PC Resolution-09-06-09-01PC RESOLUTION NO. 09-06-09-01
ARCHITECTURAL CONTROL (AC) 09-004, SAN JUAN HILLS
A, RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA APPROVING A CATEGORICAL EXEMPTION AND
APPROVING THE PROPOSED DESIGN OF 132 DETACHED CONDOMINIUMS
LOCATED WITHIN PLANNING SUBSECTOR C-2 OF COMPREHENSIVE
DEVELOPMENT PLAN 81-01 LOCATED AT THE INTERSECTION OF CAMINO DEL RIO
AND VISTA GRANADA LOCATED APPROXIMATELY 1600 FEET SOUTH OF SAN
JUAN CREEK AND DIRECTLY WEST OF VIA ENTRADA. (APN: 666-451-25 & 47 TO
58). (SAN JUAN HILLS)
Whereas, Nelson Chung has requested approval of Architectural Control AC)
09-004 to allow 132 detached condominiums located in Planning Subsector C-2 of the
Glendale Federal Comprehensive Development plan, a portion of a 415 acre planned
community development located at the intersection of Camino Del Rio and Vista Granada
and located approximately 1600 feet south of San Juan Creek and directly west of Via
Entrada. (APN: 666-451-25 & 47 to 58) which is General Plan -designated "Medium Density
Residential (3.5 to 5 du)" and classified as Planned Community on the Official Zoning Map;
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 Pursuant to
California Environmental- Quality -Act (CEQA) Guidelines Section 15182, the City's - -
Environmental Administrator has determined that this project is exempt from further
environmental review as a residential project pursuant to a Specific Plan for which an
Environmental Impact Report (EIR) has been certified., 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 15074 of the California Environmental
Quality Act (CEQA), has considered all project environmental documentation and technical
studies ; and,
Whereas, the Planning Commission conducted a duly -noticed public hearing
on June 9, 2009 pursuant to Title 9, Land Use Code, Section 9-2.335, City Council Policy
5, and Planning Department Policy 510 to consider public testimony on the proposed
project and has considered all relevant public comments.
PC Resolution 09-06-09-01 2 June 9, 2009
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of
the City of San Juan Capistrano does hereby make the following findings:
The project is currently zoned as Planned Community and is a part of
Comprehensive Development Plan (CDP) 81-02 which designates the property as
"MU" (Mixed use residential) and allows the development of various housing types
including the proposed single-family detached (SFD) condominiums. The proposed
development of the detached condominiums is consistent with this designation and
meets all building separation requirements (no setbacks are applicable as the
homes are not subdivided lots). Further the proposed development consists of a
small "pocket" park as well as a pool and recreation center, both requirements of
Comprehensive Development Plan (CDP) 81-02. Additionally the proposed
development is subject to the provisions of Title 9 of the San Juan Capistrano's
Municipal Code that are expressly detailed in the Comprehensive Development
Plan. Specifically this requirement relates to parking, as well as water conservation
measures. Section 9-3.535 Parking establishes for this type of use that requires two
off street parking spaces to be located in a garage per dwelling unit, and .80 spaces
of visitor parking per dwelling unit. Each unit contains a garage that meets the code
requirement for a two car garage; a Condition of Approval has been added to limit
the use of garages to vehicle parking and not for storage to ensure the actual use of
garages is consistent with the intended use. Additionally visitor parking is met
through additional spaces clustered throughout the development and on street
demarcated parallel parking. Sec. 9-3.527. Landscape (water conservation
standards) establishes specific parameters new development, and while this
specific development does not meet the density threshold, due to the common
areas and park areas staff has reviewed the proposed landscape plan for
consistencv. The proposed Dlantinas and plan meets the established reauirements.
however irrigation has not been identified at this time. Staff to ensure appropriate
adherence to these standards has added a Condition of Approval that requires this
information to be submitted and designed to meet the standards of Section 9-3.527.
Therefore because the proposed project is consistent with the applicable
Comprehensive Development Plan and supplemental district standards it is found to
be consistent with this finding; and,
2. The property is designated "Medium Density Residential (3.5 to 5 du)" under the
provisions of the General Plan Land Use Element which allows a maximum density
of three and half dwelling units per acre. The proposed project is located on 28.35
acres and proposes 132 units, this result in a density of 4.6 du, within the
parameters established by the Land Use Element. The Community Design Element
establishes general criteria for development. For residential valley areas the
Community Design Element establishes that clustering of structures to maximize
open space areas, us curvilinear streets, encouragement of high building design
quality, and encouragement of more useable open spaces (both for active and
passive uses). The proposed project clusters development in areas that have
previously designed allocated for residential development, features curvilinear
PC Resolution 09-06-09-01 3 June 9, 2009
streets, uses high building design quality and features active recreation uses.
Because the proposed project does not exceed the established density and is
consistent with the general direction of the Community Design Element the
proposed project is found to be consistent with the General Plan; and,
3. The proposed site is 28.35 acres and will be developed to accommodate 132
residential structures, a small park, and other community recreation facilities. The
proposed development meets all parking requirements, and contains appropriate
and safe vehicular and pedestrian traffic. In addition the proposed development
contains several large landscaped areas both internal to the project as well as
exposed to the adjacent public street. Because the proposed project meets
Municipal Code requirements forthe size of streets, meets the required parking, and
contains adequate landscape areas it is found to be adequate in size and shape
and thereby meets the intent of this finding; and,
4. The proposed project generally is consistent with the provisions of the City's Design
Guidelines. Specifically the proposed creates a variety of design that is not repeated
more frequently than every fourth house, and the selected architectural style is
consistently employed on all elevations. When the elevation is visible from public
areas they are enhanced., the specific mechanisms that enhanced these elevations
are still potentially an issue and a Condition of Approval has been added to full
address this issue. Additionally the proposed design effectively uses the human
scale in the design of the proposed structures, and the incorporation of design
elements. The proposed landscape design is consistent with the Architectural
Guidelines, in terms of the location and massing of the planting. Further review and
refinement may be necessary to ensure the proposed landscape selections are
consistent with the Municipal Code and Desiqn Guidelines a Condition of Approval
has been added. Because the proposed project as, aforementioned meets the
criteria established by the Design Guidelines it is found to meet the intent of this
finding; and,
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby approves/recommends approval
the Categorical Exemption; and,
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby approves the project subject to
those conditions of approval established by Exhibit A, attached hereto and incorporated
herein.
