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HomeMy WebLinkAboutSR - APP-0533-14 - ATTACHMENTS 17 TO 31 �F�� Planning Com�nission G�,��t3��o��?��F .'�<�. y.,f;��:�.�� Agenda Item �'�o':!n.ne,m.•v� C�UNTY GP January 13, 2014 TO: Chair Steiner and Members of the Planning Commission THRU: Leslie Aranda Roseberry P�anning Manager FROM: Chad Ortlieb C � Senior Planner SUBJECT PUBLIC HEARING: GENERAL PLAN AMENDMENT (GPA 2009-002 - 1NCLUDES AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN (SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101), TENTATIVE TRACT MAP 17344 (TTM 025-09), MAJOR SITE PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE (DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND ENVIRONMENTAL IMPACT REPORT (EIR 1818-09)—RIO SANTIAGO SUMMARY The applicant proposes to change the General Plan and Zoning designations for the 110 acre site and create a Specific Plan that would allow: a maximum of 130 single family homes; a maYimum of 265 senior (age-restricted) housing units that could include up to a three story building; pay-for-use private recreational facilities which could include up to an 81,000 square foot building; and open space areas north of and including Santiago Creek. Publicly available trails, publicly available open space and private streets are also proposed as part of the project. RECOMMENDED ACTION Staff is seeking a Planning Commission recommendation to the City Council for the project so that staff may return with one or more draft resolutions for the Commission's consideration. Staff is requesting that the Planning Commission provide staff with guidance regarding the project findings outlined in this staff report to accoinpany the Commission's direction to staff. The number of draft resolutions that staff will return with will depend on the Conunission's recommendation for each of the following project components: ATTACHMENT NO. 17 PC STAFF REPORT DATED 1/13/14 RIO SANTIAGO MAY 13,2014 CC MTG. Planning Commission Staff Report January 13, 2014 Page 2 1. The Environmental Impact Report including the applicant-provided Findings of Fact and Statement of Overriding Considerations 2. The General Plan Amendment which includes removing the project site from the East Orange and Orange Park Acres Plans 3. The Zone Change correlating to the General Plan Amendment 4. The overall Specific Plan specifically as it relates to the Design Criteria and Development Standards for the project area 5. The parcel and tentative tract maps for the project 6. The overall design of the project 7. The proposed Development Agreement(to be provided at a later date) The Commission may choose to recommend in favor of or against any or all of the above project components in any combination they determine. AUTHORIZATION/GUIDELINES Orange Municipal Code (OMC) Table 17.08.020 establishes the authority of the City's reviewing bodies to make decisions and/or recommendations for land use applications. In part, this project involves a General Plan Amendment, Zone Change, Specific Plan, Tentative Tract Map, and Environmental Impact Report, all of which require a final determination by the City Council. Additionally, the project includes a Development Agreement which, may only be executed by the City Council. Table 17.08.020 establishes advisory power to both the Community Development Director and the Planning Commission for the subject applications. Some application components such as the Major Site Plan Review for the project would normally require a final determination by the Planning Commission however; Table 17.08.020 states that when more than one type of application is filed for a single project, the application requiring the highest level of approval shall dictate the review process for the entire group of applications. Therefore, the Planning Commission is to act in an advisory capacity to the City Council for the sum of applications for the subject project. The Planning Commission's advisory role for the aforementioned types of applications is further reinforced in OMC Section 17.08.020 B.2.b. However, OMC Section 17.10.020C. is worthy of inention in that it states "if the matter under consideration is a change of zone and the Planning Commission has recommended against the adoption of the change of zone, the Council shall not be required to take any further action on the amendment unless an interested party appeals the matter to the Council within 15 days of the date of the denial." In addition, OMC Section 17.10.010 states that "Amendments to the General Plan shall be processed in the same manner as Amendments to the Zoning Ordinance, subject to the additional requirements of California Government Code Sections 65350-65362." Therefore, if the Planning Commission recommends against either the proposed Zone Change or General Plan Amendment, the decision would be final unless appealed to the City Council. PUBLIC NOTICE On or before December 24, 2013, the City sent a Public Hearing Notice to property owners/tenants within a 300-foot radius of the project site, to persons specifically requesting notice, to persons that Planning Commission Staff Report January 13, 2014 Page 3 provided comments in response to the project's Notice of Availability of the Draft Environmental Impact Report, to persons who commented during the Notice of Preparation, to persons that commented on the Ridgeline project while providing comments for another pending project (Rio Santiago) and to all public agencies. The total number of notices mailed was as follows: • 190 neighbors in the 300 foot radius • 74 agencies/HOA(however, some agencies are receiving multiple copies) � 150 Commentors—those that commented on the scoping, draft EIR, etc. � 8 Commentors via e-mail because mailing addresses were not provided A notice was published in the Orange City News newspaper on December 25, 2013. The project site was also posted in two locations on the property with the notification on that same date. ENVIRONMENTAL REVIEW The project is subject to environmental review per the provisions of the California Environmental Quality Act (CEQA). A Notice of Preparation (NOP) and Public Scoping Meeting Notice regarding the project was distributed to the public and public agencies via required noticing procedures. The NOP disclosed that the City intends to prepare an Environmental Impact Report (EIR) for the project pursuant to CEQA and the CEQA Guidelines. The public and agency comment period ran from May 14, 2009 to June 12, 2009. A scoping meeting was held on May 14, 2009. As a result of the comments and concerns collected at the May 14, 2009 scoping session and during the public comment period, the applicant revised the project and a new Notice of Preparation (NOP) and Public Scoping Meeting Notice was distributed to the public and public agencies via required noticing procedures. The public and agency comment period ran from April 7, 2011 to May 9, 2011. The second scoping meeting was held on April 7, 2011. Comments received at both scoping sessions and during the public and agency comment period are contained in Appendix A of the DEIR. The environmental impacts of the project and its project alternatives were evaluated by Draft Environmental Impact Report (DEIR) No. 1818-09, which was prepared in accordance with the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15070 et seq and in conformance with the Local CEQA Guidelines. The DEIR was made available for public review and comment via a Notice of Availability (NOA) and Notice of Completion (NOC) combined with legal notice of the Design Review Committee (DRC) public meeting. The public review period for the DEIR has a State-mandated 45-day public review period. The public review period began on May 16, 2013, and ended on July 1, 2013. The DEIR, NOA and NOC and notice of the DRC public meeting was mailed to residents, property owners, tenants within 300' of the subject property and to responsible agencies via required noticing procedures. Additionally, the notice was filed with the State Clearinghouse, the Orange County Clerk, advertised in the Orange City News,posted at the site and posted at local institutions. Copies of the DEIR were made available and are available to the public at City Hall and at the City's Planning Commission Staff Report January 13, 2014 Page 4 library branches. The City also posted an electronic copy on the Community Development Department's web site. The DEIR analyzed the following topical environmental issue areas: • Aesthetics • Greenhouse Gas • Population and Housing Emissions � Agriculture and • Hazards and Hazardous • Public Services Forest Resources Materials • Air Quality • Hydrology and Water • Recreation Quality • Biological Resources • Land Use and Planning • Transportation/Traffic • Cultural Resources • Mineral Resources • Utilities and Service Systems • Geology and Soils • Noise After implementation of the proposed project, it has been determined that the following topical environmental issue areas are less than significant: • Agricultural and Forestry Resources • Greenhouse Gas Emissions • Land Use and Planning • Mineral Resources • Population and Housing • Public Services • Recreation • Utilities and Service Systems After implementation of the proposed project, it has been determined that the following topical environmental issue areas can be feasibly mitigated to a less tlzan significant level: • Biological Resources • Cultural Resources • Geology and Soils • Hazards and Hazardous Materials • Noise After implementation of the proposed project, including project design features and mitigation measures, it has been determined that, in part, the following topical environmental issue areas would remain significant ancl unavoidable: • Aesthetics • Air Quality • Hydrology and Water Quality • Transportation/Traffic • Cumulative (Aesthetics, Air Quality, and Transportation/Traffic) Planning Commission Staff Report January 13, 2014 Page 5 After the July 1, 2013 public review period ended, the multiple (75) written public and agency DEIR and overall project comments provided to staff during the review period were compiled and responded to. Also, 6 comments received subsequent to the 45-day public review period were responded to, though not required to be. In response to the DEIR, 75 public and agency comments were received in the form of letters, electronic mail and facsimiles. A few of the correspondents provided duplicate comments on separate dates or in multiple methods of distribution to staff. The letters are in the Response to Comments component of the Final Environmental Impact Report (Exhibit C) with a staff response to each issue discussed in every one of the letters. The City responses to the comments do not include any new information that would be determined as significant. A discussion of"Recirculation Consideration" is included on page 1-2 of the Final Environmental Impact Report (Response to Comments). The staff response to comments is part of the DEIR under consideration by the Planning Commission. A full explanation of the response to comments is provided in Section 1.0: Introduction of the Final Environmental Impact Report (Exhibit C) As a sidenote, the legal baseline for a project is at the time a Notice of Preparation (NOP) is advertised for an Environmental Impact Report. Because a grading permit was authorized by the City for the site for backfilling activities associated with remediating former on-site mining operations, the site was altered just prior to release of the NOP and backfiliing and associative grading activities legally became an inclusive baseline for the site for CEQA analysis purposes. Therefore, site baseline conditions are allowed to include earthen mounds, depressions on-site and construction equipment activity even though those conditions did not exist prior to grading permit issuance and will not exist upon completion of infill grading. Without the permitted grading activity a different baseline would have existed as follows: • A flat-ground inactive-site aesthetic baseline would occur • Sensitive tarplant species may have remained on-site • Site compaction in graded areas may have a different measurement which would relate to storm water infiltration levels • Stormwater drainage would be based on existing contours • Backfilling vehicular trips would not exist Any comments received by the City related to opinions of an alternative baseline are not able to be evaluated because, as stated above, the baseline was established for the site at the time of the NOP. PROJECT BACKGROUND ........................................._......................._......._........................................................_................_.._....�..._...._................._......._._......_.......__.................._........_................_........................................_..............__................................................................................... ... ; Applicant.• ; JMI Properties/Santiago Partners, LLC :....... . _............__. ...................._.... ° Property_Owner.' . __...__�..._JMI Properties/Santiago Partners, LLC , ........._..�___�.............. ....._......_...._......._._.............................................. . Property Location: ; 6118 East Santiago Canyon Road, Assessor Parcel ; Numbers 093-280-07, 093-280-27, 093-280-29, 093-280-30, �...................................................................................................._................................._........................_......_.....:................_.....__......._....._.............__.........................................._.............._......................................_...................._......_............................................................................................................: Planning Commission Staff Report January 13, 2014 Page 6 ...... _........................._....................._....._......_......._..........._...........,............ ....................................................................................................................._..._................_.............................................................. ... .... , 093-280-31, 370-011-08, 370-011-18, 370-011-21, 370-011- 22, 370-041-12, 370-041-25, & 370-141-19 :.................................................................................._........._............................................._......_.........................,...................._....._..----..._..._....._.._._..._._......_.._....._........................................_........................_.....__........................__......................_.......................................................................; ; Existing General Plan � The project would result in changing the City's General Land Use Element designation: i Plan Designation for the site from Resource Area (RA) ; to Low Density Residential (LDR 2.1-6 Du/Ac), Medium Density Residential (MDR 15-24 Du/Ac), Open � Space Park(OS-P) and Open Space (OS); and from Low ; � Density Residential (LDR 2.1-6 Du/Ac) to Open Space � ; (OS). The project also proposes to change the City's ` ' General Plan to remove portions of the project site from � ; the 1975 East Orange General Plan (approximately ; ; 56.45 acres) and Orange Park Acres Plan (approximately ; i I 40.3 acres). Those plans designate the respective site ' ; i areas as "Santiago Creek Greenbelt and Regional Park" � � and"Santiago Creek Green Belt Plan." :......................._.................................._.._.......__.........._......._....._.........._._............_._........_....._..........._..;........................._.........._..__._......�..._..._......._............_...._...._............_....._.._............__.................._...__....._......_......................�.................................................. ....: : Existing Zoning ; The project would result in a Zone Change (ZC 1254-09) Classification: ; to re-designate the site from Sand and Gravel (S-G) and : � ; Single-family Residential 8,000 sf (R-1-8) to Planned Community(P-C). :....................................................................................................................................................................�.._.........._................_...._.._...................._......................_................._........._................_......................__......_................ _.............._.................................... .. . : Other Area Plans: ; As noted above, the project proposes to change the ' City's General Plan to remove portions of the project � � site from the 1975 East Orange General Plan ; ; (approximately 56.45 acres) and Orange Park Acres Plan ; ' (approximately 40.3 acres). Those plans designate the respective site areas as "Santiago Creek Greenbelt and � Regional Park" and "Santiago Creek Green Belt Plan." :.............. ............................................................................... ,.._........_.................................................._..._..._....._....................... ............................................._........................._._.............. ................ ....... ....... ; ; Site Size: ; Approximately 110 acres on-site and 2.01 acres off-site ; ; (grading, rip-rap and fire fuel modification on County ; ' land) �................._........................................................_..........._.............................................._.........._..........__.._._.....A......._.........._......_........__.................__............_....._................_............................_.................__...................._.._..__.........._................. ' ..._............._...........................................................� ; Circulation: � The site is currently accessed from gated street frontage ' � at Santiago Canyon Road for areas south of Santiago ; � Creek. For areas north of Santiago Creek, a gated � access point over the Mabury-adjacent trail appears to � exist from Mabury Avenue. For circulation for the ; proposed project, see the project description header ; below titled "Vehicular Access, Circulation and ; : Parking." _................................................................_......................................:.........................................................................._......................................................_....................._....................._.............._....................................................................................................: ` Surrounding land uses � Surrounding land uses may be visualized in Figures 5.1- ; : and Zoning.• : 13 and 5.1-15 of the Final Environmental Impact Report ; ; (Exhibit C). Surrounding uses are predominantly single- ; family residential homes. Surrounding Zoning includes: '; North—Single Family Residential 8,000 sq. ft. (R-1-8) for the Mabury and Parkridge tracts and Planned Community (P-C) for the Serrano Heights tracts. i ; South— Single Family Residentia18,000 sq. ft. (R-1-8) :..... ......................................................_..__...__.......................................................................:. ....... .........................................................................._..................._........._......................................._........................................................................ . . Planning Commission Staff Report January 13, 2014 Page 7 ...................................................................................._............................................_......_._..... ....._.,........................_................_..._........................................................._............_....._.............................._...................... ...... .............. for the Jamestown tract and Single Family Residential Minimum One Acre (R-1-40) for the ; Orange Park Acres community : West —Sand and Gravel (S-G) for the former landfill site ' East —Recreation Open Space (R-O) and Residential Minimum One Acre (R-1-40) for the Reserve tract :................................................................................................_...._..._............_................................_..:.........._....._..........._..................................._..._......._..._...__............................................._......................_....._.. _...�....._...................................................................._.........; ; Previous The site is currently authorized for crushing operations on � Applications/Entitlements: � the southeasterly corner of the site. In 2003, a project ; � ; known as Fieldstone was proposed for the site with 189 ' ; ' single family dwellings. Further description of the final : ; � disposition of that development proposal may be found ` , � on page 3-8 of the Draft Environmental Impact Report ;. ; `_(Exhibit A). _ :....................................................................................__............................................._._...................................._.. ........................................................................................._........._.......__......................._.................._..........__........................................................................................................... Existin� The existing site is vacant and devoid of any structures except for rock and concrete crushing equipment at the easterly portion of the site. Backfilling operations are currently occurring at the site south of Santiago Creek to remediate silt pond soil conditions from former sand and gravel mining operations that occurred at the site. The backfilling may also be accommodating commercial importing of fill material in furtherance of payment by the operator to the property owner. In general, the area south of the creek is denutered due to backfilling, crushing operations and annual weed abatement. The creek is intermixed with native and non-native plant species. The area north of the creek is heavily disturbed with some pockets of native vegetation. The site is generally flat with the exception of sharp cliff-like declines at the creek edge. An inactive well exists on the easterly portion of the site on the private street south of proposed lot 18. Existing Area Context The site is currently nestled between the Reserve tract to the east, Orange Park Acres to the east and partially to the south, the Mabury tract to the north, the Jamestown tract to the south and Cannon Street and a vacant parcel owned by the County that is a former non- government-sanctioned landfill to the west. The overall area is generally characterized by single-family residential lots with dwellings of varying architectural styles. Lots in the Reserve and Orange Park Acres are typically about an acre in size with many homes having square footages well in excess of 4,000 square feet. Lots in the Mabury and Jamestown tracts are in the 8,000 square foot range with homes in the 3,000 square foot range. The general area where the project is located is considered rural-suburban but divided by Planning Commission Staff Report January 13, 2014 Page 8 Santiago Canyon Road, a major arterial. A significant number of lots in Orange Park Acres have horse-boarding facilities and the area is intertwined with an extensive trail network. Part of the easterly section of the site is currently in the Orange Park Acres Plan and part of the westerly section of the site is currently in the East Orange General Plan. The project proposes removal of the site from both plans and replacement with the subject Specific Plan (DEIR, Figures 3-8 and 3-9). The East Orange General Plan designates its respective project portions as "Santiago Creek Greenbelt and Regional Park." The Orange Park Acres Plan designates its respective project portions as "Santiago Creek Green Belt Plan." Greenbelt Plans Several comments were received regarding the belief that the following documents summarized beginning on page 2.5-9 of the FEIR (Response to Comments) are City- approved: • Santa Ana River, Santiago Creek Greenbelt Plan (SARSCGP) - 1973 • Santa Ana River/Santiago Creek Greenbelt Implementation Plan(SARSCGIP) - 1976 • Santiago Creek Vision Plan -2008 The FEIR states that those documents were never adopted by the City with the exception of portions of the SARSCGO as implemented as part of the OPA Plan. Even though the documents were not all adopted in entirety, the documents remain as community efforts to guide the future use of the properties included within them, including the project site. Development of the project would reduce the document's visions for the project site by replacing greenbelt areas where development is proposed. Well Parcel On the tract map just south of Lot 18 in Planning Area D is a separate small parcel that is not owned by the applicant. The tentative tract map lists the parcel as "not a part". An inactive but not abandoned well exists on the "not a part" well parcel. The applicant proposes to place a road over this parcel although the applicant does not currently own or have development rights over it. The parcel is located beneath one of the project streets shown on the tract map. Pursuant to the Subdivision Map Act, the City may not prevent access or utilities to the parcel. Since the parcel is being covered by a project street, approval of the project would include a condition that the applicant must obtain ownership of the parcel so the road can be built. If ownership cannot be obtained, the tract map related to Planning Area D would be void and a revised tract map and associated Planning Area D project addressing the well parcel would need to be approved. Planning Commission Staff Report January 13, 2014 Page 9 SPECIFIC PLAN PURPOSE The project proposes a Specific Plan. A Specific Plan is a tool for the systematic implementation of the General Plan. It effectively establishes a link between implementing policies of the General Plan and the individual development proposals in a defined area. If approved, the Specific Plan would implement zoning for the site in conformance with the amended General Plan designation proposed for the site. To an extent, the range of issues that is contained in a Specific Plan is left to the discretion of the decision-making body. However, all Specific Plans must comply with Sections 65450 - 65457 of the Government Code. These provisions require that a Specific Plan be consistent with the adopted General Plan of the jurisdiction within which it is located. In turn, all subsequent subdivision and development must be consistent with the Specific Plan. The initiation of the Specific Plan process may be motivated by any number of factors including development issues or the efforts of private property owners, elected officials, citizen groups or the local planning agency. In this case, the developer has prepared and proposed the Rio Santiago Specific Plan. As with the General Plan, the authority for adoption of the Specific Plan is vested with the City Council. However, the Planning Commission may make comments and recommendations to the City Council on any and all portions of the Specific Plan. Additional description of the purpose, intent, authority and format of the project Specific Plan is on pages 1-1 to 1-2 of the Specific Plan(Exhibit D). The Design Review Committee (DRC) recommendation for the project states "that the applicant shall provide by the next submittal to the Planning Commission a revised Specific Plan