PC Resolution-24-04-10-02PC RESOLUTION NO. 24-04-10-02
ARCHITECTURAL CONTROL (AC) 23-002
GRADING PLAN MODIFICATION (GPM) 23-009
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA APPROVING ARCHITECTURAL CONTROL (AC) 23-
002 AND GRADING PLAN MODIFICATION (GPM) 23-009, HERITAGE BARBEQUE
PHASE 2 EXPANSION, TO ALLOW CONSTRUCTION OF A 1,912 SQ. FT. BARN
STRUCTURE, A 162 SQ. FT. FREE-STANDING RESTROOM STRUCTURE, AND AN
EXTERIOR CONCRETE PAD TO HOUSE SIX BARBECUE SMOKERS PROVIDED
WITH THREE SHADE STRUCTURES AT 31721 CAMINO CAPISTRANO (ASSESSOR
PARCEL NUMBERS: 124-181-02, -03, -04, -05 & -11) AND FINDING THAT SAID
ACTION IS CATEGORICALLY EXEMPT FROM CEQA PURSUANT TO STATE CEQA
GUIDELINES SECTIONS 15303, 15311, AND 15332 (APPLICANT: SJC MISSION
VENTURES, LLC)
Whereas, SJC Mission Ventures, LLC(the "Applicant") has requested approval of
Architectural Control (AC) 23-002 and Grading Plan Modification (GPM) 23-009, Heritage
Barbeque Phase 2 Expansion, related to the construction of a 1,912 sq. ft. barn structure,
a 162 sq. ft. free-standing restroom structure, and an exterior concrete pad to house six
(6) barbecue smokers provided with three (3) shade structures (the "Project") at 31721
Camino Capistrano (Assessor Parcel Numbers: 124-181-02, -03, -04, -05 & -11) (the
"Project Site"); and
Whereas, the Project Site has a Zoning designation of Town Center (TC) District
and a General Plan Land Use Designation of General Commercial; and
Whereas, the Applicant is the owner of the Project Site; and
Whereas, the proposed Project has been processed pursuant to the Development
Review Procedures set forth in Section 9-2.301 of the San Juan Capistrano Municipal
Code;and
Whereas, pursuant to Section 21067 of the Public Resources Code, and, Section
15367 of the California Environmental Quality Act ("CEQA") Guidelines (Cal. Code Regs.,
tit. 14, § 15000 et seq.), the City of San Juan Capistrano is the lead agency for the
proposed Project; and,
Whereas, the City's Environmental Administrator has determined that the whole of
the Project is categorically exempt from CEQA per the categorical exemptions set forth
in State CEQA Guidelines, Section 15303, Class 3 (New Construction or Conversion of
Small Structures), Section 15311, Class 11 (Accessory Structures), and Section 15332,
Class 32 (In-Fill Development Projects); and
Whereas, the Planning Commission conducted a duly-noticed public hearing on
April 10, 2024, pursuant to Municipal Code Section 9-2.302; and
PC Resolution 24-04-10-02 2 April 10, 2024
Whereas, the Planning Commission has considered all public testimony on the
proposed Project and all relevant public comments and all documents and evidence
submitted, including, but not limited to, the staff report, attachments, and materials
submitted by the Appiicant; and
Whereas, all other legal prerequisites to the adoption of this Resolution have
occurred.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City
of San Juan Capistrano does hereby find that the entire Project is Categorically Exempt
from CEQA per the Class 3 (New Construction or Conversion of Small Structures), Class
11 (Accessory Structures), and Class 32 (In-Fill Development Projects) categorical
exemptions set forth in State CEQA Guidelines sections 15303, 15311, and 15332,
respectively.
The Project is exempt from CEQA under the Class 3 exemption set forth in State
CEQA Guidelines section 15303, which applies to the construction and location of limited
numbers of new, small facilities or structures not exceeding 2,500 square feet in floor
area. Here, the Project falls within the Class 3 exemption as the Project entails the
construction of a 1,912 sq. ft. barn structure, a 162 sq. ft. free-standing restroom structure,
and an exterior concrete pad to house six barbecue smokers provided with three shade
structures. The Project will not result in the construction of facilities or structures
exceeding 2,500 square feet.
The Project is further exempt from CEQA under the Class 11 exemption set forth
in State CEQA Guidelines section 15311, which applies to the construction or placement
of minor structures accessory to existing commercial facilities. Here, the Project falls
within the Class 11 exemption as the structures to be constructed as part of the Project
are all accessory and appurtenant to the Applicant's existing commercial facility and
operations at the Project Site.
The Project is additionally exempt from CEQA under the Class 32 exemption set
forth in State CEQA Guidelines section 15332 because (1) the Project constitutes in-fill
development; (2) the Project is consistent with the applicable general plan designation
and all applicable general plan policies, as well as with the applicable zoning designation
and regulations; (3) The Project Site is within the limits of the City of San Juan Capistrano,
is less than five acres, and is substantially surrounded by urban uses; ( 4) the Project Site
has no value as habitat for endangered, rare, or threatened species (notably, the project
site has already been developed and currently has a restaurant and related improvements
and therefore is not a habitat for endangered, rare, or threatened species); and
(5) approval of the Project would not result in any significant effects relating to traffic,
noise, air quality, or water quality; and (6) the Project Site can be adequately served by
all required utilities and public services (the Project Site is currently serviced by all
required utilities, including but not limited to electricity, gas, garbage, water, and sewer
and therefore would remain adequately serviced).