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 June 24, 2009. This project
approval shall be valid for a period of three years from the date . of approval of this
resolution, and shall expire on June 9, 2012 unless a time extension request or
PC Resolution 09-06-09-01 4 June 9. 2009
building/grading permit application related to this discretionary approval is submitted to the
City prior to that date.
PASSED, APPROVED AND ADOPTED this 9t" day of June, 2009, by the
following vote, to wit:
AYES: Chair Cohen, Vice Chair Ratcliffe, Commissioners, Neely, Tatarian,
and Williams.
NOES:
ABSENT: Commissioners, Kerr and Mocalis
L '�-
Sheldon Cohen, Chairman
t.�..
Grant Taylor, Ass stant Planning Director
RESOLUTION # 09-06-09-01
CONDITIONS OF APPROVAL
PROJECT LOG #: Architectural Control (AC) 09-004
PROJECT NAME: San Juan Hills
APPROVAL DATE: June 9, 2009
EFFECTIVE DATE: June 24, 2009
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:
1. The subject project proposes to allow 132 detached condominiums located in
Planning Subsector C-2 of the Glendale Federal Comprehensive Development
plan, a portion of a 415 acre planned community development on 28.35 acres
located at located at the intersection of Camino Del Rio and Vista Granada and
located approximately 1600 feet south of San Juan Creek and directly west of
Via Entrada. (APN: 666-451-25 & 47 to 58) This project approval is based on and
subject to the application materials prepared by Pacific. Communities' Builders
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 by the affected city departments. Minor
modifications to this project approval may be approved by the Community
Development Director pursuant to Section 9-2.303, Administrative approvals of Title
2. Approval of this application does not relieve the applicant from complying with other
applicable Federal, State, County or City regulations or requirements.
3. All plans, specifications, studies, reports, calculations, maps, notes, legal documents,
and designs shall be prepared, stamped and signed, if 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 and its officers, employees, and agents from and against any claim,
action, or proceeding against the City of San Juan Capistrano, its officers,
employees, or agents to attack, set aside, void, or annul 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, Community
Development Commission, or City Planner. The City shall promptly notify the
applicant of any claim, action, or proceeding concerning the project and the City shall
cooperate fully in the defense of the matter. The City reserves the right, at its own
option, to choose its own attorney to represent the City, its officers, employees, and
agents in the defense of the matter.
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AC 09-004 San Juan Hills Pape 2 of 17
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 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.
7. The use shall meet the standards and shall be developed within the limits established
by the Municipal Code as related to emissions of noise, odor, dust, vibration, wastes,
fumes, or any public nuisances arising or occurring incidental to the establishment or
operation.
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. The applicant is responsible for paying required fees to the California Department of
Fish and Game, and any related fee of the County of. Orange for processing
environmental documents.
10. All applicable approvals and clearance from other departments and agencies shall be
on file with the Building and Safety Department prior to issuance of any permits, final
inspections, utility releases and/or release of securities, as specified in these
conditions. (B&S)
The following conditions of approval shall be met prior to issuance of grading permits for
1.1 Pay Fees and Post Sureties. Prior to issuance of grading permit, the applicant
shall fulfill all applicable engineering fee requirements in accordance with the City
Municipal Code and the Water Department fee schedule, as last revised, and
post securities to ensure satisfactory performance of proposed on-site and off-
site grading, drainage, landscape and irrigation, erosion and sediment control,
sewer, water, street, and all appurtenant improvements. (PW -ENG)
1.2 Construction Cost Estimate. Prior to issuance of a grading permit, the applicant
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 costs for construction of all applicable street
improvements, signing and striping, street lights, storm drains, water, sewers,
recreational trails, landscape, irrigation systems, setting of survey monuments
and centerline ties. (PW -ENG)
1.3 Post Bond/Provide Securities. Prior to issuance of a grading permit, the applicant
shall provide Performance Bonds/securities for 100% of each estimated
improvement cost as prepared by a Registered Civil Engineer and approved by
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AC 09-004 San Juan Hills Pape 3 of 17
the City Engineer and City Attorney for each applicable; but not limited to, street
improvements, signing, signalization, striping and street lights; storm drains,
sewer, recreational trails, landscaping and irrigation in rights-of-way, private
slopes and open space. In addition, the applicant shall provide Labor and
Materials Bonds/Securities for 100% of the above estimated improvement costs
as determined by the City Engineer. (PW -ENG)
1.4 Grading Plans. Prior to issuance of a grading permit, the applicant shall submit
the required number of copies of grading plans, prepared by a Registered Civil
Engineer, to the Engineering and Building Department for review and approval by
applicable departments. Conceptual grading plans shall be subject to review by
the Design Review Committee. Precise grading shall be consistent with the
approved conceptual grading plan and site plan. These plans shall show, at
minimum, the limits of grading, the drainage, any applicable retention/detention
basins, sewer, water, trails, parkways, streets and all appurtenant improvements.