that indicates those changes that have been made based on editorial comments from the DRC for changes that have been made or have not been made." The Specific Plan has been amended by the applicant as a result of discussions held at the DRC meetings for the project. The changes to the Specific Plan are noted in the errata within the document and in the issue item discussion section of this staff report. Changes requested by the DRC that are not fully implemented by the Specific Plan Errata are noted in bold in the issue items where they are discussed. PROJECT DESCRIPTION Full project descriptions are located in the Draft Environmental Impact Report and Specific Plan (Exhibits A and D). It is important for the Planning Commission to note that this project consists of conceptual plans within a tract map that may or may not be actualized. If approved, the Specific Plan text would be the document that guides and regulates specific development within each individual planning area. Detailed plans for development in each planning area would require subsequent review by the Planning Commission and Design Review Committee. For this project before you, the Planning Commission is urged to focus on the overall vision of the Specific Plan and not to make its determination based only on any particular images or conceptual drawings. Planning Commission Staff Report January 13, 2014 Page 10 The project description summary of this staff report is divided into sections discussing the following project components. A. Planning Areas B. Vehicular Access, Circulation, and Parking C. Non-Vehicular Circulation (Public Trails and Private Paseos) D. Fences and Walls E. Passive and Active Open Space Areas/Areas Considered by the Applicant as Parks F. Architecture G. Landscaping and Hardscaping H. Lighting A. PlanningAreas The project is divided into four distinct Planning Areas as shown in Figure 1.3 (page 1-16) of the Specific Plan, all of which would be regulated comprehensively under the Specific Plan regardless of future ownership. The Planning Areas are as follows: Plannin� Area A - Public Natural Open Space Area The proposed project would maintain natural open space on approximately 50 gross acres located on both sides of Santiago Creek. Planning Area A would be bordered on the north by Mabury Avenue, west by Cannon Street, south by Planning Areas B, C, and D and east by Santiago Oaks Regional Park. Planning Area A includes the reserved portions of the Santiago Creek Greenway Reserve, the flood channel including Santiago Creek, a multi-purpose trail next to the south side of the Reserve/Creek and provides for potential future trail connections to Cannon Street and Santiago Oaks Regional Park. No structures are proposed for this area. A metal fence is proposed on the south side of the creek (in Planning Area A but spanning adjacent to Planning Areas B, C and D) and trail fencing consistent with the Specific Plan would be alongside the creek-adjacent trail. Buried rip-rap is proposed within Planning Area A between the trail and the creek for those trail portions adjacent to Planning Areas C and D. The areas with rip-rap will enable the south creek slope to maintain its current appearance until it erodes to the rip-rap. The applicant does not propose buried rip-rap for the creek-adjacent trail segment alongside Planning Area B. Hence that area would be more susceptible to having the trail segment wash away. The DEIR states that the owner of Planning Area A would bear responsibility for trail replacement. The applicant plans to donate Planning Area A to either the City, Orange County Parks, the Homeowner's Association (HOA) or Orange County Transportation Authority (OCTA) (as a habitat restoration project). City staff does not support accepting Planning Area A and alternate ownership has not yet been determined. Planning Area A would provide fire fuel modification, buried rip rap and biological buffer needs of the project. Plannin�Area B - Private Recreation Area The proposed project would implement private recreational uses that are open to the public on approximately 10 gross acres on a fee basis. One of the highlighted potential uses could be an Planning Commission Staff Report January 13, 2014 Page 11 81,000 square foot building with a maximum two-story (38 foot tall maximum) height that the Specific Plan allows to accommodate a facility consisting of uses such as a wellness center, gymnasium, pool, multi-purpose rooms, a child care center, locker rooms and administrative offices. Outdoor sport fields and courts are allowed in association with the facility. Educational facilities and a resource center, such as an Autism Center, could also be part of the site, included within the 81,000 squaxe foot building. A maYimum 30 percent lot coverage is proposed for Planning Area B. A full list of permitted and conditionally permitted uses is listed in Section 6.3.2 of the Specific Plan. Any listed uses in combination could be implemented for the site. There is no commitment at this time that any particular organization (non-profit or profit) would occupy the site. All site development would be subject to the Development Standards of Section 6.5.3 of the Specific Plan. Pursuant to Specific Plan Section 3.2.3, Planning Area B would be developed prior to the last occupancy permit in Planning Areas C & D. Plannin�Area C -Age=Qualified Residential Community The proposed project would establish an age-qualified (55 and older) community of no more than 265 units on approximately 16 gross acres of the project site. Pursuant to the Development Standards identified in Section 6.5.1 of the Specific Plan,the community would be comprised of a combination of individual units composed of one and two-story flats (referred to as "villas" in the Specific Plan), independent living, and assisted living. Although no minimum lot size is established, unit sizes would range from 300 square feet for assisted living units to 1,450 square feet for villas. Hence the unit area would depend on household size and care needs of occupants. There would be a height limit of two-stories (32 feet) along the perimeter of Planning Area C and three-stories (42 feet) in the center of the area. The maximum height would be 42 feet for the three story components and 32 feet for two story components. The proposed project includes a minimum 75 foot setback for three-story structures from all edges of Planning Area C. No lot coverage or Floor Area Ratio limits are proposed, hence the size of the independent and assisted living/skilled nursing buildings would be limited based on number of units and maximum unit size. The size of independent living units range from 550 to 1,250 square feet and the size of assisted living/skilled nursing units range from 300 to 1,050 square feet. The size of the villas range from 1,250 square feet to 1,450 maximum square feet depending on if there are 2 or 3 bedrooms. The independent and assisted living/skilled nursing units would be located exclusively in Area C along with the villas. Accessory amenities for Area C residents could include community dining areas with a kitchen, community room, reading room, support services such as coffee and juice service with minor accessory food sales for the senior community, exercise rooms, pool and spa facilities, outdoor gardens, trails, scenic view corridors and recreation facilities. Site design would be subject specifically to Section 4.2.5 of the Specific Plan. Architectural design would be subject to the examples and standards shown in Section 4.3 of the Specific Plan. Amenities would be subject to Section 4.4.6c and landscaping and associated features would be subject to Sections 4.4.7 and 4.4.17 of the Specific Plan. Planning Commission Staff Report January 13, 2014 Page 12 Plannin�Area D - Single-FamilYResidential Community The proposed project would establish no more than 130 single-family residences on approximately 34 gross acres of Area D of the project site. This community would include residential lots with a minimum size of approximately 6,000 square feet, with some lots as large as 20,000 square feet. Unit size would be regulated by a 60% lot coverage restriction. Site design would be regulated specifically under Section 4.2.6 of the Specific Plan. Architectural design would be regulated by the examples and standards shown in Section 4.3 of the Specific Plan. Landscaping would be guided by Sections 4.4.1, 4.4.7c and 4.4.17. The single-family residential products for the project (including the villas in Planning Area C) would be limited to two stories no higher than 32 feet. All single-family residential products would be separated from each other by at least ten feet. The single-family residences in Planning Area D would be limited to a 0.7 Floor Area Ratio. Approximately 2.01 acres of grading activity will occur off-site just east of Planning Area D in the County of Orange owned property. The grading would support fire fuel modification, buried rip rap and biological buffer needs of the project. Future Review No specific structures or landscaping is proposed for any of the sites at this time. All future development on Planning Areas B, C and D would require additional Design Review Committee and Planning Commission approval. Staff would first screen the proposals for compliance with the Design Criteria within the whole of Section 4 of the Specific Plan. B. Ve/ziculc�rAccess, Circulation and Parking All streets, drives and alleys would be private. A full description of project circulation can be viewed in the Specific Plan in Section 3.3 and in the DEIR in Section 3.5.2. The Tentative Tract Map also shows proposed streets and sections. Entry Points and Santiago Canyon Road Four access points are proposed to the site off of East Santiago Canyon Road into the project. Two access points would be signalized and the other two would be for emergency access only. Refer to Specific Plan Figure 3.4 Circulation Plan for exact street locations. One new signalized access point from East Santiago Canyon Road would serve Planning Area B at the western terminus of the project boundary and the other signalized access point from East Santiago Canyon Road would occur in line with Nicky Way and would provide access to Planning Areas C and D. The new entry points into the project area would cross an existing Class II Bikeway along Santiago Canyon Road. Planning Commission Staff Report January 13, 2014 Page 13 One emergency vehicle access point would occur at Planning Area C at its westerly interface with East Santiago Canyon Road and the other emergency vehicle access point would occur at Planning Area D towards its easterly interface with East Santiago Canyon Road. Emergency vehicle access would comply with City standards. In front of the project area along Santiago Canyon Road, the developer would construct a raised landscape median separating opposing traffic. The project sets aside a 10 foot wide easement on the north side of Santiago Canyon Road for potential future roadway expansions identified in the City's General Plan. The easement will be deeded to the City but will be maintained by the project HOA as a landscape area until needed for roadway expansion. Main Entry Roadway (Access to Planning Areas C and D) The signalized Main Entry Roadway that aligns with Nicky Way and East Santiago Canyon Road extends northward into the site to a point where it would provide a "T" intersection to accommodate gated entry into Planning Areas C and D. The main entry would be four lanes (two lanes in each direction). The main entry terminus to the entry points of Planning Areas C and D is followed by a proposed Linear Open Space Area that the applicant describes as a "Community Linear Park." Staff refers to this area as"Linear Open Space." Planning Area B Entry and Parking The signalized street into Planning Area B would consist of two vehicle lanes, would have no median, would terminate at a parking lot and would exclusively serve the planned recreational uses. The cross-sections for the private drive could vary according to location so long as a minimum width is maintained. Perpendicular, angled andlor parallel parking would not be permitted alongside the drive entrance in Planning Area B due to potential roadway congestion during events. Planning Area B uses would be supported by a traditional parking lot with City Code standard drive aisles and parking spaces. Underground parking may occur. Planning Areas B and C Private Drives and Parking For Planning Areas B and C the cross-sections for the private drives would vary according to location, but would have two vehicle lanes (one in each direction) and no median. Perpendicular, angled and/or parallel parking would be permitted along private drives in Area C, depending on the right-of-way width provided. The villas and independent and assisted living housing products propose a combination of covered parking, parking lots and on-street parking to fulfill required parking space needs. On- street parking is not traditionally accepted by the City as meeting parking needs of any use. The villas would be the only housing product requiring one covered parking space per unit. Underground parking may occur. Planning Commission Staff Report January 13, 2014 Page 14 With the exception of the villas, parking provided for the Independent and Assisted Living housing products would be well below what would need to be provided for non-age restricted housing in that 1.1 parking space per unit would be provided for independent living units and 0.75 parking space per unit would be provided for assisted living units. Planning Area D Private Drives and Parking With the exception of the entry drive which conforms to City standards, the private streets within Planning Area D would be one lane in each direction and parallel parking would be allowed on one side of the street with a minimum width of 7 feet, for a total of 28 feet minimum of paving. The 28 foot street width is 4 feet less than Department of Public Works Street Standard No. 108 (Attachment 8) which has a minimum pavement width of 32 feet. A minimum 6-foot landscape area would be provided on one side and a minimum 5-foot landscape area adjacent to a 4-foot wide sidewalk would be provided on the other side of the roadway. Department of Public Works Street Standard No. 108 requires 4 feet of landscaping on one side and 3 feet of landscaping on the other adjacent to a 5 foot wide sidewalk. This matter is further discussed in Issue Item No. 20. The single-family residential products in Planning Area D would include Code required garage parking. Other Parking and Private Drive Provisions Minimum 24-foot wide alleys may be permitted for residential products and may consist of no adjacent sidewalks where permissible by the Building Code and accessibility standards. All parking areas will be provided in accordance with the Code in that they will be within 300 feet of the use they serve. All parking space dimensions will comply with the Zoning Code and Public Works street standards. C. Non-Vehicular Circulation (Public Trails and Private Paseos) Public Trails The applicant proposes three new publicly available trails. The trails would be privately owned and maintained and publicly available to accommodate pedestrian, equestrian and bicycle circulation within the project site. Two trails consist of ten-foot wide trail widths and the creek- adjacent trail would have a 20 foot width. Variable (and in some cases fixed) widths of landscaping would occur on each side of the trails. Trail fencing would occur outside of the trail treads. The trail sections are best viewed in Figures 4.15-4.21 of the Specific Plan and in the tentative tract map which includes several cross sections. The publicly available trails are as follows: • Santiago Ca�zyon Road Trail - An extension of the trail along Santiago Canyon Road is proposed within the project boundary. This trail connects to the trail segment adjacent to the Reserve Community and terminates at the westerly terminus of the project. Potential Planning Commission Staff Report January 13, 2014 Page l5 continuance of the trail toward Cannon Street relies upon another entity to complete it. This trail would comply dimensionally with the City's Recreational Trails Master Plan Standards. • Santiago Creek Trail - A trail along Santiago Creek is proposed within the project boundary. Both ends of the trail dead end at the easterly and westerly terminus of the project boundaries. Potential continuance of the trail would rely upon other entities to complete a connection to Cannon Street and Santiago Oaks Regional Park. The applicant proposes to construct this trail to County of Orange trail standards because the trail may connect to adjacent County trails. As a result, the trail does not include planting area dimensions adjacent to it nor a divided trail per Detail 5 of the City's Recreational Trails Master Plan Standards (Attachment 9). Detail5 shows a 10-foot wide bicycle trail and a 10- foot wide equestrian trail separated by a four-foot median with four feet of landscaping on the edges. This trail area is also proposed for use as an "A" zone for fire fuel modification purposes. • Maiiz Entry Trail- A trail alongside the Main Entry Roadway at the center of the project is proposed to continue through a long narrow open space area. The trail connects the Santiago Canyon Road Trail and the Santiago Creek Trail. The trail is presumed to carry bicycle traffic from the existing Class II bike lane on Santiago Canyon Road to the proposed Santiago Creek Trail. The trail tread is 10 feet wide without a separate additional 10 feet of trail tread to separate bicyclist and equestrians. The General Plan has not identified this trail segment as a Class II bikeway. Therefore, this trail segment complies dimensionally with the City's Recreational Trails Master Plan Standards, Detail3. The applicant states that the above trails would have additional linkage to area trails and the Mara Brandman Arena via an equestrian equipped crossing at the Main Entry Roadway at Nicky Way. The existing trail north of the project site that boarders the Mabury community is outside the project boundaries and would remain unchanged. This existing trail is not in conformance with Detail 5 of the City's Recreational Trails Master Plan Standards because it is not a divided trail to accommodate both bicycle and equestrian separation. Creating conformance with Detail 5 would require the additional trail improvements and expansion onto Planning Area A of the proposed project. The DEIR states that nothing in the proposed project precludes meeting these standards in the future. However, another entity would need to secure the land and construct the expanded trail to cause the full desired width identified in the City's General Plan and the Recreational Trails Master Plan Standards. All public recreation trails are offered for conveyance to the City, Orange County Parks or a Non- Profit entity to own and maintain. To date, no party has provided for acceptance of the trails. DEIR Section 5.15, Recreation, contains a description and location of all trails. The Master Developer would be required to construct these trails for public use in accord with timing stipulated in PDF REC-6 in the DEIR. Any and all conveyances would be subject to specific guidelines defined by the grantor in conformance with City standards and project approvals. Unless and/or until the applicant's offer is accepted, the Recreation Trails would be privately owned and maintained by the Master Homeowner's Association (HOA) or a Planning Commission Staff Report January 13, 2014 Page 16 similar entity and not excluded for public use. The maintenance of any land or facilities conveyed to any public entity would be the responsibility of the receiving entity. Not all public trails identified on the site in the City's General Plan are proposed for construction on the site (central creek-crossing trail and Maybury trail expansion). The Specific Plan and DEIR note that nothing precludes some other entity from constructing the General Plan identified trails in the future. The General Plan Recreational Trails are shown in Attachment 10. • Private Interior Patlzs Two types of private internal non-vehicular circulation are proposed: Greenbelt Paseo - A private greenbelt paseo is proposed in Planning Area D. The paseo would have a 5 foot wide walking path within an 18-foot wide easement. The paseo would connect to walking paths within the development. Walking Paths/Sidewalks — Private walking paths are proposed within and between Planning Areas B, C and D, mostly fronting and accommodating dwelling units in Areas C and D. The walking paths are planned to loop through the Planning Areas with connection points to the proposed regional multi-use trail along the south bank of Santiago Creek, as well as the regional recreation trail proposed along East Santiago Canyon Road. D. Fences and Walls Site fences and walls are depicted in Section 4.4.8 and on Figure 4.33 of the Specific Plan. Fencing would consist of the following: Community Sound Wall A sound wall will buffer the residential uses from noise generated along Santiago Canyon Road, the Main Entry Roadway, and Planning Area B uses. No color or material specifications are provided. Some of these walls will also assist to define the Santiago Canyon Road Trail boundaries. Community View Fence An opaque tube steel, wood, or low block with wood or steel fence will provide views for site users to the creek, over the adjacent vacant lot to the west, and will allow retained views by the Reserve neighborhood at the easterly project boundary. Some of these walls will also assist to define Santiago Creek Trail boundaries. Planning Commission Staff Report January 13, 2014 Page 17 Equestrian Fence White or dark brown split-rail wood or vinyl equestrian fencing will be provided alongside the Santiago Canyon Road and Santiago Creek Trails. For continuation of the Santiago Canyon Road Trail, the fencing will provide a contiguous match. Vehicular and Pedestrian Gates Character Images of Specific Plan Figure 4.36 show that gates would be complimentary to the walls and fences. Residential Lot Fence Residential lot fencing will be in accord with Section 6.6.1 of the Specific Plan, and will be complimentary to the dwelling on the lot. Creek Separation Fencing A tube steel fence will be placed at the creek interface to prevent falls down the steep grades that exist there. Mabury-Adjacent Fence The existing chain link fence south of the Mabury tract that deters access to the open space area and creek will remain in place. E. Passive an�l Active Open Space Areas/Arec�s Consiclered by the Applicant as Parks The project offers the ability to provide passive and active open space areas as stated in section 4.4.6 of the Specific Plan. The applicant considers these areas as park amenities. Hence, the Specific Plan and DEIR include text portraying the areas as parks. However, DEIR Table 6.16-4 states staf�s position that the areas do not meet City code definitions for parks and/or do not meet the intent of traditional public parks in that they do not provide the amenities necessary to support public park needs such as a public parking lot, multiple recreational facilities/amenities and restrooms. The decision of park qualification will be determined by the City Council but the Planning Commission may provide their input to the City Council. The recreation and open space area coinponents of the project are as follows: Natural Open Sqace and Santia�o Creek Trail (Plannin�Area A) Planning Area A will be maintained in a natural condition as public open space. Planning Area A includes the Santiago Cree Trail on-site with the opportunity for potential connections to Cannon Street and Santiago Oaks Regional Park. The connections are not proposed as part of the project and would need to be completed by other entities. Planning Commission Staff Report January 13, 2014 Page 18 Active Recreation Open Space(Plannin�Area B) Planning Area B offers active recreation uses such as a community building and sports fields and courts through a fee-based service. The staff report section describing Area B contains greater detail of these uses. A�e-Qualified (Senior) Amenities (Plannin�Area C) Planning Area C proposes potential on-site amenities for the age-qualified community such as water features, outdoor fire pits, outdoor kitchen/dining with shade nodes, pool and spa area, bocce ball and open turf areas. Greenbelt Paseo (Planning Area D) A greenbelt paseo is proposed in Planning Area D for private use by residents of this Planning Area. The paseo would have a 5-foot wide walking path within an 18-foot wide easement. The paseo would connect to walking paths within the development. The western portion of the greenbelt paseo will be anchored by two small open space areas enhanced with small shade structures, low stone walls, enhanced paving and a seating area. Linear Open Space (Plannin�Area D) This area of the site is designed with the purpose of connecting the Santiago Creek and Santiago Canyon Road public Trails. This area proposes a privately owned but publicly available trail, open turf axeas for active or passive recreation and shade structures. No traditional public park amenities such as restrooms or public parking are proposed to support this trail linkage area. This area would be developed over the underground Handy Creek culvert and associated easement. Santia�o Canyon Road Trail (Plannin�Areas B, C and, D) The Santiago Canyon Road Trail traverses over Planning Areas B, C, and D. The trail connects to the existing trail to the east adjacent to the Reserve. An equestrian signalized crossing would be provided at Nicky Way to connect the trail to the Mara Brandman Arena which is located across Santiago Canyon Road. F. Architeeture Attachment 2, the Design Review Committee (DRC) staff report of August 7, 2013, discusses the details of the project's proposed architecture in terms of Architectural Design, Massing and Scale, Context, Color Palette and Signage. The discussions in the DRC report are basically reiterations of the Specific Plan Design Criteria and Development Standards. Issues related to proposed architecture such as project massing and area context are also listed in the issue items section of this staff report. Planning Commission Staff Report January 13, 2014 Page 19 Project architecture would be provided on interpretations of historic styles including Monterey, Spanish, Cottage, American Revival, Ranch, California Contemporary and 20`" Century Spanish Revival. Specific Plan Page 4-12 begins a description of each architectural style followed by photographic examples of the applicant's vision. The architectural styles would apply to all buildings in all Planning Areas. Section 4.3.2 of the Specific Plan proposes design criteria related to building form and mass for all buildings. Criteria includes concepts of articulation of planes/off-sets, accented elements, projections, stepbacks to height, staggered walls, detailed articulation to visible sides, pedestrian scale, material changes and height restrictions. The Development Standards of Chapter 6 of the Specific Plan state the specific standards addressing height, setbacks and lot coverage. Colors and materials for the project would be limited, subdued and typical of projects similar to the proposed project. No signage is proposed at this time. Planning Commission and Design Review Committee consideration of articulation, specific colors, materials and signage would occur at the time