PC Resolution-04-11-09-01.
RESOLUTION NO. 04-1 1-09-1
ORTEGA RANCH BUSINESS PARK
ARCHITECTURAL CONTROL (AC) 04-02 AND
CONDITIONAL USE PERMIT (CUP) 04-1 0
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN
CAPISTRANO APPROVING THE MITIGATED NEGATIVE DECLARATION AND
CONDITIONALLY APPROVING ARCHITECTURAL CONTROL (AC) 04-02 AND
CONDITIONAL USE PERMIT (CUP) 04-10 FOR CONSTRUCTION OF AN OFFICE PARK
ON APPROXIMATELY 18 ACRES OF LAND LOCATED AT THE NORTHWEST CORNER
OF ORTEGA HIGHWAY AND RANCHO VIEJO ROAD (ORTEGA RANCH BUSINESS
PARK - APN 650-1 42-04,650-151-1 I AND 22)
Whereas, on January 19,2003 Ortega Ranch, LLC submitted an application
for an Architectural Control (AC) approval to permit development of 159,138 square feet of
office and supportive retail uses in twelve buildings on approximately 18 acres of land
located at the northwest corner of Ortega Highway and Rancho Viejo Road; and,
Whereas, the proposed project includes a request for a Conditional Use
Permit to allow shared parking with an adjacent church located at 31451 Avenida Los
Cerritos (APN 650-1 51 -1 2); and - Whereas, the proposed project has been processed pursuant to Chapter 9-2,
Article 3 of Title 9 of the San Juan Capistrano Municipal Code; and,
Whereas, the Environmental Administrator has reviewed the initial study
prepared pursuant to Section 15063 and 15064 of the CEQA Guidelines, has issued a
mitigated negative declaration pursuant to Section 15070 of those guidelines; has caused
a Notice of Negative Declaration to be posted pursuant to Section 15072 of those
guidelines, and has otherwise complied with all applicable provisions of the California
Environmental Quality Act (1 970); and all mitigation measures have been included herein;
and,
Whereas, the Transportation Commission conducted a worksession on August
25,2004 and a duly-noticed public meeting on October 13,2004 on the proposed project and
voted to forward the project to the Planning Commission recommending that the applicant
contribute towards regional traffic improvements; and
Whereas, the Cultural Heritage Commission conducted a duly-noticed public
meeting on July 27, 2004 on the proposed project and voted to approve the applicant’s
Historic Depiction Program; and
Whereas, the Design Review Committee (DRC) conducted duly-noticed
public meetings on October 16, 2003, February 19, 2004 and March 25, 2004 on the
proposed project and voted to forward the project to the Planning Commission for
consideration of the site plan design, and further recommended that detailed design plans .d
PC Resolution AC-Ortega Ranch - 04-1 1-09-1 2 November 9,2004
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for building architecture, landscaping, lighting, and other design features be submitted to
the DRC for review prior to final approval; and
Whereas, the Planning Commission conducted a duly-noticed public
workshop on September 14,2004 and public hearings on October 26,2004 and November
9,2004 on the proposed project and has considered all relevant public testimony, written
comments, the EIR, and written and oral staff reports.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of
the City of San Juan Capistrano does hereby make the following findings with respect to
the Architectural Control application:
1. The project plans comply with all provisions of Title 9 of the San Juan Capistrano
Municipal Code and the provisions of the “PC” Planned Community and the “OC”
Office Commercial Districts, as well as the General Plan designation of Office
Research Park subject to the conditions of approval contained in the associated
approval for Architectural Control (AC) 04-02; and
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2. The architectural and general design of the project is generally consistent with the
goals, policies and objectives of the Community Design Element and applicable
provisions of the General Plan because the proposed project complies with the “PC”
Planned Community District development standards established to assure Title 9,
Land Use Code consistency and General Plan consistency; and
3. The site plan is compatible with surrounding existing and proposed land uses
because existing residential and public institutional land uses to the west, and the
Mission Cemetery to the south and west, are buffered by physical separation and
landscaping, and are designated ofice commercial uses by both the Land Use
Code and the General Plan; and
4. The general design considerations, including the character, scale and quality of the
design are consistent with the adopted Architectural Design Guidelines of the City;
and
5. The site plan is functional and safe in regards to existing or mitigated off-site and
on-site conditions as they relate to adequacy of vehicular and pedestrian circulation
because off-site road improvements are required to be constructed by the project,
access has been designed from Rancho Viejo Road consistent with City standards,
the parking design and pedestrian circulation have been designed to minimize
potential conflicts, and the project has been conditioned to install street
improvements or otherwise participate in the City’s circulation improvements
program; and
PC Resolution AC-Ortega Ranch - 04-1 1-09-1 3 November 9,2004
6. The general landscape design, including the location, type, size, color, texture and
coverage of plant materials provide visual relief to complement buildings and
structures consistent with the City ordinances and guidelines; and
7. The project has been developed in a manner to be consistent with the historical and
cultural goals and policies of the City because the applicant has prepared a historic
depiction program in conjunction with the adjacent Mission Cemetery to enhance
the Cemetery and otherwise recognize the unique historic and cultural resources of
the City.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission hereby finds as follows with respect to the Conditional Use Permit to allow
shared parking with an existing church on an adjacent parcel:
The project includes a Joint Parking Agreement with the adjacent Church that is consistent
with Title 9 of the Land Use Code because it meets provisions within the Code that permit
shared or joint parking when adjoining uses have significantly different peak use periods.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby adopts the Mitigated Negative
Declaration and approves Architectural Control (AC) 04-02 and Conditional Use Permit
(CUP) 04-10, based upon the findings set forth herein and subject to the Conditions of
Approval contained in Exhibit I of this resolution.
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PASSED, APPROVED AND ADOPTED this 9th day of November, 2004, by
the following vote, to wit:
AYES: Commissioners Cardoza, Cohen, Drey, Ratcliffe and
Chairman Neely.
NOES: None
ABSTAIN: None
Molly Bah, Phning Director, Secretary
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EXHIBIT 1
November 9,2004
CONDITIONS OF APPROVAL FOR
TO PLANNING COMMISSION RESOLUTION NO. 04-1 1-09-1
ARCHITECTURAL CONTROL (AC) 04-02 AND
CONDITIONAL USE PERMIT (CUP) 04-1 0
ORTEGA RANCH BUSINESS PARK
General Conditions:
1. Development of the project site shall be substantially in conformance with the
plans as approved by the Planning Commission on October 26, 2004. Minor
modifications that are determined by Planning Director to be substantially in
compliance with the original plans and that do not intensify or change the use
or require any deviations from adopted standards, may be approved by the
Planning Director.