The extent of the topography shall be extended enough to determine the
geological and drainage impacts to adjacent properties. The elevations shall
correspond with the orange County benchmark datum. All drainage must be
treated prior to being conveyed to the street or a City approved drainage facility
in accordance with the National Pollutant Discharge Elimination System
(NPDES) requirements. ,In addition, the grading plans shall show the following
information: (PW-ENG/CD)
a. Location of all existing trees and indicate trees to be removed and trees
to remain in place (CD)
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. (CD)
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. (CD)
d. Location, height, materials and colors of any retaining walls. (CD)
e. Show the location and method of screening for all ground -mounted
equipment on the site plan, including but not limited to air conditioning
and heating units, utility boxes, and backflow devices. All equipment shall
be screened from public view. Screening shall be compatible with main
structures and include landscaping where appropriate. (CD)
F. Show the location and method of operation of any vehicle restricting
gates on the site plan. The gates shall be subject to the approval of the
City Engineer and the Fire Department. Where gates are used, a portion
of the guest spaces shall be accessible without passing through a
security entrance. (ENG/PLN)
1.5 Drainage Improvement plans. Prior to issuance of a grading permit, the applicant
shall submit to the City Engineer for reviewand obtain approval for Drainage
Improvement Plans, specific to the project, which reflect consistency with the
City's Drainage Master Plan. These plans shall show locations of all existing and
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AC 09-004 San Juan Hills Pape 4 of 17
proposed facilities. All drainage must be treated prior to being conveyed to the
street or a City approved drainage facility in accordance with the National
Pollutant Discharge Elimination System. If an existing down stream drainage
facility is inadequate, or, in the opinion of the City Engineer, is not sufficiently
save to properly carry the proposed and altered discharge generated by this
project, the applicant shall then design and provide other alternative methods for
properly conveying such discharge, at applicant cost, in a manner acceptable to
the City Engineer. Any deviation from such requirements shall be subject to City
Engineer review and approval. Every proposed drainage system shall be placed
within its proper easement and appropriately dedicated. (PW -ENG)
1.6 Storm Runoff, Hydraulic/hydrology Calculations Prior to issuance of a precise
grading permit, the applicant shall submit to the City Engineer for review and
obtain approval for a Storm Runoff Management Plan, prepared by a Registered
Civil Engineer showing existing and proposed facilities, hydraulic and hydrologic
study and calculations and the methods of draining on-site and tributary areas
without exceeding the capacity of any impacted street or facility and without
negatively affecting existing downstream drainage systems and properties. Said
study shall be consistent with the City's Master Drainage Plan in accordance with
all applicable City regulations, OCEMA design criteria, and standards. (PW -ENG)
1.7 Soils/Geology. Prior to issuance of grading permit, the applicant shall submit to
the City Engineer 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. (PW -ENG)
1.8 Erosion & Sediment Control Plans. Prior to issuance of grading and right-of-way
improvement permits, the applicant shall submit to the City Engineer for review
and shall obtain approval for Erosion and Sediment Control Plans, using Best
Management Practices prepared by a Registered Civil Engineer.. These plans
shall show, in accordance with the NPDES Permit, all temporary and/or
permanent erosion and sediment control measures, effective planting of graded
slopes, practical accessibility for maintenance purposes and proper precautions
to prevent public trespass onto certain areas where impounded water may create
a hazardous condition. (PW -ENG)
1.9 Submit Haul Route Plan. Prior to issuance of grading and right-of-way
improvement permits, for importation/exportation of soil in excess of fifty cubic
yards in and out of the project site, the applicant shall submit to the City Engineer
for review and obtain approval for, a Haul Route Plan specific to the project and
in compliance with all applicable City standards. The Haul Route Plan shall
specify dates, times, and headways for hauling activities. Prior to
commencement of haul activities, the applicant shall obtain a Haul Route Permit
and pay required fees to the Engineering Department. (PW -ENG)
1.10 Traffic Control Plans. Prior to issuance of grading and right-of-way improvement
priority, the applicant shall submit to the City Engineer and obtain approval for
Traffic Control Plans and final improvement plans for all traffic mitigation
improvements, including both on-site and off-site, as identified in the approved
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AC 09-004 San Juan Hills Pape 5 of 17
Traffic Study prepared pursuant to City Council Policy 310. Any exception shall
be subject to review and approval by the City Engineer. The traffic control plan
shall limit access of construction vehicles to public roads, except for those private
roads directly internal to the C-2 development, and Granda. In addition a traffic
monitor shall be required at the access gate to restrict access to the development
at all times the gate is left open. (PW -ENG)
1.11 Recycling/Reduce Debris Act of 1989 (CIWMA) Prior to issuance of grading and
right-of-way improvement permits, the applicant shall submit to the City Engineer
for review and obtain approval for a program complying with the requirements of
the California Integrated Waste Management Act of 1989 to reduce construction
and demolition debris through recycling. (PW -ENG)
1.12 Properties in Flood Hazard Areas per (FEMA) Prior to issuance of a precise
grading permit, for any property wholly or partially located within the Special
Flood Hazard Area A, as established by the Federal Insurance Rate Map (FIRM),
building pad elevations may be required to be constructed above a specific
elevation, which shall be confirmed with the Federal Emergency Management
Agency (FEMA) during Grading Plan Design. (PW -ENG)
1.13 Flood Control Channel Work. Prior to issuance of grading and right-of-way
improvement permits, for any portion of the project containing an earthen flood
control channel, the applicant shall submit to the City Engineer, a clearance from
the appropriate State, Federal, and local agency having jurisdiction over any
changes to the channel. (PW -ENG)
1.14 Building Pad Elevations in Flood Areas. Prior to issuance of grading and right-of-
way improvement permits, the applicant shall provide to the Engineering and
Building Director a letter of verification from the Flood Insurance Administration
(FIA) confirming that the proposed building pad elevations are designed above
the minimum specific elevation required by FIA. (PW -ENG)
1.15 FEMA Requirements to Revise Flood Insurance Rate Map (FIRM) Prior to
issuance of grading and right-of-way improvement permits, for any property
wholly or partially located within the 100 -year Flood Hazard Area on the Flood
Insurance Rate Map (FIRM), the applicant shall submit to the City Engineer for
review and obtain approval for all documentation required by the Federal
Emergency Management Agency (FEMA) or revision to the FIRM and pay all
preliminary and subsequent fees as required by FEMA. (PW -ENG)
1.16 Drainage Barrier between Slopes and Streets Prior to issuance of grading
permit, the grading and street improvement plans shall indicate and show that all
street sections located within 20 feet or less, from the toe .of the slope of 10' in
height or more, are protected from underground water seepage by providing a
positive drainage barrier system in accordance with City Standard Drawing No.