PC Resolution 24-04-10-02 3 April 101 2024
In addition, the Project Site is not located within, and has no potential to impact,
an environmental resource of hazardous or critical concern that has been designated,
precisely mapped, or officially adopted pursuant to law by any federal, state, or local
agency; no such resource has been designated, precisely mapped, or officially adopted
at the Project site The Project further will not have a significant cumulative impact, as
there are no successive projects of the same type in the same place. Moreover, there
are no unusual circumstances associated with the Project, and there is no reasonable
possibility that the Project will have a significant effect on the environment due to unusual
circumstances. Additionally, the Project Site is not located within, or visible from, a State
Scenic Highway, and the Project will thus not result in damage to scenic resources within
a state scenic highway. Nor is the Project Site located on a site that is included on any
list compiled pursuant to Section 65962.5 of the' Government Code. Finally, the Project
has no potential to cause a substantial adverse change in the significance of a historic
resource, as set forth in the Historic Resources Analysis Report prepared in support of
the Project.
The Planning Commission hereby directs staff to prepare, execute and file with the
Orange County Clerk a Notice of Exemption within five (5) working days of Project's
approval and adoption of this Resolution.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano does hereby make the following findings
pursuant to Municipal Code Section 9-2.313(c) of Title 9, with respect to Architectural
Control (AC) 23-002, as set forth in Municipal Code Section 9-2.313(a)(3), subject to the
conditions of approval identified in Exhibit A, which are attached to this Resolution and
incorporated herein by reference:
1. The use and design of the Project complies with all applicable provisions of Title 9
of the SJCMC because an eating and drinking establishment use is permitted by-
right in the Town Center (TC) zoning district. The design of the Project conforms
with applicable architectural design standards and is consistent with the "Gallery
Frontage" type as described within SJCMC Section 9-3.554. The architectural style
of the 1,912 sq. ft. barn structure is consistent with the Agricultural Heritage style
with the proposed 162 sq. ft. restroom structure consistent with the Mediterranean
Revival style, which are allowable architectural styles that must be utilized within
the city's Town Center (TC) zoning district. The structures would comply and
complement the traditional and historic character of the City of San Juan
Capistrano which consists of a mix of styles including Mediterranean, Spanish
Colonial, Monterey, Mission Revival, Rural Agrarian, Modern, Western and Early
California. The scale, proportion, and character of the Project would complement
surrounding development. Lastly, the Project is consistent with all development
standards including but not limited to setbacks, heights, and floor area ratio. There
is no applicable specific plan or comprehensive development plan for this property.
2. The use and design of the Project is consistent with the goals, policies, and
objectives of the General Plan because the General Commercial land use
designation provides for a variety of commercial land uses that can co-exist
PC Resolution 24-04-10-02 4 April 10, 2024
compatibly with surrounding land uses, including retail, office, and service-oriented
business activities serving a community-wide area and population or broader
market, and the Project consists of expansion of an existing restaurant which
wouid serves a community-wide area and popuiation. The use is iocated within a
commercial area consisting of compatible land uses, such as retail and other
eating establishments. The Project would also be consistent with the following
policies of the Community Design Element:
• Community Design Element Policy 1. 1 Preserve significant amounts of land
and important natural features for open space. The Project is consistent
with this policy because the proposed development would not be located
within an area designated as General Open Space, thereby preserving that
significant land area and any important natural features; and
• Community Design Element Policy 1. 2 Encourage high-quality and human
scale design in development to maintain the character of the City. The
Project is consistent with this policy because the proposed buildings and
drought tolerant landscaping would feature high quality materials and
architectural detailing. Additionally, the site improvements incorporate a
human scale design by providing a desirable environment for visitors as
there would be adequate parking, new landscaping, and lighting. Lastly, the
Project is designed to be compatible with the surrounding properties; and
• Community Design Element Policy 2. 1 Encourage development which
complements the City's traditional, historic character through site design,
architecture, and landscaping. The Project is consistent with this policy as
the proposed architectural style complements the traditional and historic
character of the City of San Juan Capistrano which consists of a mix of
styles including Mediterranean, Spanish Colonial, Monterey, Mission
Revival, Rural Agrarian, Modern, Western and Early California; and
• Community Design Element Policy 3. 1 Limit development of important
natural characteristics such as ridgelines, unique hillside features and
creeks. The Project is consistent with this policy as the proposed
development Would not impact any ridgelines, hillside features, or creeks.
3. The site is adequate in size and shape to accommodate all yards, open spaces,
setbacks, parking, access, and other features pertaining to the application because
the Project would not conflict with Code requirements with respect to setbacks,
parking, access, or other features as all development standards are being met.
4. The character, scale, and quality of the site design and landscaping are consistent
with the adopted Architectural Design Guidelines as follows:
• Design Issue/Principal 1: Human Scale. The proposed Project has a well-
balanced pedestrian orientation and human scale. The pedestrian
circulation experience is enhanced with the hardscape and landscape
improvements along the frontage of the Project site.
• Design Issue/Principle 2: Eclectic Building Styles. The proposed
architectural style of the 1,912 sq. ft. barn structure is consistent with the
PC Resolution 24-04-10-02 5 April 10, 2024
Agricultural Heritage style with the proposed 162 sq. ft. restroom structure
consistent with the Mediterranean Revival style, which would complement
the traditional and historic character of the City of San Juan Capistrano
which consists of a mix of styles including Mediterranean, Spanish Colonial,
Monterey, Mission Revival, Rural Agrarian, Modern, Western and Early
California. The proposed architectural design is appropriate for the use and
setting because it is consistent with the eclectic architecture that is found
within and around the Historic Town Center and would further enrich the
collection of eclectic architectural styles located in and around the Historic
Town Center.
• Design Issue/Principle 3: Authenticity. The proposed architectural design is
well-executed and is consistently carried out from the overall building form
to fine detail.
• Design Issue/Principle 4: Dialogue with Surroundings. The siting and design
of the buildings/structures considered the surroundings, including the
adjacent Mission San Juan Capistrano, which is identified on the City's
Inventory of Historic and Cultural Landmarks (IHCL) and the National
Register of Historic Places (NHRP), in addition to the Santa Fe Depot, which
is identified on the City's IHCL. A Historic Resources Analysis Report
(HRAR) was prepared and assessed the Project's impact on historic
resources, including the proposed rehabilitation design for compliance with
The Secretary of the Interior's Standards for Rehabilitation. The HRAR
concluded that the proposed Project would not cause a significant impact
or substantial adverse change to an historical resource and the proposed
architectural design of the Project would be aesthetically compatible with its
surroundings.