2. The use of the site shall be for general office use, medical office and support
retail only, as further set forth in Comprehensive Development Plan (CDP)
No. 04-01. Medical office uses shall not exceed a total of 15,000 square feet
gross floor area (gfa), and support retail shall not exceed 13,942 sq. ft. gfa.
No single business within the support retail category, allowed only in
Buildings A7 and BI, shall exceed a total gfa of 4,000 sq. ft, with the
exception that retail businesses that exceed 4,000 sq. ft. may be approved
by the Planning Commission subject to approval of a conditional use permit.
3. This ACiCUP approval shall be subject to a fifteen (15) day appeal period.
The appeal period shall expire at 500 pm, 24* day of November, 2004. This
ACICUP approval shall be valid for a period of two (2) years from the date of
approval of this resolution, and shall expire on November 9, 2006, unless a
time extension request or buildingigrading permit application related to this
discretionary approval is submitted to the City prior to that date. The
effective date for the project approval shall coincide with the effective date of
the zone change (RZ 04-06) and the associated Comprehensive
Development Plan (CDP 04-01). CDP 04-01 shall remain in full force and
effect throughout the duration of the use.
4. Approval of this application does not relieve the applicant from complying
with other applicable federal, state, County of Orange or City regulations or
req u ire men ts .
5. The applicant, its agents, and assignees shall defend, indemnify, and hold
harmless the City of San Juan Capistrano, its elected and appointed officials
and employees, and its contract consultants, from any claim, action or
proceeding to attack, set aside, or void or annul any land use approval
associated with this project, including but not limited to environmental impact
,
AC 04-02: Ortega Ranch
Page 2 of I9
Conditions of Approval
Date of Approval: 1 1/9/04
Effective Date: 2/4/05
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6.
7.
8.
9.
report requirements under Municipal Code Title 9 land use approvals. Upon
notice provided by the City to the applicant, its agents, or assignees, of
service of process of such claims or actions, the project proponent, it agents,
and assignees, shall immediately act to provide an appropriate defense to
such claims or actions.
The applicant or hidher successors in ownership, shall be responsible for
informing all subcontractors, consultants, engineers, other business entities
providing services related to the project, or any subsequent owner should the
project be sold, of their responsibilities to comply with these conditions and
all pertinent requirements in the San Juan Capistrano Municipal Code,
including, but not limited to, the requirements for all contractors to obtain a
City business license, and for approval by the Planning Department of a
Temporary Use Permit for construction trailers and staging areas.
The applicant shall pay all fees at the time fees are determined payable,
including any required supplemental plan check fees due to plan revisions,
and comply with all requirements of the applicable federal, state, County of
Orange,, City and other local agencies.
If there are any disparities between these conditions and the plans or final
revised plans that are approved for any phase, the conditions as stipulated in
the later approval shall prevail.
The applicant or hidher successors in ownership, shall be responsible for the
on-going maintenance and upkeep of the developed and undeveloped
portions of the site, in accordance with the City Municipal Code.
Planning Conditions:
IO. Final Landscaping. Prior to issuance of any building permit, the applicant
shall submit final landscaping plans for review and approval by the Design
Review Committee. All plans shall be consistent with the preliminary
landscaping plan and site plan, and consistent with one another and with the
City’s Design Guidelines. The landscaping plans shall include details and
specifications of all outdoor seating, tables and other hardscape fixtures. In
addition, the final landscaping plans shall show all landscaping and
improvements within the “Quiet Area” located at the southwest corner of the
site adjacent to the old Mission Cemetery, and benches within or adjacent to
the Horno Creek open space area. Ten (IO) copies of the plans are required,
except as otherwise authorized by the Planning Director. (PLN)
11. Shared Parkinq. As an on-going requirement of this project, the shared
parking with the adjacent Church property shall be in compliance with the
Joint Parking Agreement as approved by the City. The park and ride
operation at the Church shall be discontinued in accordance with the
, AC 04-02: Ortega Ranch
Page 3 of 19
Conditions of Approval
Date of Approval: 1 1/9/04
Effective Date: 2/4/05
provisions within the Agreement, and if the Church parking should become
unavailable or otherwise be reduced as a result of any new or changed uses
on the Church property, the permitted uses for the subject property shall be
changed (e.g., medical and/or retail reduced or eliminated) in order to reduce
the parking requirement, and/or alternate parking provided. Any additional
use or change in use shall require discretionary review by the City both of
this AC as well as the Joint Parking Agreement. (PLN)
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12. Siqn Program. Prior to issuance of any sign permit, the Sign Program for the
project shall be revised to restrict Signs “J” and “L” to a maximum of 24
square feet in area, and to restrict Sign “K” to a maximum of 60 square feet
in area. (PLN)
13. Site Plan Revisions. The site plan shall be revised as follows:
a.) The three parking spaces in the vicinity of Building A6 and the project
entry driveway shall be eliminated and/or relocated to another location
away from the driveway entry, and disabled parking shall be provided
in accordance with Title 24 and City Code requirements;
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b.) Sidewalks along the Rancho Viejo Road shall be eliminated with the
exception that there shall be sidewalk connections from the parking
lots behind Buildings A7 and B1 to the Avenida Los Cerritos corner,
and there shall be sidewalk connections that are required to entrances
that are located on the east sides of Buildings A6, A7, 81 and 87;
c.) Along Rancho Viejo Road, the driveway between Buildings A6 and A7
shall be eliminated and replaced with additional parking and
landscaping;
d.) The proposed sewer main located in the southern portion of the site
shall be extended to stub-out at Avenida Los Cerritos in order to allow
future project connection. Proposed pubic sewer main lines shall be
placed within 20-foot wide easements and dedicated to the City for
public utility and emergency access purposes;
e.) The decorative paving at the project entry shall be eliminated and the
road redesigned to City standards pursuant to the approval of the City
Engineer;
f.) Location of all bicycle parking facilities shall be shown; and
9.) The southerly driveway on Rancho Viejo Road shall be restricted to
right-turn in and out and left-turn in only. The driveway entrance shall
be designed and signage shall be installed to prohibit left-turns out of
AC 04-02: Ortega Ranch
Page 4 of 19
Conditions of Approval
Date of Approval: I 1/9/04
Effective Date: 2/4/05
the driveway. The design of the driveway shall be to the approval of
v City Engineer.
h.) The two-story tower architectural elements and associated glazing on
Buildings A4, A5, 83 and B5 shall be redesigned in a manner to
reduce or otherwise minimize glass area. The applicant shall also
revise the color palette to incorporate more diversity. The revised
building design shall be subject to review and approval of the DRC. In
addition, the wall signage on the west elevation of Building B3 shall be
subject to review, modification or elimination by the DRC.
i.) A pathway/walkway shall be designed to be located in or adjacent to
the Open Space area, so as to connect the office complex to the north
property line and provide access to a future sidewalk along Rancho
Viejo Road in front of Marbella Plaza. The design shall incorporate
rural-appearing or natural elements such as decomposed granite, or
equal, and the design and location shall be subject to review and
approval of the DRC.
