 0.4 0.8 0.5 0.3 0.3 0.4 0.6 0.8 0.7 0.4 0.2 0.2 0.1 0.2 0.3 0.5 0.9 1.0 1.0 0.8 0.4 0.2 0.2 0.1 0.2 0.3 0.6 0.9 0.5 0.4 0.3 0.4 0.5 0.6 0.4 0.3 0.3 0.4 1.0 0.5 0.3 0.3 0.4 0.8 0.4 0.3 0.3 0.3 0.5 0.4 0.3 0.3 0.3 0.5 0.4 0.3 0.3 0.3 0.9 0.5 0.3 0.3 0.4 0.8 0.4 0.3 0.3 0.4 0.5 0.4 0.3 0.3 0.3 0.5 0.4 0.3 0.3 0.3 0.8 0.4 0.3 0.3 0.3 1.0 0.5 0.3 0.3 0.3 0.7 0.4 0.3 0.3 0.3 0.5 0.4 0.3 0.3 0.4 0.5 0.4 0.3 0.3 0.4 0.7 0.4 0.3 0.3 0.3 0.9 0.5 0.3 0.3 0.3 0.8 0.4 0.3 0.3 0.3 0.5 0.4 0.3 0.3 0.4 0.6 0.4 0.3 0.3 0.4 1.0 0.5 0.4 0.3 0.4 0.8 0.9 0.5 0.3 0.3 0.4 0.5 0.7 0.6 0.4 0.2 0.2 0.2 0.2 0.3 0.5 0.7 0.7 0.8 0.7 0.4 0.2 0.2 0.1 0.2 0.2 0.4 0.6 0.5 0.4 0.3 0.3 0.3 0.4 0.5 0.4 0.3 0.2 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3.62.92.42.11.81.21.01.21.51.21.01.31.61.41.62.33.23.53.12.72.11.71.30.80.90.6 0.5 0.5 0.4 0.3 0.4 0.5 0.5 0.4 0.9 0.5 0.4 0.6 0.8 0.6 0.3 0.3 0.3 0.5 0.9 0.8 0.5 0.5 1.0 1.5 1.4 1.7 2.2 2.7 2.9 2.9 2.7 2.1 1.7 1.4 1.5 1.9 2.2 2.4 2.8 2.9 2.9 2.8 2.3 1.9 1.5 1.3 1.2 1.2 1.3 1.4 1.8 2.4 3.1 3.5 3.5 2.9 2.3 1.6 1.3 1.1 1.0 1.0 1.1 1.3 1.6 2.1 2.6 3.0 3.1 2.9 2.5 2.0 1.6 1.4 1.4 1.6 1.9 2.4 2.8 3.0 2.9 2.5 1.9 1.3 0.9 0.7 0.5 1.5 1.4 1.2 1.0 0.90.70.70.60.50.40.40.30.70.60.40.30.30.50.70.6 0.5 0.40.4 0.4 0.50.60.60.40.30.30.60.70.70.60.40.30.30.60.70.5 0.4 0.30.4 0.4 0.50.60.60.40.30.30.60.70.70.60.40.30.30.50.70.5 0.4 0.40.4 0.4 0.50.70.50.30.30.30.60.80.80.60.40.30.20.30.60.7 0.7 0.50.6 0.9 1.01.10.90.70.60.60.80.91.1 1.1 1.3 1.2 0.8 0.6 0.5 0.5 1.9 1.7 1.5 1.2 2.4 2.1 1.7 1.3 2.7 2.2 1.8 1.4 2.7 2.3 1.9 1.4 2.8 2.3 1.9 1.4 2.4 2.1 1.8 1.4 1.9 1.8 1.6 1.3 1.7 1.6 1.4 1.2 1.5 1.4 1.3 1.1 1.3 1.3 1.3 1.1 1.2 1.2 1.2 1.1 1.2 1.2 1.2 1.1 1.2 1.2 1.2 1.1 1.2 1.2 1.2 1.1 1.2 1.2 1.2 1.1 1.3 1.3 1.3 1.1 1.5 1.5 1.3 1.1 1.8 1.6 1.4 1.2 2.1 1.9 1.6 1.3 2.5 2.2 1.8 1.4 2.9 2.3 1.9 1.4 2.8 2.3 1.9 1.4 2.8 2.3 1.8 1.4 2.3 2.0 1.7 1.3 1.7 1.6 1.4 1.1 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.5 0.4 0.2 0.2 0.1 0.1 0.0 0.0 0.5 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.7 0.5 0.3 0.2 0.1 0.1 0.1 0.0 0.7 0.5 0.4 0.2 0.1 0.1 0.1 0.0 0.8 0.6 0.4 0.2 0.2 0.1 0.1 0.0 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.0 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.9 0.7 0.5 0.3 0.2 0.1 0.1 0.1 0.9 0.7 0.5 0.3 0.2 0.1 0.1 0.1 0.9 0.7 0.4 0.3 0.2 0.1 0.1 0.1 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.8 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.9 0.6 0.5 0.3 0.2 0.1 0.1 0.1 0.9 0.7 0.4 0.3 0.2 0.1 0.1 0.1 0.9 0.7 0.5 0.3 0.2 0.1 0.1 0.1 0.9 0.7 0.5 0.3 0.2 0.1 0.1 0.1 0.9 0.6 0.5 0.3 0.2 0.1 0.1 0.1 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.9 0.7 0.4 0.3 0.2 0.1 0.1 0.1 0.9 0.7 0.5 0.3 0.2 0.1 0.1 0.1 0.9 0.7 0.4 0.3 0.2 0.1 0.1 0.1 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.0 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.0 0.9 0.6 0.4 0.3 0.2 0.1 0.1 0.0 0.8 0.6 0.4 0.2 0.2 0.1 0.1 0.0 0.7 0.5 0.3 0.2 0.1 0.1 0.1 0.0 0.6 0.5 0.3 0.2 0.1 0.1 0.1 0.0 0.20.10.10.10.10.10.20.20.20.20.30.30.40.50.60.70.70.81.12.01.91.61.10.70.50.40.40.40.40.60.50.50.60.50.60.70.70.90.80.80.80.60.70.60.60.60.60.40.50.60.40.60.50.40.60.50.60.60.50.70.50.50.70.70.60.70.60.50.70.60.60.60.40.50.50.40.60.40.50.50.30.40.40.30.40.60.50.60.70.60.70.70.80.80.70.81.51.71.41.10.80.60.60.70.50.50.80.50.60.70.50.70.70.60.90.70.80.70.5 1.2 1.3 1.4 1.3 1.5 1.6 1.5 1.8 1.9 1.6 2.0 2.4 1.7 2.1 2.4 1.7 2.1 2.4 1.7 2.0 2.4 1.5 1.9 2.0 1.4 1.5 1.7 1.2 1.3 1.5 1.1 1.3 1.5 1.5 1.2 1.5 1.7 1.8 1.4 1.7 2.0 2.2 1.4 1.8 2.2 2.7 1.5 1.9 2.2 2.6 1.5 1.9 2.2 2.7 1.4 1.8 2.1 2.5 1.3 1.6 1.8 1.9 1.1 1.4 1.5 1.6 1.0 1.2 1.3 1.4 1.0 1.2 1.2 1.4 1.2 1.4 1.6 1.8 1.3 1.5 1.8 2.0 3.3 3.3 3.1 2.6 1.4 1.3 1.2 1.3 1.5 1.7 2.0 2.4 2.8 2.8 2.9 2.7 2.3 2.0 1.8 1.8 1.9 2.0 2.7 2.7 2.6 2.5 2.3 2.4 2.4 2.5 2.3 1.9 1.8 1.6 1.5 1.4 1.5 1.7 1.9 2.1 2.6 2.7 2.6 2.7 2.4 1.6 1.5 1.4 1.5 1.6 1.8 2.0 2.3 2.5 2.5 2.6 2.5 2.2 2.0 1.9 1.9 1.9 2.0 2.4 2.4 2.3 2.2 2.0 2.1 2.1 2.1 2.0 1.9 1.7 1.7 1.6 1.5 1.6 1.7 1.8 2.0 2.2 2.3 2.3 2.3 2.2 1.7 1.6 1.5 1.5 1.6 1.7 1.9 2.0 2.2 2.2 2.2 2.2 2.1 1.9 1.8 1.8 1.8 1.9 2.0 2.0 2.0 1.8 1.6 1.7 1.7 1.7 1.7 1.6 1.6 1.5 1.5 1.4 1.5 1.6 1.6 1.8 1.9 1.9 1.9 1.9 1.8 A3A3A3A3A3A3A3AA AAAA AAAAAAAAAAAAAAAAAAAAAA AA AA A3B B A3 A3 DECORATIVE LED WALL LIGHT1000 LUMENS3000K° A3LED WALL PACK3000 LUMENS3000K° LED DECORATIVE POLE LIGHT4000 LUMENS3000K° AA AALED TREE RING MOUNTEDACCENT LIGHTS(4) 600 LUMENS3000K° BOLLARD2600 LUMENS3000K°B ENDERLE CENTERHOA MAINTAINED SITE LIGHTINGTUSTIN, CAINTRACORP 895 DOVE STREET, SUITE 400 | NEWPORT BEACH CA 92660 CLIENT: STAMP: SHEET TITLE: SHEET NUMBER: REVISIONS: LIGHTING DESIGN | ELECTRICAL ENGINEERING 27201 Calle Juanita Dana Point, CA 92624 Ph. 949.201.1333 candelaengineering.com SCALE:11"=40'-0"SITE PHOTOMETRIC PLAN PHOTOMETRIC CALCULATIONS DESCRIPTION AVERAGE MAXIMUM MINIMUM AVE: MIN STREETS 0.8 FC 6.9 FC 0.1 FC 8.0 : 1 WALKWAYS 0.6 FC 9.7 FC 0.3 FC 2.0 : 1 PARKING SPACES 1.8 FC 3.3 FC 1.0 FC 1.5 : 1 POOL DECK 3.8 FC 9.7 FC 1.1 FC 3.5 : 1 FC : FOOT CANDLE EP-1 PHOTOMETRIC SITE PLAN AREA NOT A PART REFER TO SEPARATE PLANS BY OTHERS Luminaire ScheduleSymbolQtyLabelArrangementDescription8A AltBack-BackWeef - 127-8257 Type III Short9B AltSingleWeef - 127-8323 Type IV Medium34E AltSingleWeef - 127-8305 Type II shortCalculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinBuilding 9 - ParkingIlluminanceFc2.456.70.54.9013.40ParkingIlluminanceFc2.5213.50.212.6067.50A AltMH: 20A AltMH: 20A AltMH: 20A AltMH: 20A AltMH: 20A AltMH: 20A AltMH: 20A AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 201.10.5 1.0 1.80.8 0.8 1.3 2.1 3.01.1 1.7 1.6 1.0 0.8 1.6 3.9 5.12.2 2.6 1.4 0.5 1.4 2.9 6.22.8 4.2 2.0 1.2 0.9 2.0 4.2 4.65.73.5 1.6 0.6 1.5 3.0 3.34.72.2 1.3 1.3 2.1 2.5 1.64.2 3.3 1.8 1.7 1.8 1.92.5 2.2 1.7 1.3 1.5 1.6 1.82.2 2.1 1.6 1.3 1.5 2.1 2.52.0 2.5 2.1 1.3 1.1 1.8 3.72.7 2.9 1.6 0.5 1.4 2.85.73.5 4.2 2.0 1.1 1.0 2.14.45.25.9 3.4 1.6 0.6 1.6 3.0 4.14.52.0 1.2 1.3 2.1 2.8 1.53.8 3.0 1.7 1.5 1.8 2.1 1.52.31.5 1.4 1.41.5 1.42.1 1.6 0.8 1.5 2.02.9 1.7 0.6 1.3 2.5 2.4 1.34.4 2.33.5 3.9 1.85.6 3.85.7 3.1 1.55.1 2.54.2 1.9 1.03.54.1 2.9 1.72.4 2.12.5 2.1 1.32.12.0 2.3 1.9 1.22.1 2.5 1.73.1 2.3 1.34.3 3.6 1.75.7 2.8 1.55.8 3.9 1.8 1.03.8 2.7 1.92.8 2.3 1.22.5 2.8 2.0 1.02.8 2.6 1.54.0 1.85.5 3.14.13.4 5.74.3 2.86.72.42.9 4.91.0 1.52.5 2.7 1.8 1.00.5 2.3 5.3 6.3 4.9 3.5 2.4 2.0 2.1 2.4 3.5 4.6 5.0 4.5 4.1 2.7 1.9 1.6 1.4 1.4 1.5 1.4 1.1 0.8 0.4 0.4 0.7 1.1 1.4 1.8 1.8 2.1 2.4 3.1 4.7 5.4 5.4 5.2 3.7 3.4 2.8 2.8 3.2 3.9 5.3 5.8 5.7 5.3 4.3 3.8 3.0 3.1 3.4 4.0 4.9 5.0 4.7 4.8 4.2 3.0 1.9 1.42.0 3.6 4.1 3.4 2.3 1.7 1.7 1.6 1.5 1.9 2.0 1.9 2.1 2.0 1.9 2.0 1.8 1.7 1.9 2.4 3.1 2.8 2.0 1.1 0.5 0.5 1.0 1.9 2.8 3.5 2.9 2.5 2.2 2.1 2.3 3.1 3.5 3.4 3.0 3.5 3.8 4.0 4.5 4.4 4.2 4.0 3.7 3.5 3.5 3.9 4.0 4.2 4.6 4.4 4.1 3.7 3.1 3.4 3.2 2.7 1.7 1.5 1.7 1.42.1 2.2 1.7 1.5 1.21.6 1.5 2.3 3.9 6.6 5.7 3.2 1.5 0.5 0.5 1.3 2.9 5.3 7.4 4.5 2.6 1.7 1.1 1.6 2.3 2.9 2.5 2.1 3.0 4.1 5.9 7.2 6.3 4.5 2.9 2.3 2.3 2.4 3.1 4.3 6.0 7.4 6.0 3.8 2.4 1.8 2.51.5 1.7 2.3 2.01.2 1.21.4 2.8 5.5 11.6 9.7 4.6 1.9 0.6 0.5 1.5 4.1 8.5 12.6 6.5 3.1 1.1 0.5 1.0 2.1 3.63.9 1.9 0.9 1.5 3.0 3.22.1 2.0 1.8 2.6 5.4 11.3 9.5 4.5 1.9 0.6 0.5 1.5 3.9 8.1 11.9 6.1 3.0 1.0 0.5 0.9 2.0 4.64.4 1.8 0.7 1.5 3.0 5.13.4 2.3 1.7 2.0 3.6 6.3 5.4 3.1 1.5 0.5 0.5 1.2 2.7 4.8 6.4 3.9 2.1 1.1 0.7 1.0 2.4 5.04.8 2.0 0.8 1.6 3.5 6.65.0 2.4 1.6 1.4 2.1 2.9 2.7 1.9 1.1 0.5 0.5 1.0 1.8 2.4 2.9 2.2 1.5 1.0 1.0 1.6 2.7 4.84.4 1.9 0.8 1.5 3.1 5.35.9 2.7 1.5 1.0 1.1 1.4 1.3 1.0 0.7 0.4 0.4 0.7 1.0 1.2 1.4 1.1 0.9 0.9 1.2 2.2 3.1 4.33.8 1.8 0.9 1.5 3.1 3.45.1 2.4 1.4 0.6 0.6 0.8 0.7 0.6 0.5 0.3 0.3 0.5 0.6 0.7 0.8 0.7 0.6 0.8 1.7 3.2 3.6 2.81.8 1.3 1.5 2.3 2.03.9 2.3 1.2 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.4 0.6 1.8 4.0 4.6 2.21.2 1.2 1.6 1.42.4 2.1 1.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.5 1.8 4.11.1 1.0 1.1 0.91.8 1.7 1.1 0.4 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.6 2.0 4.51.4 1.3 1.1 0.9 0.7 0.51.5 1.5 1.0 0.4 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.7 2.1 4.21.6 1.5 1.3 0.91.6 1.5 0.9 0.5 0.4 0.6 0.7 0.8 0.7 0.6 0.6 0.5 0.6 0.7 0.8 0.8 0.7 1.0 2.2 4.32.2 1.7 1.5 1.11.9 1.9 1.2 0.5 0.6 1.0 1.2 1.5 1.3 1.1 0.8 0.7 1.0 1.2 1.5 1.4 1.2 1.4 2.3 3.42.6 1.8 1.7 1.6 1.32.8 2.2 1.2 0.4 0.8 1.6 2.4 3.1 2.5 1.8 1.1 0.9 1.5 2.3 3.1 2.7 2.1 1.7 1.9 2.6 3.0 2.92.5 2.0 2.1 2.4 1.8 0.44.4 2.2 1.2 0.4 1.0 2.3 4.3 7.0 4.8 2.7 1.3 1.1 2.2 3.9 6.8 5.3 3.1 1.9 1.7 2.1 2.6 2.82.1 1.7 2.2 3.0 2.5 0.55.5 2.6 1.3 0.5 1.2 3.3 6.7 12.6 7.8 3.9 1.6 1.2 3.0 6.0 12.2 8.8 4.4 2.2 1.4 1.5 2.0 2.41.5 1.3 2.1 3.5 4.3 0.75.7 2.7 1.4 0.7 1.3 3.5 6.8 12.6 7.8 4.0 1.8 1.4 3.1 6.2 12.1 8.8 4.5 2.1 1.2 1.3 1.6 1.91.3 1.1 2.0 3.6 5.9 1.04.7 2.5 1.6 1.0 1.6 2.9 4.7 7.1 4.9 3.0 1.7 1.6 2.8 4.5 7.1 5.5 3.3 1.7 1.0 1.1 1.4 1.82.0 3.63.0 2.6 2.0 1.4 2.1 2.7 3.2 3.6 2.8 2.2 1.8 1.9 2.8 3.4 3.9 3.3 2.3 1.4 1.0 1.1 1.4 1.70.9 1.8 3.22.1 2.5 2.6 2.5 3.3 3.2 2.8 2.3 1.7 1.6 2.0 2.6 3.5 3.7 3.3 2.4 1.6 1.1 0.9 1.1 1.5 2.01.8 2.5 2.7 2.2 1.9 1.4 1.2 1.0 1.0 1.8 3.0 2.9 0.71.4 2.1 2.9 4.3 6.6 4.8 3.2 2.0 1.2 1.4 2.3 3.8 6.0 6.0 3.9 2.3 1.2 0.8 0.9 1.1 1.6 2.42.0 3.1 3.6 3.4 2.7 1.9 1.6 1.1 1.2 2.0 2.63.7 6.8 12.0 7.4 4.0 1.9 1.1 1.4 2.9 5.5 10.5 10.2 5.1 2.4 0.9 0.7 0.8 1.2 1.7 2.73.6 2.3 1.4 1.0 1.2 1.7 2.53.9 7.4 13.21.9 1.2 1.6 3.3 6.0 11.8 11.3 5.4 2.4 0.8 0.6 0.8 1.2 1.8 2.71.7 1.4 1.2 1.1 1.3 1.9 2.61.6 2.3 4.3 6.0 5.92.2 3.2 5.0 7.82.0 1.7 2.2 3.4 4.9 7.7 7.1 3.8 1.9 0.8 0.6 0.8 1.2 1.7 2.12.4 1.7 1.4 1.3 1.4 1.6 2.52.0 2.9 3.5 3.8 3.7 3.6 3.0 2.4 2.1 2.5 3.1 3.9 3.1 2.5 2.2 2.6 3.6 4.8 4.7 4.7 3.8 2.5 1.4 0.8 0.6 0.9 1.22.9 2.1 1.7 1.5 1.6 1.9 2.2 2.7 3.51.4 1.7 1.9 2.3 2.6 2.4 2.3 2.2 2.0 2.3 2.8 2.7 2.3 2.0 2.3 3.7 6.5 8.3 5.3 3.6 2.3 1.5 1.0 0.7 0.7 1.0 1.3 1.62.5 2.1 1.7 1.6 1.6 1.8 2.3 3.13.6 4.9 4.00.7 0.7 1.2 2.0 2.5 2.6 2.5 2.8 2.5 2.7 3.3 3.1 2.5 1.8 2.5 5.0 10.0 13.0 6.61.0 0.8 0.7 0.9 1.2 1.6 1.81.7 1.8 1.6 1.4 1.4 1.5 1.9 2.85.4 5.82.5 3.5 4.6 4.9 5.2 4.8 4.13.5 2.6 1.7 2.3 4.5 8.9 11.3 5.80.7 0.8 1.0 1.5 2.0 2.41.7 1.6 1.4 1.3 1.1 1.1 1.3 1.85.3 5.02.4 3.23.6 2.5 1.7 2.0 3.4 5.4 6.3 4.00.6 0.9 1.3 1.8 2.7 3.31.9 1.7 1.5 1.3 1.1 1.0 1.0 1.25.3 3.52.1 3.03.8 1.9 1.2 1.7 2.6 3.3 3.7 2.80.6 0.7 1.0 1.5 2.2 3.22.7 1.9 1.6 1.4 1.2 1.1 0.9 0.93.6 4.4 2.53.9 4.14.1 1.9 1.0 1.5 2.3 3.0 3.3 2.60.7 0.7 1.1 1.5 2.1 3.03.3 2.5 2.0 1.7 1.5 1.3 1.1 1.03.5 4.6 2.65.8 4.24.4 2.0 1.0 1.6 2.9 4.3 5.2 3.60.6 0.8 1.3 1.7 1.92.6 2.4 2.1 1.8 1.8 1.7 1.6 1.43.0 5.4 4.05.9 4.44.1 1.8 0.9 1.7 3.7 7.0 9.6 5.31.1 0.6 1.1 1.81.8 1.9 1.8 1.7 1.9 2.1 2.12.7 5.3 5.24.0 4.43.5 1.8 0.9 1.8 4.5 9.3 13.5 6.71.1 0.6 1.6 2.43.8 3.9 4.1 3.8 3.21.3 1.5 1.6 1.8 2.2 2.82.3 5.0 5.02.1 3.02.3 1.7 1.1 1.5 3.5 6.7 9.4 5.01.0 0.9 1.9 3.2 3.0 2.1 1.7 1.6 1.7 1.8 1.6 1.6 1.5 1.1 0.9 0.8 0.8 0.9 1.0 1.2 1.5 1.8 2.61.9 4.4 3.31.7 2.01.7 1.6 1.1 1.5 2.5 3.7 4.5 3.11.0 1.7 2.7 4.6 2.6 1.0 0.9 0.8 0.7 0.6 0.6 0.7 0.9 0.7 0.9 0.8 0.8 0.8 0.9 1.1 1.4 1.91.8 2.9 1.61.5 2.02.1 1.71.6 2.2 4.3 5.5 1.0 0.7 0.8 1.1 1.5 1.5 1.5 1.6 1.5 1.5 1.5 1.1 0.9 0.7 0.7 1.0 1.4 2.11.5 1.9 1.21.7 2.5 2.7 3.3 3.5 3.6 3.7 3.1 2.4 1.7 1.2 1.0 1.1 1.1 0.91.8 3.2 5.80.6 1.1 1.6 2.3 3.2 3.2 3.6 3.2 3.1 2.2 1.5 1.0 0.61.1 1.6 2.0 2.5 3.6 3.8 4.1 4.1 4.0 2.7 1.7 1.0 0.8 1.1 1.21.8 2.3 4.1 5.8 6.0 4.5 2.6 1.8 1.4 1.0 0.7 0.62.4 3.9 4.00.7 1.0 1.3 1.8 3.1 5.1 6.6 5.2 3.2 1.9 1.3 0.9 0.7 0.72.2 2.1 0.7 Xref .\Floor Plan\x20A110 Building 4-6 Floor Plans.dwgXref .\Floor Plan\x20A110 Building 4-6 Floor Plans.dwgXref .\Floor Plan\x20A110 Building 4-6 Floor Plans.dwg Xref .\Floor Plan\x20A110 Building 7 Floor Plan.dwg Xref .\Floor Plan\x20A110 Building 8 Floor Pla n . d w g Xref .\Floor Plan\x20A110 Building 2 Floor Plan.dwg Xref .\Floor Plan\x20A110 Building 9 Floor Plan.dwg Xref .\Floor Plan\x20A110 Building 3 Floor Plan.dwg Xref .\Floor Plan\x20A110 Building 1 Floor Plan.dwg Xref .\Xref\ALTA Survey - Enderle Combined - 6-7-21 CAD.dwgXref .\Xref\ALTA Survey - Enderle Combined - 6-7-21 CAD.dwg VANDENBERG LANEYOR B A S T R E E T NEWPORT FREEWAY/55 BLDG 5BLDG 6BLDG 38DRIVE ENDERLE CENTERPATIO 11BLDGETR10BLDGETRBLDG 4PLAZABLDG 8PATIOPATIOPATIOBLDG 79BLDGTETTTTRAS H B IN RECYCLE TRASH BINCLEARLY INDICATED W/ RECYCLING SYMBOLTYP. FOR ALLFOOD WASTE RECYCLINGN.I.C.N.I.C.BLDG 1BLDG 2Scale:Date:Photometry Disclaimer:06/19/2026 NONECAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA3333 michelson dr., suite 450irvine, ca 92612 ■714.424.0001www.linwoodengineering.com- Light loss factor (LLF) has been established at 0.95per industry IES standard.- Refer to Calculation summary for placement ofcalculation points. I.E.: Workplane, Floor.- Offices, conference rooms, and open work areas arecalculated at 2.5' from A.F.F. All other areas will becalculated at floor or at the direction of the client.Controls Disclaimer:- This device diagram is provided using industryrecognized software and are provided for estimationpurposes only, field conditions need to be verified andmight require adjustment of the controls system.- All fixtures must have a 0-10V driver/ballast in orderto dim using SCI's controls system Controller.NOTE: Fluorescent fixtures will require a compatibleballast.- SCI Controls System is based on CA-2022 T24 codeand might supersede end user requirements.Calculations are provided using industry recognizedsoftware and are provided forestimation purposes only. Input data for thecalculations corresponds to the information provided tous (assumptions may be made for information that isnot provided). It is the responsibility of those using thisservice to verify that our input data is consistent withexpected field conditions. Results of the lightingcalculations accurately reflect the input data. However,actual lighting levels will vary depending on fieldconditions such as Calculations are also subject to thelimitations of the software. Due to the aboveconsiderations, Southern California Illumination cannotguaranty that actual light levels measured in the fieldwill match our initial calculations.- Reflectance levels are per SCI Standard:Ceiling at 0.80, Floors at 0.20, Walls at 0.50 andObjects at 0.50 unless specified by client.-Lumen and Wattage values extracted directly from.ies files provided by each manufacturer.Any deviation from published data sheets should bebrought to the attention of SCI Lighting SolutionsLuminaire ScheduleSymbolQtyLabelArrangementDescription12A AltBack-BackWeef - 127-8257 Type III Short24B AltSingleWeef - 127-8323 Type IV Medium29E AltSingleWeef - 127-8305 Type II short9FSingleWE-EF - 159-03085S1SingleRFM-55W48LED3K-G2-R3M-UNV-DMGRCD7-GY38S2SingleRFL-90W80LED4K-G2-R3M-UNV-DMGRCD7-GY3Calculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinBuilding 3 - 6 Plaza, WalkwayIlluminanceFc1.716.90.28.5534.50Building 9 ParkingIlluminanceFc2.036.40.210.1532.00Enderle Center DriveIlluminanceFc1.163.50.111.6035.00ParkingIlluminanceFc3.3713.71.03.3713.70StreetIlluminanceFc0.765.10.0N.A.N.A.A AltMH: 20A AltMH: 20A AltMH: 20A AltMH: 20A AltMH: 20A AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20FMH: 8FMH: 8FMH: 8FMH: 8FMH: 8FMH: 8FMH: 8FMH: 8FMH: 8B AltMH: 20S1MH: 20S1MH: 20S2MH: 20S2MH: 20S1MH: 20S1MH: 20S2MH: 20S2MH: 20A AltMH: 20A AltMH: 20A AltMH: 20A AltMH: 20B AltMH: 20B AltMH: 20A AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20B AltMH: 20A AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20B AltMH: 20E AltMH: 20B AltMH: 20E AltMH: 20E AltMH: 20E AltMH: 20B AltMH: 20E AltMH: 20E AltMH: 20B AltMH: 20E AltMH: 20B AltMH: 20B AltMH: 20S2MH: 20S2MH: 20S2MH: 20S2MH: 20S1MH: 20B AltMH: 20B AltMH: 20B AltMH: 202.63.03.22.92.93.23.12.61.6 0 .5 0.3 0.32.01.2 0 .5 0.3 0.3 0.21.51.1 0 .5 0.4 0.4 0.5 0.7 1.1 0 .9 0.6 0.4 0.2 0.2 0 .2 0 .3 0.3 0.3 0.3 0 .3 0 .3 0 .3 0.3 0.3 0.2 0 .2 0 .21.0 1.41.1 0 .5 0.4 0.5 0.9 1.6 2 .1 1 .8 1 .0 0.5 0.3 0.3 0 .4 0 .5 0.5 0.5 0.4 0 .4 0 .5 0 .5 0.5 0.4 0.4 0 .5 0 .50.3 1.2 1.4 1 .4 1 .3 1 .11.1 0 .5 0.5 0.8 1.6 3.75.4 4 .42.1 0.9 0.5 0.5 0 .8 1 .2 1 .4 1.1 0.8 0 .8 1 .1 1 .4 1 .3 1.0 0.9 1.1 1 .50.2 0.7 1.0 1.3 1 .4 1 .31.1 0 .6 0.5 0.9 2.25.52.5 6 .4 3.1 1.2 0.7 0.9 1 .8 3 .4 4.0 2.8 1.6 1.6 2 .7 4.0 3.5 2.1 1.7 2 .7 4 .20.2 0.2 0.7 1.0 1.3 1 .31.1 0 .7 0.5 0.9 1.94.56.5 5 .6 2.7 1.3 1.0 1.4 3 .2 6 .35.75.1 2.5 2 .4 5 .0 5 .8 6.4 3.5 2.64.76.2 6 .7 3.6 1.3 0.6 0 .6 1 .3 3.6 6.8 6.84.71.8 0 .7 0.4 0.8 1.1 1.31.2 0 .7 0.5 0.7 1.2 2.2 3 .2 2 .8 1 .9 1.6 1.7 2.1 3 .7 6 .6 4.0 5.3 2.6 2 .5 5 .2 4.2 6.5 3.6 2.64.76.1 6 .6 3.5 1.3 0.6 0 .6 1 .3 3.6 6.65.4 4 .71.8 0 .7 0.5 0.9 1.21.3 0 .8 0.5 0.5 0.7 0.9 1.2 1 .4 1 .7 2.9 4.1 3.8 3 .2 4 .3 4.6 3.2 1.8 1.7 3 .14.43.9 2.2 1.8 2 .8 4 .2 3 .9 2.1 0.9 0.5 0 .5 0 .9 2.1 4.04.42.7 1 .2 0 .6 0.7 1.11.5 1 .0 0.6 0.4 0.4 0.5 0 .6 1 .0 2.1 5.1 6.4 6.3 3 .5 2 .5 1 .9 1.5 1.1 1.1 1 .5 2 .0 1 .8 1.3 1.1 1.4 1 .8 1 .7 1.1 0.6 0.3 0 .3 0 .6 1 .1 1.6 1.6 1.2 0 .7 0 .5 0.81.7 1 .3 0.7 0.4 0.3 0.3 0 .4 0 .9 2.25.42.5 6.4 3 .30.7 0.7 0.6 0 .4 0 .42.0 1 .7 0.9 0.4 0.3 0.3 0 .4 0 .7 1 .4 3.34.73.9 2 .00.3 0.4 0.4 0 .42.3 2 .3 1 .1 0.4 0.3 0.3 0 .3 0 .4 0.8 1.3 1.7 1.5 0 .90.2 0.3 0.3 0 .42.9 2 .8 1 .1 0.5 0.4 0.3 0 .3 0 .3 0.4 0.5 0.6 0.6 0 .40.2 0.2 0.3 0 .43.4 3 .0 1 .4 0.6 0.4 0.3 0 .2 0 .2 0.2 0.3 0.3 0.2 0 .20.2 0.2 0.3 0 .53.6 2 .9 1 .5 0.7 0.4 0.3 0 .2 0 .2 0.2 0.2 0.2 0.2 0 .20.2 0.2 0.3 0 .53.6 2 .7 1 .4 0.7 0.5 0.3 0 .3 0 .2 0.3 0.3 0.3 0.3 0 .20.2 0.2 0.3 0 .43.6 2 .9 1 .5 0.7 0.4 0.3 0 .3 0 .3 0.5 0.7 0.8 0.7 0 .50.2 0.3 0.3 0 .43.5 3 .1 1 .5 0.6 0.4 0.3 0 .3 0 .5 0.9 1.7 2.4 2.0 1 .10.3 0.3 0.3 0 .43.1 2 .9 1 .2 0.5 0.4 0.3 0 .4 0 .7 1 .7 4.0 5.9 4 .8 2 .32.6 2 .5 1 .2 0.4 0.4 0.3 0 .4 0 .8 2.2 5.6 2.6 6.4 3 .12.3 2 .0 1 .1 0.5 0.3 0.3 0 .4 0 .7 1 .8 4.3 6.2 5.1 2 .42.1 1 .7 1 .0 0.5 0.3 0.2 0 .3 0 .5 1 .0 1.9 2.7 2.3 1 .32.0 1 .5 0.9 0.5 0.3 0.2 0 .2 0 .3 0.6 0.9 1.0 0.9 0 .71.9 1 .5 1 .0 0.5 0.3 0.2 0 .2 0 .3 0.4 0.6 0.8 0.7 0 .51.9 1 .6 1 .1 0.6 0.3 0.2 0 .2 0 .4 0.7 1.1 1.4 1.3 0 .81.9 1 .7 1 .3 0.7 0.3 0.2 0 .3 0 .6 1 .3 2.8 4.0 3.3 1 .62.1 2 .0 1 .7 0.8 0.3 0.3 0 .4 0 .8 2.0 5.0 5.6 6.0 2 .7 1 .0 0.4 0.2 0.2 0 .3 0 .7 1 .4 2.3 2.7 2.1 1.6 1 .3 1 .22.4 2 .5 2.1 0.8 0.4 0.3 0 .4 0 .7 2.0 5.3 3.3 6.2 2 .8 1 .0 0.4 0.2 0.2 0 .4 1 .0 2 .4 4.7 5.6 3.9 2 .1 1 .5 1 .33.0 3 .0 2.3 0.7 0.40.2 0 .6 1 .4 3.1 4.4 3.6 1 .7 0 .7 0.3 0.2 0.2 0 .5 1 .2 3 .5 6.8 2.8 5.6 2 .6 1 .7 1 .53.5 3 .4 2.3 0.8 0.51.6 1.8 1.4 0 .8 0 .4 0.2 0.2 0.2 0 .5 1 .1 3 .0 6.2 6.9 4.8 2 .4 1 .6 1 .5 1.6 1.8 2.2 2 .8 3 .4 3.7 3.9 3.9 4 .0 3 .93.7 3 .2 2.0 0.9 0.60.9 1 .8 3.1 3.6 2.5 1.5 1 .2 1 .2 1.5 2.0 2.5 3 .0 3 .5 3.7 3.8 4.1 4 .33.7 3 .0 1 .6 0.91.7 1.2 0 .9 0 .7 0 .9 1.2 1.6 2.1 2 .5 2 .8 2.9 2.9 3.33.7 3 .0 1 .6 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0.41.7 1.6 1.4 1.0 0.5 0.3 0.3 0.6 1.22.4 2.4 2.3 1.4 0.7 0.4 0.4 0.8 3.33.3 4.0 2.3 1.2 1.1 1.6 2.6 2.9 4.44.8 3.6 2.1 1.8 2.0 2.1 2.4 2.83.9 3.1 2.3 1.9 1.8 1.7 1.6 1.4 1.02.8 2.1 1.7 1.6 1.4 1.1 0.8 0.61.8 1.8 1.4 1.2 1.0 0.7 0.5 0.4 0.31.0 1.0 0.8 0.6 0.5 0.4 0.4 0.40.4 0.6 0.5 0.4 0.3 0.3 0.4 0.5 0.70.3 0.3 0.2 0.2 0.3 0.4 0.7 0.9 1.30.1 0.1 0.2 0.2 0.4 0.8 1.1 1.50.1 0.1 0.1 0.2 0.4 0.7 1.1 1.7 2.60.1 0.1 0.1 0.2 0.5 0.9 1.7 3.3 4.40.2 0.1 0.1 0.2 0.3 0.6 1.1 2.5 4.40.2 0.1 0.1 0.2 0.4 0.8 1.7 2.7 2.60.2 0.1 0.1 0.2 0.3 0.6 1.2 1.7 1.9 1.90.1 0.1 0.2 0.3 0.6 0.9 1.2 1.3 1.30.2 0.2 0.2 0.4 0.6 0.8 1.0 1.0 0.9 0.60.2 0.3 0.5 0.6 0.8 0.9 0.8 0.6 0.4 0.20.4 0.7 0.9 1.0 1.0 0.7 0.5 0.3 0.20.4 1.0 1.3 1.3 1.1 0.8 0.4 0.2 0.1 0.11.2 1.9 1.8 1.6 1.0 0.5 0.3 0.1 0.12.6 2.6 2.5 1.3 0.7 0.4 0.2 0.1 0.13.6 4.1 2.2 1.0 0.6 0.3 0.1 0.1 0.14.4 4.5 3.0 1.6 0.9 0.5 0.2 0.1 0.13.2 2.5 1.6 1.1 0.7 0.4 0.2 0.1 0.12.2 1.5 1.1 0.7 0.5 0.3 0.2 0.21.4 1.3 0.9 0.6 0.4 0.3 0.3 0.4 0.40.8 0.7 0.5 0.4 0.3 0.4 0.5 0.8 1.20.3 0.4 0.3 0.3 0.3 0.5 0.8 1.3 2.10.2 0.2 0.2 0.2 0.4 0.8 1.2 2.2 2.90.1 0.1 0.1 0.2 0.3 0.6 1.2 2.1 2.7 3.40.1 0.1 0.1 0.2 0.4 0.8 1.6 2.9 2.50.1 0.1 0.1 0.1 0.3 0.5 1.0 2.0 2.0 1.90.0 0.1 0.1 0.2 0.4 0.7 1.2 1.4 1.50.1 0.1 0.1 0.1 0.3 0.6 0.8 1.0 1.10.1 0.1 0.1 0.2 0.4 0.6 0.7 0.7 0.40.1 0.1 0.1 0.2 0.3 0.4 0.4 0.4 0.30.1 0.1 0.1 0.2 0.3 0.3 0.3 0.20.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.10.1 0.1 0.1 0.1 0.1 0.1 0.1 0.00.1 0.1 0.1 0.1 0.1 0.1 0.1 0.00.1 0.2 0.2 0.1 0.1 0.1 0.00.3 0.2 0.2 0.2 0.1 0.1 0.0 0.00.5 0.4 0.4 0.3 0.2 0.1 0.0 0.00.7 0.7 0.6 0.4 0.3 0.1 0.0 0.00.9 1.0 0.8 0.6 0.3 0.1 0.1 0.0 0.01.3 1.1 0.7 0.4 0.2 0.1 0.1 0.01.7 1.6 0.9 0.4 0.2 0.1 0.1 0.12.4 2.4 1.1 0.5 0.3 0.2 0.1 0.12.4 2.5 1.4 0.6 0.4 0.3 0.3 0.3 0.31.7 1.2 0.8 0.5 0.4 0.4 0.5 0.61.3 1.0 0.7 0.6 0.5 0.6 0.9 1.31.0 0.8 0.6 0.6 0.6 0.8 1.2 1.80.6 0.6 0.5 0.5 0.6 0.9 1.3 1.9 2.50.3 0.4 0.3 0.3 0.5 0.8 1.4 2.3 2.80.2 0.2 0.2 0.4 0.6 1.3 2.7 3.00.1 0.1 0.2 0.3 0.5 1.0 2.3 2.60.1 0.1 0.1 0.2 0.4 0.9 1.5 1.80.0 0.1 0.1 0.2 0.4 0.7 1.0 1.30.0 0.0 0.1 0.2 0.3 0.6 0.7 0.90.0 0.0 0.1 0.1 0.3 0.4 0.5 0.70.0 0.0 0.1 0.1 0.2 0.3 0.4 0.40.1 0.1 0.1 0.2 0.2 0.3 0.3 0.30.1 0.1 0.2 0.3 0.4 0.4 0.5 0.40.2 0.3 0.5 0.7 0.6 0.7 0.7 0.80.3 1.1 1.3 1.0 0.9 0.8 1.0 1.32.2 1.6 1.2 1.0 1.0 1.1 1.4 2.12.3 1.5 1.2 1.0 0.9 1.1 1.4 2.1 2.93.5 2.3 1.5 1.1 0.9 0.9 1.1 1.42.3 1.4 0.9 0.7 0.6 0.8 1.2 2.0 3.6 4.8 4.4 1.4 0.7 0.5 0.5 0.6 0.4 0.3 0.2 0.2 0.3 0.4 0.5 0.7 1.1 1.8 2.7 3.3 2.5 2.6 2.5 2.0 1.6 1.1 0.9 0.8 0.5 0.3 0.2 0.2 0.2 0.3 0.5 0.6 0.5 0.4 0.4 0.5 0.7 1.2 1.7 2.1 2.7 2.8 2.2 1.8 1.2 0.9 0.9 1.9 4.5 5.1 3.9 2.1 1.2 0.8 0.6 0.6 0.8 1.11.5 0.9 0.6 0.4 0.4 0.5 0.7 1.2 2.3 3.9 3.1 2.8 0.5 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.2 0.2 0.3 0.6 0.9 1.4 1.9 2.0 2.0 2.7 2.5 1.7 1.2 1.0 0.7 0.5 0.4 0.3 0.2 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.5 0.7 1.0 1.3 1.9 2.7 2.6 1.8 1.3 1.0 0.8 1.2 3.0 3.0 3.6 2.2 1.1 0.7 0.5 0.3 0.3 0.4 0.60.8 0.5 0.3 0.2 0.2 0.2 0.4 0.7 1.2 2.1 2.2 2.2 1.3 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.6 0.9 1.2 1.1 1.3 1.3 1.3 1.1 0.9 0.7 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.5 0.7 0.9 1.2 1.3 1.3 1.2 1.0 0.8 0.9 1.7 2.2 2.1 2.0 1.2 0.6 0.4 0.2 0.2 0.2 0.2 0.30.5 0.3 0.2 0.1 0.1 0.1 0.2 0.4 0.8 1.2 1.4 1.5 1.3 0.5 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.7 0.6 0.6 0.5 0.6 0.6 0.6 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.6 0.6 0.5 0.5 0.6 0.6 0.7 0.9 1.4 1.5 1.4 1.2 0.7 0.4 0.2 0.1 0.1 0.1 0.1 0.20.3 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.5 0.8 1.0 1.0 0.9 0.6 0.2 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.3 0.3 0.2 0.3 0.3 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.3 0.2 0.2 0.3 0.3 0.5 0.7 0.9 1.0 1.0 0.8 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.10.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.5 0.7 0.6 0.5 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.6 0.6 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.1 Xref .\Floor Plan\x20A110 Building 4-6 Floor Plans.dwgXref .\Floor Plan\x20A110 Building 4-6 Floor Plans.dwgXref .\Floor Plan\x20A110 Building 4-6 Floor Plans.dwg Xref .\Floor Plan\x20A110 Building 7 Floor Plan.dwg Xref .\Floor Plan\x20A110 Building 8 Floor Plan.dwg Xref .\Floor Plan\x20A110 Building 2 Floor Plan.dwg Xref .\Floor Plan\x20A110 Building 9 Floor Plan.dwg Xref .\Floor Plan\x20A110 Building 3 Floor Plan.dwg Xref .\Floor Plan\x20A110 Building 1 Floor Plan.dwgXref .\Xref\ALTA Survey - Enderle Combined - 6-7-21 CAD.dwgXref .\Xref\ALTA Survey - Enderle Combined - 6-7-21 CAD.dwg 54'-4"±6,880 SFTENANT A±1,568 SFTENANT B32'-8"48'48'±2,000 SFTENANT A±2,000 SFTENANT B17TH STREETVANDENBERG LANEYOR B A S T R E E T NEWPORT FREEWAY/55 BLDG 5 ±4,328 SF64'52' 68'7±4,906 SFBLDG 623±8,226 SFBLDG 396'182828811DRIVE ENDERLE CENTER613±500 SFPATIO11BLDGETR10BLDGETR1447EVCS 121368276ZONELOADING896'±8,448 SFBLDG 4PLAZA88'1084ZONELOADINGSF±5,000BLDG 840'50'50'50'100' 40'±1,200 SFPATIO61'60'SF4,327±50'40'48±1,500 SFPATIO8118±1,071 SFPATIO8316534EVCEVCEVCEVCSF±3,726BLDG 79BLDG8TETETETETTTTTTTTTETR TEETR TETETEFCDCFCDCFCDCCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVAMBCSEVTEEVCSEVCSEVCS EVCSEVCSEVCSEVCSEVCSEVCS EVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCS40'50' TRASH BIN TYP. FOR ALLCLEARLY INDICATED W/ RECYCLING SYMBOLRECYCLE TRASH BINFOOD WASTE RECYCLING TRA SH B IN TYP. FOR A LLCLEAR LY IND IC ATE D W/ R ECY CL ING S YMBO LRECYC LE T RAS H BI NFOOD WA STE R ECY CL ING TRA SH B IN TYP. FOR A LLCLEA RLY IND IC ATE D W/ R ECY CL ING S YMB OLRECYC LE T RAS H BI NFOOD WA STE R ECY CL IN G TRASH BINTYP. FOR ALLCLEARLY INDICATED W/ RECYCLING SYMBOLRECYCLE TRASH BINFOOD WASTE RECYCLINGTRASH BINTYP. FOR ALLCLEARLY INDICATED W/ RECYCLING SYMBOLRECYCLE TRASH BINFOOD WASTE RECYCLINGTRASH BINTYP. FOR A LLCLEARLY I ND I C A TE D W/ R E C Y C LI N G SY M B OL RECYCLE TR AS H B I N FOOD WA ST E R E C Y C LI N G TRASH B I N FOOD WA S T E RE CY C LI NG TRAS H B IN RECYCLE TRASH BINCLEARLY INDICATED W/ RECYCLING SYMBOLTYP. FOR ALLFOOD WASTE RECYCLINGTYP. FO R A LL CLEARLY IND I C A T E D W/ RE C Y C LI NG S Y M B OL RECYCLE TR AS H B I NP S I T EJuly 1, 2026P:\20\20A110 - Burnham Tustin-Enderle Center\Design\Site\x20A110 -Site Plan.dwgThe plans, ideas, arrangements and designs indicated or represented by this drawing are owned by, and are the property of BICKEL GROUP, and were created anddeveloped solely for use on, and in connection with this specific project, and shall not be used, in whole or in part, for any purpose for which they were not originallyintended without written permission from BICKEL GROUP © 2017.BI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511..Z.E L F N H O J U S.F R PCOMMERCIALCOVER SHEETAGENT:NAME:BWP CAMPO 1, LLC & BWP CAMPO 2, LLCC/O BURNHAM-WARD PROPERTIES LLCADDRESS: 860 NEWPORT CENTER DRIVE, SUITE 100NEWPORT BEACH, CA 92660TEL:(949) 992-2400CONTACT: STEPHEN THORPEMAIL:STHORP@BURNHAM-WARD.COMLEGAL DESCRIPTION:PARCEL 1* (BLDG 2)P BK 113 PG 20 PAR 1PARCEL 1 (PROPOSED, CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2025-06)THAT PORTION OF PARCEL 2 OF A PARCEL MAP, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OFCALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 113, PAGE 20 OF PARCEL MAPS, IN THE OFFICE OF THECOUNTY RECORDER OF SAID COUNTY.ALSO THAT PORTION OF PARCELS 6 AND 8 OF A PARCEL MAP, IN THE CITY OF TUSTIN, COUNTY OF ORANGE,STATE OF CALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 84, PAGES 28, 29 AND 30 OF PARCEL MAPS, INTHE OFFICE OF THE COUNTY RECORDER OF SAID COUNTYPARCEL 2 (PROPOSED, CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2025-06)THAT PORTION OF PARCEL 2 OF A PARCEL MAP, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OFCALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 113, PAGE 20 OF PARCEL MAPS, IN THE OFFICE OF THECOUNTY RECORDER OF SAID COUNTY.ALSO THAT PORTION OF PARCELS 6, 8 AND 9 OF A PARCEL MAP, IN THE CITY OF TUSTIN, COUNTY OF ORANGE,STATE OF CALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 84, PAGES 28, 29 AND 30 OF PARCEL MAPS, INTHE OFFICE OF THE COUNTY RECORDER OF SAID COUNTYPARCEL 4 (BLDG 1)P BK 84 PG 28 PAR 4PARCEL X (BLDG 9)P BK 84 PG 28 PAR 3 PM 84-28 PAR 3 POR OR PARPARCEL Y (BLDG 10)P BK 84 PG 28 PAR 1 PM 84-23 PARCEL 1,2PARCEL 7 (BLDG 11)P BK 84 PG 28 PAR 7COMMERCIAL SCOPE PARKING CALCULATIONS:TOTAL STALLS PROVIDED FOR THE COMMERCIAL SCOPE: 323 STALLS (INCLUDING VACUUM STALLS)COMMERCIAL SCOPE EVC/EVCS/DCFC BREAKDOWN:BUILDINGS 1-8:TOTAL NUMBER OF PARKING STALLS: 238 STALLS (132 STALLS CONSIDERED 'OTHER THAN OFFICE AND RETAIL'AND 106 STALLS CONSIDERED 'OFFICE AND RETAIL')PER CAL GREEN 5.106.5.3.1 NUMBER OF REQUIRED EVC STALLS: 50 EVC STALLS (25 STALLS CONSIDERED'OTHER THAN OFFICE AND RETAIL' + 25 STALLS CONSIDERED 'OFFICE AND RETAIL')PER CAL GREEN 5.106.5.3.1 NUMBER OF REQUIRED EVCS STALLS: 31 EVCS STALLS (12 STALLS CONSIDERED'OTHER THAN OFFICE AND RETAIL' + 19 STALLS CONSIDERED 'OFFICE AND RETAIL')PER CAL GREEN 5.106.5.3.1- EACH EVCS SHALL REDUCE THE NUMBER OF REQUIRED EVC BY THE SAMENUMBER: 50 EVC STALLS - 31 EVCS STALLS = 19 EVC STALLSTOTAL STALLS REQUIRED: 31 EVCS STALLS + 19 EVC STALLSPER 5.106.5.3.2.3 - DCFC EVSE SHALL REDUCE THE MIN NUMBER OF REQUIRED EVC BY 5: 19 EVC STALLS / 5 =3 DCFC STALLS + REMAINDER OF 4 EVC STALLSTOTAL STALLS REQUIRED: 31 EVCS STALLS, 3 DCFC STALLS, AND 4 EVC STALLSTOTAL STALLS PROVIDED: 31 EVCS STALLS, 3 DCFC STALLS, AND 4 EVC STALLSBUILDING 9:SITE IS ONLY PROVIDING 2 STANDARD STALLS, THEREFORE NO EVC/EVCS/DCFC NEEDEDBUILDING 10:SITE IS EXISTING TO REMAIN, THEREFORE NO EVC/EVCS/DCFC NEEDEDBUILDING 11:SITE IS EXISTING TO REMAIN, THEREFORE NO EVC/EVCS/DCFC NEEDEDCITY OF TUSTINPROJECT INFORMATION:17TH STREETVANDENBERG LANEYOR B A S T R E E T NE W P O R T F R E E W A Y / 5 5 ENDERLE CENTER DRIVE (TO BE NAMED CAMPO WAY)B1B3B2B4B6B5B7B8B9B10B11COMMERCIAL SCOPE SHEET INDEX:1. EXISTING SITE PLAN2. DEMO SITE PLAN3. PROPOSED SITE PLAN4. BUILDING 1 FLOOR PLAN AND ROOF PLAN5. BUILDING 1 BLACK AND WHITE ELEVATIONS6. BUILDING 1 COLORED ELEVATIONS7. BUILDING 2 FLOOR PLAN AND ROOF PLAN8. BUILDING 2 BLACK AND WHITE ELEVATIONS9. BUILDING 2 COLORED ELEVATIONS10. BUILDING 3 FLOOR PLAN AND ROOF PLAN11. BUILDING 3 BLACK AND WHITE ELEVATIONS12. BUILDING 3 COLORED ELEVATIONS13. BUILDING 4 FLOOR PLAN AND ROOF PLAN14. BUILDING 4 BLACK AND WHITE ELEVATIONS15. BUILDING 4 COLORED ELEVATIONS16. BUILDING 5 FLOOR PLAN AND ROOF PLAN17. BUILDING 5 BLACK AND WHITE ELEVATIONS18. BUILDING 5 COLORED ELEVATIONS19. BUILDING 6 FLOOR PLAN AND ROOF PLAN20. BUILDING 6 BLACK AND WHITE ELEVATIONS21. BUILDING 6 COLORED ELEVATIONS22. BUILDING 7 FLOOR PLAN AND ROOF PLAN23. BUILDING 7 BLACK AND WHITE ELEVATIONS24. BUILDING 7 COLORED ELEVATIONS25. BUILDING 8 FLOOR PLAN AND ROOF PLAN26. BUILDING 8 BLACK AND WHITE ELEVATIONS27. BUILDING 8 COLORED ELEVATIONS28. BUILDING 9 FLOOR PLAN AND ROOF PLAN29. BUILDING 9 BLACK AND WHITE ELEVATIONS30. BUILDING 9 COLORED ELEVATIONS31. BUILDING 10 FLOOR PLAN AND ROOF PLAN32. BUILDING 10 BLACK AND WHITE ELEVATIONS33. BUILDING 10 COLORED ELEVATIONS34. BUILDING 11 FLOOR PLAN AND ROOF PLAN35. BUILDING 11 BLACK AND WHITE ELEVATIONS36. BUILDING 11 COLORED ELEVATIONSCOMMERCIAL SCOPE PROJECT DESCRIPTION:THE PROJECT PROPOSES A MIXED-USE REDEVELOPMENT OF THE EXISTING ENDERLE SHOPPING CENTER. THE PROJECT IS TO REVITALIZE THEEXISTING SITE BY INCLUDING A COMBINATION OF REHABILITATION, DEMOLITION, NEW CONSTRUCTION, AND SITE IMPROVEMENTS. THE SITE WILLINCLUDE RESTAURANTS, RETAIL, GROCERY, DRIVE-THROUGHS, CAR WASH, OFFICE, AND RESIDENTIAL USES. BUILDINGS 3,4,5 AND,6, ARE TO BEPROTECTED IN PLACE AND REVITALIZED. BUILDINGS 10 AND 11 TO BE PROTECTED IN PLACE WITH NO ARCHITECTURAL ADDITIONS AND WILL BEPAINTED TO MATCH THE OVERALL CENTER.VICINITY MAP:(NOT TO SCALE)KEY MAP(NOT TO SCALE)RESIDENTIALRESIDEN-TIALBUILDINGAREAPARKINGREQ'TSTALLSREQ'DUSEBLDG 4202GROCERY/RESTAURANTNEIGHBORHOODCOMMERCIAL(>30K):4.5/1000 SF(BLDGS 1-8TOTAL SF:±40,803 SF +±4,271 OFPATIO SF)BLDG 5FITNESSBLDG 6RESTAURANT/RETAILBLDG 7RESTAURANTBLDG 8RESTAURANT/RETAILBLDG 3RESTAURANTBLDG 1±2,125 SFRESTAURANT±8,226 SF±8,448 SF±4,328 SF±4,906 SF±3,726 SF±5,000 SFBLDG 2RESTAURANT±4,044 SFBUILDINGAREAPARKINGREQ'TSTALLSREQ'DUSE10 SPACES PEREACH WASH LANEFOR DRYING AREABLDG 9±4,327 SFCAR WASH20BUILDINGAREAPARKINGREQ'TSTALLSREQ'DUSEETRBLDG 10ETR(±8,732 SF)ETRETRBUILDINGAREAPARKINGREQ'TSTALLSREQ'DUSEBLDG 11ETRETRETRSTALLSPROV'D238STALLSPROV'DSTALLSPROV'DETR (31)ETR (34)18 VACUUMSTALLS + 2REG STALLSSTALLSPROV'DETR(±2,498 SF)PATIOAREA±500 SF±1,071 SF--±1,500 SF±1,200 SF--SITE INFORMATION:ZONING:GENERAL PLAN LAND USE DESIGNATION: PCCB - PLANNED COMMUNITY COMMERCIAL/BUSINESSZONING DESIGNATION:PC COMM - PLANNED COMMUNITY COMMERCIAL AND ENDERLE CENTER HOUSINGOVERLAY (ho) ZONING DISTRICT PER ORDINANCE 1550 (2025)TOTAL SITE AREA: ±702,983 SF (16.1AC)TOTAL COMMERCIAL SITE GROSS AREA: ±414,770 SF (9.52 AC)TOTAL COMMERCIAL SITE NET AREA: ±373,527 SF (8.58 AC)TOTAL BUILDING SQUARE FOOTAGE (NOT INCLUDING UTILITY AREAS): ±56,360 SFFAR: ±56,360 SF / ±373,527 SF = ±0.15LOT COVERAGE: ±52,818.5 SF / ±373,527 SF = ±0.14 (±14%)LANDSCAPE AREA: ±81,394 SF (±22%)COMMERCIAL SCOPE BUILDING INFORMATION:BUILDINGCONSTRUCTIONTYPEMAX ALLOWABLEHEIGHTPROPOSEDMAX HEIGHTOCCUPANCYBLDG 5A-3BLDG 6M, A-2, NONSEPERATEDBLDG 7A-2BLDG 8BLDG 3BLDG 1V-BA-2BLDG 2MAXALLOWABLESTORIESSPRINKLEREDNO±2,125 SF±8,226 SF±4,906 SF±3,726 SF±5,000 SF±4,044 SFA-2A-2M, A-2, NONSEPERATEDBLDG 4MV-BV-BV-BV-BV-BV-BV-BNONONONONOYESYES40 FT40 FT60 FT60 FT40 FT40 FT40 FT40 FT±29'-9"±31'-0"±28'-9"±25'-6"±29'-0"±36'-7"±29'-0"±8,448 SF±4,328 SFPROPOSEDALLOWABLESTORIESMAXALLOWABLEAREAPROPOSED AREA±6,000 SF±6,000 SF±24,000 SF±6,000 SF±6,000 SF±6,000 SF±36,000 SF±6,000 SF1 STORY1 STORY2 STORY2 STORY1 STORY1 STORY1 STORY1 STORY 1 STORY1 STORY1 STORY1 STORY1 STORY1 STORY1 STORY1 STORYBUILDINGCONSTRUCTIONTYPEMAX ALLOWABLEHEIGHTPROPOSEDHEIGHTOCCUPANCYBLDG 9V-BBMAXALLOWABLESTORIESSPRINKLEREDNO±4,327 SF40 FT±31'-0"PROPOSEDALLOWABLESTORIESMAXALLOWABLEAREAPROPOSED AREA±9,000 SF3 STORIES 1 STORY±31'-0"BUILDINGCONSTRUCTIONTYPEMAX ALLOWABLEHEIGHTPROPOSEDHEIGHTOCCUPANCYBLDG 10ETRETRMAXALLOWABLESTORIESSPRINKLEREDETRETRETRETRPROPOSEDALLOWABLESTORIESMAXALLOWABLEAREAPROPOSED AREAETRETRETRBUILDINGCONSTRUCTIONTYPEMAX ALLOWABLEHEIGHTPROPOSEDHEIGHTOCCUPANCYBLDG 11MAXALLOWABLESTORIESSPRINKLEREDPROPOSEDALLOWABLESTORIESMAXALLOWABLEAREAPROPOSED AREAETRETRETRETRETRETRETRETRETRPATIOAREAPATIOAREAPATIOAREA--- X X X X X X X X X X X XX XXXXXXXXXX X X X X X X X 17TH STREETVANDENBERG LANEYO R B A S T R E E T NEWPORT FREEWAY/55 ENDERLE CENTER DRIVEETRBLDG 5±4,495 SFETR BLDG 4±5,116 SFETRBLDG 7±8,788 SFETRBLDG10±2,498SFETR BLDG13±8,732 SFETRBLDG 6±12,157 SFBLDG14±21,594 SFBLDG1±6,366 SFBLDG2±16,373 SFBLDG3±15,739 SFBLDG 8±10,789 SFBLDG 11±9,694 SFBLDG 9±8,097 SFBLDG 12±1,907 SFScale: 1" = 30'-0"May 19, 2026P:\20\20A110 - Burnham Tustin-Enderle Center\Design\Site\x20A110 -Existing & Demo Site Plan.