• Design Issue/Principal 5: Heritage and Tradition. The proposed buildings
reflect the history and tradition of San Juan Capistrano with designs that are
reminiscent of the City's architectural history.
• Design Issue/Principal 6: Richness of Details and Materials. The Project's
proposed architectural style complies with and complements the eclectic
building styles that exist in the City and the structures are provided with a
richness of details and materials.
• Design Issue/Principal 7: Relationship to Natural Settings. The siting and
design of the development is such that is does not impact any views, vistas,
community landmarks, or cultural features. The Project has considered its
interaction with the surroundings, including the adjacent Mission San Juan
Capistrano, which is identified on the City's Inventory of Historic and
Cultural Landmarks (IHCL) and the National Register of Historic Places
(NHRP), in addition to the Santa Fe Depot, which is identified on the City's
IHCL. A Historic Resources Analysis Report (HRAR) was prepared and
assessed the Project's impact on historic resources, including the proposed
rehabilitation design for compliance with The Secretary of the Interior's
Standards for Rehabilitation. The HRAR concluded that the proposed
Project would not cause a significant impact or substantial adverse change
to an historical resource and that the proposed architectural design of the
Project would be aesthetically compatible its surroundings.
PC Resolution 24-04-10-02 6 April 10, 2024
• Design Issue/Principal 9: Incremental Growth. The Project proposes
incremental growth, specifically by adding a 1,912 sq. ft. barn structure, a
162 sq. ft. free-standing restroom structure, and an exterior concrete pad to
house six (6) barbeque smokers provided with three (3) shade structures
on a existing commercial site developed with a restaurant use.
• Policy 4,C.5. Vehicular Access/Circulation/Parking. The proposed redesign
of the site would result in no passenger vehicle access or parking within the
Project site as the parking that serves the site is within the parking lot on
the adjacent property; therefore, there would be no vehicle-pedestrian
conflict points. Further, the Project would include defined and functional
pedestrian circulation to building entrances.
• Policy 4.C.10 Refuse and Storage Areas. The proposed trash enclosure,
approved under Phase 1 improvements and not part of this review, would
be located in the parking lot area behind the proposed improvements. The
location would allow for easy accessibility for trash collection and would not
impede general site circulation patterns during loading operations.
• Design 4.C.13 Lighting. The entitlement plans indicate that the existing
festoon lights and poles are to be removed and reused, with new poles
added, to match existing. The Applicant will be required to submit a
photometric plan, prior to building permit issuance, that demonstrates
compliance with the lighting standards within the SJCMC.
• Policy 4.0 .1 Architectural Imagery. The proposed architectural style was
designed with consideration to the City's Early California Heritage and
conveys a sense of authenticity.
• Policy 4.0.4 Building Materials and Colors. The Project proposes building
materials and colors that complement the overall design theme and
surrounding development.
• Policy 4.E.1 Landscape Guidelines. The Project landscaping would
incorporate California Friendly and/or California Native plant species. The
landscape design would contribute towards achieving an overall cohesive
appearance and compatibility to its surroundings.
5. The site plan indicates there would be no passenger vehicle access or parking
within the Project site as the parking that serves the site is within the public parking
lot on adjacent property; therefore, there would be no vehicle-pedestrian conflict
points. Further, the Project would include defined and functional pedestrian
circulation to building entrances. The existing driveway approach along the Project
frontage would be reconstructed, as required by the City Engineer, and would
remain closed to passenger vehicles.
6. The proposed use and design of the Project are compatible with surrounding
existing and proposed land uses and community character, including scale,
intensity, massing, architectural design, landscape design, and other development
characteristics because the Project is located on a site that is surrounded by Town
Center (commercial) and Public & Institutional (Mission San Juan Capistrano)
zoning and the Project consists of a the expansion of an existing eating
establishment that would incorporate design features and landscaping features,
PC Resolution 24-04-10-02 7 April 10, 2024
including California Friendly and/or California Native plant species, which are
complementary to the surrounding land uses. The Project is therefore compatible
with the surrounding uses and improvements.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano does hereby make the following findings
pursuant to Municipal Code Section 9-2.323, with respect to Grading Plan Modification
(GPM) 23-009 for onsite grading under Municipal Code Section 9-2.323(f), subject to the
conditions of approval identified in Exhibit A, which is attached to this Resolution and
incorporated herein by reference:
1. The proposed grading modifications are consistent with the General Plan, Land
Use Code, and Design Guidelines, because the proposed precise grading
operations, involving 385 cubic yards of total base cut and 529 cubic yards of total
fill, resulting in 244 cubic yards of export, would reshape the existing landform to
accommodate redevelopment of the site and the proposed building pads. All
grading activities would conform to requirements of the appropriate soils and
geology reports and be performed under the supervision of a qualified soils
engineer. Further, no protected ridgelines exist on the Project site. Landscaping
has been incorporated into the landscape plans to minimize erosion and benefit
aesthetics. There is no applicable specific plan or comprehensive development
plan for this property.
2. The proposed grading modifications are generally consistent with the approved
site plan, preliminary grading plan, landscape plan, grading standards, and design
concepts of the original project as approved by the reviewing authority, because
the site is already developed lot with an existing commercial building and would
be graded, to the extent possible, to minimize impact to adjacent properties.
3. The proposed grading would remain consistent and compatible with immediately-
adjacent lots, including, to the extent possible, blending of slopes with adjacent
property boundaries, rounding of slopes at both top and bottom to blend the
grading into the existing terrain, and incorporating a design which harmonizes the
design with the natural contours of the property and surrounding lots.