350. Any exception shall be subject to review and approval by the City Engineer.
1.17 Connection to City Drain must be Documented and Filed Prior to issuance of
grading permit, any proposed connections to existing public storm drains system,
from on-site drains, must be approved by the City Engineer. All documentation
and revisions to exiting plans, where points of connections are permitted, shall be
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AC 09-004 San Juan Hills Pape 6 of 17
provided and submitted by the applicant's engineer.. at applicant's expense, prior
to acceptance to improvements and release of performance securities. (PW -
ENG)
1.18 Water Quality Management Plan (WQMP) Requirements and Compliance Prior
to issuance of grading and right-of-way improvement permits, the applicant shall
submit to the City Engineer for review, and shall obtain approval for, a Water
Quality Management Plan (WQMP) specifically identifying structural and non-
structural Best Management Practices (BMP's) that will be used on-site to control
predictable pollutant runoff. The applicant shall obtain and follow the City of San
Juan Capistrano's WQMP outline and instructions. The applicant shall also
comply with all the requirements of the latest NPDES Permit, the City's Water
Quality Ordinance & Local Implementation Plan and the Clean Water Act. (PW -
ENG)
1.19 NPDES Permit for Grading in Excess of one (1) Acre Prior to issuance of
grading and right-of-way improvement permits, for grading in excess of one (1)
acre, the applicant shall submit a Notice of Intent (NOI) To the California State
Water Resource Control Board for coverage under the State National Pollutant
Discharge Elimination System Program (NPDES) General Permit for storm water
discharges associated with development/construction activity in excess of one (a)
acre of land. Evidence that this requirement has been met shall be submitted to
the City Engineer. (PW -ENG)
1.20 Existinq Easements. Prior to issuance of a grading permit, 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 -ENG)
1.21 Permission to Grade from Others. Prior to issuance of a grading permit, 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 -ENG)
1.22 Drainage Acceptance Letter. Prior to issuance of a grading permit, 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 -ENG)
1.23 Off-site Easements. Prior to issuance of a grading permit, 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, 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 -ENG)
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1.24 Resource Agency Approval. Prior to issuance of a grading permit, the applicant
shall provide, to the satisfaction of the Community Development Director, written
documentation indicating approval from applicable resource. agencies for grading
within delineated wetlands or other jurisdictional areas. (CD)
1.25 Revised Plans. Prior to issuance of a grading permit the applicant shall submit a
revised site plan to the Community Development Department for approval which
incorporates changes approved by the Community Development Commission
and reflects consistency with these conditions of approval and with the City's
Design Guidelines. Six copies of the revised site each plan are required, except
as otherwise authorized by the Community Development Director. (CD)
1.26 Orange County Fire Authority (OCFA) Approval Prior to grading, street
improvement plans, location of fire hydrants in the public right of way, emergency
access including the spine access road, traffic/parking study, and the on-site
driveway and loading zone emergency access areas of the proposed project
shall be reviewed and approved by the Orange. County Fire Authority (OCFA).
1.27 Fire Flow Demands. Prior to the issuance of grading and right-of-way
improvements permits, the applicant shall obtain from the Orange County Fire
Authority (OCFA) the required fire flow demands and the fire protection
requirements to serve the subject project and shall provide evidence of
satisfactory fire flow. (OCFA)
1.28 County Surveyor Requirement. Prior to any construction, 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 -ENG)
1.29 Revised Landscape Plan. Prior to the issuance of any grading permit or building
permit the applicant shall provide a revised landscape plan incorporating any
proposed revisions subject to approval by the Design Review Committee. Any
landscape plan shall be designed to meet Sec. 9-3.527. Landscape (water
conservation standards).
1.30 Revised Elevations Prior to the issuance of any grading permit or building permit
the applicant shall provide a revised elevations incorporating any proposed
revisions subject to approval by the Design Review Committee.
1.31 Construction Phasing. The applicant shall provide a copy of the construction
phasing program submitted to the Department of Reality for the purposes of
establishing a timeline of when the construction of the community facilities would
occur.
The following conditions shall be completed prior to or in conjunction with the issuance
of building permits:
2.1 Applicable Codes. Prior to issuance of building permits, plans for this project
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AC 09-004 San Juan Hills Pape 8 of 17
shall be submitted to the Building and Safety Department for review and
approval, and shall comply with the latest City -adopted edition of the applicable
building codes. (B&S)
2.2 Buildinq Construction Plans. Prior to issuance of building permits, the applicant
shall submit final construction plans, building elevations and floor plans to the
Building and Safety Department for review and approval by all applicable
departments. Such plans shall be fully dimensioned and in substantial
conformance with those plans approved by the Community Development
Commission, Design Review Committee, and/or Community Development
Director (as applicable). Plans shall address the following: (CD)
a. The final conditions of approval shall be incorporated into the construction
plans and shall be reproduced on the front page of the construction plans:
b. Location and method of screening for all roof -mounted and building -
mounted equipment shall be demonstrated on the elevations, including
but not limited to kitchen exhaust vents, air conditioning and heating units,
utility boxes, and backflow devices. All equipment shall be screened from
public view and designed to be an integral component of the building
design. All roof -mounted equipment shall be screened from view by
parapet walls or other architectural means. The applicant shall
demonstrate to the satisfaction of the City Planner that no roof -mounted
equipment will be visible from the public right-of-way. Screening shall be
compatible with main structures and include landscaping where
appropriate.
C. Elevations shall note that all exterior exposed gutters and downspouts
must be painted to match the surface to which they are attached.
d. Location of all building -mounted light fixtures shall be shown on the
elevations. A detail of said fixtures shall be shown on the elevations, and
fixtures shall be decorative and complementary to the building
architecture.
