PC Resolution-15-06-23-01PC RESOLUTION NO. 15-06-23-1
TENTATIVE TRACT MAP (TTM) 17842 (15-001)
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA RECOMMENDING CITY COUNCIL APPROVAL OF A
NOTICE OF EXEMPTION AND APPROVAL OF TENTATIVE TRACT MAP (TTM) 17842
(15-001) FOR A 8 SINGLE-FAMILY DETACHED, RESIDENTIAL HOME SUBDIVISION
ON 2.5 ACRES LOCATED AT 29921 CAMINO CAPISTRANO; ALONG THE WEST SIDE
OF CAMINO CAPISTRANO AND NORTH OF JUNIPERO SERRA ROAD (ASSESSOR
PARCEL NUMBER: 121-050-01)(HIDDEN CREEK ESTATES)
Whereas, Jim Adam, 29921 Camino Capistrano, San Juan Capistrano, CA
92675 (the "Applicant"), has requested approval of Tentative Tract Map 17842 (15-001 ),
Hidden Creek Estates to create eight (8) lots for the development of single-family detached
homes on an existing 2.5 acre parcel, located along the west side of Camino Capistrano
and north of Junipero Serra Road, which is General Plan-designated of 2.2 Medium Low
Density and classified as RS-10,000 on the Official Zoning Map (the "Project"); and,
Whereas, Abdu H. Adam and Jim Adam, 29921 Camino Capistrano, are the
owners of real property located at 29921 Camino Capistrano (APN: 121-050-01); and,
Whereas, the proposed project has been processed pursuant to Section 9-
2.301, Development Review of the Land Use Code; and,
Whereas, the Environmental Administrator has reviewed the project pursuant
to Section 15061 of the California Environmental Quality Act (CEQA) and determined that
the project qualifies for a Class 32 categorical exemption (Section 15332), and will cause
the Notice of Exemption to be posted pursuant to Section 15061(d) of the CEQA
Guidelines which provides that "the notice shall not be filed with OPR or the county clerk
until the project has been approved;" and,
Whereas, the Planning Commission has considered the Environmental
Administrator's determination pursuant to Section 1507 4 of the California Environmental
Quality Act (CEQA); and,
Whereas, the Planning Commission conducted a duly-noticed public hearing
on June 23, 2015 pursuant to Title 9, Land Use Code, Section 9-2.302 and City Council
Policy 5 to consider public testimony on the proposed project and has considered all
relevant public comments.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano does hereby make the following findings
as established by Section 9-4.223 of Title 9, Land Use Code of the City of San Juan
Capistrano:
PC Resolution 15-06-23-1 2 June 23 2015
1. The proposed use is consistent with the maps and policies of the General Plan and
any applicable specific plan or comprehensive development plan, specifically the
Land Use Element because the project proposes residential use and a density
consistent with that Element; the Circulation Element because frontage
improvements will be consistent with Camino Capistrano's "secondary arterial"
designation; the Cultural Resources Element because the site has been assessed
and a portion of Old State Route 101 will be preserved; and the Noise Element
because site mitigation and building siting will provide exterior areas with less than
65 dBA (CNEL), subject to the recommended conditions of approval.
2. The design or improvement of the proposed subdivision is consistent with the
General Plan and any applicable specific plan or comprehensive development plan
because the design of frontage improvements and the private street are consistent
with the Circulation Element; and the subdivision design is consistent with
Community Design Goal 2, which states "Preserve the historic character of the
community"; specifically Policy 2.1 which states "Encourage development which
complements the City's traditional, historic character through site design,
architecture, and landscaping." The project will preserve a portion of Old State
Route 101.
3. The site is physically suitable for the type of development because the site
topography, geologic characteristics, and soils conditions do not impose constraints
to residential use; and because the site directly fronts and has access to Camino
Capistrano, a designated secondary arterial.
4. The site is physically suitable for the proposed density of development because the
site topography, geologic characteristics, and soils conditions do not impose
constraints to the density and the site is served by public water, public sewer, and
other necessary public services (i.e. electricity, natural gas, and telephone).
5. The design of the subdivision or the proposed improvements is not likely to cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat because the existing site has been graded for development of
residential units and does not provide habitat for State or Federally-protected wildlife
species.
6. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision because no planned public infrastructure will
traverse the project site.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby recommends approval of a Notice
of Exemption and the project subject to those conditions of approval established by Exhibit
A, attached hereto and incorporated herein.
PC Resolution 15-06-23-1 3 June 23 2015
PROTEST OF FEES, DEDICATIONS, RESERVATIONS OR OTHER
EXACTIONS: Pursuant to Government Code Section 66020, the applicant may protest the
imposition of fees, dedications, reservations or other exactions imposed on this
development project by taking the necessary steps and following the procedures
established by Sections 66020 through 66022 of the California Government Code.
PASSED, APPROVED AND ADOPTED this 23'd day of June, 2015.
Sheldon Cohen, Chairman
EXHIBIT A
PC RESOLUTION NO. 15-06-23-1
CONDITIONS OF APPROVAL
PROJECT LOG#: Tentative Tract Map (TTM) 17842 (15-001)
PROJECT NAME: Hidden Creek Estates
PC APPROVAL DATE: June 23,2015
These conditions of approval apply to the above-referenced project application described in
more detail below. For the purpose of these conditions, the term "applicant" shall also mean the
developer, the owner or any successor(s) in interest to the terms of this approval.
GENERAL CONDITIONS:
A. Project Plans. The subject project proposes a tentative tract map to create eight
(8) lots for development of single-family detached homes on an existing 2.5 acre
parcel, and proposed lots would vary in size between 10,099 and 15,409 gross
square feet (GSF) and four (4) lettered lots. The project site is located along the
west side of Camino Capistrano about 0.78 miles north of Junipero Serra Road.
The project also proposes to acquire portions of existing public right-of-way,
originally associated with Old Highway 101, by fee-simple ownership or
easement, from the City of San Juan Capistrano. The project would secure
access via an existing private street from the Camino Capistrano. This project
approval is based on and subject to the application materials prepared by
Sawaya Engineering Consultants, Inc. (Engineers) including site plan(s), building
elevation(s), floor plan(s), preliminary landscape plan(s), preliminary grading
plan(s), tree removal plan(s), and any other plans. These plans and the proposed
use of the project site are hereby incorporated by reference into this approval as
submitted and conditioned herein, and shall not be further altered unless
reviewed and approved pursuant to Article 9-2.3, Development Review
Procedures of Title 9, Land Use Code.