4. The proposed modified grading plan shows the location of proposed building
footprints which would meet all required minimum setbacks for buildings as
defined in the Town Center Zoning District and the general design standards,
including minimum setbacks from the tops and toes of slopes, contained within
Municipal Code Section 9-4.513.
5. The proposed modified grading would not cause adverse impacts to other
properties, including but not limited to potential impacts on hydrology, water
quality, views, trail easements, or other aspects of development, because the
changes are subject to plan check review by the City's Engineering Division to
ensure that grading does not result in any negative impacts to hydrology and
water quality as required by local and state laws. Prior to issuance of a grading or
PC Resolution 24-04-10-02 8 April 10, 2024
building permit, the applicant must demonstrate to the satisfaction of the Public
Works Director that the proposed grading would not result in any negative impacts
to hydrology and water quality as required by local and state laws. The grading
modifications would not impact views or traii easements because the grading
does not encroach or alter any trail system.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby approves Architectural Control
(AC) 23-002 and Grading Plan Modification (GPM) 23-009, subject to those conditions of
approval that are applicable to these entitlements as established by Exhibit A, which is
attached hereto and incorporated herein by reference.
RECITALS: The recitals set forth above aretrue and correct and are incorporated
into this Resolution by this reference.
CUSTODIAN OF RECORDS: The documents and materials associated with this
Resolution that constitute the record of proceedings on which these findings are based
are located at San Juan Capistrano City Hall, 32400 Paseo Adelanto, San Juan
Capistrano, California 92675. The Development Services Director is the custodian of
records for the record of proceedings.
EFFECTIVE DATE & FINAL APPROVAL: This Project approval shall become
effective following expiration of the fifteen (15) day appeal period without filing of an
appeal application. The appeal period shall expire at 5:30 pm, Thursday, April 25, 2024.
These Project approvals, AC 23-002 & GPM 23-009, shall be valid for a period of two (2)
years from the effective date of this Resolution, and shall expire on April 26, 2026, unless
a time extension request is granted by the Zoning Administrator or building and grading
permits related to this discretionary approval have been issued with commencement of
construction prior to that date.
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.
Project#:
Project Name:
Approval Date:
Effective Date:
EXHIBIT A
RESOLUTION #: 24-04-10-02
CONDITIONS OF APPROVAL
ARCHITECTURAL CONTROL (AC) 23-002 AND
GRADING PLAN MODIFICATION (GPM) 23-009
Heritage Barbeque Phase 2 Expansion
April 10, 2024
April 26, 2024
These conditions of approval apply to a request to improve the Heritage Barbeque
restaurant by adding a 1,912 sq. ft. barn structure, a 162 sq. ft. free-standing restroom
structure, and an exterior concrete pad to accommodate six smokers under three shade
structures at 31721 Camino Capistrano (Assessor Parcel Numbers: 124-181-02, -03, -
04, -05 & -11 ). For the purposes 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:
1. This approval is granted to allow for the improvement of the Heritage
Barbeque restaurant by adding a 1,912 sq. ft. barn structure, a 162 sq. ft.
free-standing restroom structure, and an exterior concrete pad to
accommodate six smokers under three shade structures at 31721 Camino
Capistrano (Assessor Parcel Numbers: 124-181-02, -03, -04, -05 & -11).
Approval is granted based on the development plans submitted by SJC
Mission Ventures, LLC, on December 15, 2023. Said plans are approved
as submitted and conditioned herein and shall not be further altered
unless reviewed and approved by the affected city departments. Minor
modifications to this approval which are determined by the Development
Services Director to be in substantial conformance with the approved
plans, and which do not intensify or change the use or require any
deviations from adopted standards, may be approved by the Development
Services Director. Major modifications to this approval which are
determined by the Development Services Director to not be in substantial
conformance with the approved plans, require submittal of updated
application materials and the required application deposit. This Project
approval shall become effective following expiration of the fifteen (15) day
appeal period without filing of an appeal application. If not appealed, this
project approval shall he valid for a period of 24 months from the effective
date of approval of this resolution, and shall expire on April 26, 2026,
unless a time extension request is granted by the Zoning Administrator or
building and grading permits related to this discretionary approval have
been issued with commencement of construction prior to that date.
Planning Commission Resolution 24-04-10-02
Heritage BBQ Phase 2
Conditions of Approval
April 10, 2024
Page 2 of 14
2. Approval of this application does not relieve the applicant from complying
with other applicable Federal, State, County, and City regulations or
requirements.
3. All plans, specifications, studies, reports, calculations, maps, notes, legal
documents, and designs shall be prepared, signed, and stamped (when
required) only by those individuals legally authorized to do so.
4. The applicant shall defend, indemnify, and hold harmless the City of San
Juan Capistrano ("City") and its officers, employees, and agents from and
against any claim, action, proceeding, and/or lawsuit against the City, its
officers, employees, or agents that seeks to attack, set aside, void, annul,
or otherwise challenge any approval or condition of approval of the City of
San Juan Capistrano concerning this project, including but not limited to
any approval or condition of approval of the City Council, Planning
Commission, or City Planner. The City shall promptly notify the applicant
of any claim, action, proceeding, and/or lawsuit concerning the project,
and the applicant shall cooperate fully in the defense of the matter. The
City shall have the right, at its own option, to choose its own attorney to
represent the City, its officers, employees, and agencies in any claim,
action, proceeding and/or lawsuit relating to this project, and the applicant
shall reimburse, on a monthly basis, the City for any costs, fees, and
expenses incurred by the City relating to any such claim, action,
proceeding and/or lawsuit. The applicant's obligation under this condition
of approval shall extend to indemnifying and holding harmless the City and
its officers, employees, and agents against any damages, fees, or costs
awarded in connection with any claim, action, proceeding, and/or lawsuit
relating to this project.