2.3 Street Improvement Plans. Prior to issuance of building permits, the applicant
shall submit to the City Engineer for review and obtain approval for Street
Improvement Plans prepared by a Registered Civil Engineer. Said plans shall be
designed per City standards and shall show all existing and proposed
improvements, including but not limited to street grades, applicable traffic
calming devices, striping, signage, signalization, storm drain, sewer, water, and
all related appurtenances. In addition, the Street Improvement Plans shall show
the following required improvements for this project: (PW -ENG)
2.4 Caltrans Permits. Prior to issuance of building permits, any proposed
improvement or work within the State right-of-way shall conform to Caltrans
standards and specifications and shall require an encroachment permit from
Caltrans. (PW -ENG)
2.5 Traffic Control & Improvement Plans Prior to issuance of building permits, the
applicant shall submit to the City Engineer for review and obtain approval for
Traffic Improvement Plans prepared by a Registered Traffic Engineer. These
plans shall show all striping, signage, signalization, and related appurtenances.
(PW -ENG)
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2.6 Access Rights Dedication. Access rights shall be granted 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 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 -ENG)
2.7 Recreational Trail Improvements. Recreational trails (unpaved trails for hiking,
equestrian and off-road bicyclists) shall be designed and constructed per Section
9-4.305 of the Municipal Code and the City Trail Design Manual. Bicycle trails
(paved, off-street trails) shall be designed and constructed per the same section
of the Municipal Code. Both types of. trails shall be shown on grading and
landscape plans and, where adjacent to and/or within roadway dedications, on
street improvement plans.
2.8 Sewer and Water Plans. Prior to the issuance of right-of-way improvements
permits, the applicant shall submit to the City Engineer and the Public Works
Director for review, and shall obtain approval for, sewer and water plans
prepared by a Registered Civil Engineer. These plans shall be specific to the
project and shall reflect consistency with the City's Sewer and Water Master
Plans, City municipal codes, standards, specifications, and City water standard
specifications. The sewer plans shall indicate that all proposed sewer manholes
shall be lined with polyurethane, or equal approved material, at the applicant's
cost to the satisfaction of the City Engineer (ENG/PW).
2.9 Wastewater Feasibility Study. Prior to issuance of building and right-of-way
permits, the applicant shall submit to the City Engineer, for review and obtain
approval for, a Wastewater Feasibility Study, prepared by a Registered Civil
Engineer, which evaluates the proposed development project and mitigates its
anticipated impact on the existing Wastewater facilities system. Said study shall
be consistent with the City's Master Plan of Wastewater Facilities and the Special
Provisions for the Construction of Sanitary Sewers. (PW=ENG)
2.10 On -Site Utility Plans. Prior to issuance of building permits and approval of on-site
utility plans, the applicant shall obtain approval of said plans by the City
Engineer, and shall obtain approval for a Site Plan prepared by a Registered Civil
Engineer showing the sewer and water service lines and their corresponding
points of connection with the City public main lines. The site plan shall include
the trash enclosure(s) that shall be covered with solid roof; its floor surface shall
be connected to the sewer system through an inlet in the center with a traffic
rated grate, and a concrete apron shall be constructed in front of the trash
enclosure. The site plan shall be specific to the project which reflects consistency
with the City's Sewer and Water standards. (PW -ENG)
2.11 Dry Utilities. Prior to issuance of building permits and approval of dry utility plans,
the applicant shall submit to the City Engineer, for review and obtain approval for,
Electrical Gas, Telephone and Cable Television Installation Plans which include
the size and location of all above ground pedestal, to ensure compatibility with
existing and proposed improvements. Pedestals shall be located in areas with
limited visibility to the general public, and screened with landscaping to the extent
feasible. The applicant shall coordinate with utility providers to ensure that
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required public improvements are not in conflict with existing or proposed utilities,
and that utility devices may be screened on the site to the extent practicable. Any
exception shall be subject to review and approval by the City Engineer.
2.12 Water System Improvements. Prior to the issuance of any building permits, the
applicant shall complete the construction of all domestic water system
improvements, non-domestic (recycled) water system improvements, and
irrigation improvements required to serve the subject project in compliance with
the Municipal Codes, standards, specifications, the Rules and Regulations for
Users of Non-domestic Water and the City's water standard specifications.
(UTIL)
2.13 Water Service Connection. Prior to the issuance of a building permit, the project
applicant shall construct a separate water service connection that is adequate to
provide the necessary water demand for irrigation and landscaping. This water
service connection shall be to a City maintained water main pipeline as specified
by Utilities Department. These connections shall be subject to the submission,
review, and approval of civil improvement plans and the irrigation/landscape
plans. The irrigation facilities shall be designed in accordance with the City of
San Juan Capistrano's Water Standards and Specifications, Rules and
Regulations for Users of Non -Domestic Water, and the Municipal Code § 9-3.617
(Water Conservation Landscape). The design shall include improvements that
are identified for use of non-domestic water (recycled water) and shall be
connected to non-domestic water facilities when they become available. (UTIL)
2.14 Water Improvement Agreement. Prior to the issuance of permits for any water
improvements, the applicant shall execute a Water Improvement Agreement with
the City, shall pay all applicable domestic and non-domestic Water Development
Charges in accordance with the Water Department Schedule of Rates and
Charges, as last revised, and shall post the required securities to insure
satisfactory performance of proposed public water improvements in compliance
with City water standard specifications. (UTIL)
2.15 Covenant In -lieu of Dedication of Water Rights. Prior to the issuance of permits,
the applicant shall record a lessee covenant that it will not develop any wells or
other means of using the water rights associated with this property (hereon
referred to as "Well Development"), nor shall it allow any other party to conduct
Well Development, for the term of the applicant's lease or use of the land. The
Water Division or its designee shall be the sole water service provider for any
and all improvements made on the land during the term of the applicant's lease
of the land. The language of the covenant must be approved by the City prior to
recordation. The covenant must be recorded with the County Recorder prior to
issuance of building permits. (UTIL)
2.16 Final Landscape Plans. Prior to issuance of building permits, final landscape
plans shall be submitted for all entry statements, common areas, landscaped
slopes, and other HOA -maintained areas to the Community Development
Department for review and approval by the Design Review Committee. Final
landscape plans shall show the following information and requirements: (CD)
a. Type, location, and size of all proposed new plant material. Proposed
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2.17 Surety for Tree Preservation. The applicant shall provide surety in the form of a
bond or other method as approved by the City Planner and City Attorney, to
ensure that trees to be preserved and/or planted on the site are protected during
construction and remain viable and healthy for twenty-four (24) months after
issuance of a final certificate of occupancy. (CD)
2.18 Final Photometric Plans. Prior to issuance of building permits, the Final
Photometric Plan shall be submitted to the Community Development Department
for review by the Design Review Committee (DRC). Plans shall include the
following information and requirements: (CD)
a. Show the location of decorative light standards and fixtures, including
building -mounted light fixtures, to illuminate the parking area and other
landscaping shall incorporate water conservation techniques and drought
resistant plants.