The foregoing site plan revisions shall be made and approved by the
Planning Director prior to issuance of any grading permit. (DRCIPLN)
Engineering Conditions: -
14. Pav Fees and Securities. Prior to issuance of grading and right-of-way
improvement permits, the applicant shall fulfill all applicable fee requirements
in accordance with the City Municipal Code and shall post securities for all
on-site, off-site and frontage improvements to insure satisfaction of
performance. Security may be reduced by the City Engineer upon partial
completion of public improvements to the satisfaction of City Engineer.
(EW
15. Storm Runoff, Hvdraulic/Hvdrolocrv Calculations. Prior to issuance of grading
and right-of-way improvement permits, the applicant shall submit to the City
Engineer for review and shall obtain approval for a Storm Runoff study,
prepared by a registered civil engineer, showing existing and proposed
facilities, hydraulic and hydrologic calculations and the methods of draining
on-site and tributary areas without exceeding the capacity of the adjacent
creek and of any affected street, facility or natural swale. Said study shall be
consistent with the City's Master Drainage Plan in accordance with all
applicable City regulations, OCPF&RD design criteria, and standards. (ENG)
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16. Soils/Geoloqv Report. Prior to issuance of grading and right-of-way
improvement permits, the applicant shall submit to the City Engineer and
Building Official for their review and obtain approval for a Soils
RepotVGeotechnical Feasibility Study, prepared by a registered geologist
AC 04-02: Ortega Ranch
Page 5 of 19
Conditions of Approval
Date of Approvai: 1 7/9/04
Effective Date: 2/4/05
and/or Soils Engineer, to determine the seismic safety and soils stability of all
proposed grading and development improvements within the project as well
as any affected adjacent property. The Report shall also indicate preliminary
pavement sections and substructure bedding/backfill recommendations for
the driveway and parking lot areas. (ENG)
17. Grading Plans. Prior to issuance of grading and right-of-way improvement
permits, the applicant shall submit to the City Engineer and Building Official
for their review and obtain approval for grading plans prepared by a
registered civil engineer. These plans shall show the limits of grading,
existing overhead utility poles to be removed and undergrounded at
applicant’s cost, drainage, sewer, water and driveways. The extent of the
topography shall be extended enough to determine the drainage impacts to
adjacent properties including the adjacent concrete channel on Caltrans
property behind Building B3. The elevations shall correspond with the
Orange County benchmark datum. Unless determined otherwise by the City
Engineer, runoff must be filtered with Best Management Practices (BMP’s)
methods then conveyed to the street or to a City approved drainage facility.
(ENG)
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18.* Erosion and Sediment Control. Prior to issuance of grading and right-of-way
improvement permits, the applicant shall submit to the City Engineer for
review and shall obtain approval for Erosion and Sediment Control Plans,
prepared by a registered civil engineer. These plans shall show all temporary
and/or permanent erosion and sediment control measures in accordance
with the National Pollutant Discharge Elimination System NPDES Permit.
(ENG)
19.* Water Qualitv Best Manaqement Practices. Prior to issuance of grading and
right-of-way improvement permits, the applicant shall demonstrate to the
satisfaction of the City Engineer and Building Official that all water quality
best management practices incorporated into the development of this project
shall be designed in accordance with the National Pollutant Discharge
Elimination System (NPDES) standards, and the requirements of Sections
F.l .b(2)(b) and F.l .b(2)(c) of the San Diego Regional Water Quality Control
Board Order No. R9-2002-0001 and the City’s water quality ordinance and
Local Implementation Plan. (ENG)
20. Frontaqe and Off-site Improvement Plans. Prior to issuance of applicable
right-of-way improvement permits, the applicant shall submit to the City
Engineer, for review and shall obtain approval for, Street Frontage and Off-
site Improvement Plans along the entire property frontages on Rancho Viejo
Road and Avenida Los Cerritos, prepared by a Registered Civil Engineer.
These plans shall show all existing and proposed improvements including,
but not limited to entry accesses and alignment of entry accesses of other
properties along Avenida Los Cerritos, curb and gutter, handicapped ramp,
AC 04-02: Ortega Ranch
Page 6 of I9
Conditions of Approval
Date of Approval: I 1/9/04
Effective Date: 24/05
striping, signage, street lights, storm drain, sewer and all related
appurtenances. Any encroachment into adjoining properties shall require
applicant to provide, in writing, all necessary recorded easement
documentation and authorization from said affected property owners. These
plans shall be in compliance with the Master Plan of Arterial Highways and
consistent with the City's Master Plan of Streets and Highways Standards
Said plans shall show all existing and proposed improvements, including but
not limited to the undergrounding of applicable existing overhead utilities on
Rancho Viejo Road and Avenida Los Cerritos along the property frontages,
curb and gutter, right-of-way lines, new driveways, with radii curbs and
wheelchair ramps which meet ADA requirement, proposed street lights
(Mission Bell fixtures on marblelite poles), sewer laterals and water service
lines. (ENG)
21. Sewer, Water and Trash Enclosures. Prior to approval of on-site utility plans,
the applicant shall obtain approval of said plans by the City Engineer, and
shall obtain approval for a site plan prepared by a registered civil engineer
showing the sewer and water service lines and their corresponding points of
connection with the City existing and proposed public main lines. The site
plan shall include the trash enclosure(s) that shall be covered with solid roof,
its floor surface shall be connected to the sewer system through an inlet in
the center with a traffic rated grate, a concrete apron shall be constructed in
front of the trash enclosure. The site plan shall be specific to the project
which reflects consistency with the City's Sewer and Water standards. Any
exception to, or deviation from, this condition shall be subject to review and
approval by the City Engineer. (ENG)
22. Water Quality Requirements and Compliance. Prior to issuance of grading
and right-of-way improvement permits, the applicant shall submit to the City
Engineer for review and shall obtain approval for a Water Quality
Management Plan (WQMP). The applicant shall obtain and follow the City of
San Juan Capistrano's WQMP outline and instructions. The applicant shall
also comply with all the requirements of the latest NPDES Permit, the City's
Water Quality Ordinance and the Clean Water Act. (ENG)
23. Construction Mitigation Program. Prior to issuance of grading and right-of-
way improvement permits, the developer shall prepare and adhere to a
construction mitigation program, approved by the Planning Director and
Engineering and Building Director, containing the following controls and shall
post a refundable $2,000 cash deposit with the City Engineering Department
for roadway cleaning purposes. Said deposit shall remain with the City for the
entire duration of the project's construction phase:
A.) Grading:
1. Haul route for the movement of on and off-site of heavy earth-
~ ~~
AC 04-02: Ortega Ranch Conditions of Approval
Page 7of 19
24.