B. Compliance With Outside Requirements. Approval of this application does not
relieve the applicant/subdivider from complying with other applicable Federal,
State, County or City regulations or requirements. To the extent not precluded by
Government Code Section 65961, the applicant/subdivider shall comply with all
requirements of the City of San Juan Capistrano Municipal Code, all
requirements of City ordinances, resolutions, and all applicable standards and
policies that are in effect at the time that building permits are issued for the
development.
C. Signed Plans. All plans, specifications, studies, reports, calculations, maps,
notes, legal documents, and designs shall be prepared, stamped and signed,
when required, only by those individuals legally authorized to do so.
PC Resolution 15-06-23-1
TTM 17842, Hidden Creek Estates
Page 2 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
D. Legal Defense. The applicant/subdivider, 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, void, or annul any land use approval
associated with this project, including but not limited to environmental impact
report requirements under CEQA, rezoning approvals, subdivision map
approvals, or other applicable City Municipal Code Title 9 land use approvals.
Upon notice provided by City to the applicant/subdivider, its agents, or
assignees, of service of process of such claims or actions, the project proponent,
its agents, and assignees, shall immediately act to provide an appropriate
defense to such claims or actions. The applicant/subdivider shall consult with the
City Attorney regarding appropriate defense counsel in the event of the filing of
such claims or actions. (DSD)
E. Discrepancy Clause. In the event that exhibits and written conditions are
inconsistent, the written conditions shall prevail. If there are any disparities
between these conditions and the plans or final revised plans that are approved
for any subsequent phase, the conditions and/or plans as stipulated in the later
approval shall prevail.
F. Fees. The applicant/subdivider shall pay all fees at the time fees are determined
payable and comply with all requirements of the City of San Juan Capistrano
Municipal Code Section 9.5.10 and applicable federal, state, and local agencies.
The duty of inquiry as to such requirements shall be upon the applicant.
G. Breeding/Nesting Season. The applicant shall either construct the proposed
project outside of the breeding/nesting season (identified as February 15 through
August 31) or provide noise attenuation such that noise levels do not exceed 60
dBA Hourly Leq at the margin of potential habitat. In the event construction
occurs during breeding/nesting season, the applicant shall retain the services of
an acoustical consultant to conduct noise monitoring during grading and
construction in order to identify specific methods of noise attenuation. In
addition, the applicant shall also retain the services of a biologist to assist in the
noise monitoring and methods of attenuation. The biological consultant will also
be responsible for coordinating with the applicable regulatory agencies (i.e., U.S.
Fish and Wildlife Service and California Department of Fish and Game), as a
courtesy, and providing the Development Services Director with a brief report
summarizing noise attenuation methods/nesting bird survey results.
H. Stormwater Pollution Prevention Plan. The Stormwater Pollution Prevention Plan
(SWPPP) shall emphasize structural and non-structural Best Management
Practices (BMPs) in compliance with NPDES Program requirements. Specific
measures shall include:
• Siltation of drainage devices shall be handled through a maintenance
program to remove silt/dirt from channels and parking areas.
• Surplus or waste material from construction shall not be placed in drainage
ways or within the 1 00-year floodplain of surface waters.
PC Resolution 15-06-23-1
TTM 17842, Hidden Creek Estates
Page 3 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
• All loose piles of soil, silt, clay, sand, debris, or other earthen materials shall
be protected in a reasonable manner to eliminate any discharge to waters of
the State.
• During construction, temporary gravel dikes shall be used as necessary to
prevent discharge of earthen materials from the site during periods of
precipitation or runoff.
• Stabilizing agents such as straw, wood chips and/or soil sealant/dust palative
shall be used during the interim period after grading in order to strengthen
exposed soil until permanent solutions are implemented.
• Re-vegetated areas shall be continually maintained in order to assure
adequate growth and root development
1. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO OR IN
CONJUNCTION WITH THE ISSUANCE OF ANY GRADING AND/OR RIGHT-OF-WAY
IMPROVEMENT PERMIT(S},:
1,1 Permits Required. Prior to the commencement of any grading or construction
activity not provided for in previously-approved permits, a permit shall be
required. All improvement work, whether performed on-site or off-site, shall
require approved plans and a permit to ensure the integrity and safety of all
existing and proposed improvements affected by construction activities.
(PW&UD.)
1.2 Recycling/Reduce Debris Act of 1989 (CIWMA). The applicant/subdivider shall
submit to the City Engineer for review, and shall obtain approval of, a program
complying with the requirements of the California Integrated Waste Management
Act of 1989 to reduce construction and demolition debris through recycling.
(PW&UD.)
1 .3 Grading Plans. The applicant/subdivider shall submit the required number of
copies of updated Grading Plans prepared by a California State Registered Civil
Engineer to the Development Services Director for City review and approval by
the City Engineer for the entire project site. Such plan shall be in substantial
conformance with the grading concept shown on the approved conceptual
grading plan and site plan for TTM 17842.
Following City approval of the rough grading plan, and prior to approval of the
final map, the applicant/subdivider shall submit a precise grading plan(s)
prepared by a California State Registered Civil Engineer to the Development
Services Director for City review and approval by the City Engineer and Building
OfficiaL The precise grading plan(s) shall be consistent with the approved rough
grading plan and the approved conceptual grading and site plan for TIM 17842.
The grading plans shall conform to the City and Orange County grading plan
standards and depict, at minimum, all existing features, the limits of grading, the
drainage, retention/detention basins, existing easements and right-of-way
boundaries, trails, parkways, streets and all appurtenant improvements in
coordination with the Site Plan improvements as defined under Condition 1 .8.