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o mEXISTING SITE PLAN X X X X X X X X X X X X X X X X X XXXXXXXXXXXXX X X X X X X X X X X 17TH STREETVANDENBERG LANEYO R B A S T R E E T NEWPORT FREEWAY/55 ENDERLE CENTER DRIVEETRBLDG 5 NOWPROPOSEDAS BLDG 5±4,328 SFETR BLDG 4 NOWPROPOSEDBLDG 6±4,906 SFETRBLDG 7 NOWPROPOSEDBLDG 3±8,226 SFETRBLDG 10NOW ASBLDG 11±2,498SFETR BLDG 13NOW BLDG 10±8,732 SFETRBLDG 6NOWPROPOSEDBLDG 4±8,448 SFDEMOBLDG14±21,594 SFDEMOBLDG1±6,366 SFDEMOBLDG2±16,373 SFDEMOBLDG 8±10,789 SFDEMOBLDG 11±9,694 SFDEMOBLDG 9±8,097 SFDEMOBLDG 12±1,907 SFDEMOBLDG3±15,739 SFScale: 1" = 30'-0"May 19, 2026P:\20\20A110 - Burnham Tustin-Enderle Center\Design\Site\x20A110 -Existing & Demo Site Plan.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o mDEMO SITE PLANLEGEND:DEMOEXISTING TO REMAINPLEASE NOTE THAT EXISTING BUILDINGNUMBERS ARE BASED ON THE 6/7/2021ALTA/NSPS TITLE SURVEY AND PROPOSEDBUILDING NUMBERS PER PROPOSED SITE PLAN BLDG 5±4,328 SF64'52' 68'723BLDG 3±8,226 SF96'182828811ENDERLE CENTER DRIVE (TO-BE-NAMED CAMPO WAY)17TH STREET613VANDENBERG LANEYO R B A S T R E E T PATIO±500 SFETRBLDG11ETRBLDG10NEWPORT FREEWAY/55 121368276896'BLDG 4±8,448 SFPLAZA88'1084BLDG 8±5,000SF50'100'PATIO±1,200 SF861'60'434PATIO±1,500 SF8118PATIO±1,071 SF83165BLDG 7±3,726SFBLDG98TETETETTTTTTTTETR TEETR TETETETELOADINGZONE14'x19'ZZZZ50'40'50'40'40'50'40'50'TEBLDG 1±2,125SFBLDG 2±4,044 SFPROPOSED MONUMENT SIGNPROPOSEDMONUMENTSIGNETR CURB CUT ISNOT A PART OFPROJECT AND WILLBE PROTECTEDPROPOSEDMONUMENTSIGNCANOPYABOVESEE BLDG 9ELEVS FOR DETAILSPROPOSEDMONUMENT SIGNPROPOSEDMONUMENTSIGNTRELLIS / PEDESTRIANCONNECTORCELLTOWERCELLTOWERCANOPYABOVESEE BLDG 9ELEVSFOR DETAILSPROPOSEDMONUMENTSIGNBLDG 6±4,906 SFSSSSIGNALIZEDINTERSECTIONSSIGNALIZEDINTERSECTIONSSIGNALIZEDINTERSECTIONCORNER DEDICATION ANDIMPROVEMENTSREFER TO CIVIL TTM PLAN17TH STREET ROWTO BE DEDICATED TOTHE CITY OF TUSTINPROPOSEDMONUMENT SIGNScale: 1" = 30'-0"June 11, 2026P:\20\20A110 - Burnham Tustin-Enderle Center\Design\Site\x20A110 -Site Plan.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o mPROPOSED SITE PLAN Scale: 3/16" = 1'-0"December 1, 2025P:\20\20A110 - Burnham Tustin-Enderle Center\Design\FloorPlan\x20A110 Building 1 Floor Plan.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPFLOOR & ROOF PLANSBLDG 1FLOOR PLANROOF PLANNOTE:ALL ROOFTOP MOUNTED EQUIPMENT TO BE SCREENEDFROM VIEW. LOCATIONS OF ALL EQUIPMENT TO BECONFIRMED DURING CD PHASE TENANTCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340AWNING, TYP.SUNBRELLANATTE CARBON SKY#10064-140STEEL GLASSSTOREFRONTSYSTEM, TYP.SOUTH ELEVATIONTENANTCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340STEEL GLASSSTOREFRONTSYSTEM, TYP.PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340AWNING, TYP.SUNBRELLANATTE CARBON SKY#10064-140CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDSTYROFOAM TRIMQUIVER TANSHERWIN WILLIAMSSW 6151EAST ELEVATIONDECORATIVEPORCELAIN TILE,8"x9"LOGOTRELLIS, TYP.WOOD TO MATCH OLYMPICSEMI-TRANSPARENT CHESTNUTBROWNCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340NORTH ELEVATIONLOGOTRELLIS, TYP.WOOD TO MATCH OLYMPICSEMI-TRANSPARENT CHESTNUTBROWNPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340TENANTWEST ELEVATIONTRIM, TYP.WHISPERDUNN EDWARDSDEW 340Scale: 1/8" = 1'-0"December 1, 2025P:\20\20A110 - Burnham Tustin-EnderleCenter\Design\Elevations\x20A110 - Building 1 Elevations.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPB&W ELEVATIONSBLDG 1 Scale: 3/16" = 1'-0"December 1, 2025P:\20\20A110 - Burnham Tustin-Enderle Center\Design\FloorPlan\x20A110 Building 2 Floor Plan.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPFLOOR & ROOF PLANSBLDG 2FLOOR PLANROOF PLANNOTE:ALL ROOFTOP MOUNTED EQUIPMENT TO BE SCREENEDFROM VIEW. LOCATIONS OF ALL EQUIPMENT TO BECONFIRMED DURING CD PHASE TENANTTENANTTENANTCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDSTEEL GLASSSTOREFRONTSYSTEM, TYP.STEEL GLASSSTOREFRONTSYSTEM, TYP.PLASTER, TYP.WHISPERDUNN EDWARDSDEW340CORNICE, TYP.WHISPERDUNN EDWARDSDEW340WEST ELEVATIONDECORATIVEPORCELAIN TILE,8"x8"DECORATIVEPORCELAIN TILE,8"x8"AWNING, TYP.SUNBRELLANATTE CARBON SKY#10064-140GABLE VENT, TYP.TO MATCH ROOFTILECLAY TILE ROOF, TYP. (V.I.F) MIX OF EXISTING PRESERVEDTILE & NEW US TILEPALERMO BLEND: 45%EXISTING TILE &55% PALERMO BLENDTENANTTENANTCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDSTEEL GLASSSTOREFRONTSYSTEM, TYP.CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340SOUTH ELEVATIONAWNING, TYP.SUNBRELLANATTE CARBON SKY#10064-140DECORATIVEPORCELAIN TILE,8"x8"GABLE VENT, TYP.TO MATCH ROOFTILEPLASTER, TYP.WHISPERDUNN EDWARDSDEW340TRELLIS, TYP.WOOD TO MATCH OLYMPICSEMI-TRANSPARENTCHESTNUT BROWNPLASTER, TYP.WHISPERDUNN EDWARDSDEW340TENANTTRELLIS, TYP.WOOD TO MATCH OLYMPICSEMI-TRANSPARENT CHESTNUTBROWNPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340DOORWOOD TO MATCH OLYMPICSEMI-TRANSPARENT CHESTNUTBROWNCLAY TILE ROOF, TYP.WESTLAKECLAYLITECHAPARRALCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340DECORATIVEPORCELAIN TILE,8"x8"EAST ELEVATIONPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340TRIM, TYP.WHISPERDUNN EDWARDSDEW 340TENANTCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340DOOR, TYP.PAINTED TO MATCHWHISPERDUNN EDWARDSDEW 340TRELLIS, TYP.WOOD TO MATCH OLYMPICSEMI-TRANSPARENT CHESTNUTBROWNNORTH ELEVATIONDECORATIVEPORCELAIN TILE,8"x8"PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340TRELLIS, TYP.WOOD TO MATCH OLYMPICSEMI-TRANSPARENT CHESTNUTBROWNScale: 1/8" = 1'-0"December 2, 2025P:\20\20A110 - Burnham Tustin-EnderleCenter\Design\Elevations\x20A110 - Building 2 Elevations.dwgThe plans, ideas, arrangements and designs indicated or represented by this drawing are owned by, and are the property of BICKEL GROUP, and were created anddeveloped solely for use on, and in connection with this specific project, and shall not be used, in whole or in part, for any purpose for which they were not originallyintended without written permission from BICKEL GROUP © 2017.BI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511..Z.E L F N H O J U S.F R P17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPB&W ELEVATIONSBLDG 2 Scale: 1/8" = 1'-0"December 1, 2025P:\20\20A110 - Burnham Tustin-Enderle Center\Design\FloorPlan\x20A110 Building 3 Floor Plan.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPFLOOR & ROOF PLANSBLDG 3FLOOR PLANROOF PLANNOTE:ALL ROOFTOP MOUNTED EQUIPMENT TO BE SCREENEDFROM VIEW. LOCATIONS OF ALL EQUIPMENT TO BECONFIRMED DURING CD PHASE SOUTH ELEVATIONPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340STEEL GLASSSTOREFRONTSYSTEM, TYP.CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDWEST ELEVATIONCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDSTEEL GLASSSTOREFRONTSYSTEM, TYP.STEEL GLASSSTOREFRONTSYSTEM, TYP.EAST ELEVATIONPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340DEW 340BROWNWOOD DOORSTONE VENEERLOW WALL IN FRONTWHISPERDUNN EDWARDSDEW 340WOOD CLADDINGCOLUMNS,TYP.CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDNORTH ELEVATIONDEW 340DEW 340CHESTNUT BROWNLOW WALL IN FRONTWHISPERDUNN EDWARDSDEW 340STEEL GLASSSTOREFRONTSYSTEM, TYP.WOOD CLADDINGCOLUMNS,TYP.Scale: 1/8" = 1'-0"P:\20\20A110 - Burnham Tustin-EnderleCenter\Design\Elevations\x20A110 - Building 3 Elevations.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPMarch 16, 2026B&W ELEVATIONSBLDG 3 TRELLISABOVESWITCHGEAR, ETRROOFABOVE,TYP.ETR COLUMNS, TYP.WATER HEATERCLOSET, ETRTRELLISABOVE, TYP.AWNINGABOVE, TYP.AWNINGABOVEROOFABOVE,TYP.AWNINGABOVEETR ROOF LADDERTRELLIS BELOWNEW TOWERETR CLAY TILE TO REMAINMAIN PARAPET TO BERAISED 29", SEEELEVATIONSNEW TOWERAWNINGBELOWAWNINGBELOWScale: 1/8" = 1'-0"December 1, 2025P:\20\20A110 - Burnham Tustin-Enderle Center\Design\FloorPlan\x20A110 Building 4-6 Floor Plans.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPFLOOR PLANROOF PLANFLOOR & ROOF PLANBLDG 4NOTE:ALL ROOFTOP MOUNTED EQUIPMENT TO BE SCREENEDFROM VIEW. LOCATIONS OF ALL EQUIPMENT TO BECONFIRMED DURING CD PHASE PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDDOOR, TYP.WHISPERDUNN EDWARDSDEW 340DOOR, TYP.WHISPERDUNN EDWARDSDEW 340CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340NORTH ELEVATIONEAST ELEVATIONWOOD TRELLIS, TYP.OLYMPICSEMI-TRANSPARENTCHESTNUT BROWNPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340BOARD & BATTEN, TYP.IVORY LACESHERWIN WILLIAMSSW 7013WOOD TRELLIS, TYP.OLYMPICSEMI-TRANSPARENTCHESTNUT BROWNPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDSTEEL GLASSSTOREFRONTSYSTEM, TYPBOARD & BATTEN, TYP.IVORY LACESHERWIN WILLIAMSSW 7013CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDSTEEL GLASSSTOREFRONTSYSTEM, TYPPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340TRIM, TYP.WHISPERDUNN EDWARDSDEW 340SOUTH ELEVATIONWEST ELEVATIONCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340AWNING, TYP.SUNBRELLANATTE CARBON SKY#10064-140AWNING, TYP.SUNBRELLANATTE CARBON SKY#10064-140AWNINGSUNBRELLABEAUFORTCAPTAIN NAVY#4708-0000TENANTTENANTTENANTTRIM, TYPQUIVER TANSHERWIN WILLIAMSSW 6151DECORATIVEPORCELAIN TILE,8"x9"Scale: 1/8" = 1'-0"December 2, 2025P:\20\20A110 - Burnham Tustin-EnderleCenter\Design\Elevations\x20A110 - Building 4 Elevations.dwgThe plans, ideas, arrangements and designs indicated or represented by this drawing are owned by, and are the property of BICKEL GROUP, and were created anddeveloped solely for use on, and in connection with this specific project, and shall not be used, in whole or in part, for any purpose for which they were not originallyintended without written permission from BICKEL GROUP © 2017.BI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511..Z.E L F N H O J U S.F R P17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPB&W ELEVATIONSBLDG 4 TRELLISABOVEROOFABOVE,TYP.ETRELECTRICAL& TELEPHONECLOSETAWNINGABOVEETR COLUMNS, TYP.ETR ROOF LADDERTRELLIS BELOWETR CLAY TILE TO REMAINNEW TOWERMAIN PARAPET TO BE RAISED 29",SEE ELEVATIONSAWNING BELOWScale: 1/8" = 1'-0"June 19, 2025P:\20\20A110 - Burnham Tustin-Enderle Center\Design\FloorPlan\x20A110 Building 4-6 Floor Plans.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPFLOOR PLANROOF PLANFLOOR & ROOF PLANBLDG 5NOTE:ALL ROOFTOP MOUNTED EQUIPMENT TO BE SCREENEDFROM VIEW. LOCATIONS OF ALL EQUIPMENT TO BECONFIRMED DURING CD PHASE NORTH ELEVATIONEAST ELEVATIONTENANTTENANTPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340WOOD TRELLIS, TYP.OLYMPICSEMI-TRANSPARENTCHESTNUT BROWNCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340EXISTINGCLAY TILETO REMAINCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDTRIM, TYP.WHISPERDUNN EDWARDSDEW 340STEEL GLASSSTOREFRONTSYSTEM, TYPSTEEL GLASSSTOREFRONTSYSTEM, TYPCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340STEEL GLASSSTOREFRONTSYSTEM, TYPTRIM, TYPLEISURE BLUESHERWIN WILLIAMSSW 6515TRIM, TYPLEISURE BLUESHERWIN WILLIAMSSW 6515GABLE VENT, TYP.TO MATCH ROOFTILEGABLE VENT, TYP.TO MATCH ROOFTILEDECORATIVEPORCELAIN TILE,8"x9"DECORATIVEPORCELAIN TILE,8"x9"DECORATIVETERRACOTTA TILE8"X8"AWNING, TYP.SUNBRELLANATTE CARBON SKY#10064-140TRIM, TYP.WHISPERDUNN EDWARDSDEW 340AWNING, TYP.SUNBRELLANATTE CARBON SKY#10064-140DECORATIVEPORCELAIN TILE,8"x8"DECORATIVETERRACOTTA TILE8"X8SOUTH ELEVATIONWEST ELEVATIONPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDDOOR, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340DOOR, TYP.WHISPERDUNN EDWARDSDEW 340CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDDECORATIVETERRACOTTA TILE8"X8"DECORATIVETERRACOTTA TILE8"X8"Scale: 1/8" = 1'-0"December 2, 2025P:\20\20A110 - Burnham Tustin-EnderleCenter\Design\Elevations\x20A110 - Building 5 Elevations.dwgThe plans, ideas, arrangements and designs indicated or represented by this drawing are owned by, and are the property of BICKEL GROUP, and were created anddeveloped solely for use on, and in connection with this specific project, and shall not be used, in whole or in part, for any purpose for which they were not originallyintended without written permission from BICKEL GROUP © 2017.BI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511..Z.E L F N H O J U S.F R P17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPB&W ELEVATIONSBLDG 5 TRELLIS ABOVE, TYP.ETRELECTRICAL& TELEPHONECLOSETETR COLUMNS, TYP.ROOFABOVE,TYP.AWNINGABOVE, TYP.TRELLIS BELOWETR CLAY TILE TO REMAINEXISTING ROOF LADDERMAIN PARAPET TO BERAISED 29", SEEELEVATIONSAWNING BELOW, TYP.NEW TOWERFLOOR PLANROOF PLANFLOOR & ROOF PLANBLDG 6NOTE:ALL ROOFTOP MOUNTED EQUIPMENT TO BE SCREENEDFROM VIEW. LOCATIONS OF ALL EQUIPMENT TO BECONFIRMED DURING CD PHASEScale: 1/8" = 1'-0"June 19, 2025P:\20\20A110 - Burnham Tustin-Enderle Center\Design\FloorPlan\x20A110 Building 4-6 Floor Plans.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAP NORTH ELEVATIONEAST ELEVATIONPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340DOOR, TYP.WHISPERDUNN EDWARDSDEW 340CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDAWNING, TYP.SUNBRELLABEAUFORT CAPTAIN NAVY#4708-0000PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340STEEL GLASSSTOREFRONTSYSTEM, TYPTRIM, TYPQUIVER TANSHERWINWILLIAMSSW 6151STEEL GLASSSTOREFRONTSYSTEM, TYPPAINTED TO MATCHBATTLE HARBORDUNN EDWARDSDE6257DECORATIVEPORCELAINTILE,8"x9"WEST ELEVATIONSOUTH ELEVATIONPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340DOOR, TYP.WHISPERDUNN EDWARDSDEW 340WOOD TRELLIS, TYP.OLYMPICSEMI-TRANSPARENTCHESTNUT BROWNWOOD TRELLIS, TYP.OLYMPICSEMI-TRANSPARENTCHESTNUT BROWNCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDSTEEL GLASSSTOREFRONTSYSTEM, TYPPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340STEEL GLASSSTOREFRONTSYSTEM, TYPPAINTED TO MATCHBATTLE HARBORDUNN EDWARDSDE6257Scale: 1/8" = 1'-0"December 1, 2025P:\20\20A110 - Burnham Tustin-EnderleCenter\Design\Elevations\x20A110 - Building 6 Elevations.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPB&W ELEVATIONSBLDG 6 Scale: 1/8" = 1'-0"June 19, 2025P:\20\20A110 - Burnham Tustin-Enderle Center\Design\FloorPlan\x20A110 Building 7 Floor Plan.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPFLOOR & ROOF PLANSBLDG 7FLOOR PLANNOTE:ALL ROOFTOP MOUNTED EQUIPMENT TO BE SCREENEDFROM VIEW. LOCATIONS OF ALL EQUIPMENT TO BECONFIRMED DURING CD PHASEROOF PLANSEE BU ILD ING 8ROOF PLANSEE BUILDING 8FLOOR PLAN TENANTEAST ELEVATIONCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDTRIM, TYP.WHISPERDUNN EDWARDSDEW 340AWNING, TYP.SUNBRELLATAUPE#5461STEEL GLASSSTOREFRONTSYSTEM, TYP.STEEL GLASSSTOREFRONTSYSTEM, TYPPAINTED TO MATCHBATTLE HARBORDUNN EDWARDSDE6257METAL CANOPYCOLOR TO MATCHSTOREFRONT SYSTEM,DARK BRONZEPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340NORTH ELEVATIONWALL SECTIONCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340STEEL GLASSSTOREFRONTSYSTEM, TYP.TRIM, TYP.WHISPERDUNN EDWARDSDEW 340METAL CANOPYCOLOR TO MATCHSTOREFRONT SYSTEM,DARK BRONZEAWNING, TYP.SUNBRELLATAUPE#5461TRIM, TYP QUIVER TANSHERWIN WILLIAMSSW 6151STEEL GLASSSTOREFRONTSYSTEM, TYPPAINTED TO MATCHBATTLE HARBORDUNN EDWARDSDE6257DECORATIVEPORCELAIN TILE,8"x9"TENANTTENANTWEST ELEVATIONCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDTRIM, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340DOOR, TYP.NATURAL LINENSHERWIN WILLIAMSSW 9109GABLE VENT, TYP.TO MATCH ROOF TILETRIM, TYPQUIVER TANSHERWINWILLIAMSSW 6151WOOD RAFTER TAILS, TYP.TO MATCH OLYMPICSEMI-TRANSPARENTCHESTNUT BROWNCLAY TILETRIANGLESTO MATCHROOF TILESSOUTH ELEVATIONCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDTRIM, TYP.WHISPERDUNN EDWARDSDEW 340CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340STEEL GLASSSTOREFRONTSYSTEM, TYP.GABLE VENT, TYP.TO MATCH ROOF TILETRIM, TYP QUIVER TANSHERWINWILLIAMSSW 6151CLAY TILETRIANGLESTO MATCHROOF TILESScale: 1/8" = 1'-0"December 1, 2025P:\20\20A110 - Burnham Tustin-EnderleCenter\Design\Elevations\x20A110 - Building 7 Elevations.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPB&W ELEVATIONSBLDG 7 TRELLISABOVEScale: 1/8" = 1'-0"December 1, 2025P:\20\20A110 - Burnham Tustin-Enderle Center\Design\FloorPlan\x20A110 Building 8 Floor Plan.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPFLOOR & ROOF PLANSBLDG 8FLOOR PLANNOTE:ALL ROOFTOP MOUNTED EQUIPMENT TO BE SCREENEDFROM VIEW. LOCATIONS OF ALL EQUIPMENT TO BECONFIRMED DURING CD PHASESEE BUILDING 7FLOOR PLANROOF PLANSEE BUILDING 7ROOF PLAN ANTNANTEAST ELEVATIONTENANTCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDTRIM, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340STEEL GLASSSTOREFRONTSYSTEM, TYP.CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340DECORATIVEPORCELAIN TILE,8"x8"TENANTTENANT TENANTGABLE VENT, TYP.TO MATCH ROOF TILETENANTAWNING, TYP.SUNBRELLABEAUFORT CAPTAIN NAVY#4708-0000AWNING, TYP.SUNBRELLANATTE CARBON SKY#10064-140WOOD RAFTER TAILS, TYP.TO MATCH OLYMPICSEMI-TRANSPARENTCHESTNUT BROWNCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDDECORATIVEPORCELAIN TILE,8"x8"NORTH ELEVATIONPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340TRIM, TYP.WHISPERDUNN EDWARDSDEW 340CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDTENANTWOOD TRELLIS, TYP.OLYMPICSEMI-TRANSPARENTCHESTNUT BROWNWEST ELEVATIONWALL SECTIONWALL STRUCTURE INFRONT. SEE BUILDING 7ELEVATIONCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDTRIM, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340DOOR, TYP.NATURAL LINENSHERWINWILLIAMSSW 9109SWITCHGEARPAINTED TO MATCHNATURAL LINENSHERWIN WILLIAMSSW 9109TENANT TENANT TENANT TENANT TENANTGABLE VENT, TYP.TO MATCH ROOF TILECLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDAWNING, TYP.SUNBRELLANATTE CARBON SKY#10064-140DECORATIVEPORCELAIN TILE,8"x8"TRIM, TYP.WHISPERDUNN EDWARDSDEW 340SOUTH ELEVATIONPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340STEEL GLASSFOLDING DOORSYSTEM, TYP.WALL STRUCTURE INFRONT. SEE BUILDING 7ELEVATIONCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDAWNING, TYP.SUNBRELLANATTE CARBON SKY#10064-140DECORATIVEPORCELAIN TILE,8"x9"TRIM, TYPLEISURE BLUESHERWIN WILLIAMSSW 6515Scale: 1/8" = 1'-0"December 2, 2025P:\20\20A110 - Burnham Tustin-EnderleCenter\Design\Elevations\x20A110 - Building 8 Elevations.dwgThe plans, ideas, arrangements and designs indicated or represented by this drawing are owned by, and are the property of BICKEL GROUP, and were created anddeveloped solely for use on, and in connection with this specific project, and shall not be used, in whole or in part, for any purpose for which they were not originallyintended without written permission from BICKEL GROUP © 2017.BI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511..Z.E L F N H O J U S.F R P17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPB&W ELEVATIONSBLDG 8SEE BUILDING 7ELEVATIONSSEE BUILDING 7ELEVATIONS Scale: 1/8" = 1'-0"P:\20\20A110 - Burnham Tustin-Enderle Center\Design\FloorPlan\x20A110 Building 9 Floor Plan.dwgThe plans, ideas, arrangements and designs indicated or represented by this drawing are owned by, and are the property of BICKEL GROUP, and were created anddeveloped solely for use on, and in connection with this specific project, and shall not be used, in whole or in part, for any purpose for which they were not originallyintended without written permission from BICKEL GROUP © 2017.BI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511..Z.E L F N H O J U S.F R P17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPMarch 16, 2026FLOOR & ROOF PLANSBLDG 9FLOOR PLANROOF PLANNOTE:ALL ROOFTOP MOUNTED EQUIPMENT TO BE SCREENEDFROM VIEW. LOCATIONS OF ALL EQUIPMENT TO BECONFIRMED DURING CD PHASENORTH SOUTH ELEVATIONCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CARWASHTRIM, TYP.WHISPERDUNN EDWARDSDEW 340CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340DECORATIVEPORCELAIN TILE,8"x8"SWITCH-GEAREAST ELEVATIONCARWASHAWNING, TYP.SUNBRELLATAUPE#5461DOOR, TYP.PAINTED TO MATCHQUIVER TANSHERWIN WILLIAMSSW 6151PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDTRIM, TYP.WHISPERDUNN EDWARDSDEW 340GABLE VENT, TYP.TO MATCH ROOF TILETRIM, TYP QUIVER TANSHERWIN WILLIAMSSW 6151DECORATIVEPORCELAIN TILE,8"x9"PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340WOOD RAFTER TAILS, TYP.TO MATCH OLYMPICSEMI-TRANSPARENTCHESTNUT BROWNCLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDNORTH ELEVATIONCARWASHDOOR, TYP.PAINTED TO MATCHQUIVER TANSHERWIN WILLIAMSSW 6151PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDALUMINUMSTOREFRONTSYSTEM, TYP.CORNICE, TYP.WHISPERDUNN EDWARDSDEW 340PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CARWASHWEST ELEVATIONTRIM, TYP QUIVER TANSHERWIN WILLIAMSSW 6151DECORATIVEPORCELAIN TILE,8"x9"DECORATIVEPORCELAIN TILE,8"x8"CLAY TILE ROOF, TYP. (V.I.F)MIX OF EXISTING PRESERVED TILE& NEW US TILE PALERMO BLEND:45% EXISTING TILE &55% PALERMO BLENDCORNICE, TYP.WHISPERDUNN EDWARDSDEW 340GABLE VENT, TYP.TO MATCH ROOF TILEPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340CAR WASH PAY KIOSKCAR WASH VACUUM STALLSCAR WASH PAY KIOSK ISLANDScale: 1/8" = 1'-0"P:\20\20A110 - Burnham Tustin-EnderleCenter\Design\Elevations\x20A110 - Building 9 Elevations.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPMarch 16, 2026B&W ELEVATIONSBLDG 9ENLARGED DETAILSSCALE: 1/8"=1'-0" CAR WASH PAY KIOSK CAR WASH VACUUM STALLSCAR WASH PAY KIOSK ISLAND ENLARGED DETAILS SCALE: 1/8"=1'-0" Scale: 1/8" = 1'-0"June 19, 2025P:\20\20A110 - Burnham Tustin-Enderle Center\Design\FloorPlan\x20A110 Building 10 Floor Plan.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAP(E) FLOOR PLANSBLDG 10EXISTING FIRST FLOOR PLANEXISTING SECOND FLOOR PLANNOTE:ALL EXISTING INTERIOR AND EXTERIOR WALLS, PARTITIONS,DOORS, WINDOWS, CEILINGS, AND STRUCTURAL ELEMENTSARE TO REMAIN UNCHANGED. NO NEW WALLS ORPARTITIONS ARE PROPOSED UNDER THIS SCOPE OF WORK.SCOPE IS ENTIRELY A FACADE REFRESH OF COLORS. NORTH ELEVATIONEXISTING PLASTERPAINTED TO MATCHWHISPERDUNN EDWARDSDEW 340EXISTING RAILING, TYP.PAINTED TO MATCHCAVIARSHERWIN WILLIAMSSW 6990EXISTING WINDOWTO REMAIN, TYP.EXISTING PARAPETBRICK CAP TO REMAINEXISTING CLAY TILETO REMAIN, TYP.EXISTING PLASTER CORNICEPAINTED TO MATCHWHISPERDUNN EDWARDSDEW 340EAST ELEVATIONEXISTING PLASTERPAINTED TO MATCHWHISPERDUNN EDWARDSDEW 340EXISTING CLAY TILETO REMAIN, TYP.EXISTING PLASTER CORNICEPAINTED TO MATCHWHISPERDUNN EDWARDSDEW 340EXISTING WINDOWTO REMAIN, TYP.EXISTING RAILING, TYP.PAINTED TO MATCHCAVIARSHERWIN WILLIAMSSW 6990EXISTING PARAPETBRICK CAP TO REMAINEXISTING BRICK PAVER COLUMNBASE TO REMAIN, TYP.SOUTH ELEVATIONEXISTING PLASTERPAINTED TO MATCHWHISPERDUNN EDWARDSDEW 340EXISTING DOOR, TYP.PAINTED TO MATCHWHISPERDUNN EDWARDSDEW 340EXISTING BRICK PAVER COLUMNBASE TO REMAIN, TYP.EXISTING PARAPETBRICK CAP TO REMAINEXISTING CLAY TILETO REMAIN, TYP.EXISTING WINDOWTO REMAIN, TYP.EXISTING PLASTER CORNICEPAINTED TO MATCHWHISPERDUNN EDWARDSDEW 340EXISTING RAILING, TYP.PAINTED TO MATCHCAVIARSHERWIN WILLIAMSSW 6990EXISTING PLASTER CORNICE,TYPEXISTING PLASTERTRIM TO REMAINPAINTED TO MATCHWHISPERDUNN EDWARDSDEW 340WEST ELEVATIONEXISTING RAILING, TYP.PAINTED TO MATCHCAVIARSHERWIN WILLIAMSSW 6990EXISTING PLASTERPAINTED TO MATCHWHISPERDUNN EDWARDSDEW 340EXISTING CLAY TILETO REMAIN, TYP.EXISTING PLASTER CORNICE,TYPPAINTED TO MATCHWHISPERDUNN EDWARDSDEW 340EXISTING CLAY TILETO REMAIN, TYP.EXISTING WINDOWTO REMAIN, TYP.EXISTING WALL CAPPAINTED TO MATCHWHISPERDUNN EDWARDSDEW 340EXISTING PLASTERTRIM TO REMAINPAINTED TO MATCHWHISPERDUNN EDWARDSDEW 340Scale: 1/8" = 1'-0"December 1, 2025P:\20\20A110 - Burnham Tustin-EnderleCenter\Design\Elevations\x20A110 - Building 10 Elevations.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPB&W ELEVATIONSBLDG 10NOTE:REPAINT ONLY. ALL EXISTING INTERIOR AND EXTERIORWALLS, PARTITIONS, DOORS, WINDOWS, CEILINGS, ANDSTRUCTURAL ELEMENTS ARE TO REMAIN UNCHANGED. NONEW WALLS OR PARTITIONS ARE PROPOSED UNDER THISSCOPE OF WORK. Scale: 1/8" = 1'-0"June 19, 2025P:\20\20A110 - Burnham Tustin-Enderle Center\Design\FloorPlan\x20A110 Building 11 Floor Plan.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPEXISTING FLOOR PLANEXISTING ROOF PLAN(E) FLOOR & ROOF PLANBLDG 11NOTE:REPAINT ONLY. ALL EXISTING INTERIOR AND EXTERIORWALLS, PARTITIONS, DOORS, WINDOWS, CEILINGS, ANDSTRUCTURAL ELEMENTS TO REMAINED UNCHANGED. NONEW WALLS OR PARTITIONS ARE PROPOSED UNDER THISSCOPE OF WORK DOOR, TYP.WHISPERDUNN EDWARDSDEW 340EXISTING TRIM, TYP.QUIVER TANSHERWIN WILLIAMSSW 6151EXISTINGCLAY TILETO REMAINEXISTING TRIM, TYP.QUIVER TANSHERWIN WILLIAMSSW 6151EXISTINGCLAY TILETO REMAINEXISTING TRIM, TYP.QUIVER TANSHERWIN WILLIAMSSW 6151EXISTING TRIM, TYP.QUIVER TANSHERWIN WILLIAMSSW 6151EXISTINGPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340EXISTINGPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340EXISTING TRIM, TYP.QUIVER TANSHERWIN WILLIAMSSW 6151EAST ELEVATIONNORTH ELEVATIONTENANTTENANTEXISTINGTILE TOREMAINEXISTINGTILE TOREMAINSIGNAGE ETR, TYP.SIGNAGE ETR, TYP.EXISTING DOOR,TYP.WHISPERDUNN EDWARDSDEW 340EXISTINGPLASTER, TYP.WHISPERDUNN EDWARDSDEW 340EXISTING TRIM, TYP.QUIVER TANSHERWIN WILLIAMSSW 6151EXISTINGCLAY TILETO REMAINEXISTING PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340EXISTING TRIM, TYP.QUIVER TANSHERWIN WILLIAMSSW 6151EXISTINGCLAY TILETO REMAINEXISTING PLASTER, TYP.WHISPERDUNN EDWARDSDEW 340EXISTING TRIM, TYP.QUIVER TANSHERWIN WILLIAMSSW 6151WEST ELEVATIONSOUTH ELEVATIONTENANTEXISTINGTRASH ENCLOSUREWHISPERDUNN EDWARDSDEW 340EXISTING TILETO REMAINSIGNAGE ETR,TYP.Scale: 1/8" = 1'-0"December 1, 2025P:\20\20A110 - Burnham Tustin-EnderleCenter\Design\Elevations\x20A110 - Building 11 Elevations.dwgBI C K E L G R O U PA R C H I T E C T U R EBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120N E W P O R T B E A C H , C A 9 2 6 6 0P: 949.757.0411 F: 949.757.0511ww w . b i c k e l g r p . c o m17TH STREETVANDENBERG LANEYO R B A S T R E E T NE W P O R T F R E E W A Y / 5 5 KEY MAPB&W ELEVATIONSBLDG 11NOTE:REPAINT ONLY. ALL EXISTING INTERIOR AND EXTERIORWALLS, PARTITIONS, DOORS, WINDOWS, CEILINGS, ANDSTRUCTURAL ELEMENTS TO REMAINED UNCHANGED. NONEW WALLS OR PARTITIONS ARE PROPOSED UNDER THISSCOPE OF WORK SEQUENCE OF DRAWINGS RESIDENTIALDESCRIPTIONSHEETBUILDING 1A (DUPLEX) BUILDING 1A FLOOR PLANSVICINITY MAPNO SCALENORTHBUILDING 1A ELEVATIONSBUILDING 1A ELEVATIONS - ENHANCEDBUILDING 1B (DUPLEX) BUILDING 1B FLOOR PLANSBUILDING 1B ELEVATIONSBUILDING 1B ELEVATIONS - ENHANCEDA1.01A1.02A1.03A1.04A1.05A1.06SITE PHOTOMETRIC PLANEP-1BUILDING 1A (4-PLEX) BUILDING 1A FLOOR PLANSBUILDING 1A FRONT AND REAR ELEVATIONSBUILDING 1A LEFT AND RIGHT ELEVATIONS A2.01A2.02A2.03DUPLEXTOWNHOMESBUILDING 2A (5-PLEX) BUILDING 2A FLOOR PLANSBUILDING 2A FRONT AND REAR ELEVATIONSBUILDING 2A LEFT AND RIGHT ELEVATIONS A2.04A2.05A2.06BUILDING 3A (6-PLEX) BUILDING 3A FLOOR PLANSBUILDING 3A FRONT AND REAR ELEVATIONSBUILDING 3A LEFT AND RIGHT ELEVATIONS A2.07A2.08A2.09INFORMATIONAL SITE PLANSP-1COVERSHEET INDEX / PROJECT TEAMPHOTOMETRICTUSTIN, CALIFORNIAE N D E R L E C E N T E RARCHITECTURER E S I D E N T I A L POOL BUILDINGA3.01SCOPE OF WORKTHE PROJECT PROPOSES A MIXED-USE REDEVELOPMENT OF THE EXISTING ENDERLE SHOPPING CENTER. THEPROJECT IS TO REVITALIZE THE EXISTING SITE BY INCLUDING A COMBINATION OF REHABILITATION,DEMOLITION, NEW CONSTRUCTION, AND SITE IMPROVEMENTS. THE SITE WILL INCLUDE RESTAURANTS,RETAIL, GROCERY, DRIVE-THROUGH, CAR WASH, OFFICE, AND RESIDENTIAL USES.THE RESIDENTIAL POTION OF THE SITE WILL INCLUDE 60 TOWNHOUSE UNITS AND 40 DUPLEX UNITS FOR ATOTAL OF 100 RESIDENTIAL UNITS. A RECREATION AREA WITH POOL AND SPA ARE ALSO INCLUDED ON THERESIDENTIAL PART OF THE PROJECT.SITE INFORMATIONZONING:GENERAL PLAN LAND USE DESIGNATION: PCCB - PLANNED COMMUNITY COMMERCIAL/BUSINESSZONING DESIGNATION:PC COMM - PLANNED COMMUNITY COMMERCIAL ANDENDERLE CENTER HOUSING OVERLAY (ho)ZONING DISTRICT PER ORDINANCE 1550 (2025)TOTAL SITE AREA: ± 702,983 SF (16.1 ac)BUILDING NAMEUNIT TYPEDUPLEX BLDGS 1A / 1BS.F.BEDRM/BATHRM# UNITSTOTAL BLDG20UNIT 1UNIT 2UNIT 1R OR UNIT 11,9912,0691,5621,7401,7371,7851,5651,5521,7851,7401,5621,5621,737UNIT 2XUNIT 2UNIT 2YRUNIT 1RUNIT 1UNIT 2YUNIT 2XUNIT 1RUNIT 1UNIT 24-PLEX BLDG 1A 5-PLEX BLDG 2A 6-PLEX BLDG 3A 4 BR / 3.5 BA4 BR / 3.5 BA3 BR / 2.5 BA3 BR / 3 BA4 BR / 3.5 BA3 BR / 2.5 BA4 BR / 3.5 BA3 BR / 3 BA3 BR / 2.5 BA3 BR / 2.5 BA3 BR / 3 BA3 BR / 2.5 BA3 BR / 2.5 BA20211484461261001220146(BLDG 28)(BLDG 2 - 5)(BLDG 7 - 26)(BLDG 1, 6, 27, 29, 30, 31)0 6 . 