5. The applicant shall be responsible for informing all subcontractors,
consultants, engineers, or other business entities providing services related
to the project of their responsibilities to comply with these conditions of
approval and all pertinent requirements in the San Juan Capistrano
Municipal Code, including the requirement that a business license be
obtained by all entities doing business in the City.
6. In the event that project plans 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, then the conditions and/or plans as stipulated in the
later approval shall prevail.
7. The use shall meet the standards and shall be developed within the limits
established by the Municipal Code. The Project shall comply with the
standards established by the Municipal Code related to emissions of
Planning Commission Resolution 24-04-10-02
Heritage BBQ Phase 2
Conditions of Approval
April 10, 2024
Page 3 of 14
noise, odor, dust, vibration, wastes, and fumes. No nuisance arising or
occurring incidental to the project shall be maintained on site.
8. The applicant shall pay all fees at the time fees are determined payable
and comply with all requirements of the applicable federal, state, and local
agencies. The duty of inquiry as to such requirements shall be upon the
applicant.
9. All applicable approvals, with exception of approvals of water and sewer
improvements, and clearance from other departments and agencies shall
be on file with the Building and Safety Division prior to issuance of any
permits, final inspections, utility releases or release of securities, as
specified in these conditions. Approval of water and sewer improvements
and inspections shall be on file with Santa Margarita Water District.
10. Pursuant to Section 8-1 .03 of the Land Use Code, the project shall ensure
that all construction activities, which includes the delivery or recovery of
materials, supplies or construction equipment, shall be conducted in
accordance within the prescribed hours of operation as follows:
Monday through Friday 7:00 a.m. to 6:00 p.m.
Saturday 8:30 a.m. to 4:30 p.m.
Construction activity is prohibited on Sundays and on any federal holiday
unless waived by the Building Official for extenuating reasons.
11 . The applicant shall comply with all requirements from the Building &
Safety Division and all other City Departments.
12. The applicant shall request approval from the City for any deviation from
the approved plans.
Planning
13. Prior to issuance of a building permit, the Applicant shall modify the
proportion of the windows provided on the south elevation of the 162 sq.
ft. restroom building and recess the same windows at least 6".
14. Prior to issuance of a building permit, the Applicant shall submit an
Historic Depiction Program (HOP) or submit a request to pay an in-lieu
fee, in accordance with City Council Policy 606. The HOP shall require
review and approval by the Cultural Heritage Commission pursuant to City
Council Policy 606. The Applicant must obtain approval of the HOP by the
Cultural Heritage Commission prior to the issuance of a Certificate of
Occupancy.
Planning Commission Resolution 24-04-10-02
Heritage BBQ Phase 2
Conditions of Approval
April 10, 2024
Page 4 of 14
15. Prior to the issuance of a Certificate of Occupancy, all proposed new
trees, shrubs and groundcover shall be installed per the approved
Landscape Plan.
16. The conditions of approval contained herein shall be made part of the
construction drawings for the proposed development. Construction
drawings shall not be accepted for Plan Check without the conditions of
approval incorporated into the construction drawings.
17. Prior to Building permit issuance, the applicant shall obtain approval of a
Photometric Plan that demonstrates compliance with the Land Use Code.
18. A minimum of one week prior to final inspection by the Building and Safety
Department, the Applicant shall schedule a final inspection by the
Planning Division.
THE FOLLOWING CONDITIONS AND REQUIREMENTS SHALL BE MET DURING
CONSTRUCTION, FROM THE BEGINNING OF THE FIRST GROUND-DISTURBING
ACTIVITY:
19. Archaeologist. Provide evidence that a qualified archaeologist (defined as
an archaeologist on the List of Certified Archaeologists for Orange
County) has been retained by the project applicant. Archaeologist shall be
present at pre-construction meetings to advise construction contractors
about the sensitive nature of cultural resources located on or in the vicinity
of the project site, as well as monitoring requirements. A qualified monitor
(defined as an individual with a bachelors degree in anthropology with
archaeological monitoring experience), supervised by the qualified
archaeologist, shall observe on-and off-site construction activities that
result in grading, or excavating on or below the original ground surface
(including during project-related off-site utility [natural gas, electricity,
sewer, water, drainage, communications, etc.] and roadway
improvements). Should nonhuman cultural resources be discovered, the
monitor shall have the power to temporarily halt or divert construction
activities until the qualified archaeologist can determine if the resources
are significant and, if significant, until recovered by the archaeologist. In
the event that human remains are discovered, construction activities shall
be halted or diverted until the provisions of §7050.5 of the Health and
Safety Code and §5097.98 of the Public Resources Code have been
implemented.
20. Native American Monitor. Provide evidence that a Native American
monitor has been retained prior to construction/grading activities. A
Native American monitor shall observe construction/grading activities that
result in grading, excavating, or trenching on or below the original ground
surface (including during project-related off-site utility [e.g., natural gas,
Planning Commission Resolution 24-04-10-02
Heritage BBQ Phase 2
Conditions of Approval
April 10, 2024
Page 5 of 14
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.
Public Works ~Engineering
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF
ANY GRADING AND/OR ENCROACHMENT PERMIT(S):
21. Address any outstanding WQMP and Civil/Hydrology comments from the
City's 3rd party reviewers that were deferred during pre-entitlement plan
check.
22. Utilize City Standard sheet layout (including size) and Standards Notes, as
applicable.
23. Outstanding items from the grading plans include, and are not limited to:
a. Improve the sidewalk and driveway along the project frontage as
required by the City Engineer.
24. Dry Utilities (Electric, Telephone, Cable TV, Gas) Plans. Prior to approval
of the grading plans, the applicant shall submit concurrently with the
StreeUSewer/Water/Drainage Improvement Plans/Landscape Irrigation, all
Electrical, Gas, Telephone and Cable Television installation plans to the
City Engineer for review and approval, to ensure compatibility with existing
and proposed improvements. All utility lines with junction structures shall
be underground. Any deviation from these requirements shall be subject
to prior City Engineer review and approval.