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25.
26.
27."
Date of Approval: 11/9/04
Effective Date: 2/4/05
moving equipment;
Location of assembly and storage/service areas of heavy earth-
moving equipment and limits of hours of operation;
Worker controlled access to site, including hours of work, limits
on noise sources, and dust and soil importlexport;
Compliance with environmental mitigation measures;
Construction Waste and Materials Management
2.
3.
4.
5.
B.) Enforcement:
1. The Planning Director and Engineering and Building Director
may modify the construction mitigation program standards if on-
site observations indicate that construction activities are
creating a nuisance to adjacent property developments;
2. The developer shall hire a project enforcement person
approved by the Engineering and Building Director to ensure
compliance with the Construction Mitigation Program;
If it is determined that the developer is in violation of the
approved construction mitigation program, the Planning
Director and/or the Engineering and Building Director are
authorized to shut down the project by reason of said violation.
(ENG/PLN)
3.
Haul Route Plan. Prior to issuance of a grading permit, the applicant shall
submit to the City Engineer for review and obtain approval for, a Haul Route
Plan for importation/exportation of soil in and out of the project site that is
specific to the project and in compliance with all applicable City standards.
(ENG)
Haul Route Permit. For importation/exportation of soil in and out of the
project site, prior to issuance of grading and right-of-way improvement
permits, the applicant shall submit a permit application , provide security
deposit and obtain a Haul Route Permit from the Engineering Division which
will specify the dates and times and head ways for hauling activities. (ENG)
Dn, Utilities. Prior to issuance of any right-of-way improvement permits, the
applicant shall submit to the City Engineer, for review and obtain approval for
improvement plans for any above-ground electrical, gas, telephone and cable
television and appurtenant pedestals to ensure compatibility with existing and
proposed improvements. Any exception to, or deviation from this condition
shall be subject to review and approval by the City Engineer. (ENG)
Traffic Circulation Impact Fees and Improvements.
A. CaPistrano Circulation Fee Proaram (CCFP).
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AC 04-02: Ortega Ranch
Page 8 of 19
Conditions of Approval
Date of Approval: 1 1/9/04
Effective Date: 2/4/05
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The applicant shall pay a CCFP fee based on the current fee schedule
in effect at the time of issuance of the first Building Permit.
B. Off-Site Circulation Improvement Requirements Subject to
Reimbursement.
I. CCFP Improvements. Prior to issuance of the Certificate of Use
for the first building, the applicant shall design and construct and
be initially responsible for all the cost of the off-site improvements
listed below to their ultimate standard configurations in accordance
with the City of San Juan Capistrano Master Plan of Streets and
Highways and to the satisfaction the City Engineer. All easements,
right-of-way acquisitions, dedications and permits needed from any
agency to accommodate said improvements listed below shall be
processed by the applicant at no initial cost to the City.
I TABLE I : CCFP IMPROVEMENTS I
Juniper0 Serra Road & Camino Capistrano
Construct a northbound right-turn lane
2. Non-CCFP Improvements. Prior to issuance of the Certificate of
Use for the first building, the applicant shall design and construct
and be initially responsible for all the cost of the off-site
improvements listed below to their ultimate standard configurations
in accordance with the City of San Juan Capistrano Master Plan of
Streets and Highways and to the satisfaction the City Engineer. All
easements, right-of-way acquisitions, dedications and permits
needed from any agency to accommodate said improvements
listed below shall be processed by the applicant at no initial cost to
the City.
The City, upon a written request from the applicant, will enter into a
reimbursement agreement to partially repay the applicant for the
work of improvement in accordance with the City approved
engineer’s cost estimate. However, if any improvements identified
below are constructed by another party, the applicant shall pay for
the project‘s pro-rata share of the cost of the design and
construction of the circulation improvements and all related
appurtenances to their ultimate respective widths and
configurations in accordance with the City of San Juan
Capistrano’s Master Plan of Streets and Highways, including any
applicable right-of-way acquisition, base on the proportion of traffic
generated by the project, as determined in a City-approved traffic
study.
* Mitigation measure from Mitigated Negative Declaration
AC 04-02: Ortega Ranch
Page 9 of 19
TABLE 2: Non-CCFP IMPROVEMENTS
Conditions of Approval
Date of Approval: 1 1/9/04
Effective Date: 2/4/05
Obligation %
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I 15.1% I. Ortega Highway: Rancho Viejo Rd. to 1-5 SB Ramps
* Traffic Surveillance System
2. Junipero Serra Road: 1-5 SB Ramps to 1-5 NB Ramps ;
3. Junipero Serra Road: 1-5 NB Ramps to Rancho Viejo ;
I 26.2% * Additional westbound lane I
* (The estimated cost of improvement shall be submitted by the
applicant’s Civil Engineer, subject to review and approval by the
City Engineer.)
--_------_-_-_- ~~~,~~~~~~,~~~~-~,-~-----~l--~-~~-~-~--
* Additional westbound lane I 11.9% --_-_----_--------------------------------.------------
* (The estimated cost of improvement shall be submitted by the
applicant’s Civil Engineer, subject to review and approval by the
City Engineer.)