2 2 . 2 6RICK PUFFERI N T R A C O R P H O M E S949. 757. 8464C O N T A C T :RPuffer@ intracorphomes.comMICHAEL STONEB A S S E N I A N | L A G O N I949. 553. 9100A R C H I T E C T :mstone @ bassenianlagoni.com UNISEXE N D E R L E C E N T E R T O W N H O M E SC O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California0 6 . 2 2 . 2 0 2 67 3 8 . 2 5 1 7 2SHEET NO.SP-10 40 8020SCALE: 1" = 40'-0"LegendN o r t hOriginal Scale :1"= 40'3-Story Duplex, typical1234563-Story 6-Plex, typical78910111213141516171819202122Project EntryProject EntryVandenberg LaneEnderle CenterDriveYorba Stree t 232425262728293031Existing 8" Sanitary Sewer LineExisting 8" Water Line3-Story 4-Plex, typical3-Story 5-Plex,typicalRecreation Areaw/ Pool & SpaPool Equipment &Restrooms17th StreetShade Structure 46'-2"38'-0"Unit 24 BR / 3.5 BA2,069 S.F.GARAGE226204XUP17RBEDROOM 4120102XBA. 3ENTRYPORCH(3) TRASH CARTSW/HMINIMUM 250 CUBIC FEETOF OVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACEGARAGE226204XUP17RENTRYBEDROOM 411694XBA. 3PORCH(3) TRASH CARTSW/HMINIMUM 250 CUBIC FEETOF OVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACETRANSLUCENT WDW. WHEN ADJACENT TO OTHER UNITSUnit 14 BR / 3.5 BA1,991 S.F.F I R S T F L O O R UP17RDN17RGREATROOM186180XKITCHENPDR.DINING168100XPANTRYSTORAGE UP17RDN17RLIVING186160XKITCHENPDR.DINING166120XSTORAGEPANTRYS E C O N D F L O O R Unit 24 BR / 3.5 BA2,069 S.F.Unit 14 BR / 3.5 BA1,991 S.F.BA. 2PRIMARYBATHPRIMARYBEDROOM128136XBEDROOM 2105100XBEDROOM 396100XDN17RLINEN W/DHIGH WDWWORKSPACEDN17RPRIMARYBEDROOM130134XPRIMARYBATH LINENW/DBA. 2BEDROOM 2100100XBEDROOM 3100100XENCHANCED ELEV. OPT. TRANSLUCENT WDW. WHEN ADJACENT TO OTHER UNITST H I R D F L O O RUnit 24 BR / 3.5 BA2,069 S.F.Unit 14 BR / 3.5 BA1,991 S.F.E N D E R L E C E N T E R D U P L E X0 248C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California0 4 . 0 3 . 2 0 2 67 3 8 . 2 5 3 0 5SHEET NO.B U I L D I N G 1 A | S P A N I S H V A R I A T I O N ' A 'A1.01 FRONT SPANISH VARIATION - A 1/4"=1'-0"8'-0"9'-1"TOP OF RIDGE ±36'-5"OVERALL BUILDING HEIGHTFINISH GRADE9'-1"9'-1"8'-0"8'-0"REAR 9'-1"8'-0"9'-1"FINISH GRADE±36'-5"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"8'-0"LEFT 8'-0"9'-1"FINISH GRADE±36'-5"OVERALL BUILDING HEIGHT9'-1"TOP OF RIDGE 8'-0"9'-1"8'-0"RIGHT 8'-0"9'-1"FINISH GRADE±36'-5"OVERALL BUILDING HEIGHT8'-0"TOP OF RIDGE 8'-0"9'-1"9'-1"ROOF PLAN A 1/8"=1'-0"PITCH: 3.5:12 U.N.O. RAKE: TIGHT EAVE: 12"ROOF MATERIAL: CONCRETE 'S' TILE ROOF LINE BUILDING WALL LINE E N D E R L E C E N T E R D U P L E X 0 248 C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California 0 4 . 0 3 . 2 0 2 67 3 8 . 2 5 3 0 5 SHEET NO. B U I L D I N G 1 A | S P A N I S H V A R I A T I O N ' A ' A1.02 8'-0"9'-1"FINISH GRADE±36'-5"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"LEFT ENHANCED RIGHT ENHANCED 8'-0"9'-1"FINISH GRADE±36'-5"OVERALL BUILDING HEIGHT8'-0"TOP OF RIDGE 8'-0"9'-1"9'-1"ROOF PLAN A - ENH. 1/8"=1'-0"PITCH: 3.5:12 U.N.O. RAKE: TIGHT EAVE: 12"ROOF MATERIAL: CONCRETE 'S' TILE ROOF LINE BUILDING WALL LINE E N D E R L E C E N T E R D U P L E X 0 248 C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California 0 4 . 0 3 . 2 0 2 67 3 8 . 2 5 3 0 5 SHEET NO. B U I L D I N G 1 A | S P A N I S H V A R I A T I O N ' A ' E N H A N C E D A1.03 46'-2"38'-0"Unit 24 BR / 3.5 BA2,069 S.F.GARAGE226204XUP17RBEDROOM 4120102XBA. 3ENTRY(3) TRASH CARTSW/HMINIMUM 250 CUBIC FEETOF OVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACEPORCHGARAGE226204XUP17RENTRYBEDROOM 411694XBA. 3PORCH(3) TRASH CARTSW/HMINIMUM 250 CUBIC FEETOF OVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACETRANSLUCENT WDW. WHEN ADJACENT TO OTHER UNITSUnit 14 BR / 3.5 BA1,991 S.F.F I R S T F L O O R UP17RDN17RGREATROOM186180XKITCHENPDR.DINING168100XPANTRYSTORAGE UP17RDN17RLIVING186160XKITCHENPDR.DINING166120XSTORAGEPANTRYS E C O N D F L O O R Unit 24 BR / 3.5 BA2,069 S.F.Unit 14 BR / 3.5 BA1,991 S.F.BA. 2PRIMARYBATHPRIMARYBEDROOM128136XBEDROOM 2105100XBEDROOM 396100XDN17RLINEN W/DHIGH WDWWORKSPACEDN17RPRIMARYBEDROOM130134XPRIMARYBATH LINENW/DBA. 2BEDROOM 2100100XBEDROOM 3100100XTRANSLUCENT WDW. WHEN ADJACENT TO OTHER UNITST H I R D F L O O RENCHANCED ELEV. OPT.Unit 24 BR / 3.5 BA2,069 S.F.Unit 14 BR / 3.5 BA1,991 S.F.E N D E R L E C E N T E R D U P L E X0 248C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California0 4 . 0 3 . 2 0 2 67 3 8 . 2 5 3 0 5SHEET NO.B U I L D I N G 1 B | S P A N I S H V A R I A T I O N ' B 'A1.04 FRONT SPANISH VARIATION - B 1/4"=1'-0"8'-0"9'-1"FINISH GRADE±38'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"REAR 8'-0"9'-1"FINISH GRADE±38'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"LEFT 8'-0"9'-1"FINISH GRADE±38'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"RIGHT 8'-0"9'-1"FINISH GRADE±38'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"ROOF PLAN B 1/8"=1'-0"PITCH: 4:12 U.N.O. RAKE: TIGHT EAVE: 12"ROOF MATERIAL: CONCRETE 'S' TILE ROOF LINE BUILDING WALL LINE 3.5:12 3.5:12 E N D E R L E C E N T E R D U P L E X 0 248 C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California 0 4 . 0 3 . 2 0 2 67 3 8 . 2 5 3 0 5 SHEET NO. B U I L D I N G 1 B | S P A N I S H V A R I A T I O N ' B ' A1.05 LEFT ENHANCED 8'-0"9'-1"FINISH GRADE±38'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"RIGHT ENHANCED 8'-0"9'-1"FINISH GRADE±38'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"REAR ENHANCED 8'-0"9'-1"FINISH GRADE ±38'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"ROOF PLAN B - ENH. 1/8"=1'-0"PITCH: 4:12 U.N.O. RAKE: TIGHT EAVE: 12"ROOF MATERIAL: CONCRETE 'S' TILE ROOF LINE BUILDING WALL LINE 3.5:12 3.5:12 E N D E R L E C E N T E R D U P L E X 0 248 C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California 0 4 . 0 3 . 2 0 2 67 3 8 . 2 5 3 0 5 SHEET NO. B U I L D I N G 1 B | S P A N I S H V A R I A T I O N ' B ' E N H A N C E D A1.06 92'-6"32'-0"Unit 2X 3 BR / 3 BA 1,740 S.F. UP17 R GARAGE 22 3 20 0X OFFICE 126 106XDROP W/H 20'x20' UNOBSTRUCTED CLEAR SPACE UP17 R GARAGE 22 3 200X OFFICE 80 106X PDR. W/H 20'x20' UNOBSTRUCTEDCLEAR SPACE 20'x20' UNOBSTRUCTED CLEAR SPACE UP17 R GARAGE 206 200X OFFICE 110 8 2X W/H Unit 2 3 BR / 3 BA 1,737 S.F. Unit 1R 3 BR / 2.5 BA 1,562 S.F. Unit 1 3 BR / 2.5 BA 1,562 S.F. UP17 R GARAGE 20 6 20 0X OFFICE 11 0 82X W/H F I R S T F L O O R 20'x20' UNOBSTRUCTED CLEAR SPACE LIVING 18 6 120X DINING 12 0 106X DN17 R PDR. KITCHEN DECK PANTRY UP17 RLIVING 186 12 0X DINING 120 10 6X DN17 R PDR. KITCHEN DECK PANTRY UP17 RUP17 RDN17 RPANTRY LINENKITCHEN LIVING 16 6 12 0X DINING 166 80X DECK PDR. UP17 R DN17 RPANTRY LINENKITCHEN LIVING 166 120X DINING 166 8 0X DECK PDR. S E C O N D F L O O R DN17 R PRIMARY BEDROOM 12 6 130X PRIMARY BATH LINEN W/D BEDROOM 2 11 6 10 0X BEDROOM 3 100 10 6X BA. 2 DN17 R PRIMARY BEDROOM 12 6 13 0X PRIMARY BATH LINEN W/D BEDROOM 2 11 6 10 0X BEDROOM 3 100 106X BA. 2 DN17 RLINENPRIMARY BEDROOM 110 14 0X PRIMARY BATH BEDROOM 2 100 10 0X BEDROOM 3 100 100X BA. 2 W/DDN17 RLINENPRIMARY BEDROOM 110 140X PRIMARY BATH BEDROOM 2 100 100X BEDROOM 3 100 100X BA. 2 W/DT H I R D F L O O R E N D E R L E C E N T E R T O W N H O M E S \\DRONE\J_DRIVE\GROUP25\73825172\DESIGN\5172_DES BLDG 1 COMP FLR.DWG0 2612 C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California 0 4 . 2 0 . 2 0 2 67 3 8 . 2 5 1 7 2 SHEET NO. B U I L D I N G 1 A | 4 - P L E X A2.01 FRONT BUILDING 1 1/4"=1'-0"8'-0"9'-1"FINISH GRADE±36'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"REAR 8'-0"9'-1"FINISH GRADE±36'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"E N D E R L E C E N T E R T O W N H O M E S 0 248 C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California 0 4 . 2 0 . 2 0 2 67 3 8 . 2 5 1 7 2 SHEET NO. B U I L D I N G 1 A | 4 - P L E X A2.02 LEFT 8'-0"9'-1"FINISH GRADE±36'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"RIGHT 8'-0"9'-1"FINISH GRADE±36'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"ROOF PLAN BUILDING 1 1/4"=1'-0"PITCH: 3.5:12 RAKE: TIGHTEAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE BUILDING WALL LINE ROOF LINE E N D E R L E C E N T E R T O W N H O M E S 0 248 C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California 0 4 . 2 0 . 2 0 2 67 3 8 . 2 5 1 7 2 SHEET NO. B U I L D I N G 1 A | 4 - P L E X A2.03 113'-8"35'-0"20'x20' UNOBSTRUCTED CLEAR SPACE UP17 R GARAGE 206 20 0X OFFICE 110 8 2X W/H UP17 R GARAGE 22 3 20 0X BEDROOM 4 10 0 106X W/H 20'x20' UNOBSTRUCTED CLEAR SPACE BA. 3 PORCH Unit 2Y 4 BR / 3.5 BA 1,785 S.F. Unit 1 3 BR / 2.5 BA 1,552 S.F. Unit 1R 3 BR / 2.5 BA 1,565 S.F. UP17 R GARAGE 20 6 200X OFFICE 110 82X W/H F I R S T F L O O R Unit 1R 3 BR / 2.5 BA 1,565 S.F. UP17 R GARAGE 20 6 20 0X OFFICE 11 0 8 2X W/H 20'x20' UNOBSTRUCTED CLEAR SPACE 20'x20' UNOBSTRUCTED CLEAR SPACE UP17 R GARAGE 20 6 20 0X BEDROOM 4 10 0 10 6X W/H 20'x20' UNOBSTRUCTED CLEAR SPACE BA. 3 Unit 2YR 4 BR / 3.5 BA 1,785 S.F. UP17 RDN17 RPANTRY LINENKITCHEN LIVING 16 6 12 0X DINING 166 8 0X DECK PDR. LIVING 18 6 12 0X DINING 12 0 10 6X DN17 R PDR. KITCHEN DECK PANTRY UP17 RUP17 R DN17 RPANTRY LINENKITCHEN LIVING 16 6 120X DINING 16 6 8 0X DECK PDR. S E C O N D F L O O R UP17 R DN17 RPANTRY LINENKITCHEN LIVING 16 6 12 0X DINING 16 6 8 0X DECK PDR. DN17 R UP17 RPANTRY KITCHEN LIVING 16 6 12 0X DINING 16 6 8 0X DECK PDR.DN17 RLINENPRIMARY BEDROOM 110 14 0X PRIMARY BATH BEDROOM 2 100 10 0X BEDROOM 3 100 10 0X BA. 2 W/D DN17 R PRIMARY BEDROOM 12 6 13 0X PRIMARY BATH LINEN W/D BEDROOM 2 11 6 10 0X BEDROOM 3 100 106X BA. 2 DN17 RLINENPRIMARY BEDROOM 11 0 14 0X PRIMARY BATH BEDROOM 2 10 0 100X BEDROOM 3 10 0 10 0X BA. 2 W/DT H I R D F L O O R DN17 RLINENPRIMARY BEDROOM 11 0 14 0X PRIMARY BATH BEDROOM 2 10 0 10 0X BEDROOM 3 10 0 10 0X BA. 2 W/D DN17 R LINEN PRIMARY BEDROOM 11 0 14 0X PRIMARY BATH BEDROOM 2 10 0 100X BEDROOM 3 10 0 100X BA. 2 W/D E N D E R L E C E N T E R T O W N H O M E S \\DRONE\J_DRIVE\GROUP25\73825172\DESIGN\5172_DES BLDG 2 COMP FLR.DWG0 2612 C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California 0 4 . 2 0 . 2 0 2 67 3 8 . 2 5 1 7 2 SHEET NO. B U I L D I N G 2 A | 5 - P L E X A2.04 FRONT BUILDING 2 1/4"=1'-0"8'-0"9'-1"FINISH GRADE±36'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"REAR 8'-0"9'-1"FINISH GRADE±36'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"E N D E R L E C E N T E R T O W N H O M E S 0 248 C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California 0 4 . 2 0 . 2 0 2 67 3 8 . 2 5 1 7 2 SHEET NO. B U I L D I N G 2 A | 5 - P L E X A2.05 LEFT 8'-0"9'-1"FINISH GRADE±36'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"RIGHT 8'-0"9'-1"FINISH GRADE±36'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"ROOF PLAN BUILDING 2 1/4"=1'-0"PITCH: 3.5:12 RAKE: TIGHTEAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE BUILDING WALL LINE ROOF LINE 2.5:122.5:122.5:12E N D E R L E C E N T E R T O W N H O M E S 0 248 C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California 0 4 . 2 0 . 2 0 2 67 3 8 . 2 5 1 7 2 SHEET NO. B U I L D I N G 2 A | 5 - P L E X A2.06 134'-10"32'-0"Unit 2X 3 BR / 3 BA 1,740 S.F. UP17 R GARAGE 22 3 20 0X OFFICE 12 6 10 6XDROP W/H 20'x20' UNOBSTRUCTED CLEAR SPACE UP17 R GARAGE 223 20 0X OFFICE 8 0 10 6X PDR. W/H 20'x20' UNOBSTRUCTEDCLEAR SPACE 20'x20' UNOBSTRUCTED CLEAR SPACE UP17 R GARAGE 20 6 20 0X OFFICE 11 0 82X W/H 20'x20' UNOBSTRUCTED CLEAR SPACE UP17 R GARAGE 206 20 0X OFFICE 11 0 8 2X W/H Unit 2 3 BR / 3 BA 1,737 S.F. Unit 1R 3 BR / 2.5 BA 1,562 S.F. Unit 1 3 BR / 2.5 BA 1,562 S.F. UP 17 R GARAGE 20 6 20 0X OFFICE 11 0 8 2X W/H F I R S T F L O O R Unit 1R 3 BR / 2.5 BA 1,562 S.F. Unit 1 3 BR / 2.5 BA 1,562 S.F. UP 17 R GARAGE 20 6 200X OFFICE 110 82X W/H 20'x20' UNOBSTRUCTEDCLEAR SPACE 20'x20' UNOBSTRUCTEDCLEAR SPACE LIVING 18 6 12 0X DINING 12 0 10 6X DN17 R PDR. KITCHEN DECK PANTRY UP17 RLIVING 18 6 12 0X DINING 12 0 10 6X DN17 R PDR. KITCHEN DECK PANTRY UP17 RUP17 RDN17 RPANTRY LINENKITCHEN LIVING 166 12 0X DINING 16 6 8 0X DECK PDR. UP17 RDN17 RPANTRY LINENKITCHEN LIVING 16 6 12 0X DINING 166 8 0X DECK PDR. UP17 R DN17 RPANTRY LINENKITCHEN LIVING 166 120X DINING 166 80X DECK PDR. S E C O N D F L O O R UP17 R DN17 RPANTRY LINENKITCHEN LIVING 166 120X DINING 16 6 8 0X DECK PDR. DN17 R PRIMARY BEDROOM 12 6 13 0X PRIMARY BATH LINEN W/D BEDROOM 2 116 10 0X BEDROOM 3 10 0 106X BA. 2 DN17 R PRIMARY BEDROOM 12 6 13 0X PRIMARY BATH LINEN W/D BEDROOM 2 11 6 100X BEDROOM 3 100 10 6X BA. 2 DN17 RLINENPRIMARY BEDROOM 11 0 14 0X PRIMARY BATH BEDROOM 2 10 0 10 0X BEDROOM 3 10 0 10 0X BA. 2 W/DDN17 RLINENPRIMARY BEDROOM 11 0 14 0X PRIMARY BATH BEDROOM 2 10 0 10 0X BEDROOM 3 100 10 0X BA. 2 W/D DN17 RLINENPRIMARY BEDROOM 110 140X PRIMARY BATH BEDROOM 2 100 100X BEDROOM 3 100 100X BA. 2 W/DT H I R D F L O O R DN17 RLINENPRIMARY BEDROOM 11 0 14 0X PRIMARY BATH BEDROOM 2 100 100X BEDROOM 3 100 10 0X BA. 2 W/D E N D E R L E C E N T E R T O W N H O M E S \\DRONE\J_DRIVE\GROUP25\73825172\DESIGN\5172_DES BLDG 3 COMP FLR.DWG0 2612 C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California 0 4 . 2 0 . 2 0 2 67 3 8 . 2 5 1 7 2 SHEET NO. B U I L D I N G 3 A | 6 - P L E X A2.07 FRONT BUILDING 3 1/4"=1'-0"8'-0"9'-1"FINISH GRADE±36'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"REAR 8'-0"9'-1"FINISH GRADE±36'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"E N D E R L E C E N T E R T O W N H O M E S C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California 0 4 . 2 0 . 2 0 2 67 3 8 . 2 5 1 7 2 SHEET NO. B U I L D I N G 3 A | 6 - P L E X A2.08 LEFT 8'-0"9'-1"FINISH GRADE±36'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"RIGHT 8'-0"9'-1"FINISH GRADE±36'-0"OVERALL BUILDING HEIGHTTOP OF RIDGE 9'-1"8'-0"9'-1"8'-0"ROOF PLAN BUILDING 3 1/4"=1'-0"PITCH: 3.5:12 RAKE: TIGHT EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE BUILDING WALL LINE ROOF LINE E N D E R L E C E N T E R T O W N H O M E S C O P Y R I G H T 2 0 2 5 B A S S E N I A N L A G O N I A R C H I T E C T S1 3 1 I N N O V A T I O N D R. S T E 1 0 0 , I R V I N E , C A 9 2 6 1 7 9 4 9 . 5 5 3 . 0 1 0 0 B A S S E N I A N L A G O N I . C O M Tustin, California 0 4 . 2 0 . 2 0 2 67 3 8 . 2 5 1 7 2 SHEET NO. B U I L D I N G 3 A | 6 - P L E X A2.09 ENDERLE CENTER DRIVE(TO-BE-NAMED CAMPO WAY)17TH STREET VANDENBERG LANEYORBA STREETNEWPORT FREEWAY/55ZZRENDER KEY MAP Scale: 1" = 100'-0" December 16, 2025 P:\20\20A110 - Burnham Tustin-EnderleCenter\Design\Site\x20A110 - Site Plan.dwg BICKEL GROUPARCHITECTUREBICKEL GROUP INCORPORATED3600 BIRCH STREET, SUITE 120NEWPORT BEACH, CA 92660P: 949.757.0411 F: 949.757.0511www.bickelgrp.com VIEW 1ABOVE VIEW 2 VIEW 3 VIEW 4 VIEW 5 VIEW6VIEW7 VIEW8 VIEW9 VIEW 10 VIEW 11 VIEW12 VIEW12 VIEW 14 VIEW 4 VIEW16 VIEW 17 VIEW18 VIEW19 VIEW 20 VIEW21 VIEW22 VIEW26 VIEW23 VIEW24 VIEW25 VIEW 5 VIEW 1 VIEW 2 VIEW3 VIEW6 LEGEND: COMMERCIAL VIEWS RESIDENTIAL VIEWS RESOLUTION NO. 4547 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA APPROVING DESIGN REVIEW 2026- 0001 AND SUBDIVISION 2026-0001/ TENTATIVE TRACT MAP NO. 19740 FOR THE REDEVELOPMENT OF THE EXISTING ENDERLE CENTER WITH A MIXED-USE COMMERCIAL AND RESIDENTIAL DEVELOPMENT PROJECT AT 17240-17350, 17390-17460, 17480 AND 17502 EAST 17TH STREET, 14032 ENDERLE CENTER DRIVE, AND 14081 YORBA STREET (APNS: 401-251-04, -05, AND -06; 401-252- 05, -06, -08, -09, AND -10; AND 401-253-02, 03, AND -04) The Planning Commission of the City of Tustin, California does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application has been submitted to the City of Tustin (the City) Community Development Department by Stephen Thorp on behalf of BWP Campo 1, LLC and BWP Campo 2, LLC, c/o Burnham-Ward Properties, LLC: Design Review (DR) 2026-0001, Subdivision (SUB) 2026-0001/Tentative Tract Map (TTM) No. 19470, which proposes to subdivide the existing Enderle Shopping Center into one residential lot for residential condominium purposes and nine commercial lots, and includes a request to vacate Enderle Center Drive and develop the site with a mixed-use commercial and residential development project. The project is located at 17240-17350, 17390-17460, 17480 and 17502 East 17th Street, 14032 Enderle Center Drive, and 14081 Yorba Street (APNS: 401-251-04, -05, AND -06; 401-252- 05, -06, -08, -09, and -10; and 401-253-02, 03, AND -04). B. That the Development Application requests the following approvals: • Design Review (DR) 2026-0001 for site layout and design of buildings; • Subdivision (SUB) 2026-0001/ Tentative Tract Map (TTM) No. 19470 to subdivide into one residential lot for residential condominium purposes and nine commercial lots, and includes a request to vacate Enderle Center Drive; and • Conditional Use Permits (CUP) for: o CUP 2026-0004 and CUP 2026-0005 for two new drive-thru restaurants; o CUP 2026-0006 for a Conceptual Master Sign Plan for the commercial site; and o CUP 2026-0007 for one new drive-thru car wash (Automated Self-Serve). Resolution No. 4547 Page 2 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. D. That the project site is zoned Planned Community Commercial (PC-COM) district (base zone) in conjunction with the Housing Overlay (HO) district (overlay zone) and has a Planned Community Commercial/Business (PCCB) General Plan land use designation. E. That Tustin City Code (TCC) Section 9323b2 requires TTMs be prepared for subdivisions creating five or more parcels and five or more condominiums, as defined in Section 783 of the California Civil Code. F. That TCC Section 9272b requires the applicant obtain DR approval for site plan, architectural elevations, and landscaping for construction of a new development prior to the issuance of any building permit. G. That a public hearing was duly called, noticed, and held for DR 2026-0001, SUB 2026-0001/TTM No. 19470, and CUPs 2026-0004, -0005, -0006, -0007, on July 28, 2026, by the Planning Commission. H. That on January 7, 2025, the Tustin City Council certified the Final Program Environmental Impact Report (FPEIR) for the Enderle Center Rezone Project (ECRP) (SCH # 2024020747). I. That the City has prepared an Addendum to the Certified FPEIR 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 ECRP Program EIR pursuant to CEQA Guidelines Section 15168. The project would be required to comply with applicable mitigation measures identified in the ECRP FPEIR/MMRP and incorporated by reference in the Addendum. J. That as conditioned, Sub 2026-0001/ TTM No. 19470 conforms with the State Subdivision Map Act and TCC Section 9323 (Subdivision Code) in that: 1. The proposed TTM 19470 and improvements are consistent with TCC, and Subdivision Map Act. 2. The site is physically suitable for the type of development and proposed density for a new mixed-use commercial/residential development that would include 100 attached residential units and result in 11 commercial buildings totaling 56,359 square feet on approximately 16.1 gross acres (13.5 net acres) within the allowable density requirements of PCCB General Plan designation. 3. The design of the proposed subdivision and improvements are not likely to cause substantial environmental damage in that the proposed Resolution No. 4547 Page 3 project is located on a developed site within an urbanized area and any potential environmental impacts can be mitigated to a level less than significant as determined in the 2025 certified ECRP FPEIR. 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, including the PC COM district (base zone) and the HO district (overlay zone), which allow commercial, residential, and mixed-use developments, with up to 413 dwelling units on up to 7 acres of land. 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 to utilize community sewer facilities. 6. The recommendations provided in the preliminary geotechnical report(s) would be implemented in the grading and foundation improvements associated with the project. K. That the City’s Public Works Department reviewed the map and determined that, as conditioned, it is technically correct. L. That the project meets the development standards of the PC-COM and HO zoning districts. M. That TCC Section 9331d requires subdividers of less than 50 parcels to dedicate parkland and/or pay a fee in-lieu of dedicating parkland, regardless that the open space provided on-site for residents is in excess of the TCC requirement. 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 approximately 29,185 square feet (0.67 acres). N. That the proposed project is consistent with the General Plan Housing Element Goal 1 in that the project would facilitate the creation of housing to meet the needs of 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) by proposing a total of 100 market rate (“above moderate-income”) units. O. 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, as follows: 1. Pursuant to subdivision (b)(2) of Government Code Section 65863, if the City allows development of any parcel with fewer units by Resolution No. 4547 Page 4 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 17, with an estimated capacity to accommodate 413 total units, consisting of 102 very low-income units, 67 low-income units, 69 moderate-income units, and 175 above moderate-income units. The project proposes a total of 100 above moderate-income units. As a result, the proposed project is 313 fewer total units, inclusive of the very low-income, low-income, moderate- income and above moderate-income units identified in the Housing Element Inventory of Sites 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, 1,046 low-income units, 1,132 moderate-income units, and 2,880 above moderate-income units. Accounting for “pipeline projects" 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 and certified, 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 the State’s certification of the Housing Element, the City has entitled a number of housing projects, both within sites in the Housing Element Sites Inventory, and sites not on the inventory. To date, the City has approved 1,065 new housing units (including ADUs) on sites that are not identified in the Housing Element or are units in excess of those allocated to a specific Housing Element inventory site. This includes 7 very low-income units, 54 low-income units, 6 moderate-income units, and 998 above moderate-income units. On sites within the Housing Element Sites Inventory, the City has entitled three development projects, which are all under construction. These projects, as well as 52 ADU inventory units, reduce the Site Inventory requirement by 588 dwellings, including 82 very low-income units, 222 low-income units, 15 moderate-income units, and 256 above moderate-income units. Counting inventory sites, non-inventory sites, and ADUs, the City’s remaining unmet RHNA is 4,473 total units, consisting of 1,619 very low-income units, 765 low-income Resolution No. 4547 Page 5 units, 1,105 moderate income units, and 984 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. The project is proposed in Inventory Site number 17, which has been allocated 413 units, including 102 very low-income units, 67 low-income units, 69 moderate-income units, and 175 above moderate-income units. The proposed project will not provide enough units to fulfill the site’s RHNA obligation, as it only provides for 100 above moderate-income dwellings. 5. The Housing Element provides for a 20 percent “buffer” consisting of 1,356 units on parcels within the Tustin Legacy area (Housing Element Sites 1 and 2), which are intended to accommodate additional residential development in the event that sites identified in the Housing Element cannot accommodate the City’s RHNA allocations specified for their site. Since the certification of the Housing Element, the City has relied on the buffer units to accommodate two development projects, including a shortage of 25 units on Site 15, and 64 units on Site 3. To date, the City’s buffer units total 336 very low-income units, 206 low-income units, 211 moderate-income units, and 514 above moderate-income units. Therefore, although the proposed project will provide 313 fewer units than allocated to Site 17, the remaining buffer units in Housing Element Sites 1 and 2 are adequate to accommodate the shortfall, which includes 102 fewer very low-income units, 67 fewer low- income units, 69 fewer moderate-income units, and 76 fewer above moderate-income units. P. That the location, size, and general appearance of the proposed Residential Development 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 area. 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 Planning Commission has considered at least the following items: 1. Building Design. The project is designed to be a high-quality residential development providing housing opportunity at the mixed- use project site consistent with the HO zone 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 Vandenburg Lane and Yorba Street and also from within the project site. Resolution No. 4547 Page 6 2. Site Layout. The Vandenberg Lane street frontage includes two (2) two-way driveway and pedestrian paths that leads to all areas of the project site. The site has pedestrian access from Vandenberg Lane and direct access to the commercial development to the north via two pedestrian gates. Residential buildings are proposed along the frontage of Vandenberg Lane. The project provides two common recreational areas that provide central gathering spaces, a pool area and pocket dog park. The three-story residential buildings at approximately 36 feet in height are proposed to comply with maximum allowable height of 75 feet per the HO District Development Standards. 3. Access and Circulation. Commercial access includes a main 30-foot two-way driveway off 17th Street and secondary entries off Yorba Street, connecting to a 28-foot loop drive. Buildings 1 and 2 (drive- thrus) feature 12-foot drive-thru aisles. Residential access consists of two 26-foot driveways on Vandenberg Lane with a 24-foot internal drive aisle/fire lane, providing direct access to guest parking and two-car garages. 4. Parking. The project exceeds the off-street parking required per TCC Multi-family residential parking for residential parking for each dwelling unit. 5. Private and Common Open Space. The residential development project would exceed the open space requirement for both private and common open space, by providing approximately 41,719 square feet (SF) total or 417 SF per unit of total open space. Common open space would consist of courtyards, paseos, side yards, and screening areas and would include approximately 27,508 SF total (or 275 SF per dwelling unit, which meets the minimum requirement of 200 SF per unit of common open space). A total of 14,211 SF of private open space would be provided in the residential development, with a minimum of 100 SF of private open space for each dwelling unit of ground floor garden patios, which meets the minimum private open space requirement in the zoning district of 100 SF per unit. 6. Lighting. Proposed outdoor lighting would be typical of residential and commercial uses and would consist of monumentation lighting, accent tree lighting, pedestrian pathway lighting, vehicular fixture, festoon lighting, directional lighting, 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 9271hh. 7. Wall and Fences. The project would include a combination of walls and fences, including for the portion of the residential site east of Resolution No. 4547 Page 7 Yorba Street and west of Enderle Center Drive. A retaining wall that increases in height from 1 foot to 3 feet from west to east together with a 5-foot-high perimeter fence is proposed along the boundary separating the residential and commercial sites. A 5-foot-high fence is proposed along the perimeter of the park and pool, and along the north and east property line. All residential units would include a 42- inch-high wall at the private patios and a minimum 5-foot-high wall along the side yards. Additionally, the units along Vandenberg Lane would include a 46-inch-high pilaster wall along the private patios. The walls would consist of split-face block. 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 commercial and residential building designs with accent materials are compatible with other multi-family residential and commercial buildings in the area. The buildings would meet the development standards as required by the TCC. Q. That the location, size, and general appearance of the proposed Commercial Development project, as conditioned, is compatible with the surrounding area in that there are existing commercial and residential development in the general area of similar massing and scale. In addition, the architectural design and features are an enhancement to the existing multi-use area. 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 Planning Commission has considered at least the following items: 1. Building Design. The project is designed to be a high-quality commercial development along 17th Street and Yorba Street consistent with the zoning district and adjacent uses. The proposed commercial development would include buildings with varying heights. The maximum height of the commercial buildings would be 38 feet and two inches (Building 10). All commercial buildings would have a similar architectural scheme featuring clay tile roofs, decorative porcelain tiles, fabric awning, and steel glass storefront, and a consistent color scheme of white and ivory. 