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TTM 17842, Hidden Creek Estates
Page 4 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
The extent of the topography shall be extended sufficiently beyond the tract's
boundaries to determine the geological and drainage impacts to adjacent
properties. The elevations shall correspond with the Orange County benchmark
datum. All drainage design must depict proper conveyance to the on-site street
or a City approved drainage facility with appropriate pre-treatment facilities or
Best Management Practices (BMP) in place pursuant to the National Pollutant
Discharge Elimination System (NPDES) permit requirements. The following
information shall be depicted on the plans:
a. Location of all existing trees and indicate trees to be removed and trees to
remain in place (DSD)
b. Show and identify all pedestrian access ways and traffic crossings on the site
plan. Crossings shall be clearly marked, lighted and identified throughout the
interior of the project Design of these areas shall be reviewed and approved
by the applicable City departments and shall comply with Title 24
Handicapped Accessibility Standards and City Building Codes. Where
pedestrian aisles cross driveways, enhanced paving shall be used. (DSD)
c. Areas to be protected from grading in order to protect environmental
resources (biological, cultural, or historical), and method of protection
proposed during grading operations. (DSD)
d. Location, height, materials and colors of any retaining walls. (DSD)
e. Provide design sections of the sound wall along the OCTA Railroad right-of-
way at each lot (PW&UD)
f. Provide design details and sections of the bioswale and biofiltraion basin
along the Camino Capistrano frontage. (PW&UD)
Erosion & Sediment Control Plan Section. Erosion and Sediment Control Plan
sheets shall be included within the Grading Plan set for the regulation and control
of pollutant run-off by using Best Management Practices (BMPs) as prepared by
a California State Registered Civil Engineer for the review and approval by the
City Engineer. The plan shall show all temporary and permanent erosion control
devices, effective planting of graded slopes, practical accessibility for
maintenance purposes and proper precautions and fences to prevent public
trespass onto certain areas where impounded water may create a hazardous
condition. In order to control pollutant run-off, the applicant/subdivider shall
demonstrate to the satisfaction of the City Engineer that all water quality best
management practices shall be designed in accordance with the National
Pollutant Discharge Elimination System (NPDES) standards, and the
requirements of California Regional Water Quality Control Board (San Diego
Region) Order No. Rg-2009-0002 and City guidelines and regulations, and shall
show evidence satisfactory to the City Engineer that a permit has been obtained.
(PW&UD)
All grading plans shall be subject to review by a third-party geotechnical
consultant retained by the City to ensure geotechnical stability to the satisfaction
of the City Engineer. (DSD, PW&UD)
PC Resolution 15-06-23-1
TTM 17842, Hidden Creek Estates
Page 5 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
1.6 Grading Access and Haul Route Plan. The applicant/subdivider shall submit the
required number of copies of the Grading Access and Haul Route Plan
concurrently with Grading Plans to the City Engineer for review, and shall obtain
approval of: (PW&UD.)
a. An on-site plan showing location of the access point at Camino Capistrano,
for the earth moving and grading equipment and for workers vehicles entering
and exiting the site. All construction related deliveries and activities shall
access the site from an approved access point as approved by the City
Engineer.
b. An off-site haul route plan for soil importation/exportation circulation and for
heavy construction related deliveries. The haul route plan shall specify the
dates and times and headways for hauling activities in compliance with all
applicable City standards. The City Engineer may require a security deposit
in conjunction with approval of the haul route plan.
Prior to commencement of all hauling activities, the applicant shall obtain a Haul
Route Permit and pay required fees.
1. 7 Soils/Geology. The applicant shall submit to the City Engineer concurrently with
the Grading Plans for review and obtain approval for a Soils Report/Geotechnical
Feasibility Study prepared by a Registered Geologist and Soil Engineer to
determine the seismic safety and soils stability of all proposed grading and
development improvements for the project and preliminary pavement sections
and substructure bedding/backfill recommendations. The Soils Report!
Geotechnical Feasibility Study shall be consistent with the Soils
Report/Geotechnical Study as submitted as part of the Tentative Tract Map
17842 review for the project. The Report/Study shall provide recommendations
for the sound wall foundation design. (PW&UD)
1.8 Site Plans. The applicant/subdivider shall submit the required number of copies
of an updated set of Site Plans concurrently with the Grading Plans as prepared
by a California State Registered Civil Engineer to the City Engineer for review
and approval. The updated Site Plan set shall be specific to the project, and be
consistent with the conceptual site plan set (Utility and Drainage) as submitted as
part of the TTM 17842 submittal with the following plan sections:
a. On-Site and Off-site Wet Utility Plans. The On-site and Off-site Wet Utility
Plans shall show the existing constructed sewer and water service lines and
their corresponding points of connection with the City public main lines, and
all Off-site and On-Site storm drain piping and treatment systems. The plan
shall include, but is not limited to, all pertinent design information such as
proposed invert elevations, diameters of pipe, type of pipe, length of pipe,
slope of pipe (if applicable), horizontal dimensions from center line of street
and between utilities, and existing and proposed easement delineations. The
plan shall also include several specific cross sections which depict the
existing grade, finish grade, and utility locations. Any deviation from these
requirements shall be subject to prior City Engineer review and approval.
(PW, UD)
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TTM 17842, Hidden Creek Estates
Page 6 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
b. On-Site and Off-site Drv Utility Plans. The On-site and Off-site Dry Utility
Plans shall show all schematic existing and proposed electrical, gas,
telephone and cable television main and service locations to ensure
compatibility with existing and proposed improvements. All utility lines with
junction structures shall be underground, unless otherwise noted. The plan
shall include, but is not limited to, all pertinent design information such as
proposed conduit elevations. diameters of conduit, type of conduit, length of
conduit, horizontal dimensions from cl of street and between utilities, and
existing and proposed easement delineations. The plan shall also include
several specific cross sections which depict the existing grade, finish grade,
and utility locations. Any deviation from these requirements shall be subject
to prior City Engineer review and approval. (PW&UD)
Hydrology Study Update
The applicant/subdivider shall also provide any updates to the conceptual
hydrology study if there are changes made as part of the updated Site Plan
submittal.
Based on the updated Hydrology Study results. if an existing downstream
drainage facility, whether it is a storm drain pipe, an open drainage channel,
or an inlet basin, is inadequate or does not meet current City standards or, in
the opinion of the City Engineer, is unsafe to properly carry the existing
discharge and the proposed discharge generated by this project, the
applicant/subdivider shall then, at applicant/subdivider cost, design and
implement alternative methods of improvement for properly conveying such
discharge, free of debris, in a manner acceptable to the City Engineer. Any
deviation from these requirements shall be subject to City Engineer review
and approval. Every proposed drainage system shall be placed within its
proper easement and appropriately dedicated.