b.
All trees on site to be removed and retained. Tree removals shall comply
with the City's Tree Permit requirements.
C.
Turf areas shall be limited in area in designed to minimize overspray. Turf
areas shall be separated from non -turf areas by a mow strip or header.
d.
All slopes of 2:1 and greater shall be permanently landscaped for erosion
control.
e.
Backflow devices and utility pedestals shall be located so as to be visually
inconspicuous, or screened with landscaping.
f.
Decorative hardscape and walkways, indicating materials and colors.
Where pedestrian walkways cross drive aisles, decorative paving shall be
used.
g.
Location, height, materials and colors of all proposed and existing walls
and fences.
h.
Location and details for all street furniture, including bicycle racks,
benches, water features, trash receptacles, historic depiction devices, etc.
i.
Design details and locations for trash enclosures; which shall be of
decorative construction compatible with the main structures.
j.
Trees shall be located so as to provide shade throughout parking lots,
with a minimum of one (1) tree per six (6) parking spaces.
k.
Landscape planters shall be a minimum interior width of five (5) feet.
Where landscape fingers abut parking spaces, they shall not extend
closer than three (3) feet to the aisle end of the adjacent parking space. A
twelve (12) inch wide paved landing strip shall be provided inside the
curb, wherever a landscaped planter is located adjacent to a parking
space such that passengers exit a vehicle into the planter.
I.
Sidewalks adjacent to head -in spaces shall be a minimum width of seven
(7) feet.
M.
All landscape islands which are located at the front of head -in parking
spaces shall be designed with a minimum two and a half (2-1/2) foot area
-
free- from vegetation where- the front of a- vehicle- may overhang the
planter.
n.
All parking areas located adjacent to public or private streets shall be
screened by low -profile wall, berm, or landscaped area, at least three (3)
feet in height, designed to shield vehicles and headlight glare.
o.
All portions of a parking lot devoted to landscaping shall be provided with
a permanent automatic irrigation system designed for water conservation.
2.17 Surety for Tree Preservation. The applicant shall provide surety in the form of a
bond or other method as approved by the City Planner and City Attorney, to
ensure that trees to be preserved and/or planted on the site are protected during
construction and remain viable and healthy for twenty-four (24) months after
issuance of a final certificate of occupancy. (CD)
2.18 Final Photometric Plans. Prior to issuance of building permits, the Final
Photometric Plan shall be submitted to the Community Development Department
for review by the Design Review Committee (DRC). Plans shall include the
following information and requirements: (CD)
a. Show the location of decorative light standards and fixtures, including
building -mounted light fixtures, to illuminate the parking area and other
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areas accessible to members of the public and the proposed illumination
levels of these lights, extending ten (10) feet beyond the property line.
b: Demonstrate that lighting shall not create off-site light and glare in
violation of the Title 9, Land Use Code.
C. Maximum permitted luminaire heights in commercial areas of the project
shall be as specified by the lighting. fixture schedule on the Community
Development Commission -approved preliminary plans. Maximum
permitted luminaire heights in residential areas shall not exceed 15'-0".
(CD)
d. For commercial projects or commercial areas of mixed-use projects, the
minimum permitted illumination within parking areas and walkways shall
be 1.0 -foot candle. The maximum permitted illumination on-site shall be
5.0 -foot candles, except that if the site abuts residentially -used or
designated land, the maximum illumination adjacent to these uses shall
be 1.0. For residential projects or residential areas of mixed-use projects,
the minimum permitted illumination within parking areas and walkways
shall be 0.25 -foot candle and the maximum permitted illumination on-site
shall be 0.5 -foot candles.
e. Exterior lighting shall be reduced to the extent feasible during hours that
the business is not in operation.