The applicant shall provide performance bonds/securities for 100
percent of each estimated improvement cost as prepared by a
Registered Civil Engineer and approved by the City Engineer and City
Attorney. In addition, the applicant shall provide labor and materials
bonds/securities for I00 percent of the above estimated improvement
costs as determined by the City Engineer. Any exception to or
deviation from this condition shall be subject to review and approval
by the City Engineer. (Engr.)
C. Non-CCFP Fair-Share Circulation Improvement Participation. Prior to
issuance of the first Building Permit, the applicant shall pay for the
project’s pro-rata share of the cost of the design and construction of
the street and street intersection improvements listed below to their
ultimate respective widths and configurations in accordance with the
City of San Juan Capistrano’s Master Plan of Streets and Highways,
including any applicable right-of-way acquisition, based on the
proportion of traffic generated by the project, as determined in a City-
approved traffic study. Any exception to, or deviation from this
condition shall be subject to review and approval by the City Engineer:
)
I TABLE 3: “FAIR SHARE” PARTICIPATION I Obligation YO I
AC 04-02: Ortega Ranch
Page 10of I9
Conditions of Approval
Date of Approval: I 1/9/04
Effective Date: 2/4/05
D. The following timetable for the above requirements (Sections B and
C), as they relate to Ortega Highway and 1-5 Interchange (“City
Interchange Project”), shall apply at the discretion of City Engineer
based on the following alternative scenarios:
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1. If the applicant is requesting the first building permit to be issued and the
“City Interchange Project” will not be under construction within 36 months,
as dictated by the project schedule, from the request date, then the
applicant will have 24 months to complete the improvements as set forth
in Table 2, Items 2 and 3 above; or
2. If the ‘City Interchange Project” will be constructed within 36 months after
the first building permit request date, the applicant shall pay the
development fair share of the required improvements. The developer’s
fair share shall be computed based upon future year costs (Le., the year
when said first building permit is issued) and the cost estimates shall be
approved by City Engineer; or
3. If another entity completes any of the required improvements, the
applicant shall pay to the City the project’s fair share for said
improvement(s). The developer’s fair share shall be computed based
upon future year costs (i.e., the year when said first building permit is
issued) and the cost estimates shall be approved by City Engineer; or
4. This condition may be modified by the City Engineer provided that a
determination is made that impacts to the 1-5 interchange are adequately
mitigated through other means, including, but not limited to no less than a
fair share contribution for ultimate interchange improvements by the
applicant.
28. Bike Racks. Prior to approval of final inspection, the applicant shall install
bicycle parking facilities to accommodate community resident cyclists using
the facilities to the satisfaction of City Engineer. (ENG/PLN)
29. Installation of Landscapinq. Prior to approval of final inspection, the applicant
shall install all landscaping and irrigation. The applicant shall provide a
certification, from a licensed Landscape Architect, stating that the landscape
materials and irrigation system (tested for full coverage) have been planted
and installed in compliance with the approved landscape plans (PLN)
30. Complete All Improvements to the Citv’s Satisfaction. Prior to approval of
final inspection, the applicant shall complete, to the satisfaction of the City
Engineer, all facility improvements, necessary to serve the development in
accordance with the approved plan and approved exceptions. (ENG)
31. Monumentation Restored and Corner Records Filed with Countv. Prior to
release of improvement bonds, the applicant’s surveyor shall set all
applicable required Monumentation and/or re-establish any damaged or
destroyed Monumentation during construction. Monumentation and corner
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AC 04-02: Ortega Ranch
Page 11 of 19
Conditions of Approval
Date of Approval: 1 1/9/04
Effective Date: 2/4/05 -
32.
33.
34.
records shall be submitted to the City Engineer and filed with the County
Surveyor in compliance with AB 1414 and Section 8771 of the Business and
Professional Code, prior to final approval of any phase. (ENG)
Provide As-Built Mylars/Diqital Format. Prior to issuance of certificate of
occupancy or final inspection, the applicant shall submit to the City Engineer
for review and obtain approval for the reproducible "As Built" Plans of all
improvement works completed and accepted. Said plan shall be prepared by
a registered civil engineer. Additionally, the applicant shall submit digital
copies of all "As Built'' plans in accordance with the latest edition of the City
of San Juan Capistrano Digital Submission Standards. (ENG)
Utilitv Underaroundinq. Prior to acceptance of the public improvement work,
and release of performance sureties, the applicant shall underground, at no
cost to the City, the overhead utility lines within the property and along the
Avenida Los Cerritos frontage to the satisfaction of the City Engineer. (ENG)
Sidewalks Installation. Sidewalks (as required by Condition No. 13.b) and the
pathway (as required by Condition No. 13.i) shall be installed by the applicant
to the satisfaction of the City Engineer. (ENG)
Fire Authority Conditions:
L 35.
36.
37.
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Fire Access Roads. Prior to the issuance of any building permits, the
applicant shall submit a Fire Master Plan and obtain approval of the Orange
County Fire Authority for all fire protection access roads to within 150 feet of
all portions of the exterior of every structure on site. The plans shall indicate
the locations of red curbs and signage and include a detail of the proposed
signage including the height, stroke and colors of the lettering and its
contrasting background. The plans shall also indicate the location(s) of all fire
hydrants proposed for the project. Please contact the OCFA at (714) 573-
6100 or visit the OCFA website to obtain a copy of the "Guidelines for
Em e rgency Access. " (OC FA)
Water Availabilitv. Prior to the issuance of any building permits, the applicant
shall provide evidence of adequate fire flow. The "Orange County Fire
Authority Water Availability for Fire Protection" form shall be signed by the
applicable water district and submitted to the Fire Chief for approval. (OCFA)
Automatic Fire Sprinkler Svstems. Prior to the issuance of a building permit,
the applicant shall submit plans for the required automatic fire sprinkler
system in all structures to the Fire Chief for review and approval. Prior to the
issuance of a certificate of use and occupancy, this system shall be
operational in a manner meeting the approval of the Fire Chief. Please
contact the OCFA at (714) 573-6100 to request a copy of the "Orange
County Fire Authority Notes for New NFPA 13 Commercial Sprinkler
Systems." (OCFA)
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AC 04-02: Ortega Ranch
Page 12 of 19
Conditions of Approval
Date of Approval: 71/9/04
Effective Date: 2/4/05
38.