actual final project plans are submitted for City review. G. Landscaping and Hardscapin; The Specific Plan sets the framework for project landscaping, hardscape and associated features. Thematic landscaping would be provided throughout the project site that includes a mix of trees, shrubs and groundcover. Specific Plan Section 6.6 specifies "Landscape Standards for All Planning Areas" and includes requirements for plant spacing, size, height and conflict avoidance. Prior to specific development in any Planning Area, detailed landscape plans would first require Planning Commission and Design Review Committee approval. There are no specific landscape plans for any Planning Area or development at this time. Pursuant to Figure 4.37 of the Specific Plan, landscaping is proposed in four plant zones for the project and sub-level criteria exists for landscaping in three of those zones. A plant palette exists for each plant zone beginning on Page 4-98 of the Specific Plan. The zones and their associated sub-level Criteria are as follows: Zone 1 — Santiago Creek Edge This zone proposes to leave existing creek vegetation as it exists except for vegetation thinning required due to fire fuel modification needs of the project and replacement of vegetation caused by creek disturbances in small areas where drainage discharge for the project would occur. Any replacement plant material required for this area would be according to the proposed Zone 1 plant pallet which is guided by anticipated subsequent California Department of Fish and Wildlife and Army Corps of Engineers requirements and the City Fire Department fuel modification plant list. Specific Plan Section 4.4.19 discusses the fuel modification purpose, needs and process for the project. Zone 2 — Community Streetscape/'Trails/Edges Planning Commission Staff Report January 13, 2014 Page 20 A mix of community-identifying and native plant species would be provided next to trails, streetscapes and project edges. A list of permissible planting is listed in the plant pallet for Zone 2 on page 4-100 of the Specific Plan. In addition, Specific Plan Section 4.4.18 discusses landscape criteria for parking areas and includes parameters for planting size, spacing, maintenance considerations and area coverage. The trail sections (Figures 4.16-4.21) for the Specific Plan also show landscape areas next to and/or between trails. Specific Plan Figures 4.29, 4.30, 4.31 further show the overall landscape intent for landscape treatment next to trails. Figures 4.12 - 4.14 show the gateway and street-adjacent landscape intent for the project. Zone 3- Community Landscape (Planning Areas B, C and,D) In addition to the Zone 3 plant pallet, Specific Plan Section 4.4.7 (Residential Landscape Criteria) provides specific criteria for planting in the villas, age-qualified living and assisted/skilled nursing component and single-family residential components of the project. Section 4.4.18 provides specific criteria for parking area landscaping. The planting design criteria of Sections 4.4.7 and 4.4.18 regulate planting pockets, accent trees, lowered planting grades, soil depth and in some cases tree planting size. No specific planting design criteria exist for Planning Area B. Specific Plan Section 4.4.17 provides specific criteria for Community Landscape including requirements for complimentary planting design, use of evergreen trees to frame architectural fenestrations and accents, use of flowering perennials, discouragement of annual plantings, consideration of ultimate planting size and water usage/drought tolerance, consideration of planting maintenance, tree avoidance of pipeline areas, adherence to City street tree requirements, reference to the Specific Plan plant pallet and DRC authorization for substitution of the plant pallet. Zone 4—Natural Area (Planning Area A) This area is entirely in Planning Area A but does not include the whole of the creek area which is also in Planning Area A. No changes to existing vegetation in Zone 4 is proposed. The area would be left as is. Any removal of non-native plants or planting of native plants would be up to the discretion of the land owner. A total of 254 existing trees will be removed to accommodate the project and 48 trees are subject to fire fuel modification thinning. Pursuant to Mitigation Measure MM BIO-5, tree replacement will occur at a minimum 1:1 ratio. H. Ligltting The overall intent of the Specific Plan (Section 4.4.15 Community Landscape Lighting) is to minimize the amount of sky glow, glare and spill light to preserve the night sky. Residential structural lighting would consist of lighting on driveways, walkways, porches, etc. Specific light standards for residential properties have not been submitted and would be reviewed with Planning Area specific plans. Street lighting interior to the project is proposed to be minimal and only in accord with the minimum standards of the building code. Street lights would be added by the Planning Commission Staff Report January 13, 2014 Page 21 developer adjacent to Santiago Canyon Road in compliance with City standards. Sports field lighting would be limited to the hours of 7am to l Opm daily, in accordance with PDF NOI-2. APPLICATION(S) REQUESTED/REQUIRED FINDINGS General Plan Amendment: The applicant is requesting a General Plan Amendment (GPA 2009- 002) to change the City's General Plan Designation for the site from Resource Area (RA) to Low Density Residential (LDR 2.1-6 Du/Ac), Medium Density Residential (MDR 15-24 Du/Ac), Open Space Park (OS-P) and Open Space (OS); and from Low Density Residential (LDR 2.1-6 Du/Ac) to Open Space (OS). The project also proposes to change the City's General Plan to remove portions of the project site from the 1975 East Orange General Plan (approximately 56.45 acres) and the Orange Park Acres Plan (approximately 40.3 acres). Those plans designate the respective site areas as "Santiago Creek Greenbelt and Regional Park" and"Santiago Creek Green Belt Plan." Required Findings: Although there are no required findings for a General Plan Amendment since it is considered a legislative action, Planning Commission direction regarding General Plan consistency of the project is sought by staff. Snecific Plan: The applicant is requesting a Specific Plan (SP 001-09) to establish project specific design criteria and development standards consistent with the General Plan. The Specific Plan would remove and replace portions of the project site from the 1975 East Orange General Plan (approximately 56.45 acres) and the Orange Park Acres Plan(approximately 40.3 acres). Required Findings: Although there are no required findings for a Specific Plan since it is considered a legislative action, Planning Commission direction regarding Specific Plan consistency with the General Plan is sought by staff. Zone Chan�e: The applicant is requesting a Zone Change (ZC 1254-09) to re-designate the site from Sand and Gravel (S-G) and Single-family Residential 8,000 sf(R-1-8) to Planned Community (P-C). Required Findings: There are no required findings for a Zone Change since it is considered a legislative action. Maior Site Plan: The applicant is proposing a Major Site Plan (MJSP 0595-09) for the whole of the project including the overall layout shown on the Tentative Tract Map. Major Site Plan Review is a perfunctory requirement of Orange Municipal Code Section 17.10.060E for this project even though site plan specifics do not yet exist. Required Findings: l. The project design is compatible with surrounding development and neighborhoods. 2. The project conforms to City development standards and any applicable special design guidelines or specific plan requirements. Planning Commission Staff Report January 13, 2014 Page 22 3. The project provides for safe and adequate vehicular and pedestrian circulation, both on- and off-site. 4. City services are available and adequate to serve the project. 5. The project has been designed to fully mitigate or substantially minimize adverse environmental effects. Desi�n Review Committee: The applicant is requesting approval of a Design Review Committee application (DRC 4413-09) for the overall design criteria and development standards of the Specific Plan. Required Findings: 1. In the Old Town Historic District, the proposed work conforms to the prescriptive standards and design criteria referenced and/or recommended by the Design Review Committee or other reviewing body for the project. This finding is not applicable because the project is not in Old Town. 2. In any National Register Historic District, the proposed work complies with the Secretary of the Interior's standards and guidelines. This finding is not applicable because the project is not on a national Register Historic District. 3. The project design upholds community aesthetics through the use of an internally consistent, integrated design theme and is consistent with all adopted specific plans, applicable design standards and their required findings. 4. For infill residential development, as specified in the City of Orange infill residential design guidelines, the new structure(s) or addition are compatible with the scale, massing, orientation, and articulation of the surrounding development and will preserve or enhance existing neighborhood character. This finding is not applicable because the project is not infill residential development as defined by the Infill Residential Development Design Guidelines. Tentative Parcel and Tract Maps: The applicant is requesting approval of a Tentative Parcel Map (TPM 2012-101), and Tentative Tract Map 17344 (TTM 025-09) for the creation of lettered and numbered lots within the project. Required Finding: 1. The requirements for the filing of subdivision maps shall be governed by the provisions of the Subdivision Map Act and the provisions of Title 16 of the Orange Municipal Code (OMC). All maps shall comply with the provisions of the Subdivision Map Act, the City Zoning Ordinance, Title 16 of the OMC and any other ordinance, statute or law pertaining to the use, sale, leasing or subdivision of land. Development A�reement: A Development Agreement (DA) is intended to be a contract between the City and an applicant which provides the City with benefits for the overall public good and the applicant with assurance of development rights for an extended period of time. The applicant is requesting approval of DA 5825 consistent with the requirements of the Orange Municipal Code Planning Commission Staff Report January 13, 2014 Page 23 (OMC). A Development Agreement may only be executed by the City Council. It is likely final terms and conditions will not be finalized until the City Council reviews the project. To date, the final terms and conditions of DA 5825 have yet to be negotiated between the City and developer. Therefore, DA 5825 may be transmitted to the Commission at a subsequent meeting at which time the Commission may comment on the content of the Development Agreement but may not negotiate its terms and conditions. Once a final draft is complete, it will be presented to the Planning Commission per Orange Municipal Code Section 17.44.100 which states that the Planning Commission must make a recommendation on DA 5825 to the City Council. The recommendation shall include whether or not the proposed development agreement: 1. Is consistent with the objectives,policies, general land uses and programs specified in the General Plan and any applicable specific plan or redevelopment plan; 2. Is compatible with the uses authorized in the district or planning area in which the real property is located; 3. Is in conformity with the public necessity, public convenience, general welfare and good land use practices; 4. Will be beneficial to the health, safety and general welfare consistent with the policy of the City with respect to development agreements as provided in Section 17.44.200; 5. Will adversely affect the orderly development of property in the City. If approved, DA 5825 would meet the basic requirements of state law and be consistent with the requirements of the Orange Municipal Code. ANALYSIS/STATEMENT OF THE ISSUES Although this project has been in the planning process for over 5 years, a few remaining issue items must be highlighted. The issue items are grouped into the following major categories: • Significant and Unavoidable Impacts of the DEIR o Issue 1: Significant and Unavoidable Impacts ■ Grading and Construction Aesthetic Impacts ■ Long-Term Aesthetic Visual Impacts ■ Light and Glare Impacts ■ Air Quality Impacts ■ Hydrology and Water Quality Impacts (Dam Inundation) ■ Transportation/Traffic Impacts ■ Cumulative (Aesthetics, Air Quality, and Traffic) Impacts • Land Use Considerations o Issue 2: Proposed General Plan Amendments and Zone Change o Issue 3: Proposed Land Uses o Issue 4: Context o Issue 5: Density o Issue 6: Massing o Issue 7: Planning Area A Public Entity Dedication Planning Commission Staff Report January 13, 2014 Page 24 • Health and Safety o Issue 8: Fire Fuel Modification Plan o Issue 9: On-Site Hazardous Material o Issue 10: Adjacent Former Villa Park Landfill • Parks, Trails, Open Space and Recreational Amenities o Issue 11: Trails o Issue 12: Applicant Offerings Versus Parkland Dedication Fees o Issue 13: General Plan Land Use Designation Amendment o Issue 14: Private Recreational Amenities o Issue 15: Creek Restoration o Issue 16: Buried Rip Rap on County Property • Design o Issue 17: Architecture o Issue 18: Landscaping o Issue 19: Design Objective • Parking and Circulation o Issue 20: Street Standards o Issue 21: Parking Code Deviations o Issue 22: Timing for Right-of-Way Dedication Significant and Unavoidable Impacts of the DEIR The issues that follow under this issue topic are discussed in detail in their respective DEIR sections and in the response to public comments. DEIR section 2.3 provides an executive summary of the significant and unavoidable impacts. Issue 1 — Si�nificant and Unavoidable Impacts: Grading and Construction Aesthetic Impacts: Grading and construction of infrastructure improvements are required for drainage and flood control adjacent to the creek in Planning Area A. Grading activity could occur over approximately 4.4 years. The work may be perceived as substantially degrading the construction-term visual impact for the area of work adjacent to the creek on Planning Area A despite Project Design Feature (PDF) AES-16 and Mitigation Measure AES-1 which would reduce the visual construction impact but not to less than significant levels. The baseline for grading activities was the time of Notice of Preparation Issuance. At the time of NOP issuance, no backfilling or grading was occurring in Area D where the single-family residences are proposed. Therefore, future backfilling and grading of Area D may be perceived as substantially degrading the construction-term (4.4 years) visual impact on a portion of Planning Area D. Planning Commission Staff Report January 13, 2014 Page 25 Long-Term Aestlaetic Visual Impacts: The project proposes buildings and associative development/infrastructure in Planning Areas B, C and D. The addition of the development/project may be perceived as substantially degrading the long-term visual character of the developed portions of the project site despite PDF AES-1 through PDF AES-5, PDF AES-7 through PDF AES-14, PDF AES-16 through PDF AES-21 and Mitigation Measures AES-3 and AES-4 that would reduce the visual long-term impact but not to less than significant levels. It is noted that this impact is a matter of perception. Staff has received comments indicating a preference for the aesthetics of the developed project just the same as comments opposing bulk, mass and density of the project. Hence the DEIR discloses and analyzes a worst case perceptional position. Lig/zt nnd Glare Impacts: Planning Area B could include an 81,000 square foot recreation oriented building, parking lot lighting and lighted sports fields. The new sources of substantial light or glare could adversely affect day or nighttime views in the area and would be anticipated to occur. This is a significant unavoidable impact of the proposed project despite PDF AES-8, PDF NOI-2 and Mitigation Measure AES-6. Similarly, Planning Areas C and D propose residential buildings with associated lighting needs that introduce new sources of substantial light or glare that could adversely affect day or nighttime views in the area and would be anticipated to occur. This is a significant unavoidable impact of the proposed project despite PDF AES-8, the requirements of the Specific Plan and Mitigation Measure AES-7. Air Quality Impacts: The proposed project would result in a significant and unavoidable impact related to nitrogen oxide (NOx) which results primarily from vehicle emissions during the grading phase. Mitigation Measures AQ-1, AQ-2 and AQ-3 have been provided to reduce the emissions from the on-site construction equipment but do not reduce the impact to a less than significant level. The DEIR states that no mitigation is available to control the emissions from the on-road haulers which are regulated by the State and not by local jurisdictions. Hydro[ogy aizd Water Quality Impacts (Dam Inundation): The project is downstream 1.55 miles from Villa Park Dam and 5 miles from Santiago Reservoir in Southern California, a historically and predictably seismically active region. Dam failure and resultant dam inundation of the project site is a significant and unavoidable impact despite Mitigation Measures HWQ-1 and HWQ-2 and Project Design Features PDF PS-4 and PDF PS-5 which provide disclosure and requirements for Emergency Access Plans. In other words, the project concludes that a dam break east of the project could cause loss of property and/or life but that the project merits should override that risk. The DEIR states that "based on the information provided in the Draft EIR, Appendix G, Geotechnical Investigations, there is only a very low risk of catastrophic failure considering the past favorable dam inspections reports, the remote location of active faults in the area, the factor of safety and stringent design criteria used in modern dam design Planning Commission Staff Report January 13, 2014 Page 26 and construction." Staff has concerns that the project places a two and three-story, 265-unit senior complex at a 16.5 unit per acre density in the path of potential dam inundation. Occupants could be mobility restricted. The flood wave travel time is indentified in Table 5.9-14 of the DEIR. The specifics of an emergency evacuation plan required by MM HWQ-2 have not yet been provided. This will be required prior to Certificate of Occupancy. Appropriately staffed, highly-coordinated and regularly-rehearsed evacuation plans would need to be established to remove age-restricted persons from the three-story building and site premises in the time after knowledge of dam failure. As confirmed with the City Fire Department, dam inundation of the site would not likely coincide with adequate City and County rescue personnel to mitigate loss of life especially given time constraints. The DEIR was unable to gather data to disclose water height, water velocity, or emergency evacuation procedures from dam inundation on the site. Therefore, it was not possible to determine the extent of the inundation for exacting mitigation purposes. Transportation/Traffic Impacts: As best captured in DEIR Section 2.3.4, the Executive Summary for Transportation and Traffic Significant Unavoidable Impacts, the project necessitates a number of transportation system improvements at roadway segments and intersections to offset traffic impacts. The project proposes several Project Design Features (PDFs) and Mitigation Measures (MMs) that would offset the impacts through payment of fair share costs to the City to be used towards making the necessary traffic improvements. With the improvements, the traffic impacts of the project would be rendered less than significant. However, due to the fact that these improvements are not presently included in the City's Capital Improvement Program (CIP) and may not be constructed when needed to mitigate the impact; the traffic impacts are considered significant and unavoidable. The impacts would be remedied at the time the City completed the transportation system improvements per the traffic PDFs and MMs. Cumulative (Aest/zetics,Air Quality ancl Traffic)Impacts: The DEIR concludes that the cumulative impacts to light and glare, air quality and traffic would be significant and unavoidable. The DEIR reasons that light and glare of the project, which is itself a stand-alone significant and unavoidable impact, would be compounded by light and glare impacts of other projects. The DEIR further concludes that there are no known cumulative mitigation measures that would be reasonable and technically feasible to reduce this cumulative light and glare aesthetic impact to a less than significant level. The DEIR concludes that there would be a cumulative short-term air quality impact related to Issue 2. The DEIR reasons that construction vehicle emissions of the project, which is itself a stand-alone significant and unavoidable impact, would be compounded by construction vehicle emission iinpacts from other projects. The DEIR states that there are no known cumulative mitigation measures that would be reasonable and technically feasible to reduce this cumulative air quality im�act to a less than significant level. The DEIR concludes that the proposed project and related projects would have incremental traffic effects which could be cumulatively considerable. This conclusion is reached for the same reason Planning Commission Staff Report January 13, 2014 Page 27 that the significant and unavoidable traffic impacts were arrived at for the stand-alone project in Issue 4. Because the traffic improvements are not presently included in the City's Capital Improvement Program (CIP) and may not be constructed when needed to mitigate the impact; the cumulative traffic impacts of the project combined with other projects are considered significant and unavoidable. The cumulatively considerable traffic impacts would be remedied at the time the City completed the transportation system improvements per the traffic PDFs and MMs. Land Use Considerations Issue 2 - Proposed General Plan Amendments and Zone Chan�e�. The project proposes to change the City's General Plan designation for the site as follows: � �- • � ' � �� -� �- • • Resource Area(RA) • Low Density Residential (LDR 2.1-6 Du/Ac) • Medium Density Residential (MDR 15-24 Du/Ac) • Open Space Park(OS-P) � Open Space (OS) Low Density Residential (LDR Open Space (OS) 2.1-6 Du/Ac) This existing residential designation is north of the creek adjacent to Mabury The project also proposes to change the City's General Plan to remove portions of the project site from the 1975 East Orange General Plan (approximately 56.45 acres) and Orange Park Acres (OPA) Plan (approximately 40.3 acres). Those plans designate the respective site areas as "Santiago Creek Greenbelt and Regional Park" and"Santiago Creek Green Belt Plan." Furthermore, the FEIR Response to Comments, on Page 2.5-9 states that the OPA Plan incorporated certain portions of the Santa Ana River, Santiago Creek Greenbelt Plan (SARSCGP). Therefore associatively, the OPA Plan which incorporates the portion of the SARSCGP into the OPA plan area would be removed from applicability to the project site and the project site would instead maintain the proposed land use designations, including the OS designation over Planning Area A. The General Plan envisions the RA designation as a holding designation until mining operations cease. The General Plan does not specifically state the ultimate land use designation that the site is to become but several comments have been received demonstrating that some people believe that the Santiago Creek plans mentioned beginning on page 2.5-9 of the FEIR (Response to Comments) would implement or guide the final designation for the property. However, those plans were never formally adopted by the City (except part of the SARSCGO as part of the OPA Plan). It is noted that the East Orange General and OPA Plans are part of the General Plan and do designate respective portions of the site as "Santiago Creek Greenbelt and Regional Park" and "Santiago Creek Green Belt Plan." In any event, project approval would mean that the site becomes designated for the single-family, multiple- family, recreation, and open space uses proposed by the applicant and the greenbelt visions for those portions of the site would not likely occur in their entirety. It should be noted that much of Planning Area D, north of the creek is already designated with single-family residential zoning (R- 1-8) and a corresponding Low Density Residential (LDR) General Plan designation. The zoning Planning Commission Staff Report January 13, 2014 Page 28 and designation are already inconsistent with the East Orange General Plan and the Orange Park Acres Plan in that the residential designations are not the same as the Greenbelt designations in the respective plans. With project approval all designations would be eliminated and replaced with an Open Space General Plan land use designation. If approved, the project would result in a Zone Change (ZC 1254-09) to re-designate the site from Sand and Gravel (S-G) and Single-family Residential 8,000 sf (R-1-8) to Planned Community (P- C). The Zone Changes would implement consistency with the General Plan Amendment and serve the proposed land uses. The issues of the Zone Change go hand in hand with the General Plan Amendment. Issue 3 —Proposed Land Uses: Staff recommends that the Planning Commission opine if the senior assisted living and inciependent living uses are proposed in an area where hospitals, medical offices, shopping centers and mass transit are conveniently accessible to support needs which residents would likely require. The nearest hospitals are the St. Josephs and CHOC campus located in the City of Orange near Main Street and La Veta Avenue. A Kaiser Permanente hospital is located in the City of Anaheim near the 91 Freeway and Tustin Avenue. UCI hospital is located near The City Drive and the 5 Freeway. Medical offices typically congregate near the hospitals but may be found in other commercial corridors of the City. The nearest shopping centers to the site are the Pacific Ranch Market at Chapman Avenue and Newport Boulevard in the City of Orange and the Ralphs Center located at Santiago Boulevard and Wanda Road in the City of Villa Park. The nearest bus stop is located two miles from the project site. The project proposal includes that shuttle services that would be provided by the operator of Planning Area C. Staff recommends that the Planning Commission opine if the active recreation and multi-purpose facility in Planning Area B is proposed at a location in the City that would be conveniently located to serve the residents of Orange. The site is located in the northeast quadrant of the City, not necessarily centrally positioned. Issue 4—Context: Certain components of the project may be viewed as not being compatible with the surrounding community. Such components include: • Three story, 42-foot foot high maximum Independent Living buildings with up to 48 foot tall projections in Planning Area C. These buildings would have a 36-foot height limit within the 75-foot setback from Santiago Canyon Road. • Two story, 32-foot high maximum Assisted Living buildings in Planning Area C (due to the span of the building bulk). • A density in Planning Area C of approximately 