25. Construction Cost Estimates. Prior to the approval of grading plans and
issuance of the grading permit, the applicant shall submit an estimate of
quantities and construction costs of all proposed Works of Improvements
(e.g. Street, Drainage, Grading, Landscaping Irrigation etc .. ) associated
with this development prepared by a California State Registered Civil
Engineer pursuant to the City requirements to the City Engineer for review
and approval. Said estimates shall include, but not be limited to, the costs
for construction of all on-site and off-site improvements for street/parking
lots, grading, signing and striping, storm drains, landscape, and irrigation
systems. Any exception to or deviation from this condition shall be subject
to review and approval by the City Engineer.
26. Payment of Fees. Prior to issuance of grading and Encroachment permits,
the applicant shall pay all applicable fee requirements in accordance with
Planning Commission Resolution 24-04-10-02
Heritage BBQ Phase 2
Conditions of Approval
April 10, 2024
Page 6 of 14
the City Municipal Code, as last revised and the City Schedules of Rates
and Charges, as last revised.
27 . Encroachment Permit Haul Route. An Encroachment Permit is required for
a Haul Route for any import/export of earth material in excess of fifty (50)
cubic yards to or from the site. Submit the Haul Route for review and
approval by the City Engineer.
28. Grading Plans. Prior to issuance of grading and encroachment permits,
the applicant shall submit the required number of copies of 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 plan made as part of the project.
These plans shall conform to the City and the County of Orange grading
plan standards and depict, at minimum, all existing features, the limits of
grading, the drainage, retention/detention basins, sewer facilities, water
facilities, existing and proposed easements and right-of-way boundaries,
trails, parkways, streets and all appurtenant improvements. 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 County of Orange
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.
All soils reports and 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.
The following will be required for approval by the City Engineer:
a. An on-site plan showing location of the access point, for the earth
moving and grading equipment and for workers vehicles entering
and exiting the site.
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.
Planning Commission Resolution 24-04-10-02
Heritage BBQ Phase 2
Conditions of Approval
April 10, 2024
Page 7 of 14
29.
c. Prior to commencement of haul activities, the applicant shall obtain
a Haul Route Permit and pay required fees.
If applicable, all existing easements shall be shown on grading plans and
disposition of the existing easements in respect to the proposed
development shall be determined. If an easement is to be quitclaimed, a
copy of the quitclaimed document shall be provided to the City Engineer.
Erosion & Sediment Control Plans. Prior to issuance of grading and
encroachment permits, the applicant shall submit an Erosion/Sediment
Control Plan for the regulation and control of pollutant run-off by using
Best Management Practices (BMPs), prepared by a California State
Registered Civil Engineer to the City Engineer for review and approval.
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. A Stormwater Pollution Prevention Plan (SWPPP) shall be
prepared by a certified QSD and the project shall be issued a WDID
number through the Regional Water Resources Control Board and the
project downloaded into the SMARTS program.
In order to control pollutant run-off, the applicant 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. R9-2009-0009 (As amended by 2010-0014-DWQ and 2012-
0006-DWQ) and City guidelines and regulations, and shall show evidence
satisfactory to the City Engineer that a permit has been obtained.
30. Water Quality Management Program.
a. Prior to issuance of a grading permit, the applicant shall submit
concurrently with the grading plans, erosion control plans, and
drainage plans a Final 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 grading operation to the
satisfaction of the City Engineer.
b. Provisions for maintenance by the Owner or Property Manager for
the water quality best management practices identified in the
WQMP, of all private drainage facilities, including
Planning Commission Resolution 24-04-10-02
Heritage BBQ Phase 2
Conditions of Approval
April 10, 2024
Page 8 of 14
31.
32.
retention/detention basins that are made a part of the National
Pollutant Discharge Elimination System (NPDES) permit issued by
the City, and for inspection of open channels and catch basins
annually.
c. A provision that gives the City the right to assume inspection and
maintenance of any NPDES facilities, if the City determines that the
Owner or Property Manager has not inspected and maintained said
facilities in accordance with the permit requirements, and that, in
such event, the Owner shall be financially responsible to pay City
for the costs the City incurs in such inspection and maintenance
role.
d. A statement indicating that by October first of every year, annual
fiscal year reports will be furnished to the City in compliance with
the reporting requirements of codes and ordinances adopted by the
City with respect to the NPDES program.
Drainage Improvement Plans. Prior to issuance of grading and
encroachment permits, the applicant shall submit Drainage Improvement
Plans as prepared by a California State Registered Civil Engineer to the
City Engineer for review and approval. The Drainage Improvement Plans
shall be specific to the project, and be consistent with the City's Drainage
Master Plan. These plans shall show locations of all existing and proposed
facilities.
Stormwater Management/Drainage Plan, Hydraulic/Hydrologic
Calculations. Prior to issuance of grading and encroachment permits, the
applicant/subdivider shall submit a Drainage Plan which includes the
Hydraulic /Hydrology calculations prepared by a California State
Registered Civil Engineer to the City Engineer for review and approval.
The Drainage 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 systems. Incorporate hydraulic analysis for any natural drainage
courses and/or stream embankments where applicable. At a minimum,
applicant shall match peak runoff rates for the 25-year and 100-year storm
events. Accommodate run-on from adjacent areas when applicable.
Proposed flow rates shall be detained to ensure existing downstream
drainage facilities can adequately convey runoff generated by this project.
The applicant/subdivider shall then, at applicant/subdivider cost, design
and implement alternative methods of improvement for properly conveying
Planning Commission Resolution 24-04-10-02
Heritage BBQ Phase 2
Conditions of Approval
April 10, 2024
Page 9 of 14
such discharge, free of debris, in a manner acceptable to the City
Engineer. Applicant/subdivider shall obtain permission and permit for any
work if any storm drains are designed to discharge onto another property
or tie into a public storm drain. Said study shall be consistent with the
City's Master Drainage Plan and in accordance with all applicable City
regulations, Orange County Hydrology and Orange County Public Works
design criteria and requirements.