1.9 Construction Cost Estimate. The applicant/subdivider shall submit to the City
Engineer for review, and obtain approval for, an estimate of quantity and
construction costs prepared by a Registered Civil Engineer. Said estimate shall
include, but not limited to, costs for construction of all applicable grading, erosion
control, drainage, walls, and other improvements related to rough and precise
grading plans and related Site Plan Improvements that are proposed to be
constructed under a grading permit. Construction cost estimates of facilities that
will be dedicated to the City for operation and maintenance shall comply with the
California Labor Code Section 1720 with respect to the prevailing wages
requirements. Any exception to or deviation from this condition shall be subject
to review and approval by the City Engineer. (PW&UD)
1.10 Post Securities/Surety Agreement. The applicant/subdivider shall enter into a
Grading Surety Agreement as approved by the City Engineer and City Attorney
and provide Performance Bonds/Securities for 100% of each grading, site
improvements. and/or right-of-way encroachment construction estimated costs
as prepared by a Registered Civil Engineer for approval by the City Engineer and
as to form by the City Attorney. In addition, where applicable within the City's
right-of-way, the applicant/subdivider shall provide a Labor and Materials
PC Resolution 15-06-23-1
TTM 17842, Hidden Creek Estates
Page 7 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
Bonds/Securities for 1 00% of the above estimated construction costs as
determined by the City Engineer. (PW&UD)
1.11 Mitigation of Drainage and Grading Problems. The applicant/subdivider shall
adhere to the following conditions during the entire grading and construction
operation: (DSD & PW&UD.)
a. If any drainage problem is anticipated or occurs during construction, the
applicant/subdivider shall provide and implement a solution acceptable to the
City Engineer, at no cost to the City, and shall submit a recorded instrument
to insure the durability of the solution.
b. Any grading work beyond the limits of grading shown on the approved
grading plans shall require a written approval from the City Engineer and
Development Services Director and shall be subject to a supplemental
Geotechnical Soils Report and additional fees.
1.12 Construction Phasing and Mitigation Program. The applicant/subdivider shall pay
a cash deposit for restoration and cleanup efforts in the amount of 25% of the
grading construction cost estimate and shall prepare and adhere to a
Construction Phasing and Mitigation Program, approved by the Development
Services Director and Building Official containing, but not limited to, the following
controls: (PW&UD & DSD)
a. Grading:
1. Haul route for the movement of on and off-site of heavy earth-moving
equipment.
2. Location of assembly and storage/service areas for heavy earth-moving
equipment and limits of hours of operation.
3. Control of worker access to site, including hours of work, limits on noise
sources, and dust and soil import/export.
4. Compliance with environmental mitigation measures, including stockpiles
and dust impacts.
5. A schedule and the method of performing the grading, stockpiling and
construction of all improvements in each phase.
b. Enforcement:
1. The Development Services Director and Public Works and Utilities
Director may modify the Construction Phasing and Mitigation Program as
they deem necessary if on-site observations indicate that construction
activities are creating a nuisance to adjacent property.
2. The applicant/subdivider shall hire a project enforcement person
approved by the City Engineer and to ensure compliance with the
Construction Phasing and Mitigation Program.
3. Violation of the City-approved "Construction Phasing and Mitigation
Program" shall be subject to enforcement action pursuant to Section 9-
1.201, Violations and Penalties of the Title 9, Land Use Code.
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TTM 17842, Hidden Creek Estates
Page 8 of 20 pages
1.13 Water Quality Management Program.
Conditions of Approval
Date of Approval: June 23, 2015
a. The applicant/subdivider shall submit concurrently with the rough grading
plans, erosion control plans, and site plans an updated Water Quality
Management Program (WQMP), as prepared by a California State
Registered Civil Engineer, to the City Engineer for review and approval. All
erosion and sediment control measures as specified in said approved WQMP
shall be implemented during the rough grading operation to the satisfaction of
the City Engineer. The updated WQMP shall be consistent with the
conceptual WQMP as part of the TTM 17842. (PW&UD)
b. Prior to issuance of precise grading permit, the applicant/subdivider shall
submit an updated final WQMP as prepared by a California State Registered
Civil Engineer to the City Engineer for review approval. (PW&UD)
1.14 Fire Flow Demand. 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 City Utilities Division and be submitted to the Fire Chief
and Utilities Division for approval. (OCFA, PW &UD)
1.15 Fire Master Plan. The applicant/subdivider shall submit a Fire Master Plan to
the OCFA Chief and City Utilities for review and approval of location of fire
hydrants. (OCFA & PW&UD)
1.16 Public facilities located in easements. All public facilities such as drainage,
sewer, and water shall be designed in compliance with the City Standards and
shall be located within the public right-of-way or within dedicated easements, as
approved by the Assistant Utilities Director and the City Engineer. (PW&UD)
1.19 Reciprocal Agreements. The applicant/subdivider shall prepare and submit to the
City Engineer for review and shall obtain approval for the proper easement and
agreement documents associated with Lots 2 to 8 on TTM 17842 for
maintenance, reciprocal parking and access purposes. (PW&UD)
1.20 Existing Easements. Applicant shall incorporate into the project design all
existing easements within the project boundaries, or obtain abandonment of said
easements from the affected easement holder(s). If this requirement cannot be
accomplished, the project shall be redesigned accordingly as approved by the
City. (PW&uD)
1.21 Permission to Grade from Others. The applicant shall submit to the City
Engineer, for any necessary off-site grading, a notarized written permission from
adjacent property owners affected by said off-site grading. (PW&UD)
1.22 Drainage Acceptance Letter. Drainage acceptance letter from each affected
property owner shall be submitted to the City Engineer when the pre-developed
storm runoff onto any adjacent property is increased, concentrated, diverted, or
changed in any form as required by State law. Any request to deviate from this
requirement shall be subject to review and approval by the City Engineer.
(PW&UD)
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TTM 17842, Hidden Creek Estates
Page 9 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
1.23 Off-site Easements. Applicant shall obtain and record off-site easements from the
affected property owner(s) for all proposed off-site improvements (i.e. slopes,
street improvements, walls, drainage, water, sewer, etc.). The applicant shall
bear all costs for obtaining said easements. If said easements cannot be
obtained, the project shall be redesigned to incorporate these improvements
entirely within the project boundary as approved by the City. The City Engineer
shall have the right to withhold approval of the affected improvement plans for
failure to satisfy this condition. (PW&UD)
1.24 Archaeological Monitoring. The applicant shall submit to the Development
Services Department documentation that a qualified archaeologist (defined as an
archaeologist on the List of Certified Archaeologists for Orange County) has
been retained to monitor site clearing, grading, and excavation activities, stating
the name, qualifications, and contact information for the archaeologist. (DSD)
1.25 Native American Monitor. Prior to and during construction/grading activities, a
native American monitor shall be retained to observe construction/grading
activities that result in grading, excavating, and/or trenching on or below the
original ground surface (including during project-related off-site utility [e.g.,
natural gas, electricity, sewer, water, drainage, communications, etc. and
roadway improvements). The Native American monitor shall consult with the
archaeological monitor regarding objects and remains encountered during
grading that may be considered sacred or important. In the event that evidence
of human remains is discovered, the Native American monitor shall verify that the
archaeologist has notified the coroner.