16.5 residential units per acre. • Two story, 81,000 square foot maximum, 38-foot high maximum recreation-serving building in Planning Area B. After considering the DRC request, the Specific Plan now requires this building to be set back a minimum of 100 feet from Santiago Canyon Road. Planning Commission Staff Report January 13, 2014 Page 29 • Sport field lighting in Planning Area B. • Accessory support uses in Planning Areas B and C that have a commercial service support nature. • Up to 130 single-family homes with .70 Floor Area Ratios and 55-foot wide average lot widths in Planning Area D. • Addition of two new traffic signals on Santiago Canyon Road to accommodate project ingress and egress. In juxtaposition to the "Existing Area Context" description on page 7 of this staff report, the above project components may be viewed as incompatible with the larger span of the community around the project site. Figures 5.1-13 through 5.1-15 in the Final EIR (Response to Comments) show the surrounding community comparisons and existing Santiago Canyon Road street views. The project Specific Plan and/or Project Design Features of the Draft EIR propose features to assist with blending with the area context as follows: • A 75-foot setback for the three story building in Area C • A 100-foot setback for the Area B building • Relief in horizontal and vertical building planes • Architectural embellishments on prominent views • Use of an architectural pallet for unifying themes • Reservation of open space areas • Inclusion of substantial street setbacks, landscaping and prominent entries • Limitations on hours of sport field lighting The Design Review Committee (DRC) opined on the context of the project as it relates internally to itself. The DRC was able to find that with their recommendations implemented, the project design and internal consistency would be acceptable. However, the review of how the project context relates to the community outside of the project site itself, was not part of the DRC purview and therefore the Planning Commission must make a recommendation determining if the aforementioned project components are compatible with the overall community in light of the Specific Plan Design Criteria, Development Standards, Project Design Features and review process required for subsequent sub-level projects in each respective planning area(See Issue Item 19). Issue 5 - Density: Density for Planning Areas C and D may be viewed as incompatible in comparison with the surrounding area. The DIER analysis averages the density of the entire site such that the open space of Planning Area A and other open space areas proposed in Planning Areas B-D balances out the density in a cluster type scenario. However, when Planning Areas C is individually viewed, the project density is higher than what exists in the surrounding neighborhoods. As stated in the above issue, the density of Area C is 16.5 units per acre. The density of area D is 3.8 units per acre with lot sizes averaging about 8,000 square feet but the median and mode represents lot sizes closer to between 6,000 and 7,000 square feet. Figure 5.1-13 in the FEIR Response to Comments compares lot sizes of surrounding neighborhoods. Many surrounding neighborhoods have comparable lot Planning Commission Staff Report January 13, 2014 Page 30 sizes to Planning Area D but many also have larger lot sizes. On visual appearance, the overall acreage of surrounding neighborhoods appears to demonstrate larger lot sizes than Planning Area D in relation to the mean, median and mode. However, Planning Area D contains more open space area than most other neighborhoods. A detailed analysis of lot widths of adjacent neighborhoods for comparison has not been conducted. As recommended by the DRC, the applicant has adjusted the Specific Plan to address certain density-related development standards. This includes revising square footages for age-qualified residential developments and increasing lot widths for the single-family residential to require 50 foot minimum and 55 foot average (Errata Nos. 12 and 18 in Exhibit E). Issue 6 - Massin�: Although mass relates to context and density, it also merits individual consideration. The project proposes some very large buildings in Areas B and C. These buildings will have potential to appear large and boxy. The Specific Plan includes design criteria and development standards to reduce the appearance of the mass. However, given the size of the buildings in relation to other on and off-site buildings, a question exists as to if the massing of the buildings can be designed appropriately so that they are unobtrusive to offsite view. The Design Review Committee opined that the massing could be dealt with via the Specific Plan, their recommendations as conditions and with assurance of future review of sub-level projects. The DRC recommendations on changes to the Specific Plan as it relates to massing are as follows: • The multi-purpose building should be set back 100 feet from Santiago Canyon Road instead of the 30 feet shown. The applicant changed the Specific Plan to accommodate this recommendation(Specific Plan Errata No. 2—Exhibit E) • The age-qualified independent assisted living 3-story portion of the building should be set back a minimum of 75 feet, with allowable additional height of 1 foot for each additional 1 foot of setback, with a 36-foot height limit at setback and a maximum height of 42 feet. The applicant changed the Specific Plan to accommodate this recommendation (Specific Plan Errata Nos. 3 and 4—Exhibit E) • The applicant shall provide, prior to submittal to the Planning Commission, a recommended FAR maximum that they would be able to comply with, and that the Planning Commission compare that to the existing zoning in other parts of Orange. The applicant has changed the Specific Plan to reflect a 0.7 FAR in the Development Standards for the single-family residences (Specific Plan Errata No. 16—Exhibit E). For comparison purposes, the Orange Municipal Code lists the following FAR standards: Lot Area in Square Feet Maximum FAR <10,000 0.60 10,000-39,999 0.50 Planning Commission Staff Report January 13, 2014 Page 31 >40,000 0.40 Issue 7 - Planninp-Area A Public Entit�Dedication: Planning Area A includes the creek, sensitive creek habitat, fire fuel modification zones, buried rip- rap and the Santiago Creek Trail. The Specific Plan states the Greenway Reserve (Planning Area A) "shall be conveyed to either the City, Orange County Parks, the Master Homeowner's Association (HOA) or Orange County Transportation Autharity (OCTA) as a habitat restoration project." PDF REC-1 also states in part that "The recreational and open space areas in Planning Area A will be maintained by Owner until and if donated to the County or other public agency." No indication has been provided that indicates who, of the options provided, would eventually be the owner of Planning Area A. With uncertainty of ownership or dedication for Planning Area A, staff is concerned that the property would default to the HOA who may not be an effective steward for maintenance of buried rip-rap, the Santiago Creek Trail, the fire fuel modification area, the creek with regard to restoration needs and overall maintenance of sensitive habitat and the greater habitat area north of the creek. With HOA ownership of Planning Area A, there could be an increased likelihood that City involvement would be needed to encourage the HOA to conduct the maintenance responsihilities for Planning Area A. Furthermore, it is not known if adequate HOA funding would be available to conduct the necessary maintenance. Health and Safety In addition to the Dam Inundation and Air Quality impacts mentioned in the issues section titled Significant and Unavoidable Impacts of the DEIR, the following health and safety issues items are discussed: Issue 8 - Fire Fuel Modification Plan: The applicant has received approval of a preliminary Fuel Modification Plan by the Fire Department. Two variables remain that could change the Fuel Modification Plan: l. The project needs to use County owned land at the east end of the project site for fire fuel modification purposes for the project. The County could reject the use of their land for this purpose. 2. If the project is approved, the applicant would then need to secure permits required under Section 1602 of the California Fish and Game Code and Section 401 of the Clean Water Act. Those permits would need to be secured in a manner that allows for unrestricted installation and maintenance of the conceptual fuel modification plan approved by the Fire Department for the project under the project EIR. If the County denies the request for use of their land and/or requirements from the California Department of Fish and Wildlife or United States Army Corps of Engineers cause inconsistency with the approved conceptual fuel modification plan, the proposed tract design would merit Planning Commission Staff Report January 13, 2014 Page 32 redesign with a modified fire fuel modification plan. The applicant would need to seel< all necessary revisions to the project in accordance with City procedures and the California Environmental Quality Act. A final Fuel Modification Plan will be required prior to tract grading. A project design feature (PDF BIO-7) states that the project will "......modify the vegetation, and re-vegetate in the fuel modification zone to the southeast of the project site with appropriate landscape materials." However, if the land is donated and is under separate ownership there is no guarantee that the necessary re-vegetation will be allowed to be conducted or that it will be allowed to be conducted in a manner that meets the project biologist recommendations or City fire fuel modification requirements. Staff is proposing a condition that "Prior to final map recordation and/or prior to transferring ownership of Planning Area A, the applicant shall ensure that easements on Planning Area A are contractually secured so that the Master Association and/or individual Planning Area Associations may facilitate fire fuel modification clearance in accord with the Biological Project Design Features and Mitigation Measures in the project Environmental Impact Report and for reserving the Santiago Creek Trail for public use and for preserving maintenance rights of the trail. The Community Development Director or designee shall review and approve the contract language for land ownership transfer of Planning Area A with regard to preserving fire fuel modification clearance, reserving the Santiago Creek Trail for public use, and for verifying maintenance rights of the trail." Issue 9— On-Site Hazardous Material: The DEIR discloses the following hazard potentials for the project site: 1. Vapor intrusion of Volatile Organic Compounds (VOCs) into future project site buildings; 2. Ingestion of contaminants in soil; 3. Inhalation of contaminants in air (dust, vapor, gases), including those volatilized or otherwise emitted from groundwater, surface water and soil; and, 4. Dermal contact with contaminants in water, soil, air and other media, such as exposed wastes or other contaminated material. A full description of hazardous materials identified in boring samples and their respective concentrations and locations are included in Appendix I of the DEIR. The DEIR concludes that all other potential hazards and hazardous materials that may have previously been located on the project site no longer exist, including asbestos. The DEIR acknowledges that the proposed project could create a short-term significant hazard impact to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment during ground-clearing and site grading activities (Impact HAZ-1). As a result Mitigation Measure MM HAZ-1 is proposed such that " Prior to the issuance of any grading permits, the project applicant shall demonstrate to the satisfaction of the Directars of Public Works and Community Development that remedial actions in accordance with adopted State standards have been taken on-site, or that the excavation and off-site disposal has occurred." Planning Commission Staff Report January 13, 2014 Page 33 The DEIR acknowledges that the proposed project could pose a long-term significant human health risk from TCE-impacted soils and/or methane to users of residential buildings located in P1aruling Area C (Impact HAZ-2). As a result Mitigation Measure MM HAZ-2 is proposed so that "Prior to the issuance of any grading permit the project applicant shall demonstrate to the satisfaction of the Directors of Public Works and Community Development that remedial actions, in accordance with adopted State standards, have been taken on-site or that buildings will include vapor barriers or passive/active venting systems." These issues are further discussed in more detail in Master Response 2.3 in the Final EIR, in section 5.8 of the DEIR, and in Appendix I to the DEIR. Pursuant to confirmation with the project environmental consultant, Phase I and II environmental assessments were conducted on-site. Areas requiring remediation were identified. All but two of the identified locations have been remediated in accord with State standards. Two areas remain in the boundaries of the grading permits issued for current backfilling operations at the site. Backfilling has not occurred in these areas as of this writing. Issue 10—Adjacent Former Villa Park Landfill: The project is adjacent to the former Villa Park Landfill. The project itself would not cause disturbance to any hazardous materials in the landfill. However, concern of inethane migration onto the site has been analyzed. Mitigation Measure MM HAZ-2 will alleviate the potential issues from methane migration from the landfill into project buildings. The City received a comment from County of Orange Environmental Health indicating that a 1,000 foot buffer is necessary from the edge of the landfill property to any building in Planning Area B unless certain design features are implemented, including geomembranes which the applicant does not propose. Upon further analysis of the legal ability to mandate such a requirement, the law is only applicable to buildings on a landfill parcel. Since the project and Area B buildings are on separate parcels, the design features (geomembrane) are not mandatory and alternate methods such as MM HAZ-2 may be utilized. Nevertheless, the project applicant will need to demonstrate to the City that methane intrusion into project buildings will be mitigated at the time grading occurs for each sub-level development in each planning area. "Parks",Trails, Open Space and Recreational Amenities Issue 11 - Trails: The following issues pertain to the project trails: • Trail Erosion in Planning Area B - A portion of the public trail along the creek adjacent to Area B, but in Area A, is subject to erosion because buried rip rap is not proposed for this section of the site. Erosion of the trail could leave any public entity accepting the responsibilities for the trail with having to repair it. The other segments of the trail adjacent to areas C and D have buried rip rap adjacent to the trail which will act as a preventative measure in case the creek bank erodes to that point, thus preserving the trail segments. If the unprotected Area B-adjacent Planning Commission Staff Report January 13, 2014 Page 34 trail segment is washed out, there is a likelihood that the community would seek County or City repair of the trail, regardless of if the HOA ends up being the ultimate Area A owner. Depending on the extent of the erosion, the time, costs and environmental and public participation process for the repairing agency could be significant. • Differing Trail Standards—The trail standards and criteria that the project proposes to impleinent are often those of the Specific Plan and County trail standards rather than City standards, specifically in regard to the design for trail widths. Far example, Figure 4.18 of the Specific Plan shows the Santiago Creek Trail as 20 feet wide within a variable unspecified easement. However, Detail 5 (Attachment 9) from the City's Recreational Trails Master Plan shows two 10-foot wide trails for two types of trail users separated by a central four-foot wide landscape planting and with four feet of planting on each side of the trail in a standard easement of 32 feet. The applicant-proposed design may not optimize trail function and user conflict as much as the City standard. While the applicant has the ability to propose a Specific Plan with standards that deviate from City standards, the Planning Commission may find that the divided trail design of the City's standard is preferred over the Specific Plan's single trail. The City standard was crafted based on community scoping input including those with expertise in the various facets of trail use. Staff believes the City standard to be more desirable in form and function to what is proposed in the Specific Plan. The applicant is using County trail standards for the Santiago Creek Trail consistent with their plan to donate the trail (with Planning Area A) to the County in anticipation that the County would connect the trail to County trails. • Mabury Trail and Santiago Creek Crossing - The project does not provide for all the General Plan trails designated over the project site (General Plan Figure CM-3 — Attachment 10). The Mabury-adjacent trail will remain as is and, under the project, will not realize a dual trail of trail plan widths for bike riders, pedestrians and equestrians in accord with Detail4 (Attachment 11) from the City's Recreational Trails Master Plan. A creek crossing trail will also not be constructed to connect with the Mabury trail. The applicant states that although the project does not provide all trails in compliance with the General Plan on the project property, the project does not prevent future building of the additional General Plan identified trails. The ramifications of the applicant not providing, expanding or meeting the City's Recreational Trails Master Plan dimensions is that, in order to fulfill the General Plan identified trail linkages in the future, the City or another agency would have to purchase the trail land, install and maintain the trails. Staff believes that the Mabury-adjacent trail should be upgraded to a dual trail system as identified in the General Plan because it is wider, supports more users and has additional landscaping, all of which provide for a more desirable design. • Unsecured Trail Connections - There is no assurance of future trail connection to Cannon Street or to Santiago Oaks Park. The applicant is offering the "potential" for connections. What this leaves the City with until such time that other connections are made is access to and from the site via the easterly Santiago Canyon Road trail and via a new street crossing at the project entrance (Nicky Way) that crosses by the Mara Brandman Arena. The FEIR notes that the applicant has agreed to fund a connection to Cannon Street. Staff recommends a condition that would require funding for the Cannon Street connection to be provided based on a cost analysis Planning Commission Staff Report January 13, 2014 Page 35 approved by the City prior to the issuance of 50% of Certificates of Occupancy of either Planning Area C or D, whichever occurs first. • Trail Construction Timing- PDF REC-6 provides trail construction timing as follows: Santiago Creek and Santiago Canyon Road Trails — Temporary trails would be constructed at issuance of 50% of Certificates of Occupancy of either Planning Area C or D, whichever occurs first. The ultimate (permanent) multi-purpose recreational trails would be constructed at issuance of 50% of Certificates of Occupancy of the adjacent land use as development occurs (e.g., ultimate multi-purpose recreational trails adjacent to Planning Area D would be built as development occurs in this area). The ultimate (permanent) Planning Area B adjacent trail segment would be constructed prior to development on Planning Area B. Central Connecting Trail (Located in the Linear Open Space) - This ultimate (permanent) trail would be constructed at issuance of 50% of Certificates of Occupancy of Planning Area D. The proposed trail timing is not as early as staff would like. Staff would rather see all of the ultimate trails for the whole of the site constructed at a much earlier point in development such as prior to the issuance of any building permit or prior to the issuance of a fifth building permit. Under the applicant proposed timing, the uncertainty of development in Planning Area B could lead to a temporary trail being the only trail realized for the Planning Area B-adjacent trail segments. Issue 12 —Applicant Offerin�s Versus Parkland Dedication Fees: Park Qualification - The applicant seeks to provide a privately owned but publicly available linear open space area with a trail running through it over a drainage easement. This feature is located central to the project at the terminus of the main entry to Planning Areas C and D. The DEIR and Specific Plan refer to this area as a "Linear Park" but staff refers to it as Linear Open Space. The function of the area is at issue and merits a Planning Commission recommendation as to if the linear open space meets the criteria for a public park. The recommendation of the Planning Commission will assist the City Council in their decision as to the definition of this area, as defined by the Orange Municipal Code. The applicant is seeking, in addition to other project recreation amenities, to receive park credit from the City for the Linear Open Space. Beginning on page 5.15-20 of the DEIR, is staff's reasoning disagreeing with the applicant that the Linear Open Space should be considered a public park. The trail proposed within the open space area is one "Recreational Facility" but at least one other facility is needed in order for the "Park" definition of the code to be met. Furthermore, the site does not include any public parking lot or. restroom facilities in association with it, which is a component that most City public parks have. Even if the area offered by the project applicant had multiple "Recreational Facilities" on it to meet the code definition of a "Park", it still would not qualify for the "Minimum Park Standard" code definition needed to qualify for parkland dedication (Attachment 13). Applicant Offerings - The applicant does not seek to provide a traditional park with facilities or pay in lieu fees which the City would use to acquire, build and/or improve a park(s) and obtain credit towards the City's population to park ratio. The applicant is proposing: Planning Commission Staff Report January 13, 2014 Page 3 6 o public trails over all planning areas o a publically available linear area with a trail through it with no public parking lot to support its public use (Planning Area D) o the opportunity for a private pay-for-use recreational facility/facilities in Planning Area B o an expanse of open space (Planning Area A) o amenities within their private residential community. None of the applicant's offerings may be considered public parks by City code definitions and park precedent. Trails and open space are not like park facilities in a traditional sense that appeals to and is used more by the greater population. Based on the Orange Municipal Code, parkland dedication should occur with a physical park and/or in lieu fees as opposed to just providing trails and offering open space land. Doing so would offset the fair share park needs of the project. Since the City Council will make the ultimate decision, the DEIR provides the City and developer positions for providing parkland. The DEIR states that the applicant has the option to just provide open space land, trails, and private recreational opportunities or, if determined by the Council, may be required to provide parkland andlor in-lieu fees or, may provide any combination of offerings and fees. Staff does not believe that any of the applicant's alternative amenity offerings meet the code requirements for public parkland dedication and believe the applicant is obligated to provide parkland and/or in lieu fees. The menu format of the DEIR gives the applicant a code-based back up contingency if the Council agrees with staff that park land or fees is mandatory and may not substitute for developer based amenities. Issue 13 —General Plan Land Use Designation Amendment: The Open Space Park (OS-P) designation may not be appropriate based on the proposed Planning Area B uses. The proposed uses are more like a private commercial recreational designation in function rather than open space. Although a public trail will cross the property, the facilities provided on the property will not be developed as and may not function like a public park. They will be private pay-for-use facilities open to the paying public with private ownership reserving the right to refuse service in accordance with law. However, the General Plan's OS-P corresponding Recreational Open Space (R-O) Zoning designation allows private parks with a Conditional Use Permit and the other uses listed in the Specific Plan correlate well to the uses listed in the zoning code under the Recreational Open Space designation. Therefore, the proposed OS-P Land Use designation may be the best fit from available land use designations even though the proposed use has no public park or open space functions. The proposed General Plan Amendment of the Open Space Park designation would make it such that private park facilities could qualify for inclusion in meeting park facility requirements if a private entity were ever to enter into a public/private facility relationship. However, the applicant is not proposing to provide public cooperative facilities at this time. Allowing private park facilities Planning Commission Staff Report January 13, 2014 Page 37 would not assist the developer with the City's obligation to provide public park facilities nor could the City include private park facilities as counting toward fulfilling public park goals. Issue 14 - Private Recreational Amenities: The Specific Plan states in several locations that the project "allows" for the development of recreational facilities. Examples of where this language can be found are in Specific Plan Sections 1.6 "Design Intent", 1.7 "Project Goals" and 1.9 "Project Summary". The statements of"promote" and "encourage" are prevalent throughout the document. The Planning Area B "Project Description" in Specific Plan Section 1.9 does make a statement with regard to Area B that states that recreational uses "shall be developed." However, the Specific Plan predominantly states that opportunities will be provided, not that they will be constructed. The Specific Plan does not provide for any concrete guarantees of uses, specifically the recreational amenities, but instead cites a list of permitted uses in a menu format. The ultimate owner of Planning Area B could choose to build one of the listed uses, do nothing, or receive approval of a change to the Specific Plan with proper environmental processing to build something else. The only certainty for Planning Area B would be the temporary Santiago Creek and Santiago Canyon Road Trails installed pursuant to trail construction timing. Issue 15 - Creek Restoration: Specific Plan Section 3.2.2 indicates that "the proposed project does not provide for the restoration of Santiago Creek." To staff's knowledge, there are no requirements for the current or future property owner of Planning Area A to modify, re-vegetate or restore the creek or any other adjacent