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Hazardous Materials. Prior to the issuance of a building permit, the applicant
shall submit to the Fire Chief a list of all hazardous, flammable and
combustible liquids, solids or gases to be stored, used or handled on site.
These materials shall be classified according to the Uniform Fire Code and a
document submitted to the Fire Chief with a summary sheet listing the totals
for storage and use for each hazard class. Please contact the OCFA at (714)
573-6100 or visit the OCFA website to obtain a copy of the “Guideline for
Completing Chemical Classification Packets.” (OCFA)
39. Architectural Building Plans. Prior to the issuance of a building permit, the
applicant shall submit architectural plans for the review and approval of the
Fire Chief if required per the “Orange County Fire Authority Plan Submittal
Criteria Form.” Please contact the OCFA at (714) 573-6100 for a copy of the
Site/Architectural Notes to be placed on the plans prior to submittal. (OCFA)
40. Fire Alarm Svstem. Prior to the issuance of a building permit, plans for the
fire alarm system shall be submitted to the Fire Chief for review and
approval. Please contact the OCFA at (714) 573-6100 or visit the OCFA
website to obtain a copy of the “Guideline for New and Existing Fire Alarm
Systems.” This system shall be operational prior to the issuance of a
certificate of use and occupancy. (OCFA)
Public Works Conditions:
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41. Water Improvement Aareement. Prior to the issuance of permits for any
water improvements, the applicant shall execute a Water improvement
Agreement with the City, shall pay all applicable domestic and non-domestic
Water Development Charges in accordance with the Water Division
Schedule of Rates and Charges, as last revised, and shall post the required
securities to insure satisfactory performance of proposed public water
improvements in compliance with City water standard specifications to the
satisfaction of the City Engineer. (PW)
42. Fire Flow Demands. Prior to the issuance of grading and right-of-way
improvements permits, the applicant shall obtain from the Orange County
Fire Authority (OCFA) the required fire flow demands and fire protection
requirements to serve the subject project and shall provide evidence of
satisfactory fire flow. (PW)
43. Dedication of Water Facilities. Prior to final inspection of water improvements
and use of the site, the applicant shall dedicate, at no cost to the City, all
public water facilities and any required easements to the City for related
project improvements. (PW)
44. Sewer and Water Plans. Prior to the issuance of right-of-way improvements
permits, the applicant shall submit to the City Engineer and the Public Works
Director for review, and shall obtain approval for, sewer and water plans
prepared by a registered civil engineer. These plans shall be specific to the
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* Mitigation measure from Mitigated Negative Declaration
AC 04-02: Ottega Ranch
Page 13 of 19
Conditions of Approval
Date of Approval: 11/9/04
Effective Date: 2/4/05
45.
46.
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Additional
Declaration:
47.*
48.*
project and shall reflect consistency with the City’s Sewer and Water Master
Plans, City municipal codes, standards, specifications, and City water
standard specifications. The sewer plans shall indicate that all proposed
sewer manholes shall be lined with polyurethane, or equal approved
material, at the applicant‘s cost to the satisfaction of the City Engineer
(EN G/PW)
Water System Improvements. Prior to the issuance of tenant improvement
building permits, the applicant shall complete the construction of all domestic
water system, non-domestic (recycled) water system improvements, and
irrigation facilities required to serve the subject project in compliance with
City municipal codes, standards, specifications, the Rules and Regulations
for Users of Non-domestic Water and the City’s water standard
specifications. (PW)
Record Drawings. Prior to the acceptance of water, sewer, storm drain, and
street improvements and release of performance securities, the applicant
shall submit to the City Engineer and the Public Works Director for review
and obtain approval for reproducible “Record Drawing” mylar plans that call
out any deviations from the signed plans of all the domestic water system,
non-domestic (recycled) water system, and the landscape irrigation system,
sewer, storm drain, and street improvements. These “Record Drawings’’ are
also required to be provided to the City in digital format, in accordance with
the “City of San Juan Capistrano Digital Submission Standards”. (ENGIPW)
Conditions per Mitigation Measures in the Mitigated Negative
Air Quality. The project applicant shall rely solely on low sulfur content diesel
fuel for all construction-related vehicles to the maximum extent practicable.
WG)
Biological Resources. Focused surveys for the tread-leaved brodiaea shall
be conducted on the ruderal slope between the abandoned orchard and the
disturbed riparian scrub habitat (as defined in the BonTerra biological
resources technical report) during the appropriate blooming period (April 1 5
to June 15) under appropriate weather conditions. Positive identification of
any individuals of this species shall require the preparation of a Thread-
Leaved Brodiaea Mitigation Management Plan identifying appropriate
mitigation efforts to successfully relocate/transplant the plants/corms to a
suitable location within the City of San Juan Capistrano. Said location shall
be at the discretion and approval of the Planning Director in coordination with
any/all applicable regulatory agencies. Transplanted brodiaea plantskorms
shall be maintained and monitored by a professional biologist of the City’s
choosing for a period of no less than five years.
W In addition, all construction activities shall be excluded from the above
described ruderal slope until the completion of the focused surveys. The
establishment of construction fencing around the ruderal slope shall be
* Mitigation measure from Mitigated Negative Declaration
AC 04-02: Orfega Ranch
Page 14 of 19
Conditions of Approval
Date of Approva1:l 1/9/04
Effective Date: 2/4/05
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49.*
50.*
performed under the supervision of a City-approved biologist. If no brodiaea
are found, construction within this area may continue. If observed within the
impact area, the areas where the brodiaea occur shall be avoided until the
plants/corms are salvaged from the impact area according to the City
approved Thread-Leaved Brodiaea Mitigation Management Plan. (PLN)
Nesting Areas. Seven days prior to the onset of construction activities, a
qualified biologist shall survey within the limits of project disturbance for the
presence of any active raptor nests (common or special status). Any nest
found during survey efforts will be mapped on the construction plans. If no
active nests are found, no further mitigation would be required. Results of
the surveys shall be submitted to the Planning Director with copies provided
to the California Department of Fish and Game.