2. Site Layout. The commercial development includes multiple access points for all modes of transportation. The 17th Street frontage features three (3) two-way driveways and pedestrian pathways to the south. These connect directly to all primary commercial areas, Resolution No. 4547 Page 8 including the existing Taco Bell (Building 11) located at the southeast corner of the signalized intersection of 17th Street and Enderle Center Drive. Yorba Street provides seven total driveways and pedestrian pathways serving the commercial sites, including: (a) Car Wash (Building 9) will have three driveways to the west, consisting of a shared two-way driveway (via an access easement with the southern adjacent property), a two-way driveway at the signalized intersection of Vandenberg Lane and Yorba Street, and an exit-only driveway north of the car wash; (b) Existing Office Building (Building 10) will have two two-way driveways; and (c) Commercial development will have two, two-way driveways to the east. Two additional pedestrian-only access points will be provided on-site between the commercial and residential sections of the project. Central common recreational areas are integrated to serve as community gathering spaces. The proposed one- and two-story buildings comply with the maximum allowable height limits set by the PC COM Planned Community District and the Enderle Center Development Standards. Long- and short-term bicycle parking will be provided throughout the commercial site in compliance with the California Building Code (CBC). To accommodate emerging transportation trends, the project exceeds minimum CBC requirements by offering dedicated charging spaces for electric bikes (e-bikes) and a dedicated bike repair station. 3. Access and Circulation. Commercial access includes a main 30-foot driveway off 17th Street and secondary entries off Yorba Street, connecting to a 28-foot loop drive. Buildings 1 and 2 (drive-thrus) feature 12-foot drive-thru aisles. 4. Parking. The project exceeds the off-street parking required for commercial parking. 5. Lighting. Proposed outdoor lighting would be typical of residential and commercial uses and would consist of monumentation lighting, accent tree lighting, bollard pedestrian pathway lighting, vehicular fixture, directional lighting, 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 9271hh. 6. Wall and Fences. The project would include a combination of walls and fences, including the portion of the site east of Yorba Street and west of Enderle Center Drive, a retaining wall that increases in height from 1 foot to 3 feet from west to east together with a 5-foot-high perimeter fence is proposed along the boundary separating the residential and commercial sites. 7. Landscaping. The proposed landscape plan features water efficient design and includes several different plant species across the project Resolution No. 4547 Page 9 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. 8. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. The commercial and residential building designs with accent materials are compatible with other multi-family residential and commercial buildings in the area. The buildings would meet the development standards as required by the TCC. II. The Planning Commission hereby approves Design Review (DR) 2026-0001 and Subdivision (SUB) 2026-0001/ Tentative Tract Map (TTM) No. 19470 for the redevelopment of the existing Enderle Center with a mixed-use commercial and residential development project at 17240-17350, 17390-17460, 17480 and 17502 East 17th Street at 14032 Enderle Center Drive, and 14081 Yorba Street (APNS: 401-251-04, -05, and -06; 401-252- 05, -06, -08, -09, and -10; and 401-253-02, 03, AND -04), subject to the conditions contained within Exhibit A, attached hereto. Resolution No. 4547 Page 10 PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 28th day of July 2026. AMY MASON Chairperson ALEXA SMITTLE Planning Commission Secretary Exhibit A: Conditions of Approval Exhibit B: TTM 19470 Exhibit C: Addendum to the ECRP EIR APPROVED AS TO FORM: _________________________________ MICHAEL DAUDT Assistant City Attorney Resolution No. 4547 Page 11 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Alexa Smittle, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4547 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 28th day of July, 2026. PLANNING COMMISSIONER AYES: _____________________________ PLANNING COMMISSIONER NOES: _____________________________ PLANNING COMMISSIONER ABSTAINED: _____________________________ PLANNING COMMISSIONER ABSENT: _____________________________ ALEXA SMITTLE Planning Commission Secretary SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION EXHIBIT A CONDITIONS OF APPROVAL DR 2026-0001 AND SUB 2026-0001 / TTM NO. 19470 INCLUDING PROPOSED VACATION OF ENDERLE CENTER DRIVE GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped July 28, 2026, 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) 2026-0001 shall become null and void unless permits for the proposed project are issued and substantial construction commences within 24 months of this approval. Time extensions may be granted if a written request and associated fee is received by the Community Development Department within thirty (30) days prior to expiration. (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 DR 2026-0001 and SUB 2026-0001/TTM No. 19470 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. (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). RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 2 (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 Tustin city ordinance. (1) 1.7 As a Condition of Approval of DR 2026-0001 AND SUB 2026-0001/ TTM No. 19470, 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. TENTATIVE TRACT MAP NO. 19470 / FINAL MAP CONDITIONS (1, ***) 2.1 Preparation and recordation of a final subdivision map shall be required. (1) 2.2 The developer shall satisfy dedication and/or reservation requirements as applicable, at no cost to the City, including but not limited to the following: a. The development shall dedicate in fee title portions of street rights-of way along 17th street and Vandenberg Lane along the project frontage. b. The development shall dedicate to the City of Tustin an easement on portions of Enderle Center Drive for maintenance of the traffic signal equipment. c. The development shall dedicate in fee portions of Enderle Center Drive to the City of Tustin for pedestrian path of travel at the intersection of 17th Street and Enderle Center Drive. d. The developer shall grant in fee title appropriate corner cut-offs at 17th Street/Enderle Center Drive (both sides) and Vandenberg Lane/Enderle Center Drive, at no cost to the City. e. The proposed vacation of Enderle Center Drive becomes effective upon recordation of the first Final Map. 1. Prior to recordation of the Final Map, the developer shall coordinate with all affected utility providers RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 3 regarding the existing utility facilities within the proposed Enderle Center Drive vacation area. 2. Prior to recordation of the Final Map, the developer shall coordinate with Southern California Gas Company (SoCalGas) and all affected utility providers regarding the final utility service locations and any required easement reservations. Any existing SoCalGas facilities within the proposed Enderle Center Drive vacation area shall be protected through easement reservation or other documentation acceptable to SoCalGas and reflected on the Final Map and/or vacation documents, as appropriate. Any required utility easements shall be reserved, relocated, abandoned, or otherwise addressed to the satisfaction of the applicable utility provider and the City Engineer. (1) 2.3 The developer shall release and relinquish to the City of Tustin, at no cost to the City, all vehicular access rights along Yorba Street, 17th Street and Vandenberg Lane, except at approved access locations as shown on the Map. (1) 2.4 The developer shall dedicate water line easements to the City of Tustin of sufficient width, but in no case less than twenty (20) feet, and not necessarily centered on the water main, as determined by the City Engineer, to accommodate existing and proposed public water facilities, future maintenance and replacement operations, excavation and trench safety requirements, equipment access, and applicable utility separation standards. Easements shall remain free and clear of structures, walls, trees, and other obstructions. At the discretion of the City Engineer, the existing 8-inch ACP water line connecting the line along Enderle Center Drive may be relinquished to the developer/Homeowners Association (HOA) for private ownership and maintenance, subject to design and construction of all necessary improvements, including but not limited to backflow protection, isolation, and fire service modifications, to the satisfaction of the City Engineer. (1,4, ***) 2.5 The developer shall dedicate easements to the City, at no cost to the City, for emergency vehicle access and public services ingress and egress purposes over the private drives and driveways as shown on the Parcel Map. (1,4, ***) 2.6 Prior to recordation of the final map, the developer shall execute a subdivision and monumentation agreement, and furnish improvement and monumentation bonds, all on forms acceptable to the City. RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 4 (1,4, ***) 2.7 Until such time as the Final Map has been recorded and title to the vacated portions of Enderle Center Drive has transferred in accordance with the approved subdivision, all work within the existing public right-of-way of Enderle Center Drive shall be performed under an Encroachment Permit issued by the Public Works Department. Prior to issuance of the Encroachment Permit, the developer shall furnish improvement security, including performance and labor and material bonds, insurance, and other documentation required by the City Engineer to guarantee completion of the work and restoration of the public right-of-way and public improvements to the satisfaction of the City Engineer in the event the work is not completed. USE RESTRICTIONS (4) 3.1 The project proposes to redevelop the existing Enderle Center with a mixed-use commercial and residential phased development project. The site is currently developed with 14 commercial buildings totaling 132,345 square feet (sf) and includes a range of restaurant, retail, office, and gas station uses. The project would include the following: a. Commercial site(s). 1. The existing site layout will be reconfigured to consolidate all commercial development toward the northern portion of the project site. This will include the demolition of eight buildings and the construction of five new commercial buildings. Six existing buildings will remain and will undergo minor improvements. 2. The proposed development would result in 11 commercial buildings totaling 56,359 sf and include a mix of restaurants, retail, grocery, drive-thru services, an automated car wash, office uses, parking areas, and two outdoor amenity spaces throughout the northern portion of the site. b. Residential site. The project will also include 31 residential buildings on the southern portion of the project site, comprising 100 attached-unit townhomes, of which 40 of the townhomes are duplex units. All of the units contain a two-car garage and private open space. There are also 36 guest surface parking spaces, which are distributed throughout the residential site. Other site amenities include useable common open space areas and landscaping, including a dog park, community pool, and other open space areas. (4) 3.2 All parking spaces shall be maintained as shown on the approved plans dated July 28, 2026. Any changes to the number, location, or size of parking spaces shall be reviewed and approved by the RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 5 Community Development Director. All required parking and associated circulation shall comply with the minimum dimensions established by the Tustin City Code. (1) 3.3 No outdoor storage shall be permitted during grading or building stages, except as approved by the Community Development Director. (4, ***) 3.4 During plan check, the residential development shall comply with the minimum private open space requirement for each dwelling unit, which is 100 square feet of useable area, per the Housing Overlay Zoning District requirements (Ordinance 1550) and Tustin City Code. (4, ***) 3.5 If in the future the City’s Community Development Director, Police Chief, and/or Public Works Director determines that the vehicle turn movements into and out of the project driveways along 17th Street, Yorba Street, and/or Vandenberg Lane need to be reassessed, the Community Development Director, Police Chief, and/or Public Works Director may require the applicant or homeowners association to prepare a traffic analysis, and the applicant or homeowners association shall bear all associated costs. If said study indicates that there is inadequate capacity at the project driveway, the applicant shall be required to identify measures that resolve the inadequacies, which shall be reviewed and approved by the Community Development Director, Police Chief, and/or Public Works Director. Said measures may include, but are not limited to, the following: a. Operational modifications, onsite circulation improvements, restriping, signage, traffic control measures, or physical site modifications. (1, 4) 3.6 If in the future, a shared parking agreement is required for non- residential uses with different peak hours of operation, a Conditional Use Permit (CUP) for joint use parking areas will be required. RESIDENTIAL SUBDIVISION CONDITIONS, COVENANTS & RESTRICTIONS (CC&Rs) (1) 4.1 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) 4.2 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 RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 6 requirements under Sections 4 and 5 of these Conditions of Approval, and the corresponding page/paragraph where they are addressed in the CC&Rs. (1) 4.3 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) 4.4 No dwelling unit in the development shall be sold, nor shall a Certificate of Occupancy be 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, signage, amenities, landscaping, private street, and utilities. (1) 4.5 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 shall be established in the CC&Rs 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, furnishings, awnings/overhead structures, trash enclosures, water quality management plan BMPs and private utilities, if any. d. Private and common open space areas 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 allocated for private versus common use. 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 HOA 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, RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 7 exterior mechanical equipment, television and radio antenna, consistent with the TCC. g. General maintenance guidelines shall be provided for applicable items listed 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. 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. HOA 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. i. 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 236 parking spaces shall be available on-site as shown below: a. 200 parking spaces shall be available on-site permanently maintained at a rate of two garage spaces per dwelling unit; b. 36 guest surface parking spaces for the residential units (0.36 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 the TCC. RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 8 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 HOA. 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 HOA 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 Department access and enforcement, e.g., by the HOA, 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, which shall advise each homeowner of the designated location for individual trash placement. k. Maintenance of all common areas, driveways, etc., shall be by the HOA. 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 July 28, 2026. 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. 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 RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 9 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. q. No amendment to alter, modify, terminate, or change the HOA'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. RESIDENTIAL SUBDIVISION HOMEBUYER NOTIFICATION (1) 5.1 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. 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 State Route 55 (SR-55), 17th Street, Yorba Street, and Vandenberg Lane. 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 the notice shall include areas that are for exclusive use by residents. RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 10 e. A notice stating trash bins shall be placed in designated curb areas as shown on an Exhibit within the approved CC&Rs, and that the trash shall not be put out earlier than 12 hours prior to the scheduled collections and shall be 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, construction on the entire Campo on 17th Mixed-Use site, and stating that the activity may be disruptive. h. A notice that discloses the potential health impacts to prospective residents from living in a close proximity of SR-55, and the reduced effectiveness of an 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, but not be limited to, the following information 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 to prospective residents the potential increase in energy costs for running the HVAC system. 3. Provide recommended schedules to prospective residents for replacing the enhanced filtration units (e.g., once a year or every six months). The schedules shall be based on the manufacturer’s recommendation. COMMERCIAL SUBDIVISION – CONDITIONS, COVENANTS & RESTRICTIONS (CC&Rs) (1) 6.1 Prior to recordation of the final map, all organizational documents for the project, including any 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) 6.2 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 Section 6 of these Conditions of Approval, and the corresponding page/paragraph where they are addressed in the CC&Rs. (1) 6.3 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 RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 11 recorded CC&Rs shall be submitted to the Community Development Department after recordation. (1) 6.4 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 shall be established in the CC&Rs for the operation, management, use, repair, and maintenance of all common areas and facilities, including open space, landscaped areas, decks, walls and fences, private roadways (i.e., walkways, sidewalks, driveways), lighting, furnishings, awnings/overhead structures, trash enclosures, water quality management plan BMPs and private utilities, if any. d. 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. e. General maintenance guidelines shall be provided for applicable items listed in the CC&Rs. Examples of maintenance guidelines are shown below: 1. All common landscaping areas, 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. 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, by 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. RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 12 f. Commercial Property Owners' Associations approval of exterior improvements that require a building permit shall be obtained prior to requesting the 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. g. A “Parking and Circulation Exhibit” shall be made part of the CC&Rs and shall be enforced by the Commercial Property Owners Association. In addition to the exhibit, provisions regarding parking shall be included in the CC&Rs, including the following: 1. A total of 323 parking spaces shall be available on-site on the commercial site(s). Any changes to the parking shall be subject to the prior review and approval by the Community Development Department in accordance with TCC. 2.The Commercial Property Owners' Associations 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 Department access and enforcement by the association, management company, private company, etc. h. Maintenance of all common areas, driveways, etc., shall be by the Commercial Property Owners' Associations. i. Television and radio antennas shall be installed in accordance with the requirements of applicable law. j. All utility services serving the site shall be installed and maintained underground pursuant to TCC 9271. k. 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 July 28, 2026. 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, doors, patios, accessible entries, changes in elevation, common use spaces and parking spaces. l. Before January 1st of each year the Commercial Property Owners' Associations shall file with the Community Development Department the name, addresses, and telephone numbers of at least one (1) member of the association Board and, where applicable, a manager of the site, 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. RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 13 m. General easements shall be provided to public agencies for the access and maintenance in any public utilities they own in the development. n. No amendment to alter, modify, terminate, or change the Commercial Property Owners' Associations 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. 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 for the residential development shall be submitted, per TCC Section 9403c and 9403h. (4, ***) 7.3 During plan check, a Master Sign Plan for the commercial development may be submitted for any minor revisions that are required for the commercial components of the project (i.e., menu boards, etc.), as approved under the Conceptual Master Sign Plan for the commercial components of the project (DR-2026-0001 and CUP 2026-0006). (4) 7.4 All utilities shall be placed underground. (4) 7.5 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) 7.6 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 submitted construction documents and the proposed materials. (4) 7.7 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 RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 14 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) 7.8 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) 7.9 Construction drawings shall specify the use of anti-graffiti products for treatment of both sides of the wall along the property line. (4) 7.10 All electrical, telephone, community antenna, television and similar service wires or cables that provide direct service to the property being developed, shall be installed underground within the exterior boundary lines of such property. (4) 7.11 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 9271i, 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. Fencing shall not obstruct the line-of-sight of drivers. (1, 4) 7.12 Prior to the issuance of building permits, the applicant shall submit a final 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 (1, 6) 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. (1, 6) 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 RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 15 or HOA with the same species type and size identified in the approved landscape plans. RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 16 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). i. Windows and glass doors with minimum STC ratings as required. ii. Residential mechanical ventilation, or other means of natural ventilation. b. Exterior Use Areas. i. Final design for proposed awning/canopy over common open space area in compliance with “Table N-3” 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. RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 17 ORANGE COUNTY FIRE AUTHORITY (OCFA) SERVICE REQUEST (SR) 25004390 For the Commercial development/buildings: (1, 5) 10.1 Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit if a grading permit is not required, the applicant shall submit a Fire Master Plan (service code PR145). All turning radii must comply with adopted OCFA Guideline B-01, and the water available for fire flow must meet Guideline B-01 requirements at the time of the Fire Master Plan review. (1, 5) 10.2 Prior to issuance of a building permit, the applicant shall submit the following: a. Architectural plans (service codes PR200-272) if any California State Fire Marshal regulated occupancies are proposed within any building (i.e. assembly, educational, etc.); b. Photovoltaic plans (service request PR363) if appliable; c. Fire sprinkler system (service codes PR410-425); d. Underground piping (service codes PR470-475); e. Chemical Classification (service codes PR315-322) if applicable. (1, 5) 10.3 Prior to concealing interior construction, the applicant shall submit a Fire Alarm System plan to OCFA for approval, and obtain inspection approval from OCFA (service code PR500-PR530). For the Residential development/buildings: (1, 5) 10.4 Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit, if a grading permit is not required, the applicant shall submit a Fire Master Plan (service code PR145). All turning radii must comply with adopted OCFA Guideline B-01 and the water available for fire flow must meet Guideline B-01requirements at the time of the Fire Master Plan review. (1, 5) 10.5 Prior to issuance of a building permit, the applicant shall submit the following: a. Fire sprinkler system (service codes PR410-425); b. Underground piping (service codes PR470-475). (1, 5) 10.6 Prior to concealing interior construction, the applicant shall submit a Fire Alarm System plan to OCFA for approval, and obtain inspection approval from OCFA (service code PR500-PR530). GENERAL OCFA CONDITIONS (1, 5) 10.7 Partial/Final Occupancy Inspections: Prior to issuance of partial (temporary) or final Certificate of Occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector, and be in RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 18 substantial compliance with codes and standards 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) 10.8 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. 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/about-us/departments/community-risk-reduction/planning-development-services/ WATER QUALITY CONDITONS (1) 11.1 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State, and Regional Water Quality Control Board rules and regulations. (1) 11.2 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (WQMP) in the City’s Citizen Self Service Portal available at the following link: https://tustinca-energovpub.tylerhost.net/Apps/SelfService#/home. A separate final WQMP is required for each separate component of project development. 