habitat, except where the DEIR describes that a small area will be disturbed and mitigated to accommodate project drainage. If the project were to be approved, staff and the Design Review Committee (Issue 29, Landscape Errata) recommend that creek restoration should be a contingency of approval or a concession the Developer consents to in a Development Agreement, if one is adopted. Issue 16—Buried Rip Rap On Coun. Propert� In the FEIR, Comment 3.12 from the Orange County Flood Control District notes that buried rip rap for the project encroaches onto the District's right-of-way. The District states that "any iinprovement should be within the proponent's property." The EIR and the project rely on the buried rip rap. Should the rip rap not be able to be located on the District's property, it would either need to be removed or relocated. The result of change may necessitate changes to the environmental analysis and project layout. Such change could necessitate re-analysis of project geology, hydrology, biology, evacuation planning, emergency access, trail consistency and project description in the EIR. Such changes could merit recirculation of the EIR for the modifications. Furthermore, changes could cause tract map configurations resulting in fewer or modified lots, a revised fuel modification zone and relocation of the creek trail. Design Planning Commission Staff Report January 13, 2014 Page 38 Issue 17 - Architecture: After two meetings and applicant agreed upon revisions to the Specific Plan, the Design Review Committee (DRC) recommended that the Design Criteria.and Development Standards of the Specific Plan and the tract map would be adequate to guide architectural development in the project area (See Attachment 6). Seven different architectural styles are proposed for the project area as identified in Section VI. of the staff report project description and as identified in Section 4.3 (page 4-12) of the Specific Plan. The variety of architectural styles and variations permitted on the themes of each style lend the ability of future site specific proposals to consist of numerous themes and combinations. The Design Review Committee found that the variety of architectural styles and associated interpretations would be managed for compatibility internally and with surrounding neighborhoods by subsequent required review by the Design Review Committee for specific developments that would occur within the project area. Those subsequent development proposals would be accompanied by detailed architectural plans. The DRC recommended architectural changes have been made in the Specific Plan by the applicant. They are as follows: • The two-story age-qualified assisted living as illustrated on Figure 3.3 of the Specific Plan should be modulated to provide more animation in both the horizontal and vertical dimensions (Specific Plan Errata No.l - Exhibit E). • The neighborhood enclaves as shown on Attachment No. 7 to the DRC Staff Report which shows a collection of different styles and that the Early 20th Century Spanish Revival and California Contemporary styles are recommended for approval (Specific Plan Errata No.6 - Exhibit E). • The enclave arrangement should be changed to provide consistency on both sides of the streets as they pass through the neighborhood (Specific Plan Errata No.S - Exhibit E). • The requirement shown on Page 4-30 of the Specific Plan requiring at least two primary building materials on building wall planes is too restrictive for some of the architectural styles and should be eliminated (Specific Plan Errata No.7 - Exhibit E). • The requirement shown on Page 4-30 of the Specific Plan showing minimum eave and rake overhangs is too restrictive for certain styles and should be either eliminated or specified individually for each style (Specific Plan Errata No.8 - Exhibit E). • The requirement shown on Page 4-34 of the Specific Plan requiring that the detached garages, if provided, shall have similar roof treatment as the building they serve is too restrictive in that it might prevent flat roof garages with parapets which could be appropriate in certain situations (Specific Plan Errata No.9 - Exhibit E). • That wording shall be added to the Specific Plan to encourage the ganging up of plumbing vents to reduce the number of roof penetrations where possible (Specific Plan Errata No.10 - Exhibit E). • That the door and window trim details shall be consistent on all elevations of a given structure (Specific Plan Errata No.13 - Exhibit E). Planning Commission Staff Report January 13, 2014 Page 39 • That the window offsets between neighboring residential units should be required where separated by narrow setbacks (Specific Plan Errata No.14 - Exhibit E). • That the applicant shall re-study and re-work the area of the Tract Map shown in Enclave A of Planning Area D where the access easements are used to reach homes.—The applicant states that they agree to re-study the Tentative Tract Map to reconfigure Planning Area D, Enclave A but no revisions have been proposed to date. The DRC recommended condition would become a final condition if approved by the City Council and a sub-level application for development in Planning Area D would need to comply. • That plans to be submitted for further review by the DRC shall include a comprehensive fence and wall program to ensure compatibility throughout the project (Specific Plan Errata No.15 - Exhibit E). • That the architectural styles shown in the previous submittal should have removed from them the Craftsman and Andalusian treatments. The additional treatments of California Contemporary and Early 20th Century Spanish Revival are be recommended for approval (Specific Plan Errata No.17 - Exhibit E). • That dual-use driveways for two units shall be encouraged where possible (Specific Plan Errata No.l l - Exhibit E). • That the architectural treatment of the non-single family detached residential, recreational, and the age-qualified housing shall be of a compatible form along Santiago Canyon Road with the residential (Specific Plan Errata No.23 - Exhibit E). The applicant added language to the Specific Plan remarking that "it is suggested" that the architectural styles be compatible with one another. The applicant has noted their intent to make sure compatibility will occur. Rather than make an additional change to the Specific Plan at this time, staff is recommending a condition to remove the suggestion and make it mandatory for styles to be compatible. Issue 18 - Landscaping: Although a wide array of landscape material possibilities and planting standards are proposed, no specific landscape plan is proposed at this time. The plant pallet and landscape standards for the project are discussed in Section VII of the project description in this staff report with references to the locations of landscaping related text in the Specific Plan. The Design Review Committee found that, with the applicant agreed upon changes to the landscaping, the landscape pallet, landscape theme and planting standards for the proposed project would be compatible internally and within the area context and would be applied to future specific development proposals that would occur within the project area. Those subsequent development proposals would be accompanied by detailed landscape plans. The DRC recommended landscape changes have been made in the Specific Plan by the applicant. They are as follows: • The shrub/tree category should be added to the plant palette (Specific Plan Errata No.20 - Exhibit E). • Page 4-106 should be revised to state "avoid tree species which have vigorous linear migrating root systems" (Specific Plan Errata No.21 - Exhibit E). Planning Commission Staff Report January 13, 2014 Page 40 • A statement for slope planting should be added to the effect that the minimum tree density is two trees per thousand square feet and that the applicant may want to increase the tree count to save water(Specific Plan Errata No.22 - Exhibit E). • DRC Suggestion: Efforts should be made to ensure that Planning Area A is provided with more natural vegetation which would require the removal of non-native planting and the addition of appropriate native species (Specific Plan Errata No.19 - Exhibit E). The Errata provides a revised palette only. Staff is not certain if the DRC recommendation originated from a desire for a revised plant pallet or that the recommendation sought to have a remediated creek. In any event, the project currently does not provide for assurance that more natural vegetation would be installed and removal of non-native plants would occur. Issue 19—Desi�biective: Under the "Purpose and Intent" of the design review process as specified in Orange Municipal Code Section 17.10.070A, "The City's design objective is to enhance the community character and identity of the City by promoting diversity, creativity and cohesiveness in the development of property, building structures, site relationships and landscape through quality design." The DRC opined on all the topical areas except site relationships as "site relationships" were not under the purview of the DRC. The DRC was tasked with reviewing the appropriateness of the individual developments, not their effect on surrounding properties. A summary of the DRC conclusions for applicable topical areas of their purview is provided below. The issue of the project's site relationship is discussed in regards to the relation to the overall community. (1) Diversity: The DRC opined that the diversity far the project is achieved in that a variety of architectural styles, massing and density is proposed amongst an array of amenities and landscaping options. The DRC looked only at diversity in relation to the project area. The Planning Commission should opine on the diversity in relation to the surrounding community. (2) Creativity and Cohesiveness in the Development of Property: The DRC opined that creativity of development of the property is achieved in that a variety of architectural styles, massing and density is proposed amongst an array of amenities and landscaping options. (3) Building Structures: Absent any actual building structures to review at this time and apart from the massing and scale discussed in the prior issue items, the Planning Commission will need to determine if the Design Criteria and Development Standards of the Specific Plan will be an adequate framework for future specific development proposals. The DRC opined that, with their recommendations implemented into the Specific Plan, future structures on-site would have proper guidance for sub-level development proposals. (4) Site Relationships: Site relationship of the project to the community was not an issue under the DRC purview. In light of the discussions in the Project Background section of the staff report and issue items listed below, the Planning Commission should determine if the project is designed with a proper site relation.ship to surrounding communities: Planning Commission Staff Report January 13, 2014 Page 41 • Project Background, Greenbelt Plans (page 8) • Issue 1, Significant and Unavoidable Aesthetic Impacts (Long-Term Aesthetic Visual Impacts) • Issue 2, Proposed General Plan Amendments and Zone Change • Issue 4, Context • Issue 5, Density • Issue 6, Massing (5) Landscape Through Quality Design: This issue is addressed in Issue 18 above. Parking and Circulation Issue 20 - Street Standards: As shown in the Public Works Department memo (Attachment 7) streets with sidewalks on one side of the street may occur if 1) there are no driveways on the side of the street without sidewalks and 2) a Pedestrian Circulation Plan is approved. Early in the project processing, the applicant proposed a street section with sidewalks on only one side of the street. The Public Works Department maintained that per City Standard No. 108, 6-foot sidewalks are required when driveway access to residential garages occurs along a street frontage. The applicant therefore, revised their street segments to include sidewalks on both sides where driveway accesses are proposed. Then the Design Review Committee opined that sidewalks on only one side of the street would be a preferable design. The applicant concurred and provided revised street sections as shown in Specific Plan Figure 3.5. As a contingency of the DRC recommendation to accommodate sidewalks on only one side of the street, the DRC requested an additional six-foot setback for properties on the sides of the streets with no sidewalk. The DRC objective was to keep the street scene symmetrical with equal distance between the curbs and homes on each side of the street. As a concession for the six foot additional front yard setback that would occur for homes on lots with no adjacent sidewalk, the DRC allowed the homes on those lots to have a reduced rear yard setback of five feet. The applicant does not agree to the reduced five foot rear yard setback because they do not agree to an additional six foot front yard setback. The DRC comments and applicant response are as follows: DRC Recommended Change Applicant Change to the Specific Specific Plan Plan Errata No. (Exhibit E) That there are situations on the site Street sections Planning Area D- 4' 24 and 25 where the use of sidewalks on only sidewalk one side with landscape one side of the street would be both sides-this has been revised in preferable to having sidewalks on the document . both sides and that the City's Public Works Department should be The applicant proposal does not encouraged to find a means to comply with City Standard Plan No. accommodate this design. It is the 108 as discussed in the project Planning Commission Staff Report January 13, 2014 Page 42 preference of the DRC that there description. should be landscaping between the curb and the sidewalk at least 6-feet Shifting buildings back 6 additional wide and that the sidewalks could be feet on the street side without reduced to a 4-foot width in these sidewalk is a suggested revision that situations. With this change, the new the applicant does not accept. Page 3-23 provided as Attachment No. 12 is preferable to the original in the Specific Plan but that a Pedestrian Circulation Plan must be provided in order to justify the use of sidewalks on one side prior to review by the Planning Commission. In addition, the setback on the non-sidewalk side of the street shall be increased by 6- feet. To shift the buildable/building area Because the applicant is not None back 5-feet and reduce the rear-yard amenable to shifting buildings back setback by 5-feet. an additional 5 feet where no sidewalk would exist (26 foot front yard setback), no Specific Plan changes have been provided. The City's Public Works Department has reviewed the applicant's revised street sections and provides the following response: • Typical Section T-T: sidewalk needs to be 5' and street width needs to be 30' (12' lane with no parking and 11' lane with parking). • Typical Section E-E: 6' sidewalk is required • Typical Section H-H: 6' sidewalk should be located on the left side of the typical section as the homes are located on that side. • Typical Section F-F and Section I-I: 6' sidewalk is required if driveway access to garages is needed. • Section S-S: 30' street width is required with 12' lane (no parking) and 11' lane with parking. • It's not clear if rolled curb is proposed for this project. Rolled curb should not be used for this project. • Per City Standard No. 108, 6' sidewalk is required when driveway access to residential garages occur along a street frontage All other streets and sections within the project would comply with City Standard Plans. Planning Commission Staff Report January 13, 2014 Page 43 Issue 21 - Parkin� Code Deviations; On-street parking is being used as required parking (Specific Plan page 6-7, Footnote 3.) This clause essentially applies to guest parking and may be requested under the Specific Plan because the project proposes private streets. However, for any other non-Specific Plan project in the City whereby a project has a public street(s), street parking serves to general public and may not be reserved for private use. Hence, for most projects, the City's guest parking requirements must be provided on-site and the public, including project residents, can also use street parking. In the case of the project, a private gated community is proposed and street parking would be for residents and their guests. Area C development requires fewer parking spaces because it is restricted to seniors that do not have average household sizes and not as many occupants may drive. It may be prudent to be mindful of market trends for future potential parking needs. Based on future demographics, property holding groups may seek to convert the senior component of the project into an unrestricted residential development and parking needs could change. Such a change would merit an analysis of traffic impacts and the proper entitlements would need to be sought. Code-absent parking standards are being proposed for some uses. Staff supports the standards being used because they are backed by current Institute of Traffic Engineers Parking Generation Rates. Uses with proposed rates that are absent in the code are: • Multi-Purpose Community Facility— 1 space per 300 square feet of gross recreation area • Parks and Athletic Fields— 15 spaces per field • Active Instructional Group Uses—4 spaces per 10 students plus one space per instructor Issue 22 - Timing for Right-of-Way Dedication: The project proposes a 10-foot wide right-of-way dedication along Santiago Canyon Road for future widening prior to final subdivision tract map approval. However, should only the final parcel map be pursued and the final subdivision tract map never occur, the City might have difficulty obtaining the required dedication from each individual Planning Area owner, assuming the Planning Areas might be sold separately. Also, obtaining the right-of-way could be disjointed because the entire site is not likely to be developed at once. The City needs to be able to obtain the whole of the dedication in fee title prior to sale of individual Planning Areas. Staff has included a project condition requiring the dedication of 10 feet of Santiago Canyon Road right-of-way concurrent with the first map to be finaled. ADVISORY BOARD RECOMMENDATION Staff Review Committee: Planning Commission Staff Report January 13, 2014 Page 44 The Staff Review Committee reviewed the project on multiple dates over the past 5 years and ultimately recommended that the DEIR Notice of Availability be released and that the project proceed to the City's recommending bodies and the City Council. Design Review Committee: The Design Review Committee reviewed the subject proposal at their August 7 and October 21, 2013 meetings, and recommended by a vote of 4 to 1 that the Specific Plan would be adequate to guide project development as it pertains to their design review purview(Attachment 6). ATTACHMENTS/EXHIBITS Attachments to Report: 1. Vicinity Map 2. DRC Staff Report Dated August 7, 2013 3. DRC Meeting Minutes Dated August 7, 2013 4. DRC Staff Report Dated October 2, 2013 5. DRC Memo Dated October 2, 2013 6. DRC Meeting Minutes Dated October 2, 2013 7. Department of Public Works Memo Dated September 3, 2013 8. Department of Public Works Street Standard No. 108 9. Detail5 of the City's Recreational Trails Master Plan Standards 10. General Plan Figure CM-3 Plan for Recreational Trails and Bikeways 11. Detail4 of the City's Recreational Trails Master Plan Standards 12. Specific Plan Local Streets, Private Drives and Alley Cross Sections 13. Minimum Park Standard Definition Exhibits provided to the Planning Commission: A. Draft Environmental Impact Report No. 1818-09 B. Technical Appendices to Draft Environmental Impact Report No. 1818-09 (included as data disks on rear cover) C. Final Environmental Impact Report No. 1818-09 (Response to Comments, Errata to Draft EIR, and Mitigation Monitoring and Reporting Program) D. Specific Plan E. Specific Plan Errata F. Tentative Tract Map G. Tentative Parcel Map cc: Bret B. Bernard, AICP Director of Planning and Development Planning Commission Staff Report January 13, 2014 Page 45 JMI Properties/Santiago Partners, LLC 888 South Disneyland Drive, Suite 101 Anaheim, CA. 92802 Megan Penn KTGY Group, Inc. 17922 Fitch Irvine, CA 92614 Jakki Toiilcovich Vista Community Planners 1278 Glenneyre Street, Suite 110 Laguna Beach, CA 92651 Planning Commission January 13, 2014 I 3. NEW HEARING: 3.1 GENERAL PLAN AMENDMENT (GPA 2009-002 — INCLUDES AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN (SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101), TENTATIVE TRACT MAP 17344 (TTM 0025-09), MAJOR SITE PLAN REVIEW(MJSP 0595-09), DESIGN REVIEW COMMITTEE (DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND ENVIRONMENTAL IMPACT REPORT (EIR 1818-09) — RIO SANTIAGO The applicant proposes to change the General Plan and Zoning Designations for the 110 acre site and create a Specific Plan that would allow: a maximum of 130 single family homes; a maximum of 265 senior (age-restricted) housing units that could include up to a three story building; pay-for-use private recreational facilities which could include up to an 81,000 square foot building; and, open space areas north of and including Santiago Creek. Publicly available trails, publicly available open space and private streets are also proposed as part of the project. LOCATION: 6118 East Santiago Canyon Road NOTE: The project is subject to environmental review per the provisions of the California Environmental Quality Act (CEQA). A Notice of Preparation (NOP) and Public Scoping Meeting Notice regarding the project were distributed to the public and public agencies via required noticing procedures. The NOP disclosed that the City intends to prepare an EIR for the project pursuant to CEQA and the CEQA Guidelines. The public and agency comment period ran from May 14, 2009 to June 12, 2009. A scoping meeting was held on May 14, 2009. As a result of the comments and concerns collected at the May 14, 2009 scoping session and during the public comment period, the applicant revised the project and a new NOP and Public Scoping Meeting Notice were distributed to the public and public agencies via required noticing procedures. The public and agency co�nment period ran from April 7, 2011 to May 9, 2011. The second scoping meeting was held on April 7, 2011. Comments received at both scoping sessions and during the public and agency comment period are contained in Appendix A of the DEIR. ATTACHMENT NO. 18 3 PC MTG.MINUTES DATED 1/13/14 RIO SANTIAGO MAY 13,2014 CC MTG. Planning Commission January 13, 2014 I RECOMMENDED ACTION: Staff is seeking a Planning Commission recommendation to the City Council on the project so that staff may return with one or more resolutions for the Commission's consideration. Staff is requesting that the Planning Commission provide Staff with guidance regarding the project findings outlined in this staff report to accompany the Commission's direction to staff. The number of resolutions that Staff will return will depend on the Commission's recommendation for each of the project components. Commissioner Cathcart recused himself because he lives within 500' of the project site. Chair Steiner recused himself from the dais due to a conflict with his employment. 4. ADJOURNMENT: The meeting ended without a vote due to the lack of a quorum. Vice-Chair Buttress continued the item to the next regularly scheduled ineeting of January 20, 2014. Meeting adjourned at 7:12 p.m. 4 �F'�RA Planning Commission G,�.S,`���oMon.i r�!�C'CC' *: � � ;?, :* �� � ��y�� . �:= Agenda Item 72•, •� ��'.Ap,; ee O �b,e,.•'� L c�UNTY GP January 20, 2014 TO: Vice-Chair Buttress and Members of the Planning Commission THRU: Leslie Aranda Roseberr Planning Manager FROM: -Chad Ortlieb � � Senior Planner SUBJECT PUBLIC HEARING: GENERAL PLAN AMENDMENT (GPA 2009-002 - INCLUDES AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN (SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101), TENTATIVE TRACT MAP 17344 (TTM 025-09), MAJOR SITE PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE (DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND ENVIRONMENTAL IMPACT REPORT (EIR 1818-09)—RIO SANTIAGO SUMMARY The Rio Santiago Project was continued from the January 13, 2014 Special Planning Commission meeting due to the lack of a quorum. The staff report and attaclunents for the January 20, 2014 meeting are the same as given to the Planning Commission for the January 13, 2014 meeting. ATTACHMENT NO. 19 PC STAFF REPORT DATED 1/20/14 RIO SANTIAGO MAY 13,2014 CC MTG. � J -�� �: Planning Commission r`� `` � '�� � January 20, 2014 3. NEW HEARING: 3.1 GENERAL PLAN AMENDMENT (GPA 2009-002 — INCLUDES AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN (SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101), TENTATIVE TRACT MAP 17344 (TTM 0025-09), MAJOR SITE PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE (DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND ENVIRONMENTAL IMPACT REPORT (EIR 1818-09) — RIO SANTIAGO The applicant proposes to change the General Plan and Zoning Designations for the 110 acre site and create a Specific Plan that would allow: a maximum of 130 single family homes; a maximum of 265 senior (age-restricted) housing units that could include up to a three story building; pay-for-use private recreational facilities which could include up to an 81,000 square foot building; and, open space areas north of and including Santiago Creek. Publicly available trails, publicly available open space and private streets are also proposed as part of the project. LOCATION: 6118 East Santiago Canyon Road NOTE: The project is subject to environmental review per the provisions of the California Environmental Quality Act (CEQA). A Notice of Preparation (NOP) and Public Scoping Meeting Notice regarding the project were distributed to the public and public agencies via required noticing procedures. The NOP disclosed that the City intends to prepare an EIR for the project pursuant to CEQA and the CEQA Guidelines. The public and agency comment period ran from May 14, 2009 to June 12, 2009. A scoping meeting was held on May 14, 2009. As a result of the comments and concerns collected at the May 14, 2009 scoping session and during the public comment period, the applicant revised the project and a new NOP and Public Scoping Meeting Notice were distributed to the public and public agencies via required noticing procedures. The public and agency comment period ran from April 7, 2011 to May 9, 2011. The second scoping meeting was held on April 7, 2011. Comments received at both scoping sessions and during the public and agency comment period are contained in Appendix A of the DEIR. ATTACHMENT NO. 20 PC MTG.MINUTES DATED 1/20/14 3 RIO SANTIAGO MAY 13,2014 CC MTG. Plannmg Commission January 20, 2014 i� RECOMMENDED ACTION: Staff is seeking a Planning Commission recommendation to the City Council on the project so that staff may return with one or more resolutions for the Commission's consideration. Staff is requesting that the Planning Commission provide Staff with guidance regarding the project findings outlined in this staff report to accompany the Commission's direction to staff. The number of resolutions that Staff will return will depend on the Commission's recommendation for each of the project components. Discussion: Senior Planner Chad Ortlieb presented a project overview consistent with the staff report. Ken Ryan, KTGY, representing JMI Properties presented a PowerPoint explaining the applicant's vision including project description, public benefits, project site overview, historical uses, current uses, extensive community outreach, design principles and viability of the Rio Santiago project. Vice-Chair Buttress opened the Public Hearing. The following people spoke in favor of the project: • Bob Odle • John Moore • Shirley Grindle • Don Baddorf � Alice Sorenson • Nick Terpstra • Jim Meyer • Judy Lash • Ryan Hawkins • Rob Leiter • Chris Mormack • Lynn Canton • Mike Balsamo • Connie Bowen 4 Planning Commission January 20, 2014 The following people spoke in opposition to the project: • Kathy Ashford • Bob Davis • Jane Canseco • Katrina Kirkeby • Bob Kirkeby • Michelle Gregory • Debbie Mongan • Bob Meyers • Ann Meyers • Peter Jacklin • Tom Davidson • Theresa Sears • Sharon Mule • Ellen Richards • Vicki Coonradt • Bonnie Robinson • Mike Spurgeon • Scott Bottomley • Jason Phlaum • Jason Shoppert • Julie Hunter • Laura Thomas • David Sonneborn • David Piper • Jim Cathcart • Marius Vanderwatt • Charles Leffler Vice-Chair Buttress asked for a motion to continue the public hearing to a Special Meeting on Monday, January 27, 2014. The motion was made by Commissioner Correa. SECOND: Commissioner Gladson AYES: Commissioners Buttress, Gladson& Correa NOES: None ABSENT: Commissioners Cathcart and Steiner 5 . City of Orange Community Development Department Memo To: Vice-Chair Buttress and Members of the Planning Commission From: Chad Ortlieb, Senior Planner � . d. Through: Leslie Aranda Roseberry, Planning Manage Date: January 23, 2014 Re: Staff Report Clarification for the Rio Santiago Project At the January 20, 2014 Planning Commission Meeting, a member of the public stated that the staff report transposes the acreages of the project boundaries within the East Orange and Orange Park Acres Plans. The commentor is correct. Therefore, the correct statement is that "the project proposes to change the City's General Plan to remove portions of the project site from the 1975 East Orange General Plan (approximately 40.3 acres) and Orange Park Acres Plan(approximately 56.45 acres)". Subsequent to the January 20, 2014 Planning Commission Meeting, a Commissioner requested that staff contact one of the public speakers who stated that they had photographs of portions of the site from•the 1920s and 1930s. Staff left a voice mail at the number provided on the speaker card asking if staff could obtain the photographs. Staff has not received a return phone call to date. ATTACHMENT NO. 21 INFORMATION MEMO TO THE PC DATED 1/23/14 RIO SANTIAGO MAY 13,2014 CC MTG. ��� Printed on recycled paper 4/O1 G�����:�°���►.