33. Connection to Public Drains must be Documented and Filed. Prior to
issuance of grading and right-of-way improvement permits, the applicant
shall demonstrate to the satisfaction of the City Engineer that any
proposed connections to an existing public drainage system, from on-site
drains, must be approved by the City Engineer and/or Orange County
Flood Control District (as applicable). All documentation and revisions to
existing plans, where points of connections are permitted, shall be
provided and submitted by the applicant's engineer at applicant's expense,
prior to acceptance to improvements and release of performance
securities.
34. Soils/Geology. Prior to issuance of grading and encroachment permits, the
applicant shall submit to the City Engineer and Building Official for their
review, and shall obtain approval of, a Soils Report/Geotechnical
Feasibility Study prepared by a certified engineering Geologist and
Registered Soils Engineer to determine the seismic safety, drainage
recommendations, and soils stability of all proposed development
improvements for the project and any affected adjacent properties and to
provide preliminary pavement sections and substructure bedding/backfill
recommendations.
35. Mitigation of Drainage and Grading Problems. Prior to issuance of grading
and encroachment permits, the applicant shall adhere to the following
conditions during the entire grading and construction operation:
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 ensure 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 shall be subject to a supplemental Geotechnical
Soils Report and additional fees.
Planning Commission Resolution 24-04-10-02
Heritage BBQ Phase 2
Conditions of Approval
April 10, 2024
Page 10 of 14
36. Bonding ~nrl ~ecurities. Prior to issuance of the grading permit, the
applicant shall execute a Grading Surety Agreement with the City and
shall provide performance bonds/securities for 100 percent of each
estimated Works of Improvement costs, inclusive of soft costs (e.g.
Materials Testing, Inspection, Construction Management, Surveying, etc.),
as prepared by a Registered Civil Engineer and approved by the City
Engineer, and City Attorney for all onsite and offsite (if applicable)
improvements including , but not limited to, street improvements, signing,
grading, storm drains, private slopes, and erosion and sediment control.
37. Construction Phasing and Mitigation Program . Prior to issuance of grading
and encroachment permits, the applicant 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:
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: The Development Services Director and City
Engineer may modify the Construction Phasing and Mitigation
Program as they deem necessary if on-site and offsite observations
indicate that construction activities are creating a nuisance to
adjacent property. The applicant/subdivider shall hire a project
enforcement person approved by the City Engineer to ensure
compliance with the Construction Phasing and Mitigation Program.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF
THE SPECIFIED CERTIFICATE(S) OF OCCUPANCY:
38. WQMP Certification. Prior to issuance of a certificate of occupancy,
applicant shall submit a signed certification letter from their civil engineer
of record that all BMPs were installed per plan.
39 . Completion of All Improvements to the City's Satisfaction. Prior to
issuance of a certificate of occupancy for the building within the project, or
prior to acceptance of the Works of Improvements and release of any
Planning Commission Resolution 24-04-10-02
Heritage BBQ Phase 2
Conditions of Approval
April 10, 2024
Page 11 of 14
performance and labor and materials securities by the City, whichever
occurs first, the applicant/subdivider shall complete, to the satisfaction of
the City Engineer, all Works of Improvements as defined within the
Subdivision Improvement Agreement and related plans required of this
development and necessary to serve the development, including any
required off-site improvements, in accordance with the City approved
Improvement Plans, and approved exceptions, and at the sole cost of
applicant.
Orange County Fire Authority (OCFA)
40. Prior to issuance of precise grading or building permit, the Applicant shall
obtain approval of a fire master plan (service code PR145).
41 . Prior to usance of a building permit, the Applicant shall obtain approval of
an Architectural Plan for Group A Occupancies (service code PR208).
Note: The proposed interior dining room is about 976 square feet, so the
maximum occupant load is 65 persons. Both exit doors from the new
interior dining area may not be equipped with any lock or latch except for
panic hardware. A second exterior pedestrian gate, swinging in the
direction of egress, shall be provided from the enclosed outdoor area to
the public way, spaced from the currently proposed pedestrian gate per
CBC Chapter 10, and both of those exterior pedestrian gates may only be
secured by locks that will be released with panic hardware. If that
enclosed outdoor space will be used for dining and/or queuing, then a
furniture plan shall be provided. Previously, that exterior dining area was
not required to meet the CBC egress requirements for an assembly area
because it was not directly adjacent to a building, but with the addition of
the proposed structure, that exterior area will be required to meet those
requirements.
42. Prior to issuance of a building permit, the Applicant obtain approval of
Refrigeration and Vapor Detection/Alarm System Plan_for the proposed
walk-in cooler (service codes PR340 and PR500-PR520), if required by
the Refrigeration Disclosure worksheet in OCFA Guideline G-02 or the
California Fire or Mechanical Codes.
43. Prior to concealing interior construction, the Applicant shall obtain
approval of a Hood and Duct Extinguishing System Plan (service code
PR335), if the prep-kitchen will be equipped with any commercial cooking
appliances which require a Type-1 exhaust hood .
44. Temporary/Final Occupancy Inspections: Prior to issuance of temporary or
final certificate of occupancy, all OCFA inspections shall be completed to
the satisfaction of the OCFA inspector and be in substantial compliance
with codes and standards applicable to the project and commensurate
Planning Commission Resolution 24-04-10-02
Heritage BBQ Phase 2
Conditions of Approval
April 10, 2024
Page 12 of 14
with the type of occupancy (temporary or final) requested . Inspections
shall be scheduled at least five days in advance by calling OCFA
Inspection Scheduling at 714-573-6150.
45. Lumber-drop Inspection: After installation of required fire access roadways
and hydrants, the applicant shall receive clearance from the OCFA prior to
bringing combustible building materials on-site. Call OCFA Inspection
Scheduling at 714-573-6150 with the Service Request number of the
approved fire master plan at least five days in advance to schedule the
lumber drop inspection.