1.26 Countv Surveyor Requirement. Existing controlling monumentation shall be
protected by tying it out and filing Corner Records with the County Surveyors
Office showing those ties prior to construction. The applicant shall replace said
monumentation in the new surface following construction, and again file a Corner
Record with the County Surveyors Office showing the final monumentation.
(PW&UD)
OCFA PROTECTION CONDITIONS:
1.27 Fuel Modification Plan. The applicant shall submit to OCFA a Conceptual/precise
fuel modification plan (service codes PR120-PR124). A conceptual fuel
modification plan shall be approved prior to submittal of other plan types. A
precise fuel modification plan shall be approved prior to issuance of a precise
grading permit.
1.28 Fire Access Roads. The applicant/subdivider shall submit and obtain approval
from the OCFA Chief and City Staff plans for fire protection access roads to within
150 feet of all portions of the exterior of every structure on the site, unless
exempted from this requirement by the OCFA Chief in consideration of the
provision of alternate measures, such as the installation of fire sprinklers. The
plans shall include plan and sectional views and indicate the grade and width of
the access road measured flow-line to flow-line. When a dead-end street exceeds
150 feet or when otherwise required, a clearly marked fire apparatus access
turnaround shall be provided and approved by the OCFA Chief. (OCFA)
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TTM 17842, Hidden Creek Estates
Page 10 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
1 .29 Fire Lanes. The applicant/subdivider shall submit and obtain approval from the
OCFA Chief and City Staff plans for fire lanes on required fire access roads. 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. (OCFA)
1.30 Fire Road Access Gates. The applicant/subdivider shall obtain approval from the
OCFA Chief for the construction of any gate across required fire access roads.
(OCFA)
1 .31 Specific submittal requirements may vary from those listed above depending on
actual project conditions identified or present during design development, review,
construction, inspection, or occupancy. Standard notes, guidelines, submittal
instructions, and other information related to plans reviewed by the OCFA may
be found by visiting www.ocfa.org and clicking on "Fire Prevention" and then
"Planning & Development Services."
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 two days in advance to schedule the lumber drop inspection.
Vegetation Clearance Inspection/Release: The developer/builder shall implement
those portions of the approved fuel modification plan determined to be necessary
by the OCFA and a confirmation of proper vegetation clearance shall be issued
by the OCFA to the local building department prior to issuance of either building
permits or bringing lumber or other combustible materials into the area,
whichever comes first. Removal of undesirable species may meet this
requirement or a separation of combustible vegetation for a minimum distance of
100 feet from the location of the structure and lumber stock-pile may be
acceptable. Call OCFA Inspection Scheduling at 714-573-6150 with the Service
Request number of the approved fuel modification plan at least two days in
advance to schedule the vegetation clearance inspection.
Fuel Modification Inspection for Occupancy: Prior to issuance of temporary or
final certificate of occupancy, the fuel modification zones adjacent to structures
must be installed, irrigated, and inspected. This includes physical installation of
features identified in the approved precise fuel modification plan (including, but
not limited to, plant establishment, thinning, irrigation, zone markers, access
easements, etc). A written disclosure may be requested by the OCFA Inspector
indicating that the homeowner is aware of the fuel modification zone on their land
and that they are aware of the associated restrictions of the zone. Copies of
buyer or builder signed emergency and maintenance access easements shall be
presented upon occupancy final.
Fuel Modification Maintenance: The property owner is responsible for all
maintenance of the fuel modification indefinitely in accordance with the approved
fuel modification plans. The property owner shall retain all approved fuel
modification plans. As property is transferred, property owners shall disclose the
location and regulations of fuel modification zone to the new property owners.
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TTM 17842, Hidden Creek Estates
Page 11 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
2. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF
ANY FINAL MAP AND IN ACCORDANCE WITH THE SUBDIVISION IMPROVEMENT
AGREEMENT:
2.1 Final Tract Map Submittal. The applicant/subdivider shall submit to the City
Engineer for review, and shall obtain approval of, a final map in substantial
compliance with the approved tentative map. Said map shall be accompanied
with traverse closure calculations, a plotted American Land Title Association
(ALTA) survey and an updated Title Search Report and all other requirements
within the City's Municipal Code and Subdivision Map Act. Any exception or
deviation to the above requirements shall be subject to review and approval by
the City Engineer. (PW&UD)
2.2 Compliance with Map Act and Municipal Code. The Tract map shall be prepared
and submitted in full compliance with the State of California Subdivision Map Act
and the City of San Juan Capistrano Municipal Code, except as authorized by
the City Council and/or Planning Commission. (PW&UD)
2.3 Public Facility Easements to be in Lettered Lots Maintained by the Home Owners
Association IHOA). The applicant/subdivider shall demonstrate to the satisfaction
of the City Engineer and Utilities Assistant Director that public facilities, such as
drainage, sewer, and water, are designed to be located within the right-of-way.
Any deviation shall require prior authorization from the City Engineer and Utilities
Assistant Director. If facilities are proposed in easements, said easements shall
be placed in lettered lots with minimum 20-foot wide road and their surfaces shall
be maintained by the HOA. Any exception shall be subject to review and
approval by the City Engineer and Utilities Assistant Director. (PW&UD)
2.4 Private Drive Easement. The applicant shall indicate on the Final Map that the
proposed 28' wide common access street will be serving the eight residential lots
of this Tentative Tract 17842. The map notation shall designate the access street
as private and the Covenants, Conditions and Restrictions (CC&Rs) shall include
the maintenance obligations of the Home Owners Association. (PW&UD)
2.5 Public Dedicated Easements. The applicant/subdivider shall depict on the final
map the following easements (PW&UD):
a. Public Utility, Sewer, and Water as identified on the approved TTM 17842
within the interior of the development.
b. Emergency Access, public service vehicle access and lots 2 through 8
reciprocal ingress/egress easements as identified on the approved TTM
17842 within the interior of the development.