�� Planning Commission *� ��* A enda Item �: :�� g ��.. � �����,��� viv�rx January 27, 2014 TO: Vice-Chair Buttress and Members of the Planning Commission THRU: Leslie Aranda Roseberry Planning Manager FROM: Chad Ortlieb Senior Planner SUBJECT PUBLIC HEARING: GENERAL PLAN AMENDMENT (GPA 2009-002 - INCLUDES AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN (SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101), TENTATIVE TRACT MAP 17344 (TTM 025-09), MAJOR SITE PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE (DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND ENVIRONMENTAL IMPACT REPORT (EIR 1818-09)—RIO SANTIAGO SUMMARY The Rio Santiago Project was continued from the January 20, 2014 Planning Commission meeting and the January 13, 2014 Special Planning Commission meeting due to the lack of a quorum. The staff report and attachments for the January 27, 2014 meeting are the same as given to the Planning Commission for the January 13, 2014 meeting. ATTACHMENT NO.22 PC STAFF REPORT DATED 1/27/14 RIO SANTIAGO MAY 13,2014 CC MTG. Planning Corml7ission � ��* } �"�i�,t����, January 27, 2014 � � 3 3. CONTINUED HEARING: 3.1 GENERAL PLAN AMENDMENT (GPA 2009-002 — INCLUDES AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN (SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101), TENTATIVE TRACT MAP 17344 (TTM 0025-09), MAJOR SITE PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE (DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND ENVIRONMENTAL IMPACT REPORT (EIR 1818-09) — RIO SANTIAGO This item was continued from the January 13, 2014 Special Session of the Planning Commission and the regularly scheduled meeting of January 20, 2014. The applicant proposes to change the General Plan and Zoning Designations for the 110 acre site and create a Specific Plan that would allow: a inaximum of 130 single family hoines; a inaximum of 265 senior (age-restricted) housing units that could include up to a three story building; pay-for-use private recreational facilities which could include up to an 81,000 square foot building; and, open space areas i7orth of and including Santiago Creek. Publicly available trails, publicly available open space and private streets are also proposed as part of the project. LOCATION: 6118 East Santiago Canyon Road NOTE: The project is subject to environinental review per the provisions of the California Environrriental Quality Act (CEQA). A Notice of Preparation (NOP) and PuUlic Scoping Meeting Notice regarding the project were distributed to the public and public agencies via required noticing procedures. The NOP disclosed that the City intends to prepare an EIR for the project pursuant to CEQA and the CEQA Guidelines. The public and agency comment period ran froin May 14, 2009 to June 12, 2009. A scoping meetin�was held on May 14, 2009. As a result of the comments and concerns collected at the May 14, 2009 scopii�g session and during the public comment period, the applicant revised the project and a new NOP and Public Scopulg Meeting Notice were distributed to the public and public agencies via required noticing procedures. The public and agency comment period ran from April 7, 2011 to May 9, 201 L The second scoping meeting was held on April 7, 2011. Comments received at both scoping sessions and during the public and agency coimnent period are contained in Appendix A of the DEIR. ATTACHMENT NO. 23 3 PC MTG.MINUTES DATED 1/27/14 RIO SANTIAGO MAY 13.2014 CC MTG. Planning Commission January 27, 2014 I RECOMMENDED ACTION: Staff is seeking a Planning Commission recommendation to the City Council on the project so that staff may return with one or more resolutions for the Commission's consideration. Staff is requesting that the Planning Commission provide Staff with guidance regarding the project findings outlined in this staff report to accompany the Commission's direction to staff. The number of resolutions that Staff will return will depend on the Commission's recommendation for each of the project components. Discussion — Vice-Chair Buttress reopened the public hearing for those wanting to speak in favor or in opposition to the proposed project. The following people spoke in favor of the project: • Sue Obermayer • Keith Heisler • Bill Reinking • Rose Ellen Cunningham • Lois Widly • Diane Reissmuller The following people spoke in opposition to the project: • Christine Rosenow • Dan Graupensperser • Mark Sandford • Mike Forkort • Don Bradley • Sierra Scolaro • Mike Wellboun • Mike Granek • Laurie Marine • Fran Klovstad • Bill Klovstad • Frank Lesinsk • Paul Andrews • Lance Mora • Jack Colt • Ken Kribel • Kimberly Bottomley 4 Planning Commission January 27, 2014 = � � Vice-Chair Buttress allowed the applicant ten minutes for rebuttal to the public's comments. Vice-Chair Buttress officially closed the public hearing. Vice-Chair Buttress brought the item back to the Commissioners for their questions and comments. The Planning Commissioners had concerns and questions regarding: • The water wells • Noise from Santiago Canyon Road • Consistency with the General Plan • Proposal of open space • Criteria that constitutes a park • Whether the park would be gated • Whether the YMCA has a financial development plan • Whether the environmental documents represent the City's position • The size of the pool • The Center for Autism • The day care facility • Was Area D a gated community • Flood risks and safety issues • The biological aspect within Plan Area A Senior Planner Chad Ortlieb responded to the commissioner's concerns. The applicant, Ken Ryan, responded directly to questions from the commissioners and answered their questions and concerns. Maile Tanaka responded to the questions regarding the biological aspect of Planning Area A. Vice Chair Buttress advised that the commission will continue this project to Wednesday, February 19, 2014 MOTION: Commissioner Gladson SECOND: Commissioner Conea AYES: Commissioners Buttress, Correa, and Gladson NOES: None MOTION CARRIED 5 City of Orange Community Development Department Memo To: Vice-Chair Buttress and Members of the Planning Commission From: Chad Ortlieb, Senior Plaruier �,p_ Through: Leslie Aranda Roseberry, Planning Manag r Date: February 7, 2014 Re: Response to Information Requested for the Rio Santiago Project Subsequent to the January 20, 2014 Plaruzing Commission Meeting, a Commissioner requested that staff contact one of the public speakers who stated that they had photographs of portions of the site from the 1920s and 1930s. Staff has since obtained the requested photographs and they are included as Attachment A to this memo. Subsequent to the January 27, 2014 Plaruiing Commission Meeting, a Commissioner requested that staff provide information on the history of the sand and gravel, materials crushing and backfilling operations on the project property. The request specifically seeks entitlement history, business license records, and documentation of where backfilling is occui7ing in relation to locations of historical mining. The request also seeks clarification on how the General Plans of the Cities of Orange and Villa Park discuss future widening plans, or lack thereof, for Santiago Canyon Road and Villa Park Road. A discussion of each component of the request is as follows: Site Operational History The aerial photographs of Attachrrient A indicate that mining operations on the site � existed between 1928 and 1938. The photographs indicate a progression of mining until 1970. The 1992 photograph indicates a wind down of mining activity with remaining materials cruslung activity occuning at the eastern end of the site. Entitlement Histoiy In July 1964, the property was aiulexed into the City via Aiuzexation No. 228. On March l, 1971, the Planning Coinmission approved Conditional Use Permit 498 for the�construction of an asphalt batch plant in the Sand and Gravel Extraction District on the project site (Resolution PG15-71). The resolution notes that at that tiine existin� ATTACHMENT NO. 24 INFORMATION MEMO TO THE PC DATED 2/7/14 ��pA Printed on rec}�cled paper RIO SANTIAGO 4/O1 MAY 13, 2014 CC MTG. City of Orange Community Development Department uses consisted of "a cement treated base plant, conveyor systems, stock piles and an orange orchard." On November 13, 1973, the City Council adopted Ordinance 54-73 establishing "a sand, gravel, and mineral extraction code." The code at that time was permissive of "the installation and operation of plants or apparatus for rock crushing and cement treatinent of base materials...." On April 22, 1975, the City Council approved Conditional Use Permit 704 and Environmental Impact Report 208 on Appeal 488-02 from the Planning Commission for the installation of a ready-mix concrete batch plant on the project site. The resolution notes that "the present use of the subject property consists of sand and gravel operation including conveyor systems and stock piles and a small orange orchard." Sometime between 1970-1976 mining at the site ceased but crushing operations remained. On April 25, 1978, the City Council adopted Ordinance 20-78 as an emergency measure "to require site permits for all permitted uses in the SG (Sand and Gravel) Extraction District." The code at that time remained permissive of"the installation and operation of plants or apparatus for rock crushing and cement treatment of base materials...." On July 11, 1995, the City Council adopted the current Sand and Gravel Code as part of a comprehensive zoning code update. The current code no longer permits "the installation and operation of plants or apparatus for rock crushing and cement treatment of base materials...." On July 15, 2002, the Community Development Director opined that concrete recycling and storage is prohibited within the SG zone. On July 20, 2002, Appeal Application Number 488 was filed appealing the Community Development Director's decision to the Planning Cormnission. On September 26, 2002, the Planning Commission uplield the decision of the Community Development Director for Appeal Application Number 488. On October 10, 2002, the operator appealed the Planning Commission decision on Appeal Application Number 488 to the City Council. On December 10, 2002, the City Council considered Appeal Application Number 488 and determined the asphalt and concrete recycling operation is a legal non-conforming use thereby upholding the appeal and reversing the decisions of the Community Development Director and Planning Commission. ���0 Printed on recycled paper 4/01 City of Orange Community Development Depai-tment Business License History Business Name Date Range Activity Licensed Sully Miller Contracting 12-4-46 to 9-30-97 (closed) Not Specified. Co./Manufacturing Plant, Sully Miller Contracting and Sully Miller Contracting Co. (#10955, 37512, 84535 and 170760) Hanson Aggregates, also 10-1-97 to 9-30-13 (closed) "Concrete Products, Except listed as Livingsten Block & Brick", "Recycle Graham/Blue Diamond Materials Site", Dump Site (#91426) for Recylcing Asphalt Concrete and "Recycling Asp" Materials Transport 2-1-10 to 2-7-13 (closed) "Construction Materials Services/Retail (#133784 Processing and Sales" also and 156896) "Conduct Activities Permitted within the Sand & Gravel District Use Regulations" Staff notes on the license that"The zoning approval is for backfilling with inert materials as a permitted priinary use and for all structures and mechanical equipment associated with the backfilling use. The structures would be subject to a building permit and structures and equipment use would be an accessory use. The applicant must further define the operational backfilling plans to the satisfaction of the City prior to initiatiiig operations. The existing backfilling plan is not acceptable to the City as of this date." �Q��4, Printed on recycled paper 4/Ol City of Orange Community Development Department Chandler's Rio Santiago 8-1-13 to present "Inert Debris Fill LLC (#167273) Operation" Staff notes on the license that the use is "Perinitted for backfilling with inert materials in association with Grading Permit 2068 only. Grading Permit 2047 is expired and not valid for any worlc proposed under this license." Backfillin�in Relation to Historical Minin� On March 15, 2011, Grading Pernlit #2047 was issued for a backfilling operation on 47 acres over portions of the site known for the Rio Santiago Specific Plan as Planning Areas B and C (Attachment B). Grading Permit#2047 was renewed on April 12, 2012. On November 20, 2012, Grading Permit #2068 was issued for a backfilling operation on 32.5 acres over portions of the site known for the Rio Santiago Specific Plan as Planning Area D (Attachment C). A second phase is planned for the remaining part of Planning Area D under a separate grading permit. The height of backfill authorized in the grading permits are not readily discernible to Community Development staff however, pursuant to an e-mail by former City Attorney David DeBerry that was also provided to the Sentry paper and an Orange Park Acres representative, "The backfill operation can continue until it brings the site to its natural grade. From the perspective of our Public Works Department, the best landmark for the natural grade of the property was Santiago Canyon Road. So the backfilling cannot raise the site above Santiago Canyon Road." Staff has not received information from the grading permit applicants regarding the historical locations of mining on the site. However, Figure 5.6-1 (Attachment D) froin both page 5.6-4 of the DEIR and Figure 8 of the Rio Santiago Geotechnical Investigation (Appendix G of the DEIR) show that "pond deposits, pond deposits overlying old alluvium, artificial fill and artificial fill overlying young alluvium" are dominant soil structures on the site. Therefore, when the aerial photos of Attachment A are combined with Figure 5.6-1, it is reasonable to conclude that mining activities have dominated much of the site in the past. ��a Printed on recycled paper 4/O1 City of Orange Coinmunity Development Department Santia�o Canyon Road and Villa Park Road Pages 5.16-2 and 5.16-3 of the DEIR explain the existing and future General Plan widths for Santiago Canyon Road, Villa Park Road, and Katella Avenue in the City of Villa Park and the City of Orange. A summary is as follows: ' � � � • � i i ' i i � i i � Santiago Canyon Road Four-lane divided road with Six-lane divided Major a painted median Arterial Villa Park Road Four travel lanes and a No change* raised median Katella Avenue Three to four travel lanes Six-lane divided major and a raised median east of arterial to its city limits � SR 55 *Per future General Plans, both Santiago Canyon Road and Katella Avenue would narrow from six lanes to four along Villa Park Road in the City of Villa Park. �a� Printed on recycled paper 4/O1 � .. . � _ ?�;x �-- �- -.- - - _- - . - - � �- �-_:. _�=-� � �- . _ � ��� � �� - - - . _4 n �+' i . � sS F'��3 ---`� _ .. _ � . �"� _ � :_' .9�sF_�l� _ � '"',�``^-� _� `"`�_ ' �t,�ir,, ,.� �� � - _ , � � .`_` +�s��w = L�. ,__y�� � � .� ` ' �c a-�' �-' �„ �� 'F r .� - _��.'�`_� �3� ���"�����' = 3 f� � -- - - ����� -�- ti : W � � -;.- �, ��� y � � � � �: #:�� s �- ,- '-c . ces_ . .] .t��A 7.�5 �-._=+ �? �� F-2--�' - .}� - � �. „S � . ; � 7 r+x-� t}.i _��- -U„� i� .. � ��� . - �-� � �.._ � r``� � �_;�..� � V � _ ��� �-�.�''Yi`_'�tY''`..� ��� . � E f � ` t�-�.._ � _ y � ..£-F? __^ t"� � C-v� ` L T-F �i�-�.,v�£ � �Y�3�-�.L.. 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E ;z p� •'�' � "� ° 3" '�k �� � - � ` : ' � Jk .,= 1 I _ � � __ � �:c`� ._: 'a r.'v � +�f �`f -� z= A S�` __ �4�� � . _ - y.� - � � �n�' �" �+ ' � I t�. �f-�=�'� � �. i'�� � I��rF*'a•v_ _ �� ' .� - 3-- �• ��.� +R•:�'-� N-26 � � �������� Plannin Cominission G: •.tC � . ��� :�� Agenda Item � �y�'t�'co.a.as;;CAy� UAi'P'I February 19, 2014 TO: Vice Chair Buttress and Members of the Planning Commission FROM: Rick Otto ��� � Assistant Ci nager SUBJECT PUBLIC HEARING: DEVELOPMENT AGREEMENT(DA 5825), RIO SANTIAGO SUMMARY The applicant proposes a Development Agreement for the Rio Santiago Project. RECOMMENDED ACTION Staff is requesting that the Planning Commission duect staff to return with a resolution to recommend to the City Council to approve or deny the Development Agreement . AUTHORIZATION/GUIDELINES Orange Municipal Code Section 17.44.100 states that the Planning Cominission must make a recommendation on DA 5825 to the City Council. The Commission may comment on the content of the Development Agreement, but may not negotiate its teims and conditions. A Development Agreement may only be executed by the City Council. As such, final terms and conditions will not be finalized until the City Council reviews the project. PUBLIC NOTICE On or before February 7, 2014, the City sent a Public Hearing Notice to properly owners/tenants within a 300-foot radius of the project site, to persons specifically requesting notice, to persons that provided comments iu response to the project's Notice of Availability of the Draft Enviroiunental Impact Report, to persons who cominented during the Notice of Prepasation, to persons that commented on the Ridgeline project while provid'u1g coinments for aziother pending project (Rio Santiago) and to aIl public agencies. The total number of notices mailed was as follows: ATTACHMENT NO. 25 PC STAFF REPORT DATED 2/19/14 RIO SANTIAGO MAY 13, 2014 CC MTG. Planning Commission Staff Report February 19,2014 Page 2 • 190 neighbors in the 300 foot radius. • 74 agencies/HOA(however, some agencies are receiving multiple copies). � 150 Commentors—those that commented on the scoping, draft EIR,etc. • 8 Commentors via e-mail because mailing addresses were not provided. A notice was published in the Orange City News newspaper on February 5, 2014. The project site was also posted in five locations on the property with the notification on that same date. ENVIRONMENTAL REVIEW The project is subject to environmental review per the provisions of the California Environmental Quality Act(CEQA). , A Notice of Preparation (NOP) and Public Scoping Meeting Notice regarding the project was distributed to the public and public agencies via required noticing procedures. The NOP disclosed that the City intends to prepare an Environmental Impact Report (EIR) for the project pursuant to CEQA and the CEQA Guidelines. The public and agency comment period ran from May 14, 2009 to June 12, 2009. A scoping meeting was held on May 14, 2009. As a result of the cominents and concerns collected at the May 14, 2009 scoping session and during the public comment period, the applicant revised the project and a new Notice of Preparation (NOP) and Public Scoping Meeting Notice was distributed to the public and public agencies via required noticing procedures. The public and agency comment period ran from April 7, 2011 to May 9, 2011. The second scoping meeting was held on April 7, 2011. Corimments received at both scoping sessions and during the public and agency comment period are contained in Appendix A of the DEIR. The environmental unpacts of the project and its project alternatives were evaluated by Draft Environmental Impact Report (DEIR) No. 1818-09, which was prepaxed in accordance with the provisions of the California Enviromnental Quality Act (CEQA) per State CEQA Guidelines Section 15070 et seq and in conformance with the Local CEQA Guidelines. The DEIR was made available for public review and comment via a Notice of Availability (NOA) and Notice of Completion (NOC) combined with legal notice of the Design Review Conunittee (DRC) public meeting. The public review period for the DEIR has a State-inandated 45-day public review period: The public review period began on May 16, 2013, and ended on July 1, 2013. The DEIR, NOA and NOC and notice of the DRC public ineeting was mailed to residents, property owners,tenants witlun 300' of the subject propei-ry and to responsible agencies via required noticing procedures. Additionally, the notice was filed with the State Clearinghouse, the Orange Coiuity Clerlc, advertised in the Orange City News,posted at the site and posted at local institutions. Copies of the DEIR were made available and are available to the public at City Hall and at the City's library branches. The City also posted an electronic copy on the Community Developinent Department's web site. The DEIR analyzed the following topical environmental issue areas: o Aesthetics o Greenl�ouse Gas • Population and Housing Planning Commission Staff Report February 19,2014 Page 3 Emissions • Agriculture and • Hazards and Hazaxdous • Public Services Forest Resources Materials • Air Quality • Hydrology and Water • Recreation Quality • Biological Resources • Land Use and Planning • Transportation/Traffic � Cultural Resources • Mineral Resources • Utilities and Service Systems • Geology and Soils � Noise After implementation of the proposed project, it has been determined that the following topical environmental issue areas are less tlzan significant: • Agricultural and Forestry Resources • Greenhouse Gas Emissions • Land Use and Planning • Mineral Resources • Population and Housing • Public Seivices - • Recreation • Utilities and Service Systems After implementation of the proposed project, it has been determined that the following topical environmental issue areas can be feasibly mitigatecl to a less than significant level: • Biological Resources • Cultural Resources • Geology and Soils • Hazards and Hazardous Materials • Noise After implementation of the proposed project, including project design features and mitigation meastues, it has been determined that, in part, the following topical environmental issue areas would remain significant a�zd unavoidable: o Aesthetics • Air Quality • Hydrology and Water Quality � Transportation/Traffic • Cumulative(Aesthetics,Air Quality, and TransportationlTraffic) After the July 1, 2013 public review period ended, the multiple (75) written public and agency DEIR and overall project comn�ents provided to staff during the review period were compiled and responded to. Also, 6 comments received subsequent to the 45-day public review period were responded to, though not required to be. In response to the DEIR, 75 public and agency comments were received in the form of letters, electronic mail and facsimiles. A few of the coi-�espondents provided duplicate comments on separate dates or in multiple methods of distribution to staff. The Planning Commission Staff Report February 19,2014 Page 4 letters are in the Response to Comments component of the Final Environmental Impact Report (Exhibit C)with a staff response to each issue discussed in every one of the letters. The City responses to the comments do not include any new information that would be determined as significant. A discussion of"Recirculation Consideration" is included on page 1-2 of the Final Environmental Impact Report(Response to Comments). The staff response to comments is part of the DEIR under consideration by the Planning Commission. A full explanation of the response to comments is provided in Section 1.0: Introduction of the Final Environmental Impact Report . (Exhibit C) PROJECT $ACKGROUND ------ ------------ ----- ---------------------- i Applicant: ____ � JMI Properties/Santiago Partners, LLC j �_Property Owner: E JMI Properties/Santiago Partners, LLC ; ; Property Location: � 6118 East Santiago Canyon Road, Assessor Parcel j � Numbers 093-280-07, 093-280-27, 093-280-29, 093-280- � i � 30, 093-280-31, 370-011-08, 370-011-18, 370-011-21, 1 _; 370-011-22, 370-041-12, 370-041-25; & 370-141-19 i �_— ---- - --._. — --- ------- � Existing General Plan ` The project would result in changing the City's General f � Land Use Element designation: � Plan Designation for the site fi�om Resource Area (RA) to j � Low Density Residential(LDR 2.1-6 Du/Ac), Medium � � ; Density Residential (MDR I 5-24 Du/Ac), Open Space � ; Park(OS P) and Open Space (OS); and fYom Low ; ; ` Density Residential (LDR 2.1-6 Du/Ac) to Open Space i ; ` (OS). The project also proposes to change the City's ( � General Plan to remove poNtions of the project site from , j the 1975 East O�ange General Plan (approxinzately � ; 56.45 acres) and Orange ParkAcres Plan � a : (approximately 40.3 acYes). Those plans designate the i ' : Yespective site areas as "Santiago Creek GYeenbelt and � : Regional Pa�k"and "Santiago Creek Green Belt Plan. " � � Existing Zoning � The project would result in a Zone Change (ZC 1254-09) � ; Classification: � to re-designate the site from Sand and Gravel (S-G) and � I � Single family Residential 8,000 sf(R-1-8) to Planned � ; : � � ` Com�nunity(P-C). � '— --------...--------- --- ----------------...