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 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: RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 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 WQMP, the applicant shall submit a deposit of $3,442.00 (for each WQMP) 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/1260/Comprehensive-Schedule-of-Fees (1) 11.4 Prior to issuance of any permits, the applicant shall record a “Declaration of Restrictions” (residential project) and “Covenant and Agreement Regarding O & M Plan to Fund and Maintain Water Quality BMPs, Consent to Inspect, and Indemnification” (non-residential projects), whichever is applicable, with the County Clerk-Recorder. These documents 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 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 (1, ***) 12.1 Current Federal Americans with Disabilities Act (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. Depending on the applicable City standard, an easement for public pedestrian access may be required, as determined by the City Engineer, and shall be dedicated on the final map. (1, ***) 12.2 Prior to issuance of the applicable Certificate of Occupancy, as determined by the City Engineer, the developer shall complete street RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 20 improvements on 17th Street, Yorba Street and Vandenberg Lane along the project frontage to the satisfaction of the City Engineer, including but not limited to the following: (unless otherwise noted). a. All project entries shall be designed and constructed per the City of Tustin Public Works Standard 210, except for the exit only car wash northerly driveway apron on Yorba Street. The proposed one-way exit- only car wash northerly driveway shall be subject to review and approval by the City Engineer through the public improvement plan review process. The developer shall demonstrate, through City-approved vehicle turning analysis, that the driveway provides safe and efficient ingress/egress for the intended design vehicles, prevents wrong-way entry, and does not adversely impact pedestrian safety or traffic operations on Yorba Street. The final driveway geometry, pavement markings, signing, channelization, and any required right-of-way dedication shall be subject to the approval of the City Engineer. Adequate dedication of right-of-way to the City of Tustin may be required, at no cost to the City. Onsite and offsite improvements associated exclusively with the car wash are to be tied to the issuance of the final Certificate of Occupancy for the car wash development only and will not hinder the issuance of the Certificate of Occupancy for any other developments associated with the Campo on 17th Mixed-use project development. The Community Development Director, in consultation with the City Engineer, shall determine which improvements are exclusive to the car wash and thereby qualify for deferral. b. For the residential development, the easterly driveway (proposed residential entry) on Vandenberg Lane is a 3-way stop T-intersection. The developer shall remove and reconstruct this driveway location with the most current City of Tustin Public Works Standard No. 210, provide adequate pedestrian easement and re-stripe the pedestrian crosswalk. c. The developer shall be responsible for traffic signal cabinet and controller upgrades including equipment associated with the upgrade at the intersection of Yorba Street and Vandenberg Lane. i. Existing conditions: Cabinet Type: P TS1; Controller Type: ASC2s; CMU: Guardian-LCD-12P; BBS: MP2000; PPB: Polara iN; ii. Items for upgrade include new Cabinet (TS2 Type 2), new controller (Cobalt), and new MMU. d. For the commercial development, the developer shall design, remove and reconstruct corner curb ramp at 17th Street and Enderle Center Drive (both sides) to comply with the most current ADA requirements and City of Tustin Public Works Standards. e. For the residential development, the developer shall design, remove and reconstruct corner curb ramp at the current Vandenburg Lane and RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 21 Enderle Center Drive intersection to comply with the most current ADA requirements and City of Tustin Public Works Standards. f. Prior to issuance of Certificate of Occupancy for the car wash, the car wash developer shall remove and reconstruct the car wash share driveway apron on Yorba Street, south of Vandenburg Lane, to the most current ADA requirements and City of Tustin Public Works Standards. Onsite and offsite improvements associated exclusively with the car wash are to be tied to the issuance of the final certificate of occupancy for the car wash development only and will not hinder the issuance of the Certificate of Occupancy for any other developments associated with this project development. The Community Development Director, in consultation with the City Engineer, shall determine which improvements are exclusive to the car wash and thereby qualify for deferral. g. The developer shall remove, reconstruct, or replace any missing or damaged public improvements (i.e. sidewalk, curb & gutter) adjacent to this development. h. Design and construct any missing or damaged concrete sidewalk, landscape, and irrigation system along the property frontage on 17th Street, Yorba Street, and Vandenberg Lane. Any proposed street tree shall be reviewed and approved by the City of Tustin Arborist. i. Prior to issuance of the applicable Certificate of Occupancy, as determined by the City Engineer, the developer shall be responsible for all utility coordination, design, permitting, relocation, modification, and installation of utility facilities necessary to serve the proposed development along Yorba Street. Utility improvements shall be designed and constructed in accordance with applicable City requirements and the requirements of the affected utility providers. Pursuant to TCC Section 9332(b)(6), the developer shall satisfy the City's underground utility requirement for the project frontage through payment of an in-lieu undergrounding a fee in lieu of constructing the off-site undergrounding improvements. The in-lieu fee shall be based on a cost estimate prepared by the developer's engineer and approved by the City Engineer for the approved undergrounding scope. The fee shall be paid at a time established by the City Engineer in accordance with the approved project phasing. Notwithstanding the above, the developer shall relocate, modify, or remove existing utility poles, guy wires, anchors, and related utility facilities that conflict with the approved development, as determined by the City Engineer and the applicable utility providers. j. Street rehabilitation limits shall be limited to utility trenching per city trenching standards, frontage improvements, project construction damages, and extent of roadway impacts. Notwithstanding the aforementioned, only limited patching and repair shall be required as the City of Tustin will be completing repaving the frontage streets in the years ahead. RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 22 k. The developer shall provide additional street lighting improvements were determined necessary by the City Engineer based on an approved photometric analysis. (1, ***) 12.3 Prior to commencement of any work within the existing public right-of- way, including without limitation the portion of Enderle Center Drive proposed for vacation but not yet transferred through recordation of the Final Map, the developer shall obtain an Encroachment Permit from the Public Works Department and comply with all applicable permit requirements. The developer shall furnish improvement security, including performance and labor and material bonds, insurance, and other documentation required by the City Engineer to guarantee completion of the work and restoration of the public right-of-way and public improvements, to the satisfaction of the City Engineer in the event the work is not completed. (1, ***) 12.4 Prior to issuance of an Encroachment Permit for construction within the public right-of-way, the applicant shall submit in the City’s Citizen Self Service Portal traffic control plans and/or applicable WATCH manual details, 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, ***) 12.5 Prior to issuance of first Grading Permit for each development, the developer shall enter into a Landscape Installation and Maintenance Agreement with the City of Tustin for maintenance of parkway improvements adjacent to the project along Yorba Street and Vandenberg Lane. A detailed parkway improvement exhibit shall be provided for the agreement. (1, 4, ***) 12.6 If operation of the two drive-thru restaurants and car wash (together or independently) results in recurring operational, circulation, queuing, traffic safety, pedestrian, bicycle, or emergency access issues impacting adjacent public streets, onsite circulation, emergency vehicle access, or neighboring properties, the property owner shall implement corrective measures subject to review and approval of the City Engineer. Corrective measures may include, but are not limited to, operational modifications, onsite circulation improvements, restriping, signage, traffic control measures, or physical site modifications. (1) 12.7 The developer shall obtain written approval and/or permits from the applicable utility companies, including but not limited to Southern California Edison (SCE), Southern California Gas Company (SoCalGas), East Orange County Water District (EOCWD), AT&T, Cox Communications, Spectrum, etc. (1) 12.8 Developer shall coordinate the design and construction of all utilities with the utility providers and the City. The applicant is responsible for the RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 23 coordination and all costs related to the installation, modification, relocation, upgrade, or abandonment of all existing wet and dry utilities affected by the proposed project. (1) 12.9 Developer shall coordinate and obtain the necessary Caltrans approval and permit. (1, ***) 12.10 If there is a future desire to add vehicle gates at any entry access to this project, the entry shall be modified to provide an adequate turn-around for vehicles that do not gain access, and a minimum of 100-feet of onsite stacking distance between the gates and the public R/W. All future entry gate plans shall be reviewed and approved by the City of Tustin Public Works Department. WATER IMPROVEMENTS (1, ***) 13.1 Prior to issuance of first permit (demo permit), the developer shall submit a Water System Hydraulic Analysis demonstrating adequate domestic water supply, fire flow, and future system capacity. The developer shall be responsible for the design and construction of improvements described in the Study, at no cost to the City. (1) 13.2 Private onsite domestic and fire water systems, including appropriate fire backflow device(s), are required. Private domestic water submeters shall be provided for each dwelling unit. (1) 13.3 Common area landscaping requires a separate water service and meter for irrigation. A Reduced Pressure Principal Assembly (RPPA) shall be required to prevent cross contamination with the public water system. (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 right-of-way up to the DCDA with a minimum distance of five (5) feet all around the DCDA, to allow for unobstructed access, inspection, testing, and maintenance. b. If a building sprinkler system is required by the Orange County Fire Authority (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 RPPA shall be required to prevent cross-connection with the public water system. RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 24 (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 shall obtain a release/approval from the EOCWD prior to receiving water service from the City of Tustin. The applicant shall submit a water permit application to EOCWD, and is responsible for all application, connection 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 Orange County Fire Authority (OCFA). Plans meeting OCFA fire protection requirements must be stamped and approved by that agency. (1) 13.8 The proposed domestic water system plans must conform to all applicable regulations enforced by the Orange County Health Care Agency (OCHCA). (1) 13.9 The proposed domestic water system plans must conform to all applicable regulations enforced by the OCHCA. 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 (65) percent of the project waste material or the amount required by the California Green Building Standards Code. b. Prior to the issuance of, any building or demolition permit that involves the creation of C&D debris, each applicant for covered projects shall pay to the City an application fee in the amount set forth in a resolution of the City Council sufficient to cover the City's costs of reviewing an application and monitoring compliance with this section and/or the WRRP or reviewing an application for exemption. 1. Single-Family Residential. All single-family residential projects for new attached homes, additions or alterations shall submit a security deposit in the amount of five (5) percent of the project's valuation as determined by the Building Official, rounded to the nearest thousand. The minimum deposit amount shall be five hundred dollars ($500.00) and the maximum deposit amount shall be two thousand five hundred dollars ($2,500.00). RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 25 2. Commercial. All commercial projects shall submit a security deposit in the amount of five (5) percent of the project's valuation as determined by the Building Official, rounded to the nearest thousand, or two thousand five hundred dollars ($2,500.00), whichever is greater. In no event shall a deposit exceed twenty-five thousand dollars ($25,000.00). 3. Grading. All projects requiring a grading permit shall submit a security deposit in the amount of one thousand dollars ($1,000) per acre, rounded up to the nearest quarter acre. Projects requiring both a rough grading permit and a grading permit shall require a single deposit and collected under a single WRRP application. c. Security deposit. In addition to the application fee, each applicant shall deposit with the City a security deposit as security for performance. The security deposit is remitted at the same time the permit application is filed. The security deposit may be in the form of cash, cashier's check, personal check, money order, or may be applied to a credit card in accordance with standards set by the Finance Department. (1) 14.2 Facility Solid Waste Collection and Recycling Plan. a. The applicant, property owner, and/or tenant(s) are required to participate in the City’s recycling programs. b. Waste and Recycling collection facilities shall be equally and readily accessible by the property owner(s) or tenant(s). c. Waste and Recycling collection facilities must be placed in a location that can be easily and safely accessed by the solid waste hauler while utilizing either front loader or side loading equipment. d. 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 of space between containers. Driveways must be fully accessible at all times. Placement of containers for collection must allow for ADA access in accordance with Section 13. e. Adequate collection capacity shall be provided to ensure that collection frequency shall not exceed four times per week for commercial customers. f. All trash enclosures shall be designed with roof and be able to accommodate at least two (2) 4-yard bins, with at least one (1) bin reserved for recyclable materials. Space for a container for organics is also required as described in Section 14.2(g) below. g. Prior to the approval of a site plan or the issuance of a building permit, the Public Works Department shall review and approve the number of trash enclosures required to service the project site. h. All developments are required to provide space for the collection of organic materials. Organics are collected in 35-gallon and 65-gallon RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 26 wheeled carts, and 2-yard bins. The size of the organics container will be dependent upon the use and size of the building. Organics can be collected six (6) days per week to minimize the space required for a container. i. All developments that plan for the use of carts in residential projects will need to account for the collection of three waste streams: trash, recycling, and organics. 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 largest size containers that will be offered to these units. PUBLIC WORKS MISCELLANEOUS CONDITIONS (1) 15.1 Prior to issuance of any permit, the applicant shall obtain a City of Tustin haul route permit for the project. Submit a haul rout permit request under Encroachment Permit in the City’s Citizen Self Service Portal for review and approval. (1) 15.2 Prior to issuance of any permit, the applicant shall submit an 8 ½” 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) 15.3 The applicant shall identify limited use areas for access onto public streets. The construction landscape and irrigation plan shall identify limited use areas for access onto public streets. The limited use areas are comprised of a triangle with a minimum 10 feet dimension on each side of a driveway, and a minimum 25 feet triangle at signalized intersections. The triangles shall be behind the sidewalk and based on a corner sight distance analysis for parkway landscaping. Within limited use areas the hardscape improvements and landscaping must be restricted to a height of 24 inches or less depending on the speed of the road. Obstructions that could block line of sight are not allowed in the limited use area, including, but not limited to, bus shelters, walls, above-ground utility equipment and landscaping. Additionally, to maintain adequate sight lines of pedestrians on the sidewalk, and vehicles and bicycles on the street, the diameter of street trees shall be no greater than 24 inches, including canopies, within the area of 84 inches above the curb. (1) 15.4 The applicant shall satisfy dedication and/or reservation requirements as applicable, including, but not limited to, dedication in fee title of all required street rights-of-way; dedication of all required flood control right- of-way easements; and dedication of vehicular access rights, sewer easements, and water easements defined and approved as to specific RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 27 locations by the City Engineer (at no cost to the City) and/or other agencies. (1) 15.5 CADD Requirements - In addition to the normal full-size map and plan submittal, all final maps and plans including, but not limited to, tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans shall be submitted to the Public Works Department in computer aided design and drafting (CADD) format to the satisfaction of the City Engineer. The standard file format is AutoCAD Release 2009, or latest version, having the extension” DWG”. All layering and linotype conventions are AutoCAD-based (latest version available upon request from the Public Works Department). The CADD files shall be submitted to the City at the time plans are approved, and updated CADD files reflecting “as built” conditions shall be submitted once all construction has been completed. No project bonds will be released until acceptable “as built” CADD files have been submitted to the City. (1) 15.6 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) 15.7 Prior to issuance of a Building Permit(s), the applicant shall provide written approval/permit of sanitary sewer and/domestic water service connections, as applicable, from East Orange County Water District (EOCWD). (1) 15.8 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of the City Engineer before acceptance of the tract and/or issuance of a Certificate of Occupancy for the development on any parcel within the subdivision. (1) 15.9 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 adopted 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 review. (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. RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 28 (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 currently in effect, including local amendments, as of January 1, 2026: 2025 California Building Code (’25 CBC); 2025 California Plumbing Code (’25 CPC); 2025 California Mechanical Code (’25 CMC); 2025 California Electrical Code (’25 CEC); 2025 California Residential Code (‘25 CRC); 2025 California Energy Code (’25 Energy); and 2025 California Green Building Standards Code (‘25 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 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 ten (10) percent 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. RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 29 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 Enderle Center Rezone Project (ECRP) Environmental Impact Report (EIR) dated September 2024. A mitigation monitoring report shall be submitted to the City. See Environmental/ CEQA section starting at Section 18 below. (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 ECRP EIR dated September 2024. 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 applicable 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 is subject to annual increases. (1, 5) 17.4 Prior to issuance of a Certificate of Occupancy for each residential unit in the residential development of this project, Developer shall pay a per unit park in-lieu fee per TCC Section 9331d, as each Certificate of Occupancy is issued by the City. Parkland Fee shall be approved by the Parks and Recreation Director and paid prior to issuance of a Certificate of Occupancy. ENVIRONMENTAL / MITIGATION MEASURES (2) 18.1 The project shall comply with the MMRP for the Enderle Center Rezone Project EIR dated September 2024 (Council Resolution No. 24-77). For reference, see Exhibit C of this Resolution for a copy of the MMRP. RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 30 EAST ORANGE COUNTY WATER DISTRICT (EOCWD) (1, 5) 19.1 Prior to issuance of grading permit, submit a sewer study to the East Orange County Water District (EOCWD) for review and approval. POLICE DEPARTMENT (1) 19.1 Provide surveillance trailer cameras, on-site security, and lighting in the parking lot during construction. (1) 19.2 Provide no trespassing signs posted at all pedestrian and vehicle entrances that state “No Trespassing” per TCC Section 6350c. (1) 19.3 a. For the Commercial site/buildings: Surveillance Cameras: 1. During construction covering the construction area, including any containers containing high value items such as tools, HVAC equipment, electrical equipment and breakers or other commonly targeted/stolen items (30-day retention). 2. After construction, high resolution cameras covering all sides of the commercial buildings including exits/entrances/warehouse doors, parking lots, anywhere customers can access, cash registers/safes, inside car wash bay, and street views with the ability to zoom into vehicle license plates. These cameras should have the ability to live view as well as a minimum 30-day retention period. Consideration should be given to sharing cameras with the City’s Police Department as part of future Real Time Crime Center. Lighting: 3. During construction, nighttime lighting should be considered near high-value items listed above. 4. Effective lighting in the parking lots that illuminates all areas of the parking lots, near all buildings and walkways. Security: 5. On-site (after-hours) security during construction. 6. List of contractors/employees entering/exiting construction site, key holders etc. should be kept and made available when needed. 7. Lockable trash enclosures, exterior outlets, hose bibs, and copper water valves. 8. Low hedges and plants around buildings and alcoves. Traffic Plan: 9. Dedicated and painted walkways in parking lot. RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 31 10. Posted signs at all vehicle entrances/exits that state “No Overnight Parking Violators Will be Towed” in compliance with the language, size, etc. in Tustin City Code 5342b(2). 11. Clear line of sight in parking aisles intersections with other parking aisles and pedestrian marked and unmarked crosswalks to prevent collisions. 12. Bollards or concrete wall in front of all parking stalls fronting outdoor dining areas. Environmental Design: 13. Posted signs at all pedestrian and vehicle entrances that state “No Trespassing” in compliance with language stated in Tustin City Code 6350(c). 14. Posted signs at all entrances notifying visitors that property owner enforces unauthorized parking through private property impound. 15. Address numbering shall be large enough and high enough to view from the street. Numbers shall not be obstructed by trees. Alcohol: 16. Any establishment seeking to serve alcohol shall obtain the necessary California Department of Alcoholic Beverage Control (ABC) permit/license. 17. Any establishment with a valid ABC permit shall maintain an overserving plan. 18. A valid government-issued ID must be checked for all patrons appearing under 35 years of age prior to alcohol service. 19. All servers and managers must complete Responsible Beverage Server training per ABC requirements. 20. Alcohol service shall be refused to intoxicated individuals. 21. Last Call announcements will be made 30 minutes before closing time. 22. One to two staff members shall remain in each dining/alcohol consumption area at all times. 23. Managers will walk alcohol consumption areas often to check on staff and patrons. 24. Crowd control shall be monitored through a waitlist if the number of patrons exceeds a tenant space’s maximum capacity. b. For the Residential site/buildings: Surveillance Cameras: 1. Cameras shall be provided during construction to view the construction area, including any containers containing high value items such as tools, HVAC equipment, electrical equipment and breakers or other commonly targeted/stolen items (30-day retention). RESOLUTION NO 4547 DR 2026-0001, SUB 2026-0001/ TTM NO. 19470 Page 32 Lighting: 2. During construction, nighttime lighting should be considered near high-value items listed above. 3. Effective lighting in the parking lots that illuminates all areas of the parking lots, near all buildings and walkways. Security: 4. Provide onsite (after-hours) security during construction. 5. List of contractors/employees entering/exiting construction site, key holders etc., should be kept and made available when needed. 6. Provide lockable trash enclosures, exterior outlets, hose bibs, and copper water valves. 7. Minimize high hedges and plants around buildings and alcoves. Traffic Plan: 8. Consider dedicated and painted walkways in parking lot. 9. Clear line of sight in parking aisles, intersections with other parking aisles and pedestrian marked and unmarked crosswalks to prevent collisions. Environmental Design: 10. Posted signs at all pedestrian and vehicle entrances that state “No Trespassing” in compliance with language stated in Tustin City Code 6350(c). 11. Posted signs at all entrances notifying visitors that property owner enforces unauthorized parking through private property impound. 12. Should vehicle gates be installed, gates shall be equipped with with “click to enter” technology for First Responders. ORANGE COUNTY HEALTH CARE AGENCY (OCHCA) (1) 20.1 Continue to coordinate with the Orange County Health Care Agency (OCHCA) as it relates to CA-OCHCA Cases #25IC001 and #97UT007, as applicable. Know what's before you dig.below.Call 811RCAMPO17TH STREET AT YORBA STREET & ENDERLE CENTER DRIVETUSTIN, CALIFORNIA© ITCFATOERN OVI LICAL I F ORP SIGER ETSRED IEENGNERA LEOISSFANAhmed ZuwawaRCE NO. 92059NORTHEASEMENTSNO. DESCRIPTION8THE LAND LIES WITHIN THE BOUNDARIES OF PROPOSED COMMUNITY FACILITIES DISTRICT NO. 88—3, AS DISCLOSED BE A MAP FILED JULY 13,1988 IN BOOK 42, PAGE 25 OF MAPS OF ASSESSMENT AND COMMUNITY FACILITIES DISTRICTS. THIS ITEM AFFECTS THE SUBJECT PROPERTYBUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.10AN EASEMENT FOR ANCHOR AND INCIDENTAL PURPOSES, RECORDED SEPTEMBER 15, 1976 AS INSTRUMENT NO. 17820, BOOK 11888, PAGE1448 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION, ITS SUCCESSORS AND ASSIGNS.THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.11AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED SEPTEMBER 15,1976 AS INSTRUMENT NO. 17821, BOOK 11888, PAGE 1449 OF OFFICIAL RECORDS. THE EFFECT OF A DOCUMENT ENTITLED "QUITCLAIM DEED(EASEMENT)". RECORDED FEBRUARY 17, 1988 AS INSTRUMENT NO. 88—069396 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECTPROPERTY AND IS PLOTTED HEREON.12AN EASEMENT FOR ROAD AND INCIDENTAL PURPOSES |N THE DOCUMENT RECORDED APRIL 09, 1919 AS BOOK 331, PAGE 188 OF DEEDS. THISITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.13THE RIGHT OF WAY FOR PIPE LINE ALONG THE NORTH AND EAST LINE OF LOT 2, AS CONVEYED TO THE SANTA ANA VALLEY IRRIGATIONCOMPANY BY DEED RECORDED OCTOBER 10, 1922 IN BOOK 440, PAGE 147 OF DEEDS AND AS SHOWN ON A MAP FILED IN BOOK 31, PAGE 47OF RECORD OF SURVEYS. RECORDS OF ORANGE COUNTY, CALIFORNIA, RECORDED JULY 31, 1975 IN BOOK 11471, PAGE 1763 OF OFFICIALRECORDS IS A QUITCLAIM DEED EXECUTED BY SANTA ANA VALLEY IRRIGATION COMPANY, QUITCLAIMING ITS INTEREST IN THE LAND TO"HARRIET 0. ENDERLE, TRUSTEE, AS TO LOT 1; AND HARRIET, WALLACE OWENS ENDERLE AND MAURICE ALLAN ENDERLE, TRUSTEES UNDERDECLARATION OF TRUST, DATED SEPTEMBER J2, 1968, AS TO LOT 2." THIS ITEM RUNS ALONG THE EASTERLY LINE OF PARCELS 7, 8, A 9PARCEL MAP BOOK 84, PAGES 28—30 AND IS PLOTTED HEREON. NO WIDTH IS SPECIFIED IN DOCUMENT OF RECORD.14AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS AND INCIDENTAL PURPOSES, RECORDED NOVEMBER 07, 1956 AS BOOK 3703,PAGE 74 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION. THIS ITEM AFFECTS THESUBJECT PROPERTY AND IS PLOTTED HEREON.15AN EASEMENT FOR ROAD AND INCIDENTAL PURPOSES |N THE DOCUMENT RECORDED JUNE 28, 1960 AS BOOK 5306, PAGE 102 OF OFFICIALRECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.16ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM THE FREEWAY EXTENDING ALONG THE WESTERLY SIDE HAVE BEENRELINQUISHED IN THE DOCUMENT RECORDED DECEMBER 07, 1960 AS BOOK 5538, PAGE 393 AND 398 OF OFFICIAL RECORDS. THIS ITEMAFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.17A WAIVER OF ANY CLAIMS FOR DAMAGES BY REASON OF THE LOCATION, CONSTRUCTION, LANDSCAPING OR MAINTENANCE OF ACONTIGUOUS FREEWAY, HIGHWAY, ROADWAY OR TRANSIT FACILITY AS CONTAINED IN THE DOCUMENT RECORDED DECEMBER 07, J960 ASBOOK 5538, PAGE 393 AND 398 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOTPLOTTED HEREON.18ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM 17TH STREET HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED APRIL16, 1970 AS BOOK 9266, PAGE 118 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.19THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "CERTIFIED COPY OF RESOLUTION NO. 71—5" RECORDED FEBRUARY16, 1971 AS INSTRUMENT NO. 8914 OF OFFICIAL RECORDS. THIS ITEM IS NOT ADDRESSED HEREON BECAUSE THE DOCUMENT REFERENCEDWAS NOT PROVIDED AT THE TIME OF SURVEY.20AN EASEMENT FOR STREET, HIGHWAY AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MARCH 09, 1972 AS BOOK 10032, PAGE 124OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.21AN EASEMENT FOR STREET, HIGHWAY AND INCIDENTAL PURPOSES, RECORDED MARCH 09, 1972 AS INSTRUMENT NO. 7870 IN BOOK 10032,PAGE 130 OF OFFICIAL RECORDS, IN FAVOR OF CITY OF TUSTIN, A MUNICIPAL CORPORATION. THIS ITEM AFFECTS THE SUBJECT PROPERTYAND IS PLOTTED HEREON.22AN EASEMENT FOR STREET, HIGHWAY AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MARCH 09, 1972 AS BOOK 10032, PAGE 134OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.23AN EASEMENT FOR STREET AND PUBLIC HIGHWAY AND INCIDENTAL PURPOSES, RECORDED AUGUST 25, 1975 AS BOOK 11493, PAGE 349 OFOFFICIAL RECORDS, IN FAVOR OF CITY OF TUSTIN. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.24ABUTWR'S RIGHTS OF INGRESS AND EGRESS TO OR FROM 17TH STREET EXCEPT AT STREET INTERSECTIONS AND DRIVEWAY LOCATIONHAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED AUGUST 25, 1975 AS BOOK 11493, PAGE 349 OF OFFICIAL RECORDS. THIS ITEMAFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.25AN EASEMENT FOR EITHER OR BOTH POLE LINES, CONDUITS AND INCIDENTAL PURPOSES, RECORDED MARCH 26, 1976 AS BOOK 11686. PAGE315 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION. THIS ITEM AFFECTS THE SUBJECTPROPERTY AND IS PLOTTED HEREON.26AN EASEMENT SHOWN OR DEDICATED ON THE MAP OF PARCEL MAP RECORDED AUGUST 24, 1976 ON FILE IN BOOK 84, PAGE 28, OF PARCELMAPS, FOR PRIVATE SEWER PIPELINE AND INCIDENTAL PURPOSES. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.27AN EASEMENT FOR INGRESS, EGRESS, DRIVEWAY, PARKING AND INCIDENTAL PURPOSES, RECORDED SEPTEMBER 22. 1976 AS BOOK 11897,PAGE 434 OF OFFICIAL RECORDS, IN FAVOR OF UNION OIL COMPANY OF CALIFORNIA. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND ISPLOTTED HEREON.29COVENANTS. CONDITIONS, RESTRICTIONS AND EASEMENTS IN THE DOCUMENT RECORDED SEPTEMBER 29, 1976 AS BOOK 11904, PAGE 1471OF OFFICIAL RECORDS. DOCUMENT(S) DECLARING MODIFICATIONS THEREOF RECORDED JULY 18, 1991 AS INSTRUMENT NO. 91—375593 OFOFFICIAL RECORDS. DOCUMENT(S) DECLARING MODIFICATIONS THEREOF RECORDED OCTOBER 28, 1992 AS INSURANCE NO. 92—732338 OFOFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.30AN EASEMENT FOR FIRE HYDRANT WATER LINE AND INCIDENTAL PURPOSES, RECORDED APRIL 08, 1977 AS BOOK 12139, PAGE 1662 OFOFFICIAL RECORDS, IN FAVOR OF TUSTIN WATER WORKS, A CALIFORNIA CORPORATION. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND ISPLOTTED HEREON.31AN EASEMENT FOR EITHER OR BOTH UNDERGROUND LINES, CONDUITS AND INCIDENTAL PURPOSES, RECORDED APRIL 20, 1977 ASINSTRUMENT NO 29573 IN BOOK 12155, PAGE 1531 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY. THISITEM AFFECTS THE SUBJECT PROPERTY BUT IS BLANKET IN NATURE (EXCLUDING BUILDINGS) AND IS NOT PLOTTED HEROEN.32AN EASEMENT FOR EITHER OR BOTH UNDERGROUND LINES, CONDUITS AND INCIDENTAL PURPOSES, RECORDED OCTOBER 18, 1977 ASINSTRUMENT NO 23048 IN BOOK 12420, PAGE 1913 OF OFFICIAL RECORDS, IN FAVOR OF THE PACIFIC TELEPHONE AND TELEGRAPH COMPANY.A PORTION OF THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON, HOWEVER THE REMAINING PORTION CAN NOTBE DETERMINED FROM RECORD AND IS NOT PLOTTED HEREON.33AN EASEMENT FOR EITHER OR BOTH UNDERGROUND LINES, CONDUITS AND INCIDENTAL PURPOSES, RECORDED OCTOBER 18, 1977 AS BOOK12420, PAGE 1913 OF OFFICIAL RECORDS, IN FAVOR OF THE PACIFIC TELEPHONE AND TELEGRAPH COMPANY. A PORTION OF THIS ITEMAFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON, HOWEVER THE REMAINING PORTION CAN NOT BE DETERMINED FROM RECORDAND IS NOT PLOTTED HEREON.34AN EASEMENT FOR UNDERGROUND ELECTRICAL SUPPLY SYSTEMS AND COMMUNICATION SYSTEMS AND INCIDENTAL PURPOSES,RECORDED JUNE 26, 1979 AS BOOK 13204, PAGE 504 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, ACORPORATION. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.35THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "MUTUAL ACCESS EASEMENT FOR INGRESS ANDEGRESS" RECORDED FEBRUARY 15, 1980 AS BOOK 13505, PAGE 1891 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPRETYAND IS PLOTTED HEREON.36AN EASEMENT FOR UNDERGROUND ELECTRICAL SUPPLY SYSTEMS AND COMMUNICATION SYSTEMS AND INCIDENTAL PURPOSES,RECORDED JUNE 11, 1980 AS INSTRUMENT NO. 11435 IN BOOK 13632, PAGE 310 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIAEDISON COMPANY, A CORPORATION, ITS SUCCESSORS AND ASSIGNS. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTEDHEREON.37AN AGREEMENT OR COVENANT TO HOLD LAND AS ONE PARCEL RECORDED OCTOBER 16, 1986 AS INSTRUMENT NO. 86—488860 OF OFFICIALRECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.38AN EASEMENT FOR EITHER OR BOTH UNDERGROUND LINES, CONDUITS AND INCIDENTAL PURPOSES, RECORDED FEBRUARY 09, 1988 ASINSTRUMENT NO. 88—060367 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY. THISITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.39AN EASEMENT FOR ANCHORAGE AND INCIDENTAL PURPOSES, RECORDED FEBRUARY 17, 1988 AS INSTRUMENT NO. 88—069397 OF OFFICIALRECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY. THIS ITEM AFFECTS THE SUBJECT PROPERTY AND IS PLOTTED HEREON.40AN EASEMENT FOR TRAFFIC SIGNAL, EQUIPMENT MAINTENANCE AND INCIDENTAL PURPOSES, RECORDED APRIL 02, 1991 AS INSTRUMENT NO.91—152100 OF OFFICIAL RECORDS, IN FAVOR OF THE CITY OF TUSTIN, A MUNICIPAL CORPORATION. THIS ITEM AFFECTS THE SUBJECTPROPERTY AND IS PLOTTED HEREON.41THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "MEMORANDUM OF CO TENANCY AGREEMENT" RECORDEDDECEMBER 15, 1992 AS INSTRUMENT NO. 92—857601 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY BUT IS BLANKET INNATURE AND IS NOT PLOTTED HEREON.42AN EASEMENT FOR AERIAL ELECTRICAL SYSTEMS AND INCIDENTAL PURPOSES, RECORDED OCTOBER 01, 1996 AS INSTRUMENT NO.19960500883 OF OFFICIAL RECORDS, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY. THIS ITEM AFFECTS THE SUBJECT PROPERTYAND IS PLOTTED HEREON.44THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED AUGUST 21, 2001 AS INSTRUMENT NO. 20010582311 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECTPROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.45THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED SEPTEMBER 11, 2001 AS INSTRUMENT NO. 20010639786 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THESUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.46THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED AUGUST 19, 2004 AS INSTRUMENT NO. 2004000753251 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THESUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.47THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "GRANT OF EASEMENT" RECORDED NOVEMBER 15,2004 AS INSTRUMENT NO. 2004001019974 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY BUT IS NOT PLOTTED HEREONBECAUSE THE EXACT LOCATION OF SAID ITEM CAN NOT BE DETERMINED FROM RECORD.48THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED DECEMBER 21, 2004 AS INSTRUMENT NO. 2004001129143 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THESUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.49THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "COVENANT AGREEMENT" RECORDED JUNE 06, 2005 AS INSTRUMENTNO. 2005000432624 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTEDHEREON.50THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED JUNE 03, 2005 AS INSTRUMENT NO. 2005—000430581 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THESUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.51THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "DECLARATION OF RESTRICTIONS" RECORDED OCTOBER 17, 2005 ASINSTRUMENT NO. 2005000831958 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECT PROPERTY BUT IS BLANKET IN NATURE AND ISNOT PLOTTED HEREON.52THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED SEPTEMBER 07, 2006 AS INSTRUMENT NO. 2006000597843 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THESUBJECT PROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.53THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT WITH CONDITIONS OF APPROVAL DISCRETIONARYPERMIT APPROVAL" RECORDED JULY 06, 2009 AS INSTRUMENT NO. 2009000357227 OF OFFICIAL RECORDS. THIS ITEM AFFECTS THE SUBJECTPROPERTY BUT IS BLANKET IN NATURE AND IS NOT PLOTTED HEREON.61WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS. THE EXTENT TO WHICH THIS ITEMAFFECTS THE SUBJECT PROPERTY CAN NOT BE DETERMINED FROM THE TITLE REPORT OR DOCUMENTS PROVIDED AND IS NOT PLOTTEDHEREON.LOT SUMMARYLOT 1: 215,987 SF (4.958 AC) FOR CONDOMINIUM PURPOSESLOT 2: 49,943 SF (1.147 AC)LOT 3: 103,852 SF (2.384 AC)LOT 4: 44,226 SF (1.015 AC)LOT 5: 17,431 SF (0.400 AC)LOT 6: 53,425 SF (1.226 AC)LOT 7: 49,419 SF (1.134 AC)LOT 8: 8,900 SF (0.204 AC)LOT 9: 14,908 SF (0.342 AC)LOT 10: 31,423 SF (0.721 AC)TOTAL: 589,514 SF (13.531 AC)LEGAL DESCRIPTION:THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBEDAS FOLLOWS:PARCEL A:PARCELS 3, 4, 6 AND 7 AS SHOWN ON A MAP FILED IN BOOK 84, PAGES 28, 29 AND 30 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTYRECORDER OF ORANGE COUNTY, CALIFORNIA.EXCEPTING FROM A PORTION THEREOF, ALL MINERALS, OIL, GASES AND OTHER HYDROCARBONS BY WHAT SO EVER NATURE KNOWN, THAT MAYBE WITHIN OR UNDER THE PARCEL OF LAND HEREINABOVE DESCRIBED, WITHOUT, HOWEVER, THE RIGHT TO DRILL, DIG OR MINE THROUGH THESURFACE THEREOF, AS EXCEPTED IN THE DEED FROM THE STATE OF CALIFORNIA RECORDED APRIL 18, 1963 IN BOOK 6079, PAGE 266 OFOFFICIAL RECORDS.PARCEL B:PARCELS 1 AND 2, AS SHOWN ON A MAP FILED IN BOOK 84, PAGES 28 TO 30, INCLUSIVE, OF PARCEL MAPS IN THE OFFICE OF THE RECORDER OFORANGE COUNTY, CALIFORNIA.PARCEL C:PARCELS 1 AND 2, AS SHOWN ON A MAP FILED IN BOOK 113, PAGE 20 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF ORANGECOUNTY, CALIFORNIA.PARCEL D:PARCELS 8 AND 9, AS SHOWN ON A MAP FILED IN BOOK 84, PAGES 28, 29 AND 30 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDEROF ORANGE COUNTY, CALIFORNIA.EXCEPTING FROM A PORTION THEREOF, ALL MINERALS, OIL, GASES AND OTHER HYDROCARBONS BY WHAT SO EVER NATURE KNOWN, THAT MAYBE WITHIN OR UNDER THE PARCEL OF LAND HEREINABOVE DESCRIBED, WITHOUT, HOWEVER, THE RIGHT TO DRILL, DIG OR MINE THROUGH THESURFACE THEREOF, AS EXCEPTED IN THE DEED FROM THE STATE OF CALIFORNIA RECORDED APRIL 18, 1963 IN BOOK 6079, PAGE 266 OFOFFICIAL RECORDS.PARCEL E:NON-EXCLUSIVE EASEMENTS FOR INGRESS, EGRESS AND PARKING OF MOTOR VEHICLES AND FOR PEDESTRIAN TRAFFIC OVER AND ACROSSTHE COMMON AREA, AS SET FORTH IN SECTION 3 OF THE DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONSRECORDED SEPTEMBER 29, 1976 IN BOOK 11904, PAGE 1471 OF OFFICIAL RECORDS OF ORANGE COUNTY, CALIFORNIA.FOR CONVEYANCING PURPOSES ONLY: APN 401-251-04 (AFFECTS A PORTION OF PARCEL 3 OF PARCEL A)401-251-05 (AFFECTS A PORTION OF PARCEL 3 OF PARCEL A)401-251-06 (AFFECTS PARCEL B)401-252-05 (AFFECTS PARCEL 4 OF PARCEL A)401-252-06 (AFFECTS A PORTION OF PARCEL 2 OF PARCEL C)401-252-08 (AFFECTS PARCEL 6 OF PARCEL A)401-252-09 (AFFECTS PARCEL 1 OF PARCEL C)401-252-10 (AFFECTS A PORTION OF PARCEL 2 OF PARCEL C)401-253-02 (AFFECTS PARCEL 7 OF PARCEL A)401-253-03 (AFFECTS PARCEL 8 OF PARCEL D)401-253-04 (AFFECTS PARCEL 9 OF PARCEL D)LAND OWNER-DEVELOPER RESIDENTIALINTRACORP SOCAL-1, LLC895 DOVE STREET, SUITE 400NEWPORT BEACH, CA 92660CIVIL ENGINEERAHMED ZUWAWA, P.E.1110 W. TOWN AND COUNTRY ROAD, SUITE 700ORANGE, CA 92868(714) 939-1030AHMED.ZUWAWA@KIMLEY-HORN.COMUTILITY PROVIDERSSEWER:EAST ORANGE COUNTY WATER DISTRICT185 N MCPHERSON RD, ORANGE, CA 92869(714) 538-5815FIRE:ORANGE COUNTY FIRE AUTHORITY1 FIRE AUTHORITY RD, IRVINE, CA 92602(714) 573-6000WATER:TUSTIN WATER SERVICE300 CENTENNIAL WAY, TUSTIN, CA 92780(714) 573-3375STORMWATER:CITY OF TUSTIN PUBLIC WORKS DEPARTMENT300 CENTENNIAL WAY, TUSTIN, CA 92780(714) 573-3150GAS:SOCAL GAS COMPANY1801 S ATLANTIC BLVD, MONTEREY PARK, CA 91754(800) 427-2000ELECTRICITY:SOCAL EDISON300 CENTENNIAL WAY, TUSTIN, CA 92780(714) 573-3000TELECOM:AT&T41870 KALMIA ST, SUITE 125, MURRIETA, CA 92562SPECTRUM CHARTER COMMUNICATIONS12051 INDUSTRY AVE, GARDEN GROVE, CA 92841ZONINGEXISTING: PC COM - PLANNED COMMUNITY COMMERCIALPROPOSED: PC COM - PLANNED COMMUNITY COMMERCIALFLOOD ZONEZONE - SHADED "X" PER FEDERAL EMERGENCY MANAGEMENTAGENCY MAP NO. 06059C0164J, EFFECTIVE ON 12/3/2009ZONE SHADED "X" DENOTES AREAS SUBJECT TO 0.2 PCTANNUAL CHANCE FLOOD HAZARDTHE ABOVE STATEMENT IS FOR INFORMATION ONLY AND THISSURVEYOR ASSUMES NO LIABILITY FOR THE CORRECTNESS OFTHE CITED MAP(S). IN ADDITION, THE ABOVE STATEMENT DOESNOT REPRESENT THIS SURVEYOR'S OPINION OF THEPROBABILITY OF FLOODING.BASIS OF BEARINGSTHE BEARING OF N 88°39'19" W BEING THE CENTERLINE OF SEVENTEENTH STREET ASSHOWN ON PARCEL MAP FILED IN BOOK 84, PAGES 28 TO 30 OF PARCEL MAPS IN THECITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA WAS USED AS THE BASISOF BEARINGS FOR THIS SURVEY.FOR COMMERCIAL AND RESIDENTIAL CONDOMINIUM PURPOSESLAND OWNER-DEVELOPERCOMMERCIAL AND CARWASHBWP CAMPO 1, LLC & BWP CAMPO 2, LLC860 NEWPORT CENTER DRIVE, SUITE 100NEWPORT BEACH, CA 92660CITY OF TUSTINLEGENDPROPERTY LINEEXISTING EASEMENTCENTERLINERIGHT OF WAY TO BE VACATEDCONDOMINIUM UNIT NUMBERPROPOSED STORM DRAIN INLETPROPOSED STORM DRAIN LINEEXISTING STORM DRAIN LINEEXISTING OVERHANG POWER POLEC5.0TENTATIVE TRACT MAPXCITY OF TUSTINTENTATIVE TRACT MAP NO. 19470LAND USEEXISTING: PCCB - PLANNED COMMUNITY COMMERCIAL/BUSINESSPROPOSED: PCCB - PLANNED COMMUNITY COMMERCIAL/BUSINESSGENERAL NOTES·THIS PROJECT WILL BE A PHASED DEVELOPMENT.·ALL REQUIRED EASEMENTS, QUITCLAIMS OF EXISTING EASEMENTS, RIGHT-OF-WAY DEDICATIONS, AND RIGHT-OF-WAY VACATION SHALL BEPROCESSED AND RECORDED WITH THE APPROVAL AND RECORDATION OF THE FINAL MAP AS REQUIRED BY THE CITY ENGINEER.·EASEMENTS FOR ALL DRY UTILITY SERVICE LINES TO BE PROVIDED PER UTILITY COMPANY REQUIREMENTS BASED ON FINAL SERVICELOCATIONS.·PUBLIC SIDEWALK EASEMENTS TO BE PROVIDED AS REQUIRED PER CITY OF TUSTIN PUBLIC WORKS STANDARDS TO MAINTAIN ACCESSIBLEPATH OF TRAVEL AROUND NEW COMMERCIAL DRIVEWAYS.·EMERGENCY VEHICLE ACCESS EASEMENTS TO BE PROVIDED PER OCFA REQUIREMENTS.·ON-SITE WATER SHALL BE PRIVATE.·ALL RESIDENTIAL UNITS TO HAVE SEWER AND WATER SERVICES INDIVIDUALLY.·ON-SITE STORM SHALL BE PRIVATE.·ON-SITE SANITARY SEWER SHALL BE PRIVATE.·ON-SITE STREETS AND DRIVE AISLES WILL BE PRIVATELY OWNED AND MAINTAINED.SSDDDDDDP(TO BE VACATED) ∆ ∆∆∆ ∆∆∆ ∆∆∆∆∆∆ ∆ ∆ ∆∆LOT 1LOT 7(EXISTING PARCELLIMITS TO REMAIN)LOT 2LOT 3LOT 4LOT 5LOT 6123456111213141516171819202122232425272869707172737478910293031323334353637383940414243444546474849505152535455565758596061626364656667687576777879808182838485868788899091929394959697989910026LOT 8(EXISTINGPARCEL LIMITSTO REMAIN)LOT 10ENDERLE CENTER DRIVE 17TH STREETYOR B A S T R E E T VANDENBERG LANE(MAJOR, AUGMENTED CAPACITY)(SEC O N D A R Y ) YORBA STREET (SECONDARY)LOT 9(EXISTING PARCELLIMITS TO REMAIN)(LOCAL ROAD) Addendum to Enderle Center Rezone EIR For this proposed development the City prepared an Addendum to the Enderle Center Rezone Environmental Impact Report (EIR) pursuant to the requirements of the California Environmental Quality Act (CEQA, Public Resources Code Sections 21000, et seq.) and the regulations promulgated thereunder (14 California Code of Regulations Sections 15000, et seq., CEQA Guidelines). Links to the Addendum, MMRP, and Appendices are listed below: Addendum to EIR: https://www.tustinca.org/DocumentCenter/View/20585/Att-3_Ex-C-Addendum-to- the-ECRP-EIR Mitigation Monitoring and Reporting Program (MMRP): https://www.tustinca.org/DocumentCenter/View/20584/Att-3_Ex-D-MMRP-for- Addendum-to-the-ECRP-EIR Appendices APPENDIX A AIR QUALITY ASSESSMENT: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20586/APPENDIX-A-AIR-QUALITY- ASSESSMENT APPENDIX B LOCALIZED CONSTRUCTION EMISSIONS ANALYSIS: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20587/APPENDIX-B-LOCALIZED- CONSTRUCTION-EMISSIONS APPENDIX C HEALTH RISK ASSESSMENT: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20588/APPENDIX-C-HEALTH-RISK- ASSESSMENT APPENDIX D HISTORICAL RESOURCE ASSESSMENT: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20589/APPENDIX-D-HISTORICAL- RESOURCE-ASSESSMENT APPENDIX E GEOTECHNICAL DILIGENCE EXPLORATION REPORT FOR PROPOSED MULTI-FAMILY RESIDENTIAL DEVELOPMENT: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20590/APPENDIX-E-GEOTECHNICAL- DILIGENCE-EXPLORATION-REPORT-FOR-PROPOSED-MULTI-FAMILY-DEVELOPMENT APPENDIX F GEOTECHNICAL INVESTIGATION FOR PROPOSED CAMPO CENTER: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20591/APPENDIX-F-GEOTECHNICAL- INVESTIGATION-FOR-PROPOSED-CAMPO-CENTER APPENDIX G GREENHOUSE GAS ASSESSMENT: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20592/APPENDIX-G-GREENHOUSE- GAS-ASSESSMENT APPENDIX H PHASE I ENVIRONMENTAL SITE ASSESSMENT: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20593/APPENDIX-H-PHASE-I- ENVIRONMENTAL-SITE-ASSESSMENT APPENDIX I PHASE II ENVIRONMENTAL SITE ASSESSMENT: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20594/APPENDIX-I-PHASE-II- ENVIRONMENTAL-SITE-ASSESSMENT APPENDIX J ADDITIONAL SUBSURFACE INVESTIGATION: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20595/APPENDIX-J-ADDITIONAL- SUBSURFACE-INVESTIGATION APPENDIX K RESIDENTIAL PRELIMINARY WQMP: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20596/APPENDIX-K-RESIDENTIAL- PRELIMINARY-WQMPPDF_V3-070626 APPENDIX L COMMERCIAL PRELIMINARY WQMP: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20597/APPENDIX-L-COMMERCIAL- PRELIMINARY-WQMP_V3-070626 APPENDIX M CARWASH PRELIMINARY WQMP: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20598/APPENDIX-M-CARWASH- PRELIMINARY-WQMP_V3-070626 APPENDIX N PRELIMINARY HYDROLOGY AND HYDRAULICS REPORT (RESIDENTIAL): HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20599/APPENDIX-N-PRELIMINARY- HYDROLOGY-AND-HYDRAULICS-REPORT-RESIDENTIAL_V3-070626 APPENDIX O PRELIMINARY HYDROLOGY AND HYDRAULICS REPORT (COMMERCIAL): HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20600/APPENDIX-O-COMMERCIAL- PRELIMINARY-HYDROLOGY-REPORT_V3-070626 APPENDIX P PRELIMINARY HYDROLOGY AND HYDRAULICS REPORT (CARWASH): HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20601/APPENDIX-P-PRELIMINARY- HYDROLOGY-AND-HYDRAULICS-REPORT-CARWASH_V3-070626 APPENDIX Q ACOUSTICAL ASSESSMENT: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20602/APPENDIX-Q-ACOUSTICAL- ASSESSMENT APPENDIX R TRAFFIC STUDY: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20603/APPENDIX-R-TRAFFIC-STUDY APPENDIX S UST REMOVAL AND CLOSURE REPORT: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20604/APPENDIX-S-USTS-REMOVAL- AND-CLOSURE-REPORT APPENDIX T CONSTRUCTION NOISE & VIBRATION ANALYSIS: HTTPS://WWW.TUSTINCA.ORG/DOCUMENTCENTER/VIEW/20605/APPENDIX-T-CONSTRUCTION- NOISE-AND-VIBRATION-ANALYSIS RESOLUTION NO. 4548 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN APPROVING CONDITIONAL USE PERMIT 2026-0007 TO ALLOW FOR THE OPERATION OF A NEW 4,327-SQUARE-FOOT AUTOMATED, SELF- SERVE, DRIVE-THRU CAR WASH AT 14081 YORBA STREET The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Conditional Use Permit (CUP) 2026-0007 was submitted to the City of Tustin (City) Community Development Department by Stephen Thorp; of BWP Campo 1, LLC and BWP Campo 2, LLC C/O Burnham-Ward Properties, LLC; concurrent with Design Review (DR) 2026-0001 and Subdivision (SUB) 2026-0001 to operate a 4,327-square-foot, automated, self-serve, drive-thru car wash and other site improvements at 14081 Yorba Street. B. That the project site is zoned Planned Community Commercial (PC-COM) district (base zone) in conjunction with the Housing Overlay (HO) district (overlay zone) and has a Planned Community Commercial/Business (PCCB) General Plan land use designation. C. That pursuant to the Tustin City Code (TCC) Section 9232b.8, a CUP is required for car wash uses, and per TCC Section 9232b.13, a CUP is required for drive-thru facilities. D. That pursuant to TCC Section 9272, DR approval is required for building design and site planning of new structures. The Community Development Director has deferred the decision-making authority to the Planning Commission to be considered concurrently with the Campo at 17th Mixed-Use Project No. PROJ-MU-2025-0001, DR 2022- 0001, and the request for CUP 2026-0007. E. 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. F. That on July 28, 2026, a public hearing was duly noticed, called, and held by the Planning Commission on DR 2026-0001, SUB 2026-0001, CUP 2026-0007, CUP 2026-0004, CUP 2026-0005, and CUP 2026-0006. Resolution No. 4548 Page 2 G. That the establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare; the location, size, architectural features and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, the occupancy thereof, or the community as a whole of the City in that: 1. Pursuant to TCC Section 9232b.8, car washes in the PC zoning district are permitted subject to the approval of a CUP. 2. As proposed, the drive-thru lane provides queuing (stacking) capacity for approximately 22 vehicles. 3. The parking lot area will be configured to optimize circulation for the proposed automated, self-serve, drive-thru car wash facility pursuant to DR 2026-0001. In addition, wayfinding signage will be strategically placed within the parking lot area to provide ease of navigation to the drive-thru pursuant to CUP 2026-0006, Master Sign Plan. 4. No impact to neighboring residential uses is anticipated in that the car wash will be conditioned to have speaker equipment with adjustable volume control, project design features to reduce any potential noise from the mechanical equipment, and site lighting that confines illumination onto the property. 5. Parking for the proposed use can be accommodated as the required number of parking spaces will be provided pursuant to DR 2026-0001. 6. The proposed car wash is situated adjacent to the Interstate-55 freeway and located within the Enderle Center, an existing commercial site to be improved as a new mixed-use commercial and residential development. The proposed use is consistent with the commercial intensity and land use objectives established for the site under the Enderle Center Rezone Project and the associated Housing Overlay (HO) District. The proposed site plan adheres to all dimensional, landscape, and architectural design standards applicable to the Enderle Center and reflects the comprehensive site improvements approved in Resolution No. 4548 Page 3 for DR 2026-0001 (Resolution No. 4547). Regarding infrastructure, the project incorporates on-site stormwater collection and treatment facilities, along with dedicated utility connections, designed to ensure that project operations remain self-contained and do not adversely impact surrounding rights-of-way, residential site, or adjacent residential neighborhoods. 7. The proposed CUP, as part of the Campo on 17th Mixed-use development project (PROJ-MU-2025-00001) and within the HO District, has been evaluated in accordance with the California Environmental Quality Act (CEQA, Public Resources Code §§ 21000, et seq.) and the State CEQA Guidelines (14 California Code of Regulations §§ 15000, et seq.). In 2024, the City of Tustin certified a program Environmental Impact Report (EIR) for the Enderle Center Rezone Project (SCH #2024020747), which analyzed the development for up to 413 residential units at the subject site. The proposed project includes the development of a site with uses that are consistent with the uses approved in the Housing Element Rezone, General Plan, and HO District zoning designations for the site. The proposed development of 100 for-sale townhomes and associated site improvements are within the development capacity and density assumptions that were evaluated in the Enderle Center Rezone Program EIR for the site. As a result, the City of Tustin, as the Lead Agency, prepared an Addendum to the Enderle Center Rezone Program EIR pursuant to the requirements of the California Environmental Quality Act (CEQA, Public Resources Code §§ 2100, et seq.) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., CEQA Guidelines). Specifically, an Addendum is appropriate pursuant to State 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 Enderle Center Rezone Program EIR pursuant to Section 15168. 8. The City's Police Department has reviewed the application and has no concerns specific to the car wash use. Conditions of Approval for DR 2026-0001 address project-wide safety measures from the City's Police Department. Resolution No. 4548 Page 4 II. The Planning Commission hereby approves CUP 2026-0007 to allow for the operation of a new 4,327-square-foot drive-thru car wash at 14081 Yorba Street, subject to the conditions contained within Exhibit A attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 28th day of July, 2026. _________________________________ AMY MASON Chairperson _________________________________ ALEXA SMITTLE Planning Commission Secretary APPROVED AS TO FORM: _________________________________ MICHAEL DAUDT Assistant City Attorney Resolution No. 4548 Page 5 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Alexa Smittle, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4548 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 28th day of July, 2026. PLANNING COMMISSIONER AYES: _____________________________ PLANNING COMMISSIONER NOES: _____________________________ PLANNING COMMISSIONER ABSTAINED: _____________________________ PLANNING COMMISSIONER ABSENT: _____________________________ ALEXA SMITTLE Planning Commission Secretary Exhibit A: Conditions of Approval EXHIBIT A CONDITIONAL USE PERMIT 2026-0007 CONDITIONS OF APPROVAL 14081 YORBA STREET COMMUNITY DEVELOPENT DEPARTMENT: GENERAL (1) 1.1 The proposed use shall substantially conform to the project description and submitted plans for the project date stamped July 28, 2026, on file with the Community Development Department, except as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Community Development Director may also approve minor modifications during plan check if such modifications are to be consistent with the provisions of the Tustin City Code (TCC) and other applicable codes. (1) 1.2 This approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within 24 months of this approval. Time extensions may be granted if a written request and associated fee is received by the Community Development Department within thirty (30) days prior to expiration. (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 Conditional Use Permit (CUP) 2026-0007 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized “Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a “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 CODES (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Resolution No. 4548 CUP 2026-0007 Page 2 (1) 1.5 As a Condition of Approval of CUP 2026-0007, the applicant and property owner shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants. (1) 1.6 Any violation of any of the conditions imposed is subject to issuance of an Administrative Citation pursuant to TCC Section 1162(a). (1) 1.7 The applicant and/or property owner shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.8 CUP 2026-0007 may be reviewed at any time by the Community Development Director. The Community Development Director shall review the use to ascertain compliance with Conditions of Approval. If the use is not operated in accordance with CUP 2026-0007 or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community Development Director may impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the CUP. (1) 1.9 This CUP is a component of DR 2026-0001 under Resolution No. 4547. The project shall be constructed, developed, and maintained in substantial conformance with the plans and conditions approved under Resolution No. 4547. This CUP is intended to govern only those conditions specifically related to the use and ongoing operation of the drive-thru car wash. Any development, site improvements, architectural design, or physical changes to the site shall be governed by the Master Project Approval and the associated DR 2026-0001. In the event of any conflict between the requirements of this CUP and the DR, the conditions of the Master Project Approval shall prevail, unless otherwise specified by the Community Development Director. USE RESTRICTIONS (1) 2.1 The applicant is authorized to establish and operate an automated, self-serve, drive-thru car wash facility including a 4,327-square-foot car wash tunnel, vacuum bays, and other site improvements pursuant to Resolution No. 4548. 2.2 Resolution No. 4548 CUP 2026-0007 Page 3 (1) 2.3 The site shall provide clearly marked entry and exit points to ensure safe and efficient traffic flow. All queueing shall remain on site and should not spill over onto neighboring properties. (1) 2.4 All activities shall comply with the City's Noise Ordinance. The drive-thru speaker board shall be equipped with a volume limiter/adjuster so that it will not exceed the Tustin Noise Ordinance. No other amplified sound devices are permitted outside of the building. (5), *** 2.5 The drive-thru menu board shall utilize a lighted read-back display, either integrated as a single unit or two separate units, or other alternative as a result of changes in technology, to the satisfaction of the Community Development Director. (5), *** 2.6 If in the future the City determines that a parking, traffic, or noise problem exists on the site or in the vicinity as a result of the proposed project, the Community Development Director and the City Engineer may require the applicant to prepare a parking demand analysis, traffic study, or noise analysis and the applicant and/or property owner shall bear all associated costs. If said study indicates that there is inadequate parking or a traffic or noise problem, the applicant and/or property owner shall be required to provide mitigation measures to be reviewed and approved by the Community Development Department. Said mitigation may include, but are not limited to, the following: a) Adjust hours of operation b) Provide additional queuing space c) Adjust operational procedures d) Provide additional parking e) Provide additional noise buffers including, but not limited to, walls, landscaping, or other sound attenuation methods. (1) 2.7 If in the future the City determines that the car wash results in recurring operational, circulation, noise, queuing, traffic safety, pedestrian, bicycle, or emergency access issues that impact adjacent public streets, onsite circulation, or neighboring tenants or properties, the property owner shall implement corrective measures subject to review and approval of the City Engineer. Corrective measures may include, but are not limited to, operational modifications, onsite circulation improvements, restriping, signage, traffic control measures, or physical site modifications. (1) 2.8 Business operations shall be conducted in a manner that does not create a public or private nuisance. Any such nuisance must be abated immediately upon notice by the City of Tustin. Resolution No. 4548 CUP 2026-0007 Page 4 (1) 2.9 No change or alteration of the tenant space shall occur without prior approval of the Community Development Department. Major modifications to the floor area, services, and/or operation of the business may require consideration of a new or revised CUP. (1) 2.10 No outdoor storage shall be permitted except as approved by the Community Development Director. (1) 2.11 No amplified sound devices are permitted outside the building. (1, 4, ***) 2.12 Noise abatement is required to reduce exterior and interior noise levels at the existing and proposed noise-sensitive receptors below City noise standards. The following Project Design Features (PDF) will be included in the Final project design plans based on the project’s acoustic assessment. a. Car Wash Noise Abatement (PDF NOI-1). To reduce noise levels from tunnel exit blower mechanical equipment at the proposed car wash (Building 9) at existing and future residential uses, the project applicant shall implement one of the following noise abatement measures: 1. Construction of a 12-foot-high noise barrier along the south side of the car wash tunnel exit, as identified in the project’s acoustic assessment. To be effective, the barrier shall be constructed with a solid material with no gaps in the face of the wall or at the base with a minimum STC rating of 27. Openings or gaps between sound wall materials or the ground substantially reduce the effectiveness of the noise barrier. Acceptable materials for the construction of the barrier shall have a minimum density of four pounds per square foot of surface area and may be composed of the following: masonry block, stucco veneer over wood framing (or foam core), glass, Plexiglass, Lexan (9 ¼ inch thick), or metal. The barrier may also be constructed out of a combination of the above-listed materials. All noise control barrier walls shall be designed to preclude structural failure due to such factors as winds, shear, shallow soil failure, earthquakes, and erosion. 