2.19 Water Availability. Prior to the issuance of any building permits, the applicant
shall provide evidence of adequate fire flow. The "Orange County Fire Authority
Water Availability for Fire Protection" form shall be signed by the applicable water
district and submitted to the Fire Chief for approval. (OCFA)
2.20 OCFA Review of Architectural Building Plans. Prior to the issuance of a building
permit, the applicant shall submit architectural plans for the review and approval
of the Fire Chief if required per the "Orange County Fire Authority Plan Submittal
Criteria Form." Please contact the OCFA at (714) 573-6100 for a copy of the
Site/Architectural Notes to be placed on the plans prior to submittal. (OCFA)
2.21 Fire Alarm System. Prior to the issuance of a building permit, plans for the fire
alarm system shall be submitted to the Fire Chief for review and approval. Please
contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy
of the "Guideline for New and Existing Fire Alarm Systems." This system shall be
operational prior to the issuance of a certificate of use and occupancy. (OCFA)
2.22 Automatic Fire Sprinkler Systems. Prior to the issuance of a building permit, the
applicant shall submit plans for the required automatic fire sprinkler system in all
structures to the Fire Chief for review and approval. Prior to the issuance of a
certificate of use and occupancy, this system shall. be operational in a manner
meeting the approval of the Fire Chief. Please contact the OCFA at (714) 573-
6100 to request a copy of the "Orange County Fire Authority Notes for New
NFPA 13 Commercial Sprinkler Systems." (OCFA)
2.23 Fire Access Roads. Prior to the issuance of a building permits, the applicant shall
submit a Fire Master Plan and obtain approval of the Orange County Fire
Authority for all fire protection access roads to within 150 feet of all portions of
the exterior of every structure on site. The plans shall indicate the locations of red
curbs and signage and include a detail of the proposed signage including the
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height, stroke and colors of the lettering and the contrasting background. The
plans shall also indicate the location(s) of all fire hydrants proposed for the
project. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to
obtain a copy of the "Guidelines for Emergency Access." (OCFA)
2.24 Hazardous Materials. Prior to the issuance of a building permit, the applicant
shall submit to the Fire Chief a list of all hazardous, flammable and combustible
liquids, solids or gases to be stored, used or handled on site. These materials
shall be classified according to the Uniform Fire Code and a document submitted
to the Fire Chief with a summary sheet listing the totals for storage and use for
each hazard class. Please contact the OCFA at (714) 573-6100 or visit the
OCFA website to obtain a copy of the "Guidelines for Completing Chemical
Classification Packets." (OCFA)
The following conditions and requirements shall be met continuously during
construction, following issuance of any grading & building permits and prior to issuance
of any occupancy permits:
3.1 Compliance with approved plans. At all times during construction, the applicant
shall ensure compliance with approved construction mitigation plans, including:
(PW -ENG)
a. Erosion Control Plan
b. Haul Route Plan
C. Traffic Control Plan
d. Construction Debris Recycling Plan
e. Temporary Use Permit for construction trailer and staging areas.(CD)
3.2 Pre -construction Meeting. Contractor shall attend a pre -construction meeting with
the Building and Safety Division prior to commencement of any construction on
the site. (PLN-B&S)
3.3 Drainage Problems. During the entire grading a construction operation, the
applicant shall adhere to the following conditions to address unforeseen drainage
issues: (PW -ENG)
a. If any drainage problem is identified or does occur during construction,
the applicant shall provide and implement a solution acceptable to the
City Engineer at no cost to the City, and submit a recorded instrument to
insure the future of the solution. (PW -ENG)
b. Any grading work beyond the limits of grading shown on the approved
grading plans shall require a written approval from the City Engineering
and Building Director and shall be subject to supplemental Geotechnical
Soils Report and additional fees. (PW -ENG)
3.4 Grading to be continuous operation. All grading work shall be performed in either
one continuous operation or in phases that have been approved by the City.
(PW -ENG; PLN-B&S)
3.5 Waste Disposal and Sanitation. At all times during construction, the applicant
shall maintain adequate sanitary disposal facilities and solid waste disposal
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containers on site. The accumulation of refuse and debris constituting a public
nuisance is not permitted. (PW -ENG)
3.6 Construction hours. Construction hours shall be limited to 7:00 a.m. to 6.30:00
p.m., Monday through Friday and between 8:30 a.m. and 4:30 p.m. on Saturday.
Construction activity shall not be permitted on Sundays or any Federal
holiday.(CD)
3.7 Temporary Use Permit. Applicant shall obtain a Temporary Use Permit for any
. construction trailer and staging areas for equipment and materials. (CD)
3.8 Emergency Access Road. An emergency access road with two points of ingress
and egress is required to serve this project during all phases. Access roads shall
be a minimum of twenty (20) feet of pavement or other all-weather surface as
approved by the City Engineer. Any request to deviate from this requirement
shall be subject to review and approval by the City Engineer. (PW -ENG)
The following conditions shall be met prior to acceptance of improvements and release
of bonds and/or surety, final utility clearances, or granting permission to use or occupy
the project site, as specified below:
4.1 Complete all Improvements to the City's Satisfaction. Prior to issuance of
certificate of occupancy or prior to acceptance of improvements and release of
performance securities, whichever occurs first, the applicant shall complete, to
the satisfaction of the City Engineer, all facility improvements required and
necessary to serve the development in accordance with the approved plan and
approved exceptions. In the case of a phased project, the provisions of this
condition shall be applied to each phase (PW -ENG)
4.2 Provide As -Built Molars/Digital Format. Prior to acceptance of improvements and
release of performance securities, the applicant shall submit to the City Engineer
- - for review and obtain approval for the reproducible "As Built" Duplicate Mylar
Plans of all improvement works completed and accepted. Said plan shall be
prepared by a Registered Civil Engineer. Additionally, the applicant shall submit
( digital copies of all "As Built" plans, at no cost to the City, in accordance with the
latest edition of the City of San Juan Capistrano Digital Submission Standards.
(PW -ENG)
4.3 Monumentation Restored and Corner Records Filed with Countv. Prior to
acceptance. of improvements and release of performance securities, the
applicant's surveyor shall set all required monumentation during construction.
Monumentation and corner records shall be submitted to the City Engineer and
filed with the County Surveyor in compliance with AB 1414 and Section 8771 of
the Business and Professional Code. (PW -ENG)
4.4 Record Drawings. Prior to the acceptance of water, sewer, storm drain, and
street improvements and release of performance securities, the applicant shall
submit to the Public Works Director for review and obtain approval for
reproducible "Record Drawing" mylar plans that call out any deviations from the
signed plans of all the domestic water system, non-domestic (recycled) water
system, and the landscape irrigation system, sewer, These "Record Drawings"
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AC 09-004 San Juan Hills Pape 15 of 17
are also required in digital format, at no cost to the City, in accordance with the
latest edition of the "City of San Juan Capistrano Digital Submission Standards."
(PW)
4.5 Video Tape Sewers and Storm Drain Pipes. Prior to acceptance of improvements
and release of performance securities, the applicant shall submit to the City
Engineer, for review and obtain approval for, a video tape, filmed in the presence
of a City Staff representative/inspector, of all sewer and drainage improvements.