---------- , PROJECT DESCRIPTION The applicant proposes a Development Agreement for the Rio Santiago Project. A Development Agreeinent (DA) is intended to be a contract between the City and an applicant wluch provides the City with benefits for the overall public good and the applicant with assurance of developinent rights for an extended period of time. A Development Agreement may only be executed by the City Council. As such, fii�al terms and conditions will iiot be finalized until the City Planning Commission Staff Report February 19, 2014 Page 5 Council reviews the project. To date, the final terins and conditions of the Public Benefits section of DA 5825 have yet to be negotiated between the City and developer. Orange Municipal Code � Section 17.44.100 states that the Planning Commission must make a recommendation on DA 5825 to the City Council. The Commission may corrunent on tlie content of the Development Agreement but may not negotiate its terms and conditions. While a draft of the Development Agreement between the City and the applicant is being presented to the Planning Commission, this draft does not represent a tentative agreement between the parties. �In fact,there are terms within the draft Development Agreement in which the City and the applicant do not agree. Specifically, the City and the applicant disagree with the Park Credit and Public Benefits provisions within the Agreement. The Park Credit provisions may be found in Section 3.9 beginning on page 12 and the Public Benefits provisions may be found in Section 3.3 beginning on page 10. Presented in the draft Development Agreement is the applicant's offer of public benefits associated with the project and the applicant's contention that the project meets the required park credits. However, the draft Development Agreement also includes text boxes to reflect the fact that the City and the Owner have not reached an agreement regarding these provisions. Park Fee Credits The para�nount issue related to the park fee credits is the applicant's contention that the project provides adequate park fee credits to meet the project's obligations for any park land dedication or payment of any park impact fees in lieu thereof pursuant to Section 16.60 et seq. of the City Municipal Code. The applicant's opinion is that the project's proposed open space (Planning Area A), trails, linear "park", and other private amenities fully satisfies the parkland dedication requirements of the Orange Municipal Code (OMC). StafF and applicant positions on the offerings are best summarized in the Draft Environmental Impact Report in Table 5.15 — 4: "Project Applicant Park Land Dedication Offer vs. City Standards." The applicant proposed offerings fail to meet the definition of a "Park", "Neighborhood Park", or "Community Park" as defined in OMC Section 16.60.020. A park requires, "...recreational land and facilities." The full definitions are as follows: • "PARK means a parcel or contiguous parcels of land wluch provides recreational land and facilities for the benefit and enjoyment of the residents and visitors of the City." • "NEIGHBORHOOD PARK means a park that provides for daily recreation needs. The optiinuin size for a neighborhood park is between four and ten acres with a service area of a one-half mile radius. The park should provide a variety of passive and active recreation opportuiuties. Active recreation facilities are intended for infoimal games rather than organized league play. The park should be easily accessible and encourage biking and walking access. It should foster the development of open field play, picnic areas, and tot lots. This type of park inay also be developed adjacent to or in joint agieement with a school." Planning Commission Staff Report February 19, 2014 Page 6 • "COMMUNITY PARK means a park that generally services an area comprising several neighborhoods within a radius of one to two miles. The desired park size ranges from fifteen (15) to forty (40) acres. This type of park will generally allow for a greater variety of recreation opportunities and provide either or both active or passive recreation opportunities. A community park may provide for sufficient opportunities for further development and unhindered use of recreation facilities. It may also accommodate desired league standards and any increase in intensity of usage. Finally, a community park may be developed adjacent to a junior or senior high school in accordance with a joint use agreement with the school district." "Recreational Facilities" (plural) is defined as: • "RECREATIONAL FACILITIES means those improvements to parks which provide a recreational opportunity for the user, including, but not limited to, ball fields, lighting, swimming pools,tennis courts,picnic shelters,trails,play/tot lots, and community buildings. These are improvements that are above the basic minimum park standard requirements." The trail proposed on the green space area could be considered a"Recreational Facility." However, the green spaces do not have other amenities normally associated with the "Park" definition. Furthermore, the site does not include any public parking lot in association with it, which is a component that most City public parks have. Even if the green space area offered by the project applicant had multiple "Recreational Facilities" on it to meet the definition of a "Park", it still would not qualify for the"Minimum Park Standard"needed to qualify for parkland dedication. Minimum park standards are defined as: • "MINIMUM PARK STANDARDS means the minimum dedicated condition that is deemed necessary by the City to accept land in order to help minimize health, safety, and environmental issues typically created by vacant parkland: Future neighborhood and community parks shall be physically configured so that they have a consolidated shape, either rectangular or square in configuration. Long, narrow or other shapes that do not lend themselves to the proper siting of park and recreational facilities shall be avoided. Average slope gradients for neighborhood parks shall not exceed five percent while average slope gradients for community parks shall not exceed five percent for more than two-thirds of the site; provided, however, that the portion of land in excess of two-thirds dedicated for a community park having a slope gradient of more than five percent shall not be credited toward the land dedication requirements under Section 16.60.050 of this chapter unless otherwise determined by the City Council upon recommendation of the Director of Community Services and the Planning Commission. Minimum park standards shall also include full street improvements, including five foot wide concrete sidewalks and five foot wide parkways, for that portion of the land to be dedicated that abuts all street frontages, sod stabilization for the parkways and a twenty (20) foot setback area behind the back of the sidewalk(s), soil preparation for the twenty (20) foot setback area for sod stabilization, grading for the entire site, hydro seeding the area Ueyond the twenty (20) foot sod setback area, the installation of automatic irrigation systems, adequate site drainage facilities, and � Planning Commission Staff Report February 19, 2014 Page 7 the stubbing in of utility services to the property line, all to full City standards or to the standards of the agency or public utility having jurisdiction. Land dedicated for a park sllall be land which may be used for park and recreational purposes all year and upon which recreational facilities may be built." None of these green spaces identified by the project applicant as parks reach the minimum standard of 4 acres, in fact they are all less than 2 acres and none of them have the active recreational oppoi-tunities or facilities required. While the project includes green space, open space and trail amenities throughout the project, none of these amenities meet the definition of a neighborhood or conununity park per OMC Section 16.60. Therefore, the project should not be eligible for any park fee credits. As such, based on the proposed project design, the payment of$ $3,950,910.00 in park fees should be required of the applicant. The fee amount is justified by the OMC formula as follows: The adopted in-lieu park fee applicable to the site is based on the two Planning Area C and D densities of the project. The first fee is for Planning Area D which has a density that is less than 6 dwelling units per gross acre (3.8 units per acre). The Area D fee equates to $8,894.00 per unit. The second fee is for Planning Area C which has a density that is greater than 15 dwelling units per gross acre (16.5 dwelling units per acre). The Area C fee equates to $10,546.00 per unit. Area D has a total of 130 dwelling units. Area C has 265 dwelling units for a total of 395 dwelling units. Given these parameters,the fee would include: • Area D (Low Density Residential): 130 dwelling units x$8,894.00= $1,156,220.00 • Area C (Medium Density Residential): 265 dwelling units x$10,546.00 =$2,794,690.00 Total: $3,950,910.00 However, wlule the Medium Density Residential Land Use density is noted in the Specific Plan as 16.5 DU/GA, the density may vary from product to product. In other words, if Area C is entitled as Medium Density Residential, the range of units in any given sub-level development could be from � 15-24 dwell'uig units per acre depending on the mix of development density in the Planning Area. Greater or lesser park fees could be incui7ed based on the actual future specific project applications. The park fee figure is an estimate and should be treated as such. It is based on a projected number of dwelling units and if the developer builds fewer uiuts,the fee would be less. The City, could consider Assisted Living Units to be a cormnercial use in wluch case the in-lieu fee would not need to be charged for those units and the in-lieu estiinate provided above would Ue less. Public Benefits In sLurunary, the applicant is offering eight specific "public benefits," most of which as cui-�ently written in the dxaft agreement City staff does not believe constitute a public benefit. Planning Cominission Staff Report February 19,2014 Page 8 • Conveyance of approximately 50 acres in Atea A for public open space — While this open space is a fine amenity to the project, much of the propei-ty is within the Santiago Creek watershed,not developable due to topography and is currently zoned Sand and Gravel (S-G) and Single Family Residentia16,000 square foot minimum lot size. Granted, approximately eight acres of the proposed open space is zoned residential, the applicant is choosing to not propose residential development on the north side of the creek. Further, the applicant has not indicated any commitments with the Couniy or similar agency to accept the property nor any commitments related to timing of the conveyance. • Donation of approximately 10 acres to the YMCA or similar organization — As this proposed use reflects a "pay to play" recreational amenity, the City does not believe this � offer constitutes a public benefit. Further, the applicant has not indicated any commitment with the YMCA or similar organization for the conveyance nor any commitment related to timing of the conveyance. It should be noted that the applicant proposes that should no deal be reached with the YMCA or similar organization, they wi�l donate the 10 acres to the City and improve the property with lighted fields and restroom facilities. However, there are no specifics related to the park ainenities and no commitment as to the timing for the conveyance or the improvements. Additional negotiations with the applicant must occur to . refine this provision. • Provide approximately 1.3 miles of public trails — The proposed trail segments could be considered a public benefit. However, the applicant does not have a cormnitment related to trail ownerslup and maintenance and there is no commitment as to the timing for the improvements. • Contribution of$100,000 for a trail connection across Santiago Creek to provide access to the Santiago Oaks park—A trail connection from the Santiago Creek trail to Santiago Oaks park is included within the Master Plan of Trails. This connection requires a bridge crossing over Santiago Creek. While the exact cost of the trail connection is not known, a $100,000 contribution is not nearly sufficient to complete the design and construction of this trail connection. The applicant has not made any commitments related to timing of the contribution. • Contribution of$100,000 for a t�ail comlection under Cannon Street—As proposed, the trail within tlle project adjacent to Santiago Creek does not connect with the existing Santiago Creek Bike Trail west of the property. The applicant is proposing to contribute $100,000 to provide for tlus connection. Wlule the exact cost of the trail connection is not known, a $100,000 contribution is not nearly sufficient to complete the design and construction of this trail connection. The applicant has not made any cominitments related to timing of the contribution. • Contribution of$100,000 for rip rap revetment enhancements to the north side of Santiago Creek - While the exact cost of the rip rap revetment enhancements are not lcnown, a $100,000 conhibution is not nearly sufficient to complete the design and construction of the proj ect. The applicant has not made any coirunitinents related to timing of the contributioi�. Planning Commission Staff Report February 19, 2014 � Page 9 • Relocation of two existing water wells — As the removal or relocation of two on-site water wells must occur for the project to be developed as designed, the City does not believe this offer constitutes a public benefit. • Donation of 3.7 acres of the Mara Brandman Arena Expansion Site — In concept, this donation could be considered a public benefit. However, additional amendments to this provision are necessary. APPLICATION(S) REQUESTED/REQUIRED FINDINGS Development Agreement No. DA 5825 - The recommendation shall include whether or not the proposed development agreement: l. Is consistent with the objectives, policies, general land uses and programs specified in the General Plan and any applicable specific plan or redevelopment plan; 2. Is compatible with the uses authorized in the district or planning area in which the real property is located; 3. Is in conformity with the public necessity, public convenience, general welfare and good land use practices; 4. Will be beneficial to the health, safety and general welfare consistent with the policy of the City with respect to development agreements as provided in Section 17.44.200; 5. Will adversely affect the orderly development of property in the City. ATTACHMENTS/EXHIBITS .Attaclunents to Re�ort: None Exhibits provided to the Planning Commission: � A. Draft Development Agreement No. DA 5825 cc: Bret B. Berna.rd,AICP Megan Penn Duector of Plamung and Development KTGY Group, Inc. JMI Properties/Santiago Partners, LLC 17922 Fitch 888 South Disneyland Drive, Suite 101 Irvine, CA 92614 Anaheim, CA. 92802 Jakki Tonkovich Vista Community Plaimers 1278 Gleruieyre Street, Suite 110 Laguna Beach, CA 92651 Planning Cominission February 19, 2014 3. CONTINUED HEARING: 3.1 GENERAL PLAN AMENDMENT (GPA 2009-002 — INCLUDES AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK ACRES PLANS), ZONE CAANGE (ZC 1254-09), SPECIFIC PLAN (SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101), TENTATIVE TRACT MAP 17344 (TTM 0025-09), MAJOR SITE PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE (DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND ENVIRONMENTAL IMPACT REPORT (EIR 1818-09) — RIO SANTIAGO This item was continued from the January 13, 2014 Special Session of the Planning Commission and the regularly scheduled meeting of January 20, 2014. The applicant proposes to change the General Plan and Zoning Designations for the 110 acre site and create a Specific Plan that would allow: a maximum of 130 single family homes; a maximum of 265 senior (age-restricted) housing units that could include up to a three story building; pay-for-use private recreational facilities which could include up to an 81,000 square foot building; and, open space areas north of and including Santiago Creek. Publicly available trails, publicly available open space and private streets are also proposed as part of the project. LOCATION: 6118 East Santiago Canyon Road NOTE: The project is subject to environmental review per the provisions of the California Envirorunental Quality Act (CEQA). A Notice of Preparation (NOP) and Public Scoping Meeting Notice regarding the project were distributed to the public and public agencies via required noticing procedures. The NOP disclosed that the City intends to prepare an EIR for the project pursuant to CEQA and the CEQA Guidelines. The public and agency comment period ran froin May 14, 2009 to June 12, 2009. A scoping meeting was held on May 14, 2009. As a result of the cormnents and concerns collected at the May 14, 2009 scoping session and during the public comment period, the applicant revised the project and a new NOP and Public Scoping Meeting Notice were distributed to the public and public agencies via required noticing procedures. The public and agency comment period ran from April 7, 2011 to May 9, 2011. The second scoping meeting was held on April 7, 201 l. Comments received at both scoping sessions and during the public and agency comment period are contained in Appendix A of the DEIR. ATTACHMENT NO. 26 PC MTG.MINUTES DATED 3 2/19/14 RIO SANTIAGO MAY 13,2014 CC MTG. Planning Commission February 19, 2014 � RECOMMENDED ACTION: Staff is seeking a Planning Commission recommendation to the City Council on the proj ect so that staff may return with one or more resolutions for the Commission's consideration. Staff is requesting that the Planning Coinmission provide Staff with guidance regarding the project findings outlined in this staff report to accompany the Commission's direction to staff. The number of resolutions that Staff will return will depend on the Commission's recommendation for each of the project components. Vice-Chair Buttress brought the item back to the Commissioners for their questions and comments regarding the 22 issues in the staff report. Discussion was continued of original staff report regarding: • Hydrology and Water Quality, Dain Emulation • Transportation/Traffic • Land Use and Planning Senior Planner Chad Ortlieb responded to the commissioner's questions and concerns. Ken Ryan, KTGY, applicant's representative, responded directly to questions and concerns from the commissioners. Fred Talarico, Environmental Consultant, answered questions concerning the environmental document regarding flooding. Dino Capannelli, applicant's Engineer, answered questions regarding the dam fault, flooding and emergency action. Frank Sun, Public Works City Engineer, answered questions regarding a letter from the Santa Ana Regional Water Quality Control Board dated 1-31-2014. Amir Farahani, City Traffic Engineer, answered questions and concerns regarding road ways and intersections. Marie Knight, Coinmunity Services Director, answered questions and concerns regarding the definition of City Parks' criteria. Ryan Hawkins, Chief Volunteer Officer for the YMCA, answered the Cominissioner's question whether the YMCA program had a Written Capital and Paying Development Plan for the building of the facility that is currently being proposed. 4 Planning Commission February 19, 2014 j Vice Chair Buttress made a motion that this item be continued to March 3, 2014, including the second item for the Development Agreement for consideration on that agenda. MOTION: Commissioner Gladson SECOND: Commissioner Correa AYES: Commissioners Buttress, Correa, and Gladson NOES: None MOTION CARRIED 5 e<mst:ir:�i�i-oo-ml axouime�o�w\nuxT'e\nuWmw»\vw\ia\iw\u�3vuA��e � _ � Y�.� � cr+�� �� �� � � b�3 1� � g � ��� � � � m i � � J� N '� a w `� F- w a q g a,��aa��no �}� a � z5s � � €Y Z c7 ,7, a g '� cr��� NGrrie'°as� Z� � I � �S'3� o .>i p � Q� ��� k « r g � � � �a'� ��d p V; °6 b � � I ="xx� o�"« �os U u. 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Q @ C' tD R O 00 c-1 �+'1 O O N N 00 Ol Kl � Vl �O �A N V t!1 Ol O N M M N �11 bU � > Ol tA .-� KI 00 M M I� f� 00 00 Ol N 00 N M M �(1 O N l0 lD I� c-I ti a-i N CI' t� m Q v � C E {... I� 00 00 00 Ol Ol Ol Ol Ol Ol 01 N M C C V d' t!1 Ul ul L!1 1l1 lD tD l0 lD �O r .-i N N ti .� ti .--i .-� �-+ .-i .� .� .� .� ti Q .-^-i � Q Q 1O u v O ,� u � � O .. ~ O O_ �M J � � \ � .c 3 � m p ¢ � o v � Q � Planning Commission March 3, 2014 � 4. CONTINUED ITEMS: 4.1 GENERAL PLAN AMENDMENT (GPA 2009-002 — INCLUDES AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN (SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101), TENTATIVE TRACT MAP 17344 (TTM 0025-09), MAJOR SITE PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE (DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND ENVIRONMENTAL IMPACT REPORT (EIR 1818-09) — RIO SANTIAGO This item was continued from the February 19, 2014 Regular Meeting, January 27, 2014 Special Session, January 20, 2014 Regular Meeting and the Special Session on January 13, 2014. The applicant proposes to change the General Plan and Zoning Designations for the 110 acre site and create a Specific Plan that would allow: a maximum of 130 single family homes; a maximum of 265 senior (age-restricted) housing units that could include up to a three story building; pay-for-use private recreational facilities which could include up to an 81,000 square foot building; and, open space areas north of and including Santiago Creek. Publicly available trails, publicly available open space and private streets are also proposed as part of the project. LOCATION: 6118 East Santiago Canyon Road NOTE: The project is subject to environmental review per the provisions of the California Environmental Quality Act (CEQA). A Notice of Preparation (NOP) and Public Scoping Meeting Notice regarding the project were distributed to the public and public agencies via required noticing procedures. The NOP disclosed that the City intends to prepare an EIR for the project pursuant to CEQA and the CEQA Guidelines. The public and agency comment period ran from May 14, 2009 to June 12, 2009. A scoping ineeting was held on May 14, 2009. As a result of the comments and concerns collected at the May 14, 2009 scoping session and during the public comment period, the applicant revised the project and a new NOP and Public Scoping Meeting Notice were distributed to the public and public agencies via required noticing procedures. The public and agency comment period ran from April 7, 2011 to May 9, 2011. The second scoping meeting was held on April 7, 2011. Comments received at both scoping sessions and during the public and agency cominent period are contained in Appendix A of the DEIR. ATTACHMENT NO. 28 PC MTG.MINUTES DATED 3/3/14 4 RIO SANTIAGO MAY 13, 2014 CC MTG. Plamling Commission March 3, 2014 ; i c Discussion — Commissioners to make recommendations and findings for the City staff utilizing putting together resolutions to be voted on at a later meeting, with said recommendations being sent on to the City Council regarding the proposed Rio Santiago Project. Gary Sheatz, Senior Assistant City Attorney was present to answer questions and concerns from the Commissioners on procedural issues. Environmental Impact Report (EIR 1818-09): This item was deliberated and a motion was made to deny the item because of the inadequacy of information regarding secondary affects, safety and traffic presented to the Commissioners. MOTION: Commissioner Gladson SECOND: Commissioner Correa AYES: None NOES: Cominissioners Buttress, Correa& Gladson ABSENT: Commissioners Cathcart and Steiner MOTION CARRIED General Plan Amendment (GPA 2009-002) (Areas A, B, C & D amendments): After deliberation, a motion was made to deny those actions. MOTION: Commissioner Gladson SECOND: Commissioner Correa AYES: None NOES: Commissioners Buttress, Conea & Gladson ABSENT: Coinmissioners Cathcart and Steiner MOTION CARRIED Zone Change (ZC 1254-09) and Specific Plan (SP 001-09) MOTION: Commissioner Correa SECOND: Commissioner Gladson AYES: None NOES: Coinmissioners Buttress, Correa & Gladson ABSENT: Commissioners Cathcart& Steiner MOTION CARRIED 5 Planning Commission March 3, 2014 ` Tentative Parcel Map (TPM 2012-101), Tentative Tract Map 17344 (TTM 0025-09) and Maior Site Plan Review (MJSP 0595-09) and Desi�n Review Committee (DRC 4413-09) Commissioners deliberated and a motion was made to deny the items. MOTION: Commissioner Gladson SECOND: Commissioner Buttress AYES: Commissioners Buttress, Correa& Gladson NOES: None ABSENT: Commissioners Cathcart and Steiner MOTION CARRIED 4.2 DEVELOPMENT AGREEMENT 5825—RIO SANTIAGO This item was continued from the February 19, 2014 Planning Commission meeting. Development Agreement 5825 is a proposed contractual agreement between the City and the applicant consistent with the requirements of the Orange Municipal Code. DA 5825 would vest development rights for the Rio Santiago project and would require conveyance of land for public use. Discussion: Assistant City Manager Rick Otto presented a project overview consistent with the staff report. Ken Ryan, KTGY, applicant's representative was present to answer questions from the commissioners. Discussion — Vice-Chair Buttress opened the public hearing for those wanting to speak in favor ar in opposition to the proposed project. Laura Thomas, President of the Orange Park Association—Opposed Commissioners deliberated and a motion was inade to deny the Development Agreement. MOTION: Commissioner Gladson SECOND: Commissioner Correa AYES: None NOES: Commissioners Buttress, Correa, & Gladson ABSENT: Commissioners Cathcart and Steiner MOTION CARRIED 6 �F� Planning Commission Gti`��a'�p°���"�°��'tt> *� ��* Agenda Item �� :�� �. yy, 4 �A'•+P�,6��••'6° cOUNTY GPy March 17, 2014 TO: Vice-Chair Suttress and Members of the Planning Commission THRU: Leslie Aranda Roseberry Planning Manager FROM: Chad Ortlieb � Senior Planner �� SUBJECT CONSENT ITEM: DRAFT RESOLUTION NO. 04-14 FOR GENERAL PLAN AMENDMENT (GPA 2009-002 - 1NCLUDES AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN (SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101), TENTATIVE TRACT MAP 17344 (TTM 025-09), MAJOR SITE PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE (DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND ENVIRONMENTAL IMPACT REPORT (EIR 1818-09)—RIO SANTIAGO SUMMARY Staff provides attached draft Resolution No. 04-14 for the Commission's consideration pursuant to the Planning Commission's mot�ons and votes at its March 3, 2014 meeting for the Rio Santiago Project. Resolution No. 04-14 reflects findings based on comments on the Project by the Planning Coinmission at its March 3, 2014 meeting. The Commission's comments are the basis for the recommendation of denial to the City Council of requested Project entitlements which include: Environmental Impact Report No. EIR 1818-09; General Plan Ainendment No. GPA 2009-002 (Includes amendments to the East Orange and Orange Park Acres Plans); Zone Change No. ZC 1254-09; entitlements collectively including Specific Plan No. SP 001-09, Tentative Parcel Map No. TPM 2012-101, Tentative Tract Map No. 17344 (City No. TTM 025-09), Major Site Plan Review No. MJSP 0595-09 and Design Review Committee No. DRC 4413-09; and lastly, Development Agreement No. DA 5825. RECOMMENDED ACTION Adopt Plaiu�ing Commission Resolution No. 04-14 entitled: ATTACHMENT NO. 29 PC STAFF REPORT DATED 3-17-14 RIO SANTIAGO MAY 13, 2014 CC MTG. Planning Commission Staff Report March 17, 2014 Page 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ORANGE RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF ORANGE DENY THE FOLLOWING: (A) FINAL ENVIRONMENTAL IMPACT REPORT 1818-09; (B) GENERAL PLAN AMENDMENT NO. 2009-02; (C) ZONE CHANGE NO. 