Santa Margarita Water District (SMWD)
46. Domestic water (OW), sewer and future recycled water (RW) design work
prepared by the developer, engineering or other consultants shall comply
with SMWD's Design Criteria and Standard Drawings for Water and
Sewer Facilities, as last revised.
47. The project applicant or Site property owner shall provide construction
plans signed by a California Registered Civil Engineer for new OW and
future RW connection laterals off an existing 8-inch diameter Asbestos
Concrete Pipe (ACP) located in Camino Capistrano (CC). Application for
OW service shall be made by the Site owner, new water meters
purchased, and all connection and related fees shall be paid to SMWO
before plan acceptance is completed. A fire service connection shall be
required if determined by the CSJC and/or Orange County Fire Authority
and usage fees shall also be paid as required when any such service is
established.
48 . A separate and dedicated 1-inch or large diameter OW water meter
(IWM), backflow prevention device (BFP) device shall be designed by the
applicant, Site owner, or consultants for new service to proposed
bathrooms and to a new structure with fixtures that is now proposed on
the Site. The OW meter shall be located within CC public right of way
(ROW) or in a new easement granted to SMWO with the BFP on private
property off the west side PL of CC and separated a minimum of 5-feet
from any irrigation lateral and meter. The SMWO connection fee for the
proposed new OW service is $10, 696.15 in accordance with all water
service related components indicated within Exhibit K of the CSJC Council
Resolution 12-05-01-02.
49. A separate and dedicated 1-inch minimum diameter irrigation water meter
(IWM), BFP and on-site purple pipe shall be designed by the applicant,
Site owner or landscape architecture consultant for all irrigation system
piping on the Site. The IWM shall be located within CC public right of way
(ROW) or in a new easement granted to SMWO with the BFP on private
Planning Commission Resolution 24-04-10-02
Heritage BBQ Phase 2
Conditions of Approval
April 10, 2024
Page 13 of 14
property off the west side PL of CC. The irrigation service connection in
CC shall be separated to allow for conversion to RW use when a future
pipeline is extended to this location. Please note that an IWM connection
was not shown on the Phase 1 or Phase 2 CE Wet Utility Plans recently
submitted to the DAB. The SMWD connection fee for the proposed IWM
is $10,696.15 in accordance with all water service related components
indicated within Exhibit K of the CSJC Council Resolution 12-05-01-02.
50 . Due to the design of a proposed new 6-inch diameter sewer connection to
SMWD's sewer shown on the proposed CE Phase 1 and Phase 2 Wet
Utility Plans and the additional drainage fixture units from new bathrooms
and a proposed kitchen area in a new structure on the Site, the property
Site owner/developer shall pay a new sewer connection fee in the amount
of $4,441.69. The sewer connection fee amount is in accordance with
Exhibit K of CSJC Council resolution 12-05-01-02. A monitoring manhole
or large diameter clean out shall also be designed and constructed on the
proposed new 6-inch diameter private sewer lateral outside of the Arguello
Way Alley public ROW. Further, a new sewer manhole on the existing 6-
inch diameter public sewer shall be designed and constructed to junction
the new 6-inch diameter private lateral to SMWD's existing public sewer.
As noted above SMWD will not approve plans and occupancy will not be
granted until all design components are indicated on proposed
construction plans to SMWD's satisfaction and all connection fees are
paid. To date, SMWD has not received or accepted any construction
plans that are described as the CE Phase 1 Wet Utility Plan improvements
submitted to the DAB in late 2023.
51 . The Site owner or project applicant shall complete an SMWD Waste
Discharge Permit Application (WDPA) and submit it to the SMWD
Engineering Counter (via email at engcounter@smwd.com) for review and
processing for the new restroom connections. The submittal shall comply
with SMWD criteria and include a $275 processing fee. Obtain a release
of occupancy letter from SMWD and the CSJC for use of the new
building.
52. Submit all OW and RW related construction costs in public ROW using
SMWD criteria for review and acceptance then pay all plan check and
inspection fees.
53. The Site owner, developer or engineering consultant shall prepare and
submit printed copies of all OW and RW documents as required to the
SMWD Engineering Counter at 26111 Antonio Parkway, Rancho Santa
Margarita, CA 92688. Electronic files (pdf) for same shall also be
submitted via email to engcounter@smwd.com for SMWD review.
Planning Commission Resolution 24-04-10-02
Heritage BBQ Phase 2
Conditions of Approval
April 10, 2024
Page 14 of 14
54. As noted above, submit engineering consultant signed pdf files of Sewer,
DW and RW irrigation plans to SMWD for Chief Engineer approval.
Provide SMWD record drawings (RD) mylar and also CAD files of all RDs
per digital submission criteria stated on SMWD's website. The latest plan
revisions show grayed out sewer facilities that are labeled as CE Phase 1
Wet Utility Plan items. The applicant and Site owner is advised that
Phase 1 improvements for sewer, OW and RW have not been reviewed or
approved by SMWD. SMWD approval of Phase 1 Wet Utility Plan items
and all subsequent improvements (regardless of phase) is required.
Provide an SMWD approval block on all phases of all DW and sewer
improvement plans to facilitate the review and approval process.
55. SMWD general requirements for owner/applicant:
a. Prepare and submit all improvements development project
construction plans involving OW and sewer facilities on 22" x 34"
paper size. Also provide in pdf format for SMWD review.
b. Submit previous red line and other SMWD review comments with
revised plan submissions in pdf form, otherwise resubmittal items
will not be accepted for review and/or returned.
c. For questions related to OW, sewer and RW improvement
requirements for this project contact: Mr. Jaime Aguilar at
jaimea@smwd.com (949-459-6582) or Ms. Catherine Aamodt at
catherinea@smwd.com (949-459-6505).