2.6 Street Access Release. The applicant shall indicate and show on the Final Map
the following release: "Subdivider hereby releases and relinquishes to the City of
San Juan Capistrano, all vehicular access rights to Camino Capistrano except at
the proposed access street intersection. (PW&UD)
2. 7 Public Right-of-Way Dedication. The applicant shall dedicate to the City the
necessary right-of-way, along the Camino Capistrano frontage to accommodate
PC Resolution 15-06-23-1
TTM 17842, Hidden Creek Estates
Page 12 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
an eighty (80) foot minimum street right-of-way width in accordance with City's
Secondary Rural Arterial Standard Section. The applicant shall submit to the City
Engineer the necessary documentation to dedicate right-of-way at the following
locations (PW&UD):
a. Camino Capistrano Street a portion of the Southwest corner of the property
approximately 424 sf as depicted on the TTM 17842 (Lot D). Said
dedication(s) shall be at no cost to the City, based on the determination by
the City Engineer that the required right-of-way is necessary to mitigate the
traffic and circulation impacts of the project.
b. Additionally, the applicant to provide a good faith effort and assist the City
with the acquisition and dedication of the 8 foot wide Right-of-Way from
adjacent property owner as depicted on the Tentative Tract Map 17842. Said
good faith effort and dedication(s) shall be at no cost to the City.
c. Furthermore, the applicant to provide a good faith effort and assist the City
with the acquisition and dedication of the 20 foot wide Right-of-Way from
adjacent property owner as depicted in the Tentative Tract Map 17842. Said
good faith effort and dedication(s) shall be at no cost to the City.
2.8 Storm Runoff Management Plan. The applicant/subdivider shall submit to the
City Engineer for review, and shall obtain approval of, an update to the Storm
Runoff Management Plan prepared by a Registered Civil Engineer. The
Management Plan shall show existing and proposed facilities provide for
acceptance of historic drainage from adjacent upstream properties, show
hydraulic and hydrology studies and calculations and the methods of draining on-
site and tributary areas without exceeding the capacity of any impacted street or
facility and without affecting existing downstream drainage system. Said study
shall be consistent with the City's Master Drainage Plan and in accordance with
all applicable City regulations and Orange County Public Facilities & Resources
Department (PF&RD) design criteria, and standards. (PW&UD)
2.9 Drainage Improvement Plans. The applicant/subdivider shall submit the Drainage
Improvement Plans specific to the project, concurrently with the Street/Sewer
and Water/Dry Utility Improvement Plans, to the City Engineer for review and
approval, which reflect consistency with the City's Drainage Master Plan. These
plans shall show locations of all existing and proposed facilities for the entire site
with specific detail information on the drainage improvements such as, but not
limited to, all storm drain systems, detention/retention basins, drop inlets, catch
basins, culverts, storm drain junction structures, treatment facilities, and other
surface and subsurface drainage civil works as required by the
Hydraulics/Hydrology Study and WQMP.
The biofiltration basin along the Camino Capistrano frontage shall be designed to
accommodate the required storm flow with engineered secondary overflow
devices. A secondary overflow shall be also provided for storm drain systems
designed with sump conditions to preclude flooding of private properties. All
proposed street catch basins shall be lined with curb inlet filters or equal devices
which meet the National Pollutant Discharge Elimination System (NPDES)
requirements with City Engineer approval. Storm drain junction structures and
PC Resolution 15-06-23-1
TTM 17842, Hidden Creek Estates
Page 13 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
catch basins shall be provided with access manholes as deemed necessary by
the City Engineer. All drainage must be conveyed to the street or a City approved
drainage facility. (PW&UD)
Erosion & Sediment Control Plan Section. Erosion and Sediment Control Plan
sheets shall be included within the Drainage Improvement Plan set for the
regulation and control of pollutant run-off by using Best Management Practices
(BMPs) as prepared by a California State Registered Civil Engineer for the
review and approval by the City Engineer. The plan shall show all temporary and
permanent erosion control devices, effective planting of graded slopes, practical
accessibility for maintenance purposes and proper precautions and fences to
prevent public trespass onto certain areas where impounded water may create a
hazardous condition. In order to control pollutant run-off, the applicant/subdivider
shall demonstrate to the satisfaction of the City Engineer that all water quality
best management practices shall be designed in accordance with the National
Pollutant Discharge Elimination System (NPDES) standards, and the
requirements of California Regional Water Quality Control Board (San Diego
Region) Order No. R9-2009-0002 and City guidelines and regulations, and shall
show evidence satisfactory to the City Engineer that a permit has been obtained.
(PW&UD)
2.10 Street Improvement Plans. The applicant/subdivider shall submit Street
Improvement Plans prepared by a Registered Civil Engineer concurrently with
the Drainage, Sewer and Water, and Dry Utilities Plans, to the City Engineer for
review and approval. These plans shall show all existing and proposed
improvements including, but not limited to, easements, traffic calming devices,
striping, signage, signalization, curb and gutter, sidewalks and all related
appurtenances. All design of improvements shall comply with the City Standard
Plans, Orange County Standard Plans, or equivalent standards that are
approved by the City Engineer. The Street Improvement Plans for Camino
Capistrano frontage area shall include but not be limited to the following
(PW&UD):
a) A southbound, 1 00-foot right-turn lane, into the project. The right-turn
lane shall be a minimum eight feet wide. All tapers and transitions shall
be per Caltrans standards.
b) A northbound, 1 00-foot left-turn lane, into the project. The left-turn lane
shall be a minimum eleven feet wide. All tapers and transitions shall be
per Caltrans standards.
c) All radii at the intersection of Camino Capistrano and the private street
shall be a minimum 25-foot radius.
d) The geometries of the private street shall be designed to accommodate
the turning radii for a "Single Unit" vehicle with parked vehicles.
e) Street width for the private street shall be a minimum 28 feet with parking
allowed on one side only.
f) Old Highway 101 shall be retained to the maximum extent possible.
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TTM 17842, Hidden Creek Estates
Page 14 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
g) Delineated dedicated street right-of-way along Camino Capistrano
frontage to accommodate an 80 foot minimum right-of-way width in
accordance with City's Secondary Rural Arterial Standard Section.
h) The existing bicycle lanes along Camino Capistrano shall be maintained
and incorporated in the street design.
2.11 Final Landscaping Plans. The applicant shall submit final landscaping plans
concurrently with the Drainage and Street Plans, to the Development Services
Director for review and approval. The landscape plan shall comply with the City's
Water Conservation Ordinance.
The landscape plan shall include the following:
a. Plant palate list, plant details, irrigation plan and details, etc. All proposed
specimen trees to be planted along the Camino Capistrano frontage shall
be situated on the project site outside the public right-of-way.
b. The applicant shall preserve the remnants of the 1880s wagon on-site and
shall be situated in the landscaped common area between the proposed
private street and Camino Capistrano.
The applicant shall enter into a landscape maintenance agreement with the City
to maintain the existing trees along the Camino Capistrano frontage of the project
site which serve as a visual buffer to the project.