2. Provide written proof or a detailed noise analysis to the City showing noise levels emanating from the car wash do not exceed a noise level of 72 dBA when measured at a distance of 50 feet directly in front of the tunnel exit. Reduced noise levels may be accomplished by utilizing low noise dryer/blower equipment, adding absorptive acoustic panels within the car wash tunnel to absorb and reduce noise from blower/dryer equipment, or other means. Final design, material specifications, and acoustic effectiveness of any proposed sound barrier shall be reviewed and approved by the Community Resolution No. 4548 CUP 2026-0007 Page 5 Development Department prior to the issuance of a building permit. The submittal must include an updated noise simulation or technical memo confirming the final design achieves the decibel reductions identified in the project’s Acoustical Assessment. b. Low-Noise Residential HVAC Equipment (PDF NOI-2 Low). To reduce noise levels generated by HVAC equipment at the proposed residential buildings, the project applicant shall provide manufacturer-provided noise specifications or other form(s) of written proof to the City that the proposed residential HVAC units do not exceed a noise level of 45 dBA at 50 feet. c. Balcony/Patio Barrier Treatments (PDF NOI-3). Prior to the issuance of building permits, the project applicant shall demonstrate, to the satisfaction of the City of Tustin Building Official and Community Development Director, that the residential units with balconies or patios more than six feet deep, identified in Figure 5 of the project’s acoustic assessment, shall incorporate noise attenuating balcony and/or patio treatments. Balconies or patios shall include a barrier that is at least 42 inches high as measured from the floor. Acceptable materials for the construction of the barrier shall have a weight of 2.5 pounds per square foot of surface area. The barrier may be composed of the following: masonry block, stucco veneer over wood framing (or foam core), glass, Plexiglass or Lexan (1/4-inch thin) and may be constructed out of a combination of the above listed materials. d. Upgraded Windows and Doors (PDF NOI-4). After the final architectural drawings have been developed, and prior to the issuance of building permits, the project applicant shall demonstrate, to the satisfaction of the City of Tustin Building Official and Community Development Director, that the applicable project plans and specifications include sound‐rated windows and entry doors on the residential facades identified in Figure 6 of the project’s Acoustical Assessment. These receptor locations require a minimum Sound Transmission Class (STC) rating of 30. (1, 4, ***) 2.13 Prior to issuance of Certificate of Occupancy for the car wash, the proposed one-way exit-only car wash northerly driveway shall be subject to review and approval by the City Engineer through the public improvement plan review process. The developer shall demonstrate, through City-approved vehicle turning analysis, that the driveway provides safe and efficient ingress/egress for the intended design vehicles, prevents wrong-way entry, and does not adversely impact pedestrian safety or traffic operations on Yorba Street. The final driveway geometry, pavement markings, signing, channelization, and any required right-of-way dedication shall be subject to Resolution No. 4548 CUP 2026-0007 Page 6 the approval of the City Engineer. Adequate dedication of right-of-way to the City of Tustin may be required, at no cost to the City. Onsite and offsite improvements associated exclusively with the car wash are to be tied to the issuance of the final Certificate of Occupancy for the car wash development only and will not hinder the issuance of the Certificate of Occupancy for any other developments associated with the Campo on 17th Mixed-use project development. The Community Development Director, in consultation with the City Engineer, shall determine which improvements are exclusive to the car wash and thereby qualify for deferral. (1, 4, ***) 2.14 Prior to issuance of Certificate of Occupancy for the car wash, the car wash developer shall remove and reconstruct the car wash share driveway apron on Yorba Street, south of Vandenburg Lane, to the most current Americans with Disabilities Act (ADA) requirements and City of Tustin Public Works Standards. Onsite and offsite improvements associated exclusively with the car wash are to be tied to the issuance of the final Certificate of Occupancy for the car wash development only and will not hinder the issuance of the Certificate of Occupancy for any other developments associated with the Campo on 17th Mixed-use project. The Community Development Director, in consultation with the City Engineer, shall determine which improvements are exclusive to the car wash and thereby qualify for deferral. Resolution No. 4548 CUP 2026-0007 Page 7 SIGNAGE (1) 3.1 Site and building signage shall comply with the applicable sign regulations pursuant to TCC and the Campo on 17th Project Master Sign Plan (MSP) per CUP 2026-0006. At plan check, submit a Final MSP to the Planning Division for review and approval, to include directional signage for entry and exit, and any applicable regulatory signage for the car wash. ARCHITECTURE AND DESIGN (4) 4.1 All exterior colors and architectural materials shall be consistent with those approved in the plans date stamped July 28, 2026 under DR 2026-0001. Proposed changes must be submitted to the Community Development Department for review and approval prior to occurring. LANDSCAPE (1) 5.1 All landscaping shall be consistent with those approved in the plans date stamped July 28, 2026 under DR 2026-0001. Proposed changes must be submitted to the Community Development Department for review and approval prior to occurring. RESOLUTION NO. 4549 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN APPROVING CONDITIONAL USE PERMIT (CUP) 2026-0004 TO ALLOW FOR THE OPERATION OF A NEW 2,125-SQUARE-FOOT DRIVE-THRU RESTAURANT AT 17280 17TH STREET The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Conditional Use Permit (CUP) 2026-0004 was submitted to the City of Tustin (City) Community Development Department by Stephen Thorp of BWP Campo 1 LLC and BWP Campo 2 LLC C/O Burnham-Ward Properties LLC, concurrent with Design Review (DR) 2026-0001 and SUB 2026-0001, to operate a 2,125- square-foot, drive-thru restaurant and other site improvements at 17280 17th Street. B. That the project site is zoned Planned Community Commercial (PC-COM) district (base zone) in conjunction with the Housing Overlay (HO) district (overlay zone) and has a Planned Community Commercial/Business (PCCB) General Plan land use designation. C. Pursuant to the Tustin City Code (TCC) Section 9232b.13, a CUP is required for drive-thru facilities. D. That pursuant to TCC Section 9272, DR approval is required for building design and site planning of new structures. The Community Development Director has deferred the decision-making authority to the Planning Commission to be considered concurrently with the DR 2026-0001, SUB 2026-0001, and the request for a CUP No. 2026- 0004. E. 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. F. That on July 28, 2026, a public hearing was duly noticed, called, and held by the Planning Commission on DR 2026-0001, SUB 2026-0001, CUP 2026-0004, CUP 2026-0005, CUP 2026-0006 and CUP 2026-0007. Resolution No. 4549 Page 2 G. That the establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare; the location, size, architectural features and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, the occupancy thereof, or the community as a whole of the City in that: 1. Pursuant to TCC Section 9232b(13), restaurants with drive-thru service in the PC zoning district are permitted subject to the approval of a CUP. 2. As proposed, the drive-thru lane provides queuing capacity for approximately 14 vehicles whereas the minimum requirement of the TCC is seven (7) vehicles. 3. The parking lot area will be configured to optimize circulation for the proposed restaurant with drive-thru facility pursuant to DR 2026-0001. In addition, wayfinding signage will be strategically placed within the parking lot area to provide ease of navigation to the drive-thru pursuant to CUP 2026-0006, Master Sign Plan. 4. No impact to neighboring residential uses is anticipated in that the restaurant and drive-thru use will be conditioned to have speaker equipment with adjustable volume control, and site lighting that confines illumination onto the property. 5. Parking for the proposed use can be accommodated as the required number of parking spaces will be provided. 6. The restaurant would be located within a commercial building and along East 17th Street where a variety of retail, office, and restaurant uses are located. 7. The proposed CUP, as part of the Campo on 17th mixed-use development project (PROJ-MU-2025-0001) and within the Housing Overlay (HO) District, has been evaluated in accordance with the California Environmental Quality Act (CEQA, Public Resources Code §§ 21000, et seq.) and the State CEQA Guidelines (14 California Code of Regulations §§ 15000, et seq.). In 2024, the City of Tustin certified a program Environmental Impact Report (EIR) for the Enderle Center Rezone Project (SCH #2024020747), which analyzed the Resolution No. 4549 Page 3 development for up to 413 residential units at the subject site. The proposed project includes the development of a site with uses that are consistent with the uses approved in the Housing Element Rezone, General Plan, and HO District zoning designations for the site. The proposed development of 100 for-sale townhomes and associated site improvements are within the development capacity and density assumptions that were evaluated in the Enderle Center Rezone Program EIR for the site. As a result, the City of Tustin, as the Lead Agency, prepared an Addendum to the Enderle Center Rezone Program EIR pursuant to the requirements of the California Environmental Quality Act (CEQA, Public Resources Code §§ 2100, et seq.) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., CEQA Guidelines). Specifically, an Addendum is appropriate pursuant to State 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 Enderle Center Rezone Program EIR pursuant to Section 15168. 8. The City's Police Department has reviewed the application and has no concerns. II. The Planning Commission hereby approves CUP 2026-0004 to allow for the operation of a new 2,125-square-foot drive-thru restaurant at 17280 17th Street, subject to the conditions contained within Exhibit A attached hereto. Resolution No. 4549 Page 4 PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 28th day of July, 2026. _________________________________ AMY MASON Chairperson _________________________________ ALEXA SMITTLE Planning Commission Secretary APPROVED AS TO FORM: _________________________________ MICHAEL DAUDT Assistant City Attorney Resolution No. 4549 Page 5 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Alexa Smittle, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4549 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 28th day of July, 2026. PLANNING COMMISSIONER AYES: _____________________________ PLANNING COMMISSIONER NOES: _____________________________ PLANNING COMMISSIONER ABSTAINED: _____________________________ PLANNING COMMISSIONER ABSENT: _____________________________ Planning Commission Secretary Exhibit A: Conditions of Approval EXHIBIT A CONDITIONAL USE PERMIT 2026-0004 CONDITIONS OF APPROVAL 17280 17TH STREET COMMUNITY DEVELOPENT DEPARTMENT: GENERAL (1) 1.1 The proposed use shall substantially conform to the project description and submitted plans for the project date stamped June 28, 2026, on file with the Community Development Department, except as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Community Development Director may also approve minor modifications during plan check if such modifications are to be consistent with the provisions of the Tustin City Code (TCC) and other applicable codes. (1) 1.2 This approval shall become null and void unless the use is established within 24 months of the date of this Exhibit. Time extensions may be granted if a written request and associated fee are received by the Community Development Department within 30 days prior to expiration. (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 Conditional Use Permit (CUP) 2026-0004 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized “Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a “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 CODES (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Resolution No. 4549 Page 2 (1) 1.5 As a Condition of Approval of CUP 2026-0004, the applicant and property owner shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants. (1) 1.6 Any violation of any of the conditions imposed is subject to issuance of an Administrative Citation pursuant to TCC Section 1162(a). (1) 1.7 The applicant and/or property owner shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.8 CUP 2026-0004 may be reviewed at any time by the Community Development Director. The Community Development Director shall review the use to ascertain compliance with Conditions of Approval. If the use is not operated in accordance with CUP 2026-0004 or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community Development Director may impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the CUP. (1) 1.9 This CUP is a component of PROJ-MU-2025-0001, DR 2026-0001, and SUB 2026-0001 under Resolution No. 4547. The project shall be constructed, developed, and maintained in substantial conformance with the plans and conditions approved under Resolution No. 4547. This CUP is intended to govern only those conditions specifically related to the use and ongoing operation of the drive-thru restaurant. Any development, site improvements, architectural design, or physical changes to the site shall be governed by the Master Project Approval and the associated DR. In the event of any conflict between the requirements of this CUP and the DR, the conditions of the Master Project Approval shall prevail, unless otherwise determined by the Community Development Director. USE RESTRICTIONS (1) 2.1 The proposed project includes approval to demolish a vacant auto service station building (1,904 sf commercial building) and construct a new 2,125-square-foot drive-thru restaurant and other site improvements at 17280 17th Street. Any changes to the approved plans shall be subject to review and approval by the Community Development Director. *** 2.2 Prior to issuance of building permits, a traffic queuing analysis shall be provided to the Community Development Director for review and approval. The analysis shall verify that the available vehicle stacking distances are adequate for the restaurant proposed. To support this Resolution No. 4549 Page 3 conclusion the analysis shall provide, at minimum, the company’s standard/adopted restaurant drive-thru practices; maximum queuing distances needed during the restaurant’s peak customer hours/days; goals/targets for the time it takes to service customers in the drive-thru lane; and demonstrated queuing times of at least two other restaurants of similar size and operations of the same brand/franchise located elsewhere in Orange County. The queuing analysis shall be prepared by a licensed traffic engineer. Additional information may be required at the discretion of the City. The applicant shall provide the City with a contingency plan should the drive-thru lane not be adequate to serve customers during peak hours. For instance, during peak hours of operation, the applicant may position an employee at the menu board with a wireless microphone and headset to take orders from vehicles in the drive-thru lane. Employees may not take orders from any vehicle not in the drive-thru lane. (1) 2.3 All activities shall comply with the City's Noise Ordinance. The drive-thru speaker board shall be equipped with a volume limiter/adjuster so that it will not exceed the Tustin Noise Ordinance. No other amplified sound devices are permitted outside of the building. (5), *** 2.4 The drive-thru menu/speaker board shall utilize a lighted read-back display, either integrated as a single unit or two separate units, or other alternative as a result of changes in technology, to the satisfaction of the Community Development Director. (1) 2.5 If in the future the City determines that a parking, traffic, or noise problem exists on the site or in the vicinity as a result of the proposed project, the Community Development Director and the City Engineer may require the applicant to prepare a parking demand analysis, traffic study, or noise analysis and the applicant and/or property owner shall bear all associated costs. If said study indicates that there is inadequate parking or a traffic or noise problem, the applicant and/or property owner shall be required to provide mitigation measures to be reviewed and approved by the Community Development Director. Said mitigation may include, but are not limited to, the following: a) Adjust hours of operation b) Provide additional queuing space c) Adjust ordering procedures d) Provide additional parking e) Provide additional noise buffers including, but not limited to, walls, landscaping, or other sound attenuation methods. (1) 2.6 If operation of the drive-thru restaurants results in recurring operational, circulation, noise, queuing, traffic safety, pedestrian, bicycle, or emergency access issues that impact adjacent public streets, onsite Resolution No. 4549 Page 4 circulation, or neighboring tenants or properties, the property owner shall implement corrective measures subject to review and approval of the City Engineer. Corrective measures may include, but are not limited to, operational modifications, onsite circulation improvements, restriping, signage, traffic control measures, or physical site modifications. (1) 2.7 Business operations shall be conducted in a manner that does not create a public or private nuisance. Any such nuisance must be abated immediately upon notice by the City of Tustin. (1) 2.8 No change or alteration of the tenant space shall occur without prior approval of the Community Development Department. Major modifications to the floor area, services, and/or operation of the business may require consideration of a new CUP. (1) 2.9 No outdoor storage shall be permitted, except for temporary storage as approved by the Community Development Director. (5) 2.10 Sale and consumption of alcoholic beverages is prohibited at this location unless separate approval of a CUP for alcoholic beverage sales is obtained. (1) 2.11 No amplified sound devices are permitted outside the building. OUTDOOR DINING AREA (1) 3.1 Any proposed outdoor dining is subject to DR per TCC 9272 and 9277. Resolution No. 4549 Page 5 SIGNAGE (1) 4.1 Site and building signage shall comply with the applicable sign regulations pursuant to TCC and the Campo on 17th Mixed-Use Project Master Sign Plan (MSP) per CUP 2026-0006. ARCHITECTURE AND DESIGN (4) 5.1 All exterior colors and architectural materials shall be consistent with those approved in the plans date stamped July 28, 2026 under DR 2026-0001. Proposed changes must be submitted to the Community Development Department for review and approval prior to occurring. LANDSCAPE (1) 6.1 All landscaping shall be consistent with those approved in the plans date stamped July 28, 2026 under DR 2026-0001. Proposed changes must be submitted to the Community Development Department for review and approval prior to occurring. RESOLUTION NO. 4550 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN APPROVING CONDITIONAL USE PERMIT 2026-0005 TO ALLOW FOR THE OPERATION OF A NEW 4,044-SQUARE-FOOT DRIVE-THRU RESTAURANT AT 17480 17TH STREET The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Conditional Use Permit (CUP) 2026-0005 was submitted to the City of Tustin (City) Community Development Department by Stephen Thorp of BWP Campo 1 LLC and BWP Campo 2 LLC C/O Burnham-Ward Properties LLC, concurrent with Design Review (DR) 2026-0001, Subdivision (SUB) 2026-0001, CUP 2026- 0004, CUP 2026-0005, CUP 2026-0006, and CUP 2026-0007, to operate a 4,044-square-foot, drive-thru restaurant and other site improvements at 17480 17th Street. B. That the project site is zoned Planned Community Commercial (PC- COM) district (base zone) in conjunction with the Housing Overlay (HO) district (overlay zone) and has a Planned Community Commercial/Business (PCCB) General Plan land use designation. C. Pursuant to the Tustin City Code (TCC) Section 9232b.13, a CUP is required for drive-thru facilities. D. That pursuant to TCC Section 9272, DR approval is required for building design and site planning of new structures. The Community Development Director has deferred the decision-making authority to the Planning Commission to be considered concurrently with the DR 2026-0001, and the request for a CUP 2026-0005. E. 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. F. That on July 28, 2026, a public hearing was duly noticed, called, and held by the Planning Commission on DR 2026-0001, SUB 2026-0001, CUP 2026-0004, CUP 2026-0005, CUP 2026-0006, and CUP 2026-0007. G. That the establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to the Resolution No. 4550 Page 2 health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare; the location, size, architectural features and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, the occupancy thereof, or the community as a whole of the City in that: 1. Pursuant to TCC Section 9232b(13), restaurants with drive-thru service in the PC zoning district are permitted subject to the approval of a CUP. 2. As proposed, the drive-thru lane provides queuing capacity for approximately 10 vehicles whereas the minimum requirement of the TCC is seven (7) vehicles. 3. The parking lot area will be configured to optimize circulation for the proposed restaurant with drive-thru facility pursuant to DR 2026-0001. In addition, wayfinding signage will be strategically placed within the parking lot area to provide ease of navigation to the drive-thru pursuant to CUP 2026-0006, Master Sign Program. 4. No impact to neighboring residential uses is anticipated in that the restaurant and drive-thru use will be conditioned to have speaker equipment with adjustable volume control, and site lighting that confines illumination onto the property. 5. Parking for the proposed use can be accommodated as the required number of parking spaces will be provided. 6. The restaurant would be located within a commercial building and along East 17th Street where a variety of retail, office, and restaurant uses are located. 7. The proposed CUP, as part of the Campo on 17th mixed-use development project (PROJ-MU-2025-0001) and within the Housing Overlay District, has been evaluated in accordance with the California Environmental Quality Act (CEQA, Public Resources Code §§ 21000, et seq.) and the State CEQA Guidelines (14 California Code of Regulations §§ 15000, et seq.). In 2024, the City of Tustin certified a program Environmental Impact Report (EIR) for the Enderle Center Rezone Project (SCH #2024020747), which analyzed the development for up to 413 residential units at the subject site. Resolution No. 4550 Page 3 The proposed project includes the development of a site with uses that are consistent with the uses approved in the Housing Element Rezone, General Plan, and Housing Overlay District zoning designations for the site. The proposed development of 100 for-sale townhomes and associated site improvements are within the development capacity and density assumptions that were evaluated in the Enderle Center Rezone Program EIR for the site. As a result, the City of Tustin, as the Lead Agency, prepared an Addendum to the Enderle Center Rezone Program EIR pursuant to the requirements of the California Environmental Quality Act (CEQA, Public Resources Code §§ 2100, et seq.) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., CEQA Guidelines). Specifically, an Addendum is appropriate pursuant to State 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 Enderle Center Rezone Program EIR pursuant to Section 15168. 8. The City's Police Department has reviewed the application and has no concerns. II. The Planning Commission hereby approves CUP 2026-0005 to allow for the operation of a new 4,044-square-foot drive-thru restaurant at 17480 17th Street, subject to the conditions contained within Exhibit A attached hereto. Resolution No. 4550 Page 4 PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 28th day of July, 2026. _________________________________ AMY MASON Chairperson _________________________________ ALEXA SMITTLE Planning Commission Secretary APPROVED AS TO FORM: _________________________________ MICHAEL DAUDT Assistant City Attorney Resolution No. 4550 Page 5 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Alexa Smittle, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4550 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 28th day of July, 2026. PLANNING COMMISSIONER AYES: _____________________________ PLANNING COMMISSIONER NOES: _____________________________ PLANNING COMMISSIONER ABSTAINED: _____________________________ PLANNING COMMISSIONER ABSENT: _____________________________ Planning Commission Secretary Exhibit A: Conditions of Approval EXHIBIT A CONDITIONAL USE PERMIT 2026-0005 CONDITIONS OF APPROVAL 17480 17TH STREET COMMUNITY DEVELOPENT DEPARTMENT: GENERAL (1) 1.1 The proposed use shall substantially conform to the project description and submitted plans for the project date stamped July 28, 2026, on file with the Community Development Department, except as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Community Development Director may also approve minor modifications during plan check if such modifications are to be consistent with the provisions of the Tustin City Code (TCC) and other applicable codes. (1) 1.2 This approval shall become null and void unless the use is established within 24 months of the date of this Exhibit. Time extensions may be granted if a written request and associated fee are received by the Community Development Department within 30 days prior to expiration. (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 Conditional Use Permit (CUP) 2026-0005 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized “Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a “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 CODES (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Resolution No. 4550 CUP 2026-0005 Page 2 (1) 1.5 As a Condition of Approval of CUP 2026-0005, the applicant and property owner shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants. (1) 1.6 Any violation of any of the conditions imposed is subject to issuance of an Administrative Citation pursuant to TCC Section 1162(a). (1) 1.7 The applicant and/or property owner shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.8 CUP 2026-0005 may be reviewed at any time by the Community Development Director. The Community Development Director shall review the use to ascertain compliance with the Conditions of Approval. If the use is not operated in accordance with CUP 2026-0005 or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community Development Director may impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the CUP. (1) 1.9 This CUP is a component of PROJ-MU-2025-0001, DR 2026-0001, and SUB 2026-0001 under Resolution No. 4547. The project shall be constructed, developed, and maintained in substantial conformance with the plans and conditions approved under Resolution No. 4547. This CUP is intended to govern only those conditions specifically related to the use and ongoing operation of the drive-thru restaurant. Any development, site improvements, architectural design, or physical changes to the site shall be governed by the Master Project Approval and the associated DR. In the event of any conflict between the requirements of this CUP and the DR, the conditions of the Master Project Approval shall prevail, unless otherwise determined by the Director of Community Development. Resolution No. 4550 CUP 2026-0005 Page 3 USE RESTRICTIONS (1) 2.1 The proposed project includes approval to demolish an approximately 6,896 square-foot commercial building and construct a new approximately 4,044 square-foot drive-thru restaurant and other site improvements at 17480 17th Street. Any changes to the approved plans shall be subject to review and approval by the Community Development Director. *** 2.2 Prior to issuance of building permits, a traffic queuing analysis shall be provided to the Community Development Director for review and approval. The analysis shall verify that the available vehicle stacking distances are adequate for the restaurant proposed. To support this conclusion the analysis shall provide, at minimum, the company’s standard/adopted restaurant drive-thru practices; maximum queuing distances needed during peak customer hours/days; goals/targets for the time it takes to service customers in the drive-thru lane; and demonstrated queuing times of at least two other restaurants of similar size and operations of the same brand/franchise located elsewhere in Orange County. The queuing analysis shall be prepared by a licensed traffic engineer. Additional information may be required at the discretion of the City. The applicant shall provide the City with a contingency plan should the drive-thru lane not be adequate to serve customers during peak hours. For instance, during peak hours of operation, the applicant may position an employee at the menu board with a wireless microphone and headset to take orders from vehicles in the drive-thru lane. Employees may not take orders from any vehicle not in the drive-thru lane. (1) 2.3 All activities shall comply with the City's Noise Ordinance. The drive-thru speaker board shall be equipped with a volume limiter/adjuster so that it will not exceed the Tustin Noise Ordinance. No other amplified sound devices are permitted outside of the building. (5), *** 2.4 The drive-thru menu/speaker board shall utilize a lighted read-back display, either integrated as a single unit or two separate units, or other alternative as a result of changes in technology, to the satisfaction of the Community Development Director. (1) 2.5 If in the future the City determines that a parking, traffic, or noise problem exists on the site or in the vicinity as a result of the proposed project, the Community Development Director and the City Engineer may require the applicant to prepare a parking demand analysis, traffic study, or noise analysis and the applicant and/or property owner shall bear all associated costs. If said study indicates that there is inadequate Resolution No. 4550 CUP 2026-0005 Page 4 parking or a traffic or noise problem, the applicant and/or property owner shall be required to provide mitigation measures to be reviewed and approved by the Community Development Director. Said mitigation may include, but are not limited to, the following: a) Adjust hours of operation b) Provide additional queuing space c) Adjust ordering procedures d) Provide additional parking e) Provide additional noise buffers including, but not limited to, walls, landscaping, or other sound attenuation methods. (1) 2.6 If operation of the two drive-thru restaurants results in recurring operational, circulation, noise, queuing, traffic safety, pedestrian, bicycle, or emergency access issues that impact adjacent