If nesting activity is present at any raptor nest site, the active site shall be
protected until nesting activity has ended to ensure compliance with Section
3503.5 of the California Fish and Game Code. Nesting activity for raptors in
the region of the project site normally occurs from February 1 to June 30. To
protect any nest site, the following restrictions on construction are required
between February 1 and June 30 (or until nests are no longer active as
determined by a qualified biologist): 1) clearing limits will be established with
a minimum of 300 feet in any direction from any occupied nest and 2) access
and surveying will be restricted within 200 feet of any occupied nest. Any
encroachment into the 300/200 buffer area around the known nest shall only
be allowed if it is determined by a qualified biologist that the proposed activity
will not disturb the nest occupants. Construction during the non-nesting
season shall only occur at the site if a qualified biologist has determined that
the fledglings have left the nest. (PLN)
Cultural Resources. Prior to earthmoving, an Orange County Certified
Paleontologist shall be retained by the applicant and shall develop a
mitigation plan and a discovery clause/treatment plan to be implemented
during earthmoving on the project site. At a minimum, the treatment plan
shall require the recovery and subsequent treatment of any fossil remains
and associated data uncovered by earthmoving. As part of the plan, the
project paleontologist shall develop a storage agreement with the County of
Orange curation facility, or another acceptable repository to allow for the
permanent storage and maintenance of any fossil remains recovered as a
result of the mitigation program, and for the archiving of associated specimen
data and corresponding geologic and geographic site data at the repository.
Paleontological monitoring of earthmoving shall be conducted by an
experienced monitor under the direction of the project paleontologist. If fossil
remains are found by the monitor, earthmoving shall be diverted temporarily
around the fossil site until the remains have been recovered and the monitor
agrees to allow earthmoving to proceed.
Any recovered fossil remains shall be prepared to the point of identification
and identified to the lowest taxonomic level possible by knowledgeable
* Mitigation measure from Mitigated Negative Declaration
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AC 04-02: Ortega Ranch
Page 15 of 19
Conditions of Approval
Date of Approval: I 1/9/04
Effective Date: 2/4/05
paleontologists. The remains then shall be curated and catalogued, and
associated specimen data and corresponding geologic and geographic site
data shall be archived at the museum repository by a laboratory technician.
The remains then shall be accessioned into the museum repository fossil
collection, where they shall be permanently store, maintained, and, along
with the associated final report, specimen and site date, made available for
future study by qualified investigators.
A plaque that acknowledges the masonry wall, wrought iron fence, entryway,
benches, plaque and landscape design shall be reviewed and approved by
the City Design Review Committee. The text of the Cemetery plaque shall
be reviewed and approved by the Cultural Heritage Commission. (PLN)
51." Archaeoloqical Resources. Due to the proximity of the proposed project to
the mission Cemetery and the sensitivity of the San Juan Capistrano area for
buried cultural resources, an Orange County Certified Archaeologist shall be
retained to supervise a qualified archaeological monitor, who will observe all
earth-disturbing activities at the site. If cultural material is encountered, the
monitor shall have the power to halt or divert construction until the find can
be evaluated by the project archaeologist. If the find is evaluated as eligible
for the California Register of Historical Resources, mitigation, consisting of
avoidance or data recovery should be implemented. Should any human
remains be encountered, the County Coroner must be notified as required by
provisions of Section 7050.5 of the Health and Safety Code. If the Coroner
determines the remains are Native American, the Coroner notifies the Native
American Heritage Commission (NAHC), that then designates a Native
American Most Likely Descendant (MLD) for the project (Section 5097.98 of
the Public Resources Code). The designated MLD makes recommendations
concerning the treatment of the remains. If the landowner does not agree
with the recommendations of the MLD, the NAHC can mediate (Section
5097.94 of the Public Resources Code). If no agreement is reached, the
landowner must rebury the remains where they will not be further disturbed
(Section 5097.98 of the Public Resources Code). (PLN)
52.* Historic Depiction Proaram. Prior to the issuance of any Certificate of
Use/Occupancy Permit for structures immediately adjacent to the cemetery
wall, the applicant shall complete all improvements as identified in the City-
approved Historic Depiction Program to the approval of the Planning
Director. (PLN)
53.* Historic Site Records. Prior to issuance of any grading permit an architectural
historian, as defined by City Council Policy 601-5.c, shall be retained at the
expense of the project applicant to research and photo document the
historical context and cultural setting of the cemetery and issue a written
report as defined in City Council Policy 601-6. The archival record shall be
prepared to the specifications and approval by the City Planning Department,
and maintained on file at the City and the San Juan Capistrano Historical
Society. (PLN)
Mitigation measure from Mitigated Negative Declaration
AC 04-02: Ortega Ranch
Page 160f 19
54.* u
55.*
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56.*
57.*
Conditions of Approval
Date of Approval:11/9/04
Effective Date: 2/4/05
Soil Contamination. In accordance with the recommendations of the Phase I
report and update, the project applicant shall conduct evaluation of the soil
near the former residences on the property for lead concentrations.
Additionally, soil sampling and analysis shall be conducted in the southern
portion of the site to determine whether residual pesticides are present. In
the former vehicle maintenance and smudge pot storage areas, soil sampling
and analysis shall be conducted to determine whether hydrocarbons, volatile
organic chemicals, or metals are present. This analysis shall be completed
prior to any project grading or construction on the southern portion of the site
or in the vicinity of the former residences.
If hazardous materials are detected on the project site, the project proponent
shall develop an appropriate hazardous materials abatement plan in
accordance with all applicable federal, state, and local laws and regulations,
which will be subject to review and approval by the City Engineer. The plan
will address the safe removal, transport, and disposal of all hazardous
materials detected on the site in accordance with all applicable laws and
regulations. No project grading or construction shall be permitted in areas
containing hazardous materials until the plan has been approved and
implemented. (ENG)
Groundwater Wells. The project shall not be permitted to install or maintain
any groundwater well on the site or off-site to provide potable and/or non-
potable private water service to the project site. (PW)
Noise. Prior to issuance of the first building permit, the applicant shall
prepare and submit an acoustic analysis of potential traffic noise impact for
all commercial office buildings for review and approval by the Planning
Director. The acoustic analysis shall recommend appropriate noise
mitigation measures which reduce potential noise impacts to a level
consistent with the City’s General Plan Noise Element and Title, Land Use
Code, Noise Standards. Noise mitigation may include earthern berms;
acoustic barriers, wall insulation, dual-pane glass and fixed glazing, door
gaskets, or similar methods. Acoustic barriers shall only be considered by
the City if they are in compliance with the City’s Architectural Design
Guidelines. (PLN)
Secured Fire Protection Agreement. Prior to issuance of building/grading
permit, the applicant shall enter into a Secured Fire Protection Agreement
with the Orange County Fire Authority. This Agreement shall specify the
developer’s pro-rata fair share funding of capital improvements necessary to
establish adequate fire protection facilities and equipment, and/or personnel.