2.12 Construction Cost Estimate. The applicant/subdivider shall submit an estimate of
quantity and construction costs prepared by a Registered Civil Engineer on the
City approved form concurrently with the Drainage, Sewer and Water, Street, Dry
Utilities, and Landscape and Irrigation Plans, to the City Engineer for review and
approval. Said estimates shall include, but not limited to, costs for construction of
all applicable improvements associate with the Drainage, Sewer and Water,
Street, Dry Utilities, Landscape and Irrigation Plans, as well as costs associated
with the setting of survey monuments "Monumentation" of the property
(collectively herein referred to as the "Subdivision Improvement Agreement
Costs"). Construction cost estimates of facilities that will be dedicated to the City
for operation and maintenance shall comply with the California Labor Code
Section 1720 with respect to the prevailing wages requirements. Any exception
to or deviation from this condition shall be subject to review and approval by the
City Engineer. (PW&UD)
2.13 Subdivision Improvement Agreement with Bonds and Securities. The
applicant/subdivider shall execute a Subdivision Improvement Agreement with
the City and shall provide performance bonds/securities in the form approved by
the City Attorney for 100 percent of each estimated Subdivision Improvement
Agreement Cost within the City approved forms, inclusive of soft costs (e.g.
Materials Testing, Inspection, Construction Management, Surveying, etc .. ), as
prepared by a Registered Civil Engineer and approved by the Public Works and
Utilities Assistant Directors, City Engineer, and City Attorney for all onsite and
offsite improvements including, but not limited to, street improvements, signing,
PC Resolution 15-06-23-1
TTM 17842, Hidden Creek Estates
Page 15 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
signalization, striping and street lights, storm drains, sewer, water, recreational
trails, landscaping and irrigation in rights-of-way, public easements, private
slopes, and open space. In addition, the applicant shall provide labor and
materials bonds/securities for 100 percent of the estimated Subdivision
Improvement Agreement costs, inclusive of the associated soft costs, as
determined by the City Engineer and Public Works and Utilities Assistant
Directors. The collective performance and material and labor bonds shall be
submitted concurrently with the execution of the Subdivision Improvement
Agreement to the City Engineer and City Attorney for review and acceptance to
seek approval from the City Council for recordation pursuant to the City Municipal
Code requirements. Release of bonds or securities shall be in accordance with
the terms of the Subdivision Improvement Agreement associated with TTM
117842, if applicable, or as determined by the City Engineer. (PW&UD)
2.14 Dedications and Maintenance Responsibility. The applicant/subdivider shall
indicate on the Final Map, to the satisfaction of the City Engineer and Public
Works and Utilities Assistant Directors, all appropriate dedication and access
rights, stating their purposes and their maintenance responsibilities. (PW&UD)
2.15 Dedication of Water Facilities. The applicant/developer shall dedicate on the
Final Map, at no cost to the City, all public water facilities, water rights, and all
required easements with minimum 20 feet width, to the City for project
improvements. (PW&UD)
2.16 Homeowners Association-Maintained Improvements. The applicant/subdivider
shall indicate on the Final Map that all improvements, including but not limited to,
streets, drainage, street lights, street signage, striping improvements, the water
quality best management practices identified in the Water Quality Management
Plan (WQMP), landscaping, and irrigation facilities within the interior of the
subdivision owned by the Association, shall be maintained by the homeowners
association or shall make other provisions for maintenance to be approved by the
City. City will restore removed pavement for the purpose of repairing on-site
public facilities per the City standards. The Homeowners Association will be
responsible for the cost of replacement and restoration of any enhanced paving
or stamped concrete removed by the City for the purpose of maintaining,
replacing, repairing, or otherwise conducting work on underground utilities
including but not limited to water lines and storm drainage lines within the
proposed development (PW&UD)
2.17 CC&R's. The applicant/subdivider shall submit for review, and shall obtain the
approval of, the Development Services Director, City Engineer, Utilities Assistant
Director, and City Attorney, a set of Covenants, Conditions, and Restrictions
(CC&Rs). Said CC&Rs shall be recorded with the Final Map and shall include,
but not be limited to, the following:
a. Creation of a Homeowners Association for the purpose of providing for
control over the uniformity of boundary fencing, and the perpetual
maintenance responsibility of areas including, but not limited to, all common
areas, open space, project entries, irrigation systems, landscaped areas,
walls, driveways, parking areas, structures, private streets, street lights,
drainage facilities, and all other areas to be owned and maintained by the
PC Resolution 15-06-23-1
TTM 17842, Hidden Creek Estates
Page 16 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
Homeowners Association. All improvements, including but not limited to
streets, restoration of enhanced pavement over the public water and sewer
facilities after repairing of said facilities by the City, drainage, street lights,
street signage, striping improvements, landscaping, and irrigation facilities
within the interior of the subdivision designated as private shall remain
private and shall be maintained by the Homeowners Association, or shall
make other provisions for maintenance, as approved by the City Council.
(PW&UD&DSD)
2.18 Submission of Digital Map. The applicant/subdivider shall submit for review, and
shall obtain approval from the Orange County surveyor, of a digitized map
pursuant to Orange County Ordinance 3809 of January 28, 1991. The
applicant/subdivider shall pay for all cost of said digital submittal, including
supplying dig ita' I copies to the City, of the final County Surveyor approved
digital map in DXF format. In addition, the applicant/subdivider shall provide the
City with digitized copies of all improvement plans. (PW&UD)
OCFA PROTECTION CONDITIONS:
2.19 Secured Fire Protection Agreement. The applicant/subdivider shall submit
evidence of a Secured Fire Protection Agreement with the Orange County Fire
Authority (OCFA) to mitigate adverse cumulative impacts of the project on the
OCFA. Such an agreement may include participation on a pro rata basis in
funding capital improvements necessary to establish adequate OCFA protection
facilities to serve the project. (OCFA)
2.20 Fire Protection Area Notation. The applicant/subdivider shall place a note on the
map or site plan meeting the approval of the OCFA Chief that all requirements
for development and construction within a "Fire Protection Area", including
increased street widths, Class A roof assemblies, fire sprinklers, etc. will be met.