public streets, onsite circulation, or neighboring tenants or properties, the property owner shall implement corrective measures subject to review and approval of the City Engineer. Corrective measures may include, but are not limited to, operational modifications, onsite circulation improvements, restriping, signage, traffic control measures, or physical site modifications. (1) 2.7 Business operations shall be conducted in a manner that does not create a public or private nuisance. Any such nuisance must be abated immediately upon notice by the City of Tustin. (1) 2.8 No change or alteration of the tenant space shall occur without prior approval of the Community Development Department. Major modifications to the floor area, services, and/or operation of the business may require consideration of a new CUP. (1) 2.9 No outdoor storage shall be permitted, except for temporary storage as approved by the Community Development Director. (5) 2.10 Sale and consumption of alcoholic beverages is prohibited at this location unless separate approval of a CUP for alcoholic beverage sales is obtained. (1) 2.11 No amplified sound devices are permitted outside the building. OUTDOOR DINING AREA (1) 3.1 Any proposed outdoor dining is subject to Design Review per TCC 9272 and 9277. SIGNAGE Resolution No. 4550 CUP 2026-0005 Page 5 (1) 4.1 Site and building signage shall comply with the applicable sign regulations pursuant to Tustin City Code and the Campo on 17th Mixed-Use Project Master Sign Plan (MSP) per CUP 2026-0006. ARCHITECTURE AND DESIGN (4) 5.1 All exterior colors and architectural materials shall be consistent with those approved in the plans date stamped July 28, 2026 under DR 2026-0001. Proposed changes must be submitted to the Community Development Department for review and approval prior to occurring. LANDSCAPE (1) 6.1 All landscaping shall be consistent with those approved in the plans date stamped July 28, 2026 under DR 2026-0001. Proposed changes must be submitted to the Community Development Department for review and approval prior to occurring. RESOLUTION NO. 4551 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA APPROVING CONDITIONAL USE PERMIT 2026-0006 FOR MASTER SIGN PLAN FOR THE COMMERCIAL SITE OF THE CAMPO ON 17TH MIXED-USE PROJECT LOCATED AT 17240-17350, 17390-17460, 17480, AND 17502 EAST 17TH STREET; 14032 ENDERLE CENTER DRIVE; AND 14081 YORBA STREET The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Conditional Use Permit (CUP) 2026-0006 was submitted to the City of Tustin (City) Community Development Department by Stephen Thorp of BWP Campo 1 LLC and BWP Campo 2 LLC C/O Burnham-Ward Properties LLC, concurrent with Design Review (DR) 2026-0001 and SUB 2026-0001, to establish a new Master Sign Plan (MSP) for a commercial center called the Campo on 17th mixed-use project (PROJ-MU-2025-00001 – Enderle Center redevelopment) located at 17240-17350, 17390-17460, 17480, and 17502 East 17th Street; 14032 Enderle Center Drive; and 14081 Yorba Street. B. That the project site is zoned Housing Overlay (HO) district (overlay zone) in conjunction with the Planned Community Commercial (PC-COM) district (base zone) and has a Planned Community Commercial/Business (PCCB) General Plan land use designation. C. That pursuant to the Tustin City Code (TCC) Section 9403(h), a MSP is required for developments in planned community districts, multi-use sites, multi-tenant centers and mixed-use districts in the City. That pursuant to TCC Section 9403(h)2f, MSPs for a center may deviate from the specific standard for permanent business identification upon submittal and approval of a CUP, provided that the center is a single development project of at least 30,000 building square feet or 1 acre in project size. The Zoning Administrator has deferred the decision-making authority to the Planning Commission to be considered concurrently with the DR 2026-0001, SUB 2026-0001, and the request for a CUP No. 2026-0006. D. That on July 28, 2026, a public hearing was duly noticed, called, and held by the Planning Commission on DR 2026-0001, SUB 2026-0001, CUP 2026-0004, CUP 2026-0005, CUP 2026-0006, and CUP 2026-0007. E. That the proposed MSP complements and enhances the Campo on 17th mixed-use project and offers a coordinated and quality sign design (integrated with architectural style of project), different design and scale then what is allowed by the TCC with the approval of a CUP and the context, scale, and purpose of the proposed signage for the Campo on 17th Mixed-use development project, is consistent with the project site’s architecture. F. That the establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare, in that: 1. Pursuant to TCC sections 9411, 9403e(2)i and RHASP 4.4.5I, a MSP is required for integrated office complexes, commercial centers, or mixed-use developments when proposed signs deviate from the specific standard for permanent business identification upon submittal and approval of a CUP, provided that the center is a single development project of at least 30,000 building square feet or 1 acre in project size. The proposed Campo on 17th project proposes sign configurations and dimensions that are unique to the development and deviate from the City’s sign standards, and the shopping center meets the threshold for a MSP. 2. The proposed MSP complies with TCC Section 9403(h) in that sign standards are contained within the MSP to incorporate design elements in terms of sizing, scale, massing, materials, letter styles, colors, sign type and sign shape to ensure that signage has been coordinated throughout the project site. 3. The proposed MSP complies with TCC 9403(h)2 that establishes criteria as follows: a. Signs would reflect a common theme, incorporating design elements in terms of materials, letter styles, colors, illumination, sign type and sign shape in that wall sign criteria will unify the design features of wall signs and monument sign for multiple tenants and would be limited to the locations approved in the MSP, if applicable. b. New signs would utilize materials, colors, and a design motif which are compatible and which reflect the special qualities of the architecture of the buildings on the site in both daytime and nighttime situations. c. The sum of any nonconforming existing signage on the site will be brought to compliance when the commercial center is redesigned, as described in the proposed MSP. d. The MSP designates the property owner/management as the primary liaison with the City for the purpose of requesting approval of the MSP and for submitting sign permit requests in conformance with the approved MSP. e. The project site is comprised of a single development project containing more than 30,000 square feet of building area and therefore allows the MSP to deviate from the specific sign standards for permanent business identification upon approval of a CUP. 1. The requested deviations from the Tustin Sign Code are minor and keep the proposed signs within the context and scale of the building and surrounding uses. Signs will be appropriately visible while maintaining the visual quality of the site. 2. The maintenance and removal of any future signs are adequately addressed in the proposed MSP. 3. The proposed MSP will provide coordinated and quality sign design in a development that will require multiple wall signs and directional signs and provide an opportunity for a coordinated monument sign for the facility, avoiding uncoordinated and mismatched signs that would detract from the visual quality of the development. The signs proposed within the MSP are typical and necessary for a commercial shopping center. G. As conditioned, CUP 2026-0006 may be reviewed by the Community Development Director, if necessary, to ensure compatibility with surrounding uses. If the use is not operated in accordance with the Conditions of Approval provided herein or is found to be a nuisance or cause negative impacts to surrounding uses, the Community Development Director has the authority to impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the CUP. H. The proposed CUP, as part of the Campo on 17th mixed-use development project (PROJ-MU-2025-0001) and within the Housing Overlay District, has been evaluated in accordance with the California Environmental Quality Act (CEQA, Public Resources Code §§ 21000, et seq.) and the State CEQA Guidelines (14 California Code of Regulations §§ 15000, et seq.). In 2024, the City of Tustin certified a program Environmental Impact Report (EIR) for the Enderle Center Rezone Project (SCH #2024020747), which analyzed the development for up to 413 residential units at the subject site. The proposed project includes the development of a site with uses that are consistent with the uses approved in the Enderle Center Rezone, General Plan, and Housing Overlay District zoning designations for the site. The proposed development of 100 for-sale townhomes and associated site improvements are within the development capacity and density assumptions that were evaluated in the Enderle Center Rezone Program EIR for the site. As a result, the City of Tustin, as the Lead Agency, prepared an Addendum to the Enderle Center Rezone Program EIR pursuant to the requirements of the California Environmental Quality Act (CEQA, Public Resources Code §§ 2100, et seq.) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., CEQA Guidelines). Specifically, an Addendum is appropriate pursuant to State 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 Enderle Center Rezone Program EIR pursuant to Section 15168. II. The Planning Commission hereby approves CUP 2026-0006 to establish a new Master Sign Plan (MSP) for a commercial center called the Campo on 17th mixed-use project (PROJ-MU-2025-00001 – Enderle Center redevelopment) located at 17240-17350, 17390-17460, 17480, and 17502 East 17th Street; 14032 Enderle Center Drive; and 14081 Yorba Street. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 28th day of July, 2026. _________________________________ AMY MASON Chairperson _________________________________ ALEXA SMITTLE Planning Commission Secretary APPROVED AS TO FORM: _________________________________ MICHAEL DAUDT Assistant City Attorney STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Alexa Smittle, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4551 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 28th day of July, 2026. PLANNING COMMISSIONER AYES: _____________________________ PLANNING COMMISSIONER NOES: _____________________________ PLANNING COMMISSIONER ABSTAINED: _____________________________ PLANNING COMMISSIONER ABSENT: _____________________________ Planning Commission Secretary Exhibit A: Conditions of Approval SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION EXHIBIT A CONDITIONAL USE PERMIT 2026-0006 CONDITIONS OF APPROVAL CAMPO ON 17TH MIXED-USE PROJECT MASTER SIGN PLAN FOR COMMERCIAL SITE TCC SECTION GENERAL COMPLETE RESPONSIBLE DEPT 9291(d) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped July 28, 2026, 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). Ongoing Planning 9291(a) 1.2 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. Ongoing Planning 9293(b) 1.3 This approval shall become null and void unless the use is established within twenty-four (24) months of the date of this Exhibit. Time extensions may be granted if a written request and associated fee is received by the Community Development Department within thirty (30) days prior to expiration. Ongoing Planning Exhibit A - Conditions of Approval CUP 2026-0006 July 28, 2026 Page 2 1 1.4 Approval of Conditional Use Permit (CUP) 2026-0006 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Community Development Director and evidence of recordation shall be provided to the Community Development Department. Upon approval Planning 1 1.5 As a Condition of Approval of CUP 2026-0006, the applicant and property owner 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 and/or property owner 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. Ongoing Planning 1162(a) 1.6 Any violation of any of the conditions imposed is subject to issuance of an Administrative Citation pursuant to TCC Section 1162(a). Ongoing Planning 1123(a) 1.7 The applicant and/or property owner 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. Ongoing Planning Exhibit A - Conditions of Approval CUP 2026-0006 July 28, 2026 Page 2 9293(c) 1.8 CUP 2026-0006 may be reviewed on an annual basis, or more often, if necessary, by the Community Development Director. The Community Development Director shall review on-site signage to ascertain compliance with the Conditions of Approval. If on-site signage is not operated in accordance with CUP 2026-0006, or is found to be a nuisance, or negative impacts are affecting the surrounding neighborhood, the Community Development Director shall impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the CUP. Ongoing Planning 9273 1.9 Any modification or alteration to the existing building or sign structures shall require a building permit and shall be consistent with TCC Section 9273, Legal Non-conforming Uses. Ongoing Planning USE RESTRICTIONS 9403(h) 2.1 All signs shall conform to the Campo on 17th Master Sign Plan (MSP) and revert to the Tustin Sign Code for any issues that remain silent in said MSP. Minor changes could be made if signs meet the spirit and intent of the MSP and approved by the Community Development Director. Ongoing Planning 9403(a) 2.2 A sign permit shall be applied for and obtained from the Community Development Department prior to constructing, erecting, altering, replacing, moving, or painting any sign, except for signs exempt from a permit according to the Tustin Sign Code. Permit applications shall be accompanied by information as required for a standard sign plan or MSP, pursuant to the Tustin Sign Code. Ongoing Planning Exhibit A - Conditions of Approval CUP 2026-0006 July 28, 2026 Page 2 9404(g) 2.3 All signs shall be structurally safe and maintained in good condition at all times. The Community Development Director shall have the authority to order repair, replacement, or removal of any signs which constitute a hazard or nuisance to the safety, health, or public welfare by reason of inadequate maintenance, dilapidation, or obsolescence. Ongoing Planning 9404(g) 2.4 All signs shall be constructed of a non-corrosive, rust-resistant finish so as not to degrade in adverse weather conditions. Ongoing Planning 9404(a)3(b) 2.5 The locations for any signs shall comply with the City of Tustin Guidelines for Determining Sign Location Visual Clearance and Public Safety Areas. Signs shall not be placed in a manner that will obstruct or inhibit sight distance or visibility for the motorist. Any signs in proximity to the public right-of-way that could impact driver sight shall be shown at a larger scale that will be adequate for plan check purposes. Ongoing Planning 9291(d) 2.6 Major modifications to signage may require revisions to the MSP and consideration of an amended conditional permit. The Community Development Director shall determine if the sign modification is considered “major”, such that it requires a modification of the Master Sign Plan and amendment of the Conditional Use Permit. If determined to be major, the Director shall determine, pursuant to the Tustin City Code (TCC), if the CUP amendment is to be considered by the Zoning Administrator or Planning Commission. Ongoing Planning Exhibit A - Conditions of Approval CUP 2026-0006 July 28, 2026 Page 2 2.7 Signs shall not dominate the view of a site or building, nor obscure or eliminate the view of existing signs. Freestanding standing signs may be located in required setback areas provided that the following criteria are met: 1) The location is not within a required visual clearance are for traffic or other purposes as identified by the City Engineer; and 2) the location will not cause negative light and glare impacts on adjacent uses, if the sign is lighted. Ongoing Planning RESOLUTION 4552 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA DETERMINING THAT THE LOCATION, PURPOSE, AND EXTENT OF THE PROPOSED VACATION OF ENDERLE CENTER DRIVE IS IN CONFORMANCE WITH THE CITY OF TUSTIN GENERAL PLAN The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That the property owners of the Enderle Center, the Enderle Family Trust, and the project applicants, BWP Campo 1, LLC and BWP Campo 2, LLC, have submitted an application requesting that the City of Tustin vacate approximately 1.101 acres of public right-of-way along Enderle Center Drive, bounded by 17th Street to the north and Vandenberg Lane to the south, as legally described and depicted in Exhibit A attached hereto. B. That Enderle Center Drive is a publicly accessible street extending from 17th Street to the north to Vandenberg Lane to the south. The Enderle Center Drive right-of-way was dedicated to the City on March 9, 1972, as Book 10032, Page 124 of Official Records. The area to be vacated is privately owned in fee by the Enderle Family Trust, over which the City currently maintains an easement for street and other incidental purposes. C. That all of the properties that take access from Enderle Center Drive are owned by the Enderle Family Trust, and the proposal is to remove the street easement and incorporate the land into the proposed Campo on 17th Street project. D. That the existing right-of-way bisects the project site and constrains its efficient and cohesive development. The proposed vacation will facilitate a unified site plan, including enhanced on-site guest parking, expanded open space amenities, adaptive reuse of existing commercial buildings for retail and dining opportunities, and a more defined project entry along 17th Street, while maintaining access to the surrounding street network. E. That a traffic study has been completed for the proposed vacation, and the City Engineer has reported that the vacation of Enderle Center Drive will not adversely affect adjacent roadway operations. PC Resolution No. 4552 Page 2 F. That Tustin Water Services owns and operates a water main, East Orange County Water District (EOCWD) owns and operates a sewer main, Southern California Gas Company (SCGC) owns and operates a gas line, and Southern California Edison (SCE) owns and operates a 12 kV distribution line within or adjacent to the area to be vacated. a. By letter dated February 11, 2026, SCE requested the reservation of easements and rights necessary to use, maintain, operate, repair, replace, remove, or renew its facilities within the area to be vacated pursuant to California Streets and Highways Code Section 8346. b. By letter dated July 21, 2026, EOCWD requested a dedicated sewer easement from the owner/developer of the property. c. By letter dated July 15, 2026, SoCal Gas requested the reservation of easements that a permanent easement be reserved and excepted from the vacation. G. That, pursuant to Section 8340 of the California Streets and Highways Code, the existing utility easements for Tustin Water Services, EOCWD, SCGC, SCE, and the City of Tustin within the fee parcel may be amended, reserved, or replaced as necessary to retain access to existing in-ground utilities within the proposed area to be vacated. Access to existing public utility infrastructure, traffic signal equipment, and sidewalk maintenance will be preserved through appropriate easements, which will be dedicated by separate instrument or incorporated into the Final Tract Map for Tentative Tract Map No. 19470. H. That no other public utilities or public facilities are known to the City Engineer to exist within the area to be vacated. I. That California Government Code Section 65402(a) authorizes the Planning Commission to determine whether the location, purpose, and extent of the proposed disposition of real property conforms with the General Plan. J. That in accordance with the California Streets and Highways Code, Chapter 4, Section 8312, a local agency is authorized to vacate all or a portion of a street within the City when it is no longer necessary for current or prospective public street purposes, either on its own initiative or upon request of an interested party, pursuant to the procedures outlined in Sections 8320 through 8325 of the California Streets and Highways Code. K. That the proposed vacation furthers Land Use Element Goal 1, which is to provide for a well-balanced land use pattern that accommodates existing PC Resolution No. 4552 Page 3 and future needs for housing, commercial, and industrial land, open space and community facilities and services, while maintaining a healthy, diversified economy adequate to provide future City services. L. That the proposed vacation furthers Land Use Element Goal 5, which is to revitalize older commercial, industrial, and residential uses and properties. M. That the proposed vacation furthers Housing Element Program 1.1(b) which is to utilize Overlay Districts to facilitate mixed-use developments. N. That on June 16, 2026, the City Council adopted Resolution No. 26-30 declaring its intention to vacate Enderle Center Drive and setting a public hearing on the proposed vacation for September 15, 2026, at 6:00 p.m. in the Council Chamber located at 300 Centennial Way, Tustin, California. O. That any future vacation of Enderle Center Drive shall remain subject to completion of all applicable environmental review, discretionary approvals, public hearings, and resolution of utility and access requirements associated with the proposed Campo on 17th Street redevelopment project. P. That a General Plan Conformity determination required by Government Code Section 65402(a) is not a “project” requiring environmental review pursuant to the California Environmental Quality Act, pursuant to CEQA Guidelines Sections 15060(c). II. The Planning Commission hereby determines that the location, purpose, and extent of the proposed vacation of the Enderle Center Drive public right-of-way, as legally described and shown in Exhibit A attached hereto, is in conformance with the Tustin General Plan. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting held on the 28th day of July, 2026. __________________________________ AMY MASON Chairperson _______________________ ALEXA SMITTLE Planning Commission Secretary PC Resolution No. 4552 Page 4 APPROVED AS TO FORM: _______________________ MICHAEL DAUDT Assistant City Attorney PC Resolution No. 4552 Page 5 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Alexa Smittle, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California, that Resolution No. 4552 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 28th day of July, 2026. PLANNING COMMISSIONER AYES: _____________________________ PLANNING COMMISSIONER NOES: _____________________________ PLANNING COMMISSIONER ABSTAINED: _____________________________ PLANNING COMMISSIONER ABSENT: _____________________________ ___________________________________ ALEXA SMITTLE Planning Commission Secretary Exhibit A: Street Vacation Exhibit Exhibit B: Council Resolution Intent to Vacate NORTHSCALE: 1" =150'LOT LINEPROPOSED STREET VACATIONCENTERLINERIGHT OF WAY HALF WIDTHUnderground Service Alertof Southern CaliforniaR Docusign Envelope ID: 8F2E232B-56DB-8756-83FC-A03C6CC4D1C6 RESOLUTION NO. 26-30 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN DECLARING ITS INTENTION TO VACATE ENDERLE CENTER DRIVE WHEREAS, the property owners of Enderle Center, Enderle Family Trust, have submitted an application requesting that the City of Tustin vacate Enderle Center Drive within their property; and WHEREAS, the City of Tustin desires to vacate an easement for street and highway purposes, which is commonly known as Enderle Center Drive, and more particularly described in Exhibit A attached hereto and incorporated herein and hereafter referred to as the "area to be vacated," consisting of a map of the area; and WHEREAS, the City Engineer has reported to this Council that vacation of Enderle Center Drive will not adversely affect the adjacent roadway operations; and WHEREAS, the City is authorized to vacate all or part of a public street within the City pursuant to the Public Street, Highways and Service Vacation Easements law (State of California Streets and Highways Code, Section 8300 et seq.); and WHEREAS, Section 8340(c) of the State of California Streets and Highways Code requires that unless public convenience and necessity require otherwise, the City must reserve and except from the vacation any easement and right necessary to maintain, operate, replace, remove and renew public utility facilities; and WHEREAS, Tustin Water Services owns and operates a water main within or adjacent to the area to be vacated; and WHEREAS, East Orange County Water District (EOCWD) owns and operates a sewer main within or adjacent to the area to be vacated; and WHEREAS, Southern California Gas Company owns and operates a gas line within or adjacent to the area to be vacated; and WHEREAS, Southern California Edison (SCE) owns and operates a 12 kV distribution line within or adjacent to the area to be vacated; and WHEREAS, the existing utility easements for Tustin Water Services, East Orange County Water District, Southern California Gas Company, and Southern California Edison, and the City of Tustin within the fee parcel may be amended, reserved, or replaced as necessary to retain access to existing in -ground utilities within the proposed area to be vacated; and WHEREAS, no other public utilities or public facilities are known to the City Engineer to exist within the area to be vacated; and Resolution No. 26-30 Page 1 of 4 Docusign Envelope ID: 8F2E232B-56DB-8756-83FC-A03C6CC4D1C6 WHEREAS, the area to be vacated (Exhibit A) is privately owned in fee over which the City currently maintains an easement for street and other incidental purposes; and WHEREAS, the Planning Commission of the City of Tustin will consider a resolution to find the vacation is in conformance with the City's General Plan, which satisfies the required findings for a street vacation as set forth by the State of California Streets and Highways Code in order to recommend approval to the City Council; and WHEREAS, any future vacation of Enderle Center Drive shall remain subject to completion of all applicable environmental review, discretionary approvals, public hearings, and resolution of utility and access requirements associated with the proposed Campo on 17th Street redevelopment project. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Tustin does hereby resolve as follows: Section 1. The foregoing recitals are true and correct and are incorporated by reference herein. Section 2. It is the intention of the City Council to vacate Enderle Center Drive shown in Exhibit A, attached. Section 3. It is the intention of the City Council to find that the Enderle Center Drive right-of-way is unnecessary for present or prospective public street purposes. Section 4. It is the intention of the City Council to reserve easements pursuant to Section 8340 of the California Streets and Highways Code. Section 5. The City Council finds that the adoption of a Resolution of Intent to Vacate Enderle Center Drive is not subject to the California Environmental Quality Act CEQA) pursuant to CEQA Guidelines Section 15060(c) because the resolution only initiates a public hearing process and does not constitute approval of the proposed vacation or any related development entitlement. The resolution merely establishes a future public hearing date for the City Council to consider the proposed vacation pursuant to Streets and Highways Code Section 8320 and does not impose any obligation on the City Council to complete the vacation. In addition, the initiation of the vacation proceedings followed preliminary evaluation of existing roadway usage and consideration of potential impacts to adjacent circulation, which is consistent with CEQA Guidelines Section 15262 relating to feasibility and planning studies. Section 6. The City Council hereby sets a public hearing to be held on September 15, 2026 at 6:00 p.m. in the Council Chambers of the City Council located at 300 Centennial Way, Tustin, California, 92780. At this hearing, all interested persons may introduce evidence and testimony pertaining to the proposed vacation. At the conclusion of the hearing, the City Council shall determine, from all evidence submitted, whether or not the proposed vacation is in the public interest. Resolution No. 26-30 Page 2 of 4 Docusign Envelope ID: 8F2E232B-56DB-8756-83FC-A03C6CC4D1C6 Section 7. The City Clerk is hereby directed to publish this resolution, providing notice of said hearing to the public, for at least two successive weeks prior to said hearing, as required by California Streets and Highways Code Section 8322. Section 8. The Director of Public Works for the City of Tustin, or his designee, is hereby directed to conspicuously post notices of the public hearing along the street proposed to be vacated at least two weeks before the date set for the hearing, in conformity with and in the manner provided by California Streets and Highways Code Section 8323. APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Tustin on the 16t" day of June 2026. AUSTIN LUMBARD, Mayor ATTEST: tyir a. N,f ERICA N. YASUDA, City Clerk APPROVED AS TO FORM: DAVID E. KENDIG, City Attorney Resolution No. 26-30 Page 3 of 4 Docusign Envelope ID: 8F2E232B-56DB-8756-83FC-A03C6CC4D1C6 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN ) I, Erica N. Yasuda, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, do hereby certify that the whole number of the members of the City Council is five; that the above and foregoing Resolution No. 26-30 was duly and regularly passed and adopted at a regular meeting of the City Council held on the 16th day of June, 2026 by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: COUNCILMEMBER RECUSED: f'Vica N. As4a, Gf ERICA N. YASUDA, City Clerk Lumbard, Schnell, Fink, Nielsen (4) 0) 0) Gallagher (1) 0) Resolution No. 26-30 Page 4 of 4 Docusign Envelope ID: 8F2E232B-56DB-8756-83FC-A03C6CC4D1C6 U f 17TH STREET 2 b NF 40 i 0 EXHIBIT A CL SEI WLY R. 0. W. U STREET 1, o U W o o 39 39 CL VANDENBERG LAN _- rNj N 0 EL Y R. 0. W. SCALE: 1 " =150' NORTH Underground Service Alert Oorsomnecarmrea TWO WORKING DAYSaBEFOREYOUDIG p CYeAei jau d, NOTICE 70OONTRAMOR PUTSUANT TO AsmABLY BILL 4216 ND EXCAVATIDN PERMIT IS VALID LW.ESS FRE CONTDACMR CONTACTS AND OBTAINS NYXNDDAnTPRI IAO 1EXCAYArIONT TOO LOTLINE PROPOSED STREET VACATION CENTERLINE 32 RIGHT OF WAY HALF WIDTH