The video shall become the property of the City. Any exception shall be subject
to review and approval by the City Engineer. (PW -ENG)
4.6 Replace Driveway and Curb Depressions with Sidewalk and Curbs. Prior to
acceptance of improvements and release of performance securities, the
applicant shall remove any existing drives and/or curb depressions that are
determined to be unnecessary by the City Engineer and shall replace them with
full height curb and sidewalks. (PW -ENG)
4.7 Curb and Gutter Repair. Prior to acceptance of improvements and release of
performance securities, any existing sections of curb and gutter damaged during
construction may require to be repaired or replaced by the applicant, depending
on the condition of these improvements prior to and after construction. (PW -
ENG)
4.8 Solid Waste Reduction/Recycling Management Program. Prior to approval of
j final inspection of each phase, the project applicant shall coordinate with City
staff and develop and implement a Solid Waste Reduction/Recycling
Management Program for the project site. Features of the program shall include,
but not be limited to: 1) distribution of separate receptacles for recyclables and
trash throughout the project site; 2) separate dumpsters for recyclables and
trash; 3) signs posted near all receptacles conveying information regarding
recyclable materials; 4) sorting of trash collected throughout the project site by
t - -facilities staff prior to dispensing in dumpsters; and, 5) restrictions- on product
f
type that will be offered at concessions or vending throughout the project site.
(PLN/ENG)
4.9 Ingress -Egress Control. Project access at the site entrance shall be limited to
right -in, right -out, and left -in only and left -out shall be prohibited unless the
applicant can demonstrate to the City Engineer or his designee that such
movement can be made safely. The City Engineer shall specify the necessary
signage, pavement markings,_ and raised medians to provide the necessary
access control which shall comply with State standards. (PW -ENG)
4.10 Dedication of Water Facilities. Prior to final inspection of water improvements and
use of the site, the applicant shall dedicate to the City, at no cost to the City, all
public water facilities and pertinent easements.. (PW)
4.11 Installation of Landscaping. Prior to approval of final inspection (of each phase)
the developer shall install all landscaping and irrigation. The developer shall
provide a certification, from a licensed Landscape Architect, stating that the
landscape materials and irrigation system (tested for full coverage) have been .
planted and installed in compliance with the approved landscape plans.
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Additionally, all bicycle racks, pedestrian walkways, seating, and other
improvements shown on the Final Landscape Plan shall be installed to the
satisfaction of the Community Development Department. (CD)
4.12 Consistency with Approved Plans and Elevations. The project shall be
constructed in accordance with all the approved plans and conditions of
approval, including but not limited to site plans, grading plans, wall plans,
landscape/irrigation plans, lighting plans, and elevations. If all improvements
cannot be installed prior to occupancy, the City may approve a Deferred
Improvement Agreement to defer the completion of the improvements provided
that a bond, cash deposit, or other surety in a form and substance approved by
the City Attorney, is submitted to the. City in lieu of installation of the
improvements, that application and required fees are submitted, and that the
incomplete improvements will not create an unsafe condition on the site. The
term of the deferral shall be as determined by the City Planner. (CD)
4.13 Final Cultural Resource Reports. Prior to final inspection by the Community
Development Department, the applicant shall submit evidence that final reports
for any historical, cultural, archaeological or paleontological resources recovered
from the project site during grading or construction have been filed with the
appropriate information repository. Reports shall include information on
disposition of resources. (CD)
4.14 Final Community Development Inspection. Prior to application for a final
occupancy permit, the applicant shall schedule a final inspection by the
Community Development Department, and shall pay any outstanding balance in
the Developer Deposit Account assigned to this application. Community
Development Department shall not conduct a final inspection until any
outstanding balance has been paid in full. (CD)
4.15 Fire Extinquishers. Prior to final inspection by the orange County Fire Authority
- (OCFA), fire extinguishers shall be required in accordance with the Uniform Fire -
Code. The applicant shall contact the Fire Department for the requirements
pertaining to the number, type, and placement of fire extinguishers. All fire
extinguishers shall have current California Fire Marshal service tags. (OCFA)
4.16 Fire Aisles. Drive aisles service as fire access lanes shall be posted "No Parking
r — Fire Lane" as approved by the Fire Department. (OCFA)
4.17 Gates. Entrance and exit gates shall be equipped with an entry system approved
by the Fire Department. Gate widths shall be not less than twenty (20) feet.
Entrance gates shall be operated by a punch pad capable of accepting a
separate Fire Department code, and an "opticom" compatible gate operation
system. The gate operation shall provide for periods of power outage. (OCFA)
4.18 Property Owners Association. Provide written documentation to the Community
Development Department that a Property Owners Association has been formed
for purposes of maintenance of common areas, including landscaping and
parking areas. (CD)
4.19 Street Repair. Prior to the final inspection of the last developed unit the project's
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inspector shall inspect all private and. public streets for damages related to
construction equipment and at the developer's expense, the developer shall
repair said damage.
The following ongoing conditions shall be complied with at all times after completion of
the project.
5.1 Business License. The applicant, tenants, or successors in interest shall comply
with the City's business license requirements. (CD)
5.2 Site Maintenance. The applicant shall maintain all portions of the site, including
undeveloped areas, pursuant to Municipal Code requirements for property.
maintenance. (CD)
5.3 Noise. The applicant shall ensure that noise levels do not exceed levels
permitted by Section 9-3.531. Noise standards (residential and non-residential) of
the Municipal Code. (CD)
5.4 Future Parking Demand; In the event that future land uses require additional
parking, the applicant must obtain the necessary land use approval that
demonstrates that sufficient parking is being provided for all land uses within the
building or on the property. (CD)
Responsible Departments/Agencies: CD:' Community Development Department
CD-B&S: Community Development -Building & Safety
PW -ENG: Public Works -Engineering Division
UTIL: Utilities Department
OCFA: Orange County Fire Authority
Applicant Acceptance of Conditions of Approval:*
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