(OCFA)
2.21 Fire Sprinkler Notation. The applicant/subdivider shall include a note on the map
stating that all residential structures and all structures exceeding OCFA access
requirements shall be protected by an automatic fire sprinkler system in a
manner meeting the approval of the OCFA Chief. (OCFA)
2.22 Combustible Construction Letter. Prior to the issuance of a building permit for
combustible construction, the builder shall submit a letter on company letterhead
stating that water for fire-fighting purposes and all-weather fire protection access
roads shall be in place and operational before any combustible material is
placed on site. Building permits will not be issued without OCFA approval
obtained as a result of an on-site inspection. Please contact the OCFA at (714)
7 44-0499 to obtain a copy of the standard combustible construction letter.
3. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF
ANY BUILDING PERMIT(S):
3.1 Access Rights Dedication. The applicant/subdivider shall grant access rights to
the City for the purpose of allowing access over private drives within the
development for all City vehicles, including police, fire, and other emergency
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TTM 17842, Hidden Creek Estates
Page 17 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
vehicles. The document(s) recording this access shall be prepared by the
applicant for review and approval by the City Engineer, prior to recordation.
(PW&UD and DSD)
3.2 California Native/Friendly Landscaoino. The applicant/owner shall submit a
preliminary landscape irrigation plan for the common areas including the street
frontage area, to the Development Services Department for review and
approval. Said plan shall be limited to the use of California native/friendly plants
as determined by the Development Services Director or his designee.
Furthermore, the use of invasive plant species shall be expressly prohibited.
3.3 Mylar of Final Map. The applicant/subdivider shall submit to the City Engineer a
reproducible copy/mylar of the project's recorded final map. The applicant shall
also submit for review, and shall obtain approval of, the Orange County surveyor
of a digital Map pursuant to Orange County Ordinance 3809 of January 28, 1991.
The applicant shall pay for all costs of said digital submittal, including supplying
digital copies to the City of the final County Surveyor-approved digital map in
DXF format. All Digital Submissions shall conform to the latest edition of the City
of San Juan Capistrano Digital Submission Standards. (PW&UD)
OCFA PROTECTION CONDITIONS:
3.4 Confirmation Letter. The applicant/subdivider shall submit a letter on company
letterhead stating that water for fire-fighting purposes and all-weather fire
protection access roads shall be in place and operational before any combustible
material is placed on site. Building permits will not be issued without OCFA
approval obtained as a result of an on-site inspection. (OCFA)
3.5 Hazardous Materials. If any hazardous materials are to be used or stored on site,
prior to the issuance of a building permit, the applicant/subdivider shall complete
and submit to the OCFA Chief a copy of a "Hazardous Materials Disclosure
Chemical Inventory and Business Emergency Plan" packet. (OCFA)
4. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF
ANY CERTIFICATE(S) OF OCCUPANCY:
4.1 Completion of All Improvements to the City's Satisfaction. Prior to acceptance of
improvements and release of performance securities, whichever occurs first, the
applicant shall complete, to the satisfaction of the City Engineer and Public
Works and Utilities Assistant Directors, all site improvements required of this
development pursuant to the approved improvement plans, in accordance with
the Subdivision Improvement Agreement, and as necessary to serve the
development, including the access and street improvements on Camino
Capistrano as follows: (PW&UD)
a. A southbound, 1 00-foot right-turn lane, into the project.
b. A northbound, 100-foot left-turn lane, into the project.
c. All radii at the intersection of Camino Capistrano and the private street shall
PC Resolution 15-06-23-1
TTM 17842, Hidden Creek Estates
Page 18 of 20 pages
be a minimum 25-foot radius.
Conditions of Approval
Date of Approval: June 23, 2015
d. The private street shall be constructed to accommodate the turning radii for a
"Single Unit" vehicle with parked vehicles on one side.
e. Street width for the private street shall be a minimum 28 feet with parking
allowed on one side only.
f. The existing bicycle lanes along Camino Capistrano shall be maintained.
4.2 Filing with County Surveyor the Corner Records. The applicant's surveyor shall
file the appropriate corner records with the County Surveyor and show written
affirmation indicating compliance with the County Recorder, as required by
Section 8771 of the Business and Professions Code. (PW&UD)
4.3 Installation of Landscaping and Irrigation System. The applicant/subdivider shall
submit a letter to the Development Services Director, signed by a Registered
Landscape Architect, stating that all materials for all common area landscaped
areas have been installed in aooordanoe with the approved plans and shall
demonstrate to the satisfaction of the Development Services Director that all
landscaped areas have been landscaped per the approved landscape and
irrigation plans. The applicant shall provide as-built landscape and irrigation
plans that identify all deltas (changes) (DSD & PW&UD)
OCFA PROTECTION CONDITIONS:
4.4 Hydrant "Blue Dots". The applicant/subdivider shall install blue reflective
pavement markers on streets, as approved by the OCFA Chief, to mark the
location of all fire hydrants. (OCFA)
4.5 Completion of Sprinkler System. The applicant/subdivider shall demonstrate that
any required sprinkler system is operational in a manner meeting the approval of
the OCFA Chief. (OCFA)
5. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ACCEPTANCE
OF IMPROVEMENTS AND RELEASE OF SURETY/PERFORMANCE SECURITIES:
5.1 Provide Record Drawings. The applicant/subdivider shall submit to the City
Engineer for review, and shall obtain approval of, the reproducible Record
Drawing Mylar's of all on-site and off-site Works of Improvements plans
completed and accepted. Said Record Drawings shall be prepared by a
Registered Civil Engineer. Also, the applicant/subdivider shall submit digital
copies of all Record Drawings in accordance with the latest edition of the "City of
San Juan Capistrano Digital Submission Standards". (PW&UD)
5.2 Videotape of Sewers and Storm Drain Pipes. The applicant/subdivider shall
submit to the City Engineer for review, and shall obtain approval of, a videotape,
filmed in the presence of a City Staff representative/inspector, of all sewer and
drainage improvements. The videotape shall become the property of the City.
(PW&UD)
PC Resolution 15-06-23-1
TTM 17842, Hidden Creek Estates
Page 19 of 20 pages
Conditions of Approval
Date of Approval: June 23, 2015
5.3 Monumentation and Corner Records. The applicanVsubdivider's surveyor shall
set all required monumentation and re-establish any damaged or destroyed
monumentation during construction. Monumentation, street centerline ties and
appropriate corner records shall be submitted to the City Engineer and filed with
the County Surveyor in compliance with AB 1414 and Sec. 8771 of the Business
and Professions Code. (PW&UD)
Responsible Departments/ Agencies: DSD:
DSD-B&S:
PW&UD:
OCFA:
Applicant Acceptance of Conditions of Approval:
Signature of (name & title)
Development Services Department
DSD Building & Safety Division
Public Works and Utilities Department
Orange County Fire Authority
Date