(OCFA)
Mitigation measure from Mitigated Negative Declaration
AC 04-02: Ortega Ranch
Page 17of I9
Conditions of Approval
Date of Approval: I 1/9/04
Effective Date: 2/4/05
Other Miscellaneous Conditions: -
58. Seismic Desiqn. Prior to the issuance of a building permit, the City of San
Juan Capistrano shall require that all development be designed in
accordance with seismic design provisions outlined in the Preliminary
Geotechnical Investigation, and specified in the most current Uniform
Building Codes adopted by the City of San Juan Capistrano, and applicable
provisions of Title 9, Chapter 10 of the Soil Subsidence Remediation
Program. (ENG)
59 Chemical Usaqe Plan. Prior to issuance of any occupancy permits, the
project applicant shall prepare a chemical usage plan in coordination with the
OCFA Hazardous Materials Services Section. All plans shall be submitted to
the OCFA Planning and Development section for review to ensure proper
chemical storage, ventilation, and access prior to issuance of any occupancy
permits. These plans shall be consistent with applicable OCFA Hazardous
Material Disclosure and Business Emergency Plan Programs. (PLN/OCFA)
.-
60. Hvdrolonic Analvsis. During project design, construction, and operation, the
project applicant shall comply with a detailed hydrologic analysis that shall be
prepared during the final engineering design process to verify actual design
conditions associated with the project and associated roadway
improvements. The hydrologic analysis shall ensure that peak flow rates do
not significantly exceed the historical hydrologic flows. During this final
design process the grading design shall also be evaluated in detail by the
City of San Juan Capistrano Engineering and Building Director with respect
to the hydrologic requirements. All recommendations in the detailed
hydrologic analysis shall be implemented during project design, construction,
and operation. Compliance with this measure shall be verified by the City of
San Juan Capistrano Engineering and Building Director. (ENG)
61. Hvdraulic Analvsis. Prior to issuance of a building permit, the project
applicant shall submit a hydraulic analysis to the City of San Juan Capistrano
Public Works Department that would demonstrate that the proposed on-site
water facilities are adequate to provide the project’s water demands for
domestic use and fire protection. The on-site water system shall be a private
water system, which will connect to a City maintained water main. These
connections shall be subject to the submission and review of civil
improvement plans and the hydraulic analysis. If the on-site water system
cannot be designed to meet the required fire flow demand as determined by
OCFA, the applicant shall be responsible to design, permit, construct, and
pay for modifications. (ENGIPW)
62. Water Service Connection. Prior to issuance of tenant improvement building
permits, the project applicant shall construct a separate water service
connection that is adequate to provide the necessary water demand for
irrigation and landscaping. This water service connection shall be to a City
maintained water main. These connections shall be subject to the
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AC 04-02: Ortega Ranch
Page 18 of 19
Conditions of Approval
Date of Approval: 1 1/9/04
EHecfive Date: 2/4/05
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submission, review, and approval of civil improvement plans and the
irrigation/landscape plans. The irrigation facilities shall be designed in
accordance with the City of San Juan Capistrano's Water Standards and
Specifications, Rules and Regulations for Users of Non-Domestic Water, and
the Municipal Code § 9-3.61 7 (Water Conservation Landscape). The design
shall include improvements that are identified for use of non-domestic water
(recycled water) and shall be connected to non-domestic water facilities
when they become available. (PW)
63. Dedication of Water Riqhts. The applicant will not develop any wells or other
means of using the water rights associated with this property, nor shall it
allow any other party to conduct Well Development. (PW)
64. Solid Waste ReductioniRecvclina Mananement Proqram. Prior to approval of
final inspection of each phase, the project applicant shall coordinate with City
staff and develop and implement a Solid Waste Reduction/Recycling
Management Program for the project site. Features of the program shall
include, but not be limited to: 1) distribution of separate receptacles for
recyclables and trash throughout the project site; 2) separate dumpsters for
recyclables and trash; 3) signs posted near all receptacles conveying
informing regarding recyclable materials; 4) sorting of trash collected
throughout the project site by facilities staff prior to dispensing in dumpsters;
and, 5) restrictions on product type that will be offered at concessions or
vending throughout the project site. (PLN/ENG)
65. Tree Removal Permit. Prior to issuance of a grading permit, the applicant
shall submit a Tree Removal Permit application. The application shall
identify all trees to be removed and shall be consistent with the approved
preliminary landscaping plan and site plan as approved by the Planning
Commission. (PLN)
66. Open Space Preservation and Maintenance. Prior to approval of final
occupancy for the first building, the applicant shall prepare and record a
document providing for the preservation in perpetuity and on-going
maintenance of the open space area located in the northern portion of the
site and any improvements or amenities within the area by the property
owner or any future owners, including trash removal and weed abatement.
(PLN)
67. On-Qoinq Site Maintenance. The applicant or any successors in interest
shall be responsible for regular and ongoing upkeep and maintenance of the
site, including the main entry monuments and median, parking lot paving
condition and striping, clearing of trash, weeds and debris, lighting, and other
site improvements. All parking facilities shall be maintained in good
condition. The maintenance thereof may include, but shall not be limited to
the repaving, sealing, and striping of a parking area and the repair,
restoration and/or replacement of any parking area design features when
* Mitigation measure from Mitigated Negative Declaration
AC 04-02: Ortega Ranch
Page I9 of 19
Conditions of Approval
Date of Approval: 1 1/9/04
Effective Date: 2/4/05
deemed necessary by the City Engineer to insure the health, safety and
welfare of the general public. (ENG) 1
68. LandscaDina Maintenance. All landscaping on-site, including in the public
right-of-way, shall be maintained by the applicant in good condition at all
times.
Responsible Agencies: ENG = Engineering Department
PLN = Planning Department
PW = Public Works Department
OCFA = Orange County Fire Authority
PD = Police Services Department
AM = Archeological Monitor
PM = Paleontological Monitor
MLD = Most Likely Descendent
PC = Planning Commission
DRC = Design Review Committee
CHC = Cultural Heritage Commission
Date of Approval: November 9,2004
Resolution No.: Planning Commission Resolution No. 04-1 1-09-1
L’ Effective Date: February 4,2005
Applicant Acceptance: Date:
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* Mitigation measure from Mitigated Negative Declaration