1254-09; (D) DEVELOPMENT AGREEMENT NO. 5825; AND, (E) ALL ASSOCIATED ENTITLEMENTS, INCLUDING SPECIFIC PLAN NO. 001-09, TENTATIVE TRACT MAP NO. 17344, MAJOR SITE PLAN REVIEW NO. 0595-09 AND DESIGN REVIEW COMMITTEE NO. 4413-09, FOR THE RIO SANTIAGO PROJECT (MAXIMUM OF 130 SINGLE FAMILY HOMES; A MAXIMUM OF 265 AGE RESTRICTED SENIOR RESIDENTIAL HOUSING UNITS; PRIVATE RECREATIONAL FACILITIES; OPEN SPACE; TRAILS; AND, PRIVATE STREETS) GENERALLY LOCATED ON 110 ACRES AT THE NORTHEAST CORNER OF CANNON STREET AND SANTIAGO BOULEVARD ATTACHMENTS/EXHIBITS Attachments to Report: 1. Draft Plaruiing Commission Resolution No. 04-14 cc: Bret B. Bernard, AICP Director of Planning and Development JMI Properties/Santiago Partners, LLC 888 South Disneyland Drive, Suite 101 Anaheim, CA. 92802 (also sent electronically to bret@milancap.com) Megan Penn KTGY Group, Inc. 17922 Fitch Irvine, CA 92614 (also sent electronically to mpenn@ktgy.com) Jakki Tonkovich Vista Community Pl�anners 1278 Glenneyre Street, Suite 110 Laguna Beach, CA 92651 (also sent electronically to jakki@vistalb.com) ENVIRONMENTAL IMPACT REPORT NO. EIR 1818-09 GENERAL PLAN AMENDMENT NO. GPA 2009-002 (INCLUDES AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK ACRES PLANS) ZONE CHANGE NO. ZC 1254-09 DEVELOPMENT AGREEMENT NO. DA 5825 SPECIFIC PLAN NO. SP 001-09 TENTATIVE PARCEL MAP NO. TPM 2012-101 TENTATIVE TRACT MAP NO. 17344 (CITY NO. TTM 025-09) MAJOR SITE PLAN REVIEW NO. MJSP 0595-09 DESIGN REVIEW COMMITTEE NO. DRC 4413-09 RESOLUTION NO. PC 04-14 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ORANGE RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF ORANGE DENY THE FOLLOWING: (A) FINAL ENVIRONMENTAL IMPACT REPORT 1818-09; (B) GENERAL PLAN AMENDMENT NO. 2009-02; (C) ZONE CHANGE NO. 1254-09; (D) DEVELOPMENT AGREEMENT NO. 5825; AND, (E) ALL ASSOCIATED ENTITLEMENTS, INCLUDING SPECIFIC PLAN NO. 001-09, TENTATIVE TRACT MAP NO. 17344, TENTATIVE PARCEL MAP NO. TPM 2012-101, MAJOR SITE PLAN REVIEW NO. 0595-09 AND DESIGN REVIEW COMMITTEE NO. 4413-09, FOR THE RIO SANTIAGO PROJECT (MAXIMUM OF 130 SINGLE FAMILY HOMES; A MAXIMUM OF 265 AGE RESTRICTED SENIOR RESIDENTIAL HOUSING UNITS; PRIVATE RECREATIONAL FACILITIES; OPEN SPACE; TRAILS; AND, PRIVATE STREETS) GENERALLY LOCATED ON 110 ACRES AT THE NORTHEAST CORNER OF CANNON STREET AND SANTIAGO BOULEVARD APPLICANT: JMI PROPERTIES/SANTIAGO PARTNERS,LLC Moved by the Planning Commission, and unanimously approved, that the following resolution be adopted: WHEREAS, the Planning Commission voted on each of the following individual Project entitlements in the following order: Environmental Impact Report No. EIR 1818-09; General Plan Amendment No. GPA 2009-002 (Includes amendments to the East Orange and Orange Park Acres Plans); Zone Change No. ZC 1254-09; entitlements collectively including Specific Plan No. SP 001-09, Tentative Parcel Map No. TPM 2012-101, Tentative Tract Map No. 17344 (City No. TTM 025-09), Major Site Plan Review Na MJSP 0595-09 and Design Review Committee ATTACHMENT NO. 1 DRAFT PLANNING COMMISSION RESOLUTION 04-14 RIO SANTIAGO MARCH 17,2014 PC MTG. Planning Coinmission Resolution No.PC 04-14 Page 2 No. DRC 4413-09; and lastly, Development Agreement No. DA 5825 under a separate agenda item. Accounting of votes of each motion is reflected in their respective sections of this resolution; and WHEREAS, the applicant has submitted an application for a Project in accordance with requirements of the Municipal Code of the City of Orange which consists of Environmental Impact Report No. EIR 1818-09, General Plan Amendment No. GPA 2009-002 (Includes amendments to the East Orange and Orange Park Acres Plans), Zone Change No. ZC 1254-09, Development Agreement No. DA 5825, Specific Plan No. SP 001-09, Tentative Parcel Map No. TPM 2012-101, Tentative Tract Map No. 17344 (City No. TTM 025-09), Major Site Plan Review No. MJSP 0595-09 and Design Review Committee No. DRC 4413-09, all of which are collectively referred to herein as the "Project"; and WHEREAS, the Planning Commission has authority per Orange Municipal Code Table 17.08.020 to review the Project and has authority under Orange Municipal Code Section 17.10.020C and OMC Section 17.10.010 to recommend denial of the Project's General Plan Amendment and/or Zone Change and such decision is final unless appealed to the City Council; and WHEREAS, Pursuant to the provisions of the California Environmental Quality Act (CEQA), local CEQA Guidelines, and the State CEQA Guidelines, an Environmental Impact Report (EIR No. 1818-09) was prepared for the Project including changes and revisions (Errata) to EIR No. 1818-09, the Response to Comments, technical appendices, and the Mitigation Monitoring Program in an attempt to address the Project's potential significant environmental impacts; and WHEREAS, Pursuant to the authority and criteria contained in the California Environmental Quality Act (CEQA), staff analyzed the Project and determined that it will have a significant unavoidable adverse effect on the environment; and WHEREAS, Draft Environmental Impact Report No. 1818-09 was circulated for public review and comment within a State mandated 45-day public review period as required by CEQA, with the comment period occurring between May 16, 2013, and July 1, 2013; and WHEREAS, the Planning Commission has authority per City of Orange Environmental Review Guidelines to make a recommendation to the City Council on Environmental Impact Report No. 1818-09 (SCH#2009051072); and WHEREAS, the Planning Commission has reviewed Environmental Impact Report No. 1818-09, including all public comments, responses, errata and technical appendices; and WHEREAS, the Planning Commission held a duly advertised public hearing on January 13, 2014, which was continued to January 20, 2014 then to January 27, 2014 then to February 19, 2014 then to March 3, 2014 then to March 17, 2014 at which time interested persons had an opportunity to testify either in support of, or opposition to, the proposal and for the purpose of considering the Project upon property described in the attached legal description(Exhibit A); and Planning Commission Resolution No.PC 04-14 Page 3 WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, the Planning Commission considered all factors relating to the proposed Project, including potential environmental impacts addressed in the Environmental Impact Report No. 1818-09; and WHEREAS,the Planning Commission has carefully reviewed and considered the information contained in Draft Environmental Impact Report No. 1818-09 and public testimony prior to finding Environmental I�npact Report No. 1818-09 inadequate far the reasons included in the findings;and WHEREAS, the Project was processed in the time and manner prescribed by state and local law; and WHEREAS, affected City Departments have reviewed the Project; and WHEREAS, The Design Review Committee reviewed the Project design at their regular August 7 and October 21, 2013 meetings and recommended approval of the Project by the City Council with Specific Plan design criteria and development standard changes and recommended conditions to facilitate Design Review Committee review and acceptance of the Project's sub- level site, architectural and landscape plans prior to the issuance of building permits; and WHEREAS, City staff has provided the Project recommendations of the Design Review Committee to the Planning Commission in the form of a staff report dated January 13, 2014, and in the form of a staff report and meeting minutes of the Design Review Committee attached to the January 13, 2014 staff report; and NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends denial of Environmental Impact Report No. EIR 1818-09, General Plan Amendment No. GPA 2009-002 (Includes amendments to the East Orange and Orange Park Acres Plans), Zone Change No. ZC 1254-09, Development Agreement No. DA 5825, Specific Plan No. SP 001-09, Tentative Parcel Map No. TPM 2012-101, Tentative Tract Map No. 17344 (City No. TTM 025- 09), Major Site Plan Review No. MJSP 0595-09 and Design Review Committee No. DRC 4413- 09 ("Project")based on the following findings: SECTION 1 —ENVIRONMENTAL IMPACT REPORT FINDINGS The Plaruiing Commission recomrnended denial of Enviromnental Impact Report 1818-09. The votes were as follows: MOTION: Commissioner Gladson SECOND: Commissioner Correa AYES: Commissioners Buttress, Correa& Gladson NOES: None RECUSALS: Commissioners Cathcart and Steiner Planning Commission Resolution No. PC 04-14 Page 4 The Planning Commission finds that Environmental Impact Report (EIR) 1818-09 does not reflect the independent judgment and analysis of the City of Orange and is inadequate for use for this project for the following reasons: 1. The Planning Commission finds that the information contained in EIR 1818-09, does not provide an adequate assessment of the potentially significant environmental impacts of the proposed Project and required discretionary permits; and 2. The Planning Commission finds it is not possible to conclude that, even with the implementation of all mitigation measures recommended in EIR 1818-09, there are substantial overriding benefits of the Project which outweigh the significant and unavoidable environmental impacts of the Project, with the exception of the project's internal design, that could override site-based significant and unavoidable aesthetic impacts; and 3. The Planning Commission finds that the EIR is lacking in clarity, information, accuracy, disclosure and completeness and that document components are dismissive and or misleading, specifically pertaining to the Threshold analysis and responses for the Land Use analysis with regard to a lack of analysis of changing the existing Orange Park Acres Plan, East Orange Plan, Santiago Creek Greenbelt Plan and the proposed General Plan text amendment implications for the City's Open Space, Park General Plan Land Use Element designation; Biology with regard to lighting impacts on sensitive species; Hydrology and Water Quality with regard to dam inundation; Traffic with regard to the conclusion that no impacts would result even if all mitigation iinprovements were implemented; and 4. The Planning Commission finds that critical public comments on the EIR received through comment letters, public comments and correspondence support the Commission's finding of inadequacy; and 5. The Planning Commission finds that the EIR did not undergo sufficient peer review because it was only reviewed in certain subject areas at the beginning of the process and not at critical stages tluoughout or at the end of the process; and 6. The Planning Commission finds that due to insufficient analysis in the areas of Water Hydrology and in particular with regard to dam inundation, the EIR would not further the City's goals to provide for the safety of residents or protect the liability of the City; and 7. The Plaruling Commission finds that the EIR does not include exploration of appropriate project alternatives, as evidenced by the number of overriding considerations being requested for significant and unavoidable iinpacts; and 8. The Planning Commission finds that the EIR includes deferred mitigation for multiple impact areas, particularly in the area of Traffic, because the timing for traffic related Planning Commission Resolution No.PC 04-14 Page 5 improvements are not included in the City's current Capital Improvement Program (CIP), or reasonably foreseeable in future CIP's. SECTION 2—GENERAL PLAN AMENDMENT The Planning Commission recommended denial of General Plan Amendment No. 2009-002 (the denial includes amendments to the East Orange and Orange Park Acres Plans). The votes were as follows: MOTION: Commissioner Gladson SECOND: Commissioner Correa AYES: Commissioners Buttress, Correa& Gladson NOES: None RECUSALS: Commissioners Cathcart and Steiner The decision of the Planning Commission is based on the following: The Planning Commission finds that the East Orange and Orange Park Acres Plans, incorporated into the City's General Plan, are well accepted, long established documents that the community expects to guide the development for the project site and the City is under no obligation to change the General Plan unless it feels the right project would warrant such change. The Planning Cominission finds that the density is too high under the proposed general plan amendment for the residential portion of the Project, and with regard to the non residential portion, the allowable uses are too intense, given that the project site is located immediately adjacent to a uniquely rural equestrian community and is surrounded by property designated low density residential. The area of the property designated for a senior residential community would require a medium density residential general plan designation. This designation would permit the maximum residential density, such as apartments, allowable in the City. The Commission finds that this is completely out of context and not an appropriate fit for the area. The Commission also finds that the area proposed for low density residential would still have a have a higher density than what exists in the surrounding neighborhoods. The Commission finds that the area designated for a recreational amenity was more like a commercial designation because it would not be operated by a public entity. Finally, while the Commission was in favor of having 50 acres of the project designated for open space, the area would not be sufficient to be considered a City park because it lacked park amenities and did not have a public entity readily willing to accept the responsibility and maintenance for the area. Finally, the Commission determined that the lack of certainty with regard to certain essential aspects of the Project and the proposed Project inconsistencies did not warrant removing the Project area from the East Orange Plan or Orange Park Acres Plan. SECTION 3—ZONE CHANGE The Planning Commission recommended denial of Zone Change No. 1254-09. The votes were as follows: Planning Commission Resolution No.PC 04-14 Page 6 MOTION: Commissioner Correa SECOND: Commissioner Gladson AYES: Commissioners Buttress, Correa& Gladson NOES: None RECUSALS: Commissioners Cathcart& Steiner The decision of the Planning Commission is based on the following: The Planning Commission generally agreed that the zone district designation for the portion of the project identified as Area A should be Open Space for the project. The Commission did not agree with the zone district designation for the portion of the project identified as Area B. While the Commission supports land uses offering recreational amenities, the Commission finds that under the Applicant's proposal, the use as a private facility, coupled with the support uses to support it, make it more commercial in nature. The Commission agreed that the commercial use of the property was not appropriate at this location. With regard to the portion of the project identified as Area C,the Commission finds that the low-medium density residential zoning designation is completely out of character with the existing surrounding neighborhoods because it is far too dense for the area. Also, the proposed senior assisted living and independent living uses are not compatible with the surrounding neighborhood. The Commission finds that such a use in this area is not convenient, accessible or close to the support needs of its residents. The Commission finds that the proposed use is too remote to public transportation, medical uses, shopping centers and similar uses that support the residents. Finally, with regard to the portion of the project identified as Area D,the Commission finds that the land use designation of single family residential is appropriate, however, determined that a zone district designation of R-1-6 was not appropriate as it allowed minimum lot sizes of 6000 square feet, which the Commission determined was too small for that area. The Commission noted that neighboring development in the area located on either side of the project is designated R-1-8, which requires a minimum lot size of 8000 square feet and would be the compatible size for the Project. The Cormnission also rejected the idea of privately gating this portion of the residential development. SECTION 4—DEVELOPMENT AGREEMENT FINDINGS The Planning Commission recommended denial of Development Agreement No. 5825. The votes were as follows: MOTION: Commissioner Gladson SECOND: Commissioner Correa AYES: Commissioners Buttress, Correa, & Gladson NOES: None RECUSALS: Commissioners Cathcart and Steiner The decision of the Planning Commission is based on the following: The Commission finds that the Agreement proposed was significantly lacking in additional public benefits. The 50 acres of public open space did not identify any agency or Planning Commission Resolution No.PC 04-14 Page 7 other entity willing to accept or maintain the property and much of it is located in the middle of the Santiago Creek watershed. The area identified to be donated to the YMCA or similar organization lacked a written commitment from any organization willing to acquire or operate a private recreation facility. A private operator of this type of amenity was viewed as pay to play and not encouraged by the Commission. The Commission finds that the financial contributions offered for trail connections are likely insufficient because the Applicant failed to identify the actual costs of building the trail connections. The Commission finds the relocation of the two water wells on site is required to develop the property and do not constitute public benefits. Finally,the Commission finds that most of the benefits offered lack timing as to when they would occur. Accordingly, the Planning Commission hereby finds that: 1. Development Agreement No. 5825 is not consistent with the objectives, policies, general land uses, and programs specified in the General Plan and any applicable specific plan or redevelopment plan, because it is significantly lacking in additional public benefits required to approve a development agreement and seeks park credits for open space area that is insufficient to meet the City's threshold for park needs pursuant to Chapter 16.60 of the Orange Municipal Code; and 2. Development Agreement No. 5825 is not compatible with the uses authorized in the district or planning area in which the real property is located and would require a general plan amendment, and zone change to make the project compatible; and 3. Development Agreement No. 5825 is not in conformity with the public necessity, public convenience, general welfare, and good land use practices because the proposed project seeks a higher density and land use intensity than what is currently allowed in the area. The projects lacks additional public benefits required for the approval of a development agreement and would result in the increase of residential � users of City parks without the benefit of providing additional park space or fees in lieu.; and 4. Development Agreement No. 5825 would not be beneficial to the health, safety, and general welfare consistent with the policy of the City with respect to development agreements as provided in Section 17.44.200 because it is significantly lacking in public benefits to the entire community. The Commission finds that even the dedication of 1.3 miles of public trails is deficient in identifying an owner and maintenance responsibilities for the trails, and fails to identify timing for the trail improvements; and 5. Development Agreement No. 5825 would adversely affect the orderly development of property or the preservation of property values in the City because the project as proposed is too dense and intense in tenns of allowable development and land use in the area in which it is located. As such, it would likely detract from the sunounding properties, negatively affecting property values; and Planning Commission Resolution No. PC 04-14 Page 8 6. Development Agreement No. 5825 would not promote and encourage the development of the proposed project by providing a greater degree of requisite certainty. The Commission found that the development agreement proposes to dedicate 50 acres of public open space but does not identify any group or agency willing to accept the maintenance of the property or any commitment related to the timing on when the property would be conveyed as public open space. Furthermare, the development agreement identifies a 10 acre donation to the YMCA or similar organization for a recreational amenity but there are no written commitments from the YMCA or similar organization to accept the property or timing identified for the property dedication. And finally, the developer proposes two separate $100,000 contributions for local trail connections but fails to identify the actual costs to build each connection or when the money would be donated for the connections. SECTION 5 — SPECIFIC PLAN, MAJOR SITE PLAN REVIEW, TENTATIVE TRACT MAP,TENTATIVE PARCEL MAP AND DESTGN REVIEW COMMITTEE FINDINGS The Planning Commission denied Specific Plan No. 001-09, Tentative Parcel Map No. 2012- 101, Tentative Tract Map No. 17344, Major Site Plan Review No. 0595-09 and Design Review Committee No. 4413-09. The votes were as follows: MOTION: Commissioner Gladson SECOND: Commissioner Buttress � AYES: Commissioners Buttress, Correa& Gladson NOES: None RECUSALS: Commissioners Cathcart and Steiner The findings for the decision are based on the following: �ecific Plan: The whole of the findings for Specific Plan approval are not inet by the Project. Required Findings: 1. That the proposal conforms to the General Plan in regard to land use designation and intensiry; This finding is not met. As corroborated by the findings given for the denial of General Plan Amendment No. GPA 2009-002 the Planning Commission finds that the Project: a) Does not conform to the General Plan's existing land use designation without authorization for a change in Land Use designation. b) Does not adequately approximate density equivalent to or transition to the surrounding community. Planning Commission Resolution No.PC 04-14 Page 9 c) Is not considerate of the low intensity concept of area greenbelt plans that include the property. d) Does not provide analysis or consistency with the low intensity nature of the East Orange Plan or Orange Park Acres Plan. e) Does not facilitate required public park needs required by the City to justify the Project intensity. � Has insufficient analysis to determine that there would not be park intensification impacts by allowing privatization of parks via changes to the Open Space—Park General Plan Land Use Designation definition. g) Would create land use intensity incompatible with the area due to the number of land uses that could occur and the massing of buildings that could block viewsheds. h) Would result in use elements that would introduce a commercial use to an area that does not have such uses, thereby causing inconsistent land uses, change of community character and higher traffic intensity via commercial support vehicle activity. i) Would include a senior residential component land use that would not be supported by close convenient services hence, causing a use not compatible with the area. � j) Would utilize a three story building component that is out of context with the intensity of any other buildings in the area. k) Would not have sufficient assurances in place to prevent the future conversion of planning Area C to unrestricted apartments which would increase traffic intensity to the area. 1) Includes use intensity not appropriate in a dam inundation area in such close proximity to dams. m) Would intensify emergency response needs in the event of a localized or regional emergency. 2. That the proposal contains at least ten gross acres; The Project contains approximately 110 acres. This finding can be met. 3. That the proposal provides for a�nix of uses (such as, residential, commercial, office, public facilities, open s�ace); The Project provides a mix of uses. This finding can be met. 4. That by incorporating features such as, but not limited to those listed below, the proposal constitutes an environment equal to or better than what�night be accomplished under traditional developrrtent practices: a) Where usable open space is provided in excess of the amount required under conventional zoning; Planning Commission Resolution No.PC 04-14 Page 10 b) Where natural features are preserved that enhance the development and will benefit the community such as trees, scenic points, view corridors, ridgelines, historic buildings or landmarks, unique geological formations and other communiry assets; c) Where peYimeter setbacks of the development exceed the minimum dimension required; d) Where distinctive design techniques are incorporated such as architectural treatments, site planning, structural design, landscaping as well as integration into the community; e) Where the Project makes use of non-depletable energy sources for water heating or space heating; � Where usable recreational amenities are provided in excess of the amount Yequired; g) Where special amenities are provided such as daycare,preschool, communiry care, or other amenities; h) Where multi-modal transportation opportunities are provided such as linkages to pedestrian and recreational trails, and public transit facilities; i) Where public institutional needs are met by providing for schools, religious facilities, libraries,post offices,police/fire facilities; and j) Where special needs housing is provided. This finding is not met in entirety. In addressing each of these issues the Planning Commission finds as follows: a) Greater open space would result under the existing Greenbelt plan designations of the Orange Park Acres and East Orange Plans. The Project did not wholly consider said plans. The Open Space provided by the Project does not include open space required by the Orange Municipal Code that would best serve the City in the form of traditional public park facilities with recreational facilities and a public parking lot. b) Site constraints in relation to the surroundings were not adequately considered. Bulk and height of Project buildings could obstruct view to nearby Open Space Ridgelines as identified in the General Plan and incompatibility with the density and scale of the surrounding community context would result. c) Perimeter setbacks exceed the requirements of the code however, setbacks for the bulk and height of the buildings proposed do not alleviate coirununity compatibility concerns with the Project. d) The Specific Plan includes distinctive design techniques such as architectural treatinents, site planning, structural design and landscaping; however, the Specific Plan contains many indefinite clauses that could result in a liability to the City when administering and maintaining the Specific Plan. While the Specific Plan provides illustrations and some framework that would contribute to intenlal integration, it does not provide for adequate integration of the Project into the community due to the nature of uses, intensity, density asid height proposed. The Specific Plan includes inadequate trail tiining that Planning Commission Resolution No.PC 04-14 Page 11 is reliant on unpredictable factors that would need to first occur. The Specific Plan includes unrealistic contingency provisions for maintenance of the Project's Area A passive open space, Area D active open space and Project trails. e) The Specific Plan contains a Sustainable Design section requiring builders "to go above and beyond" Title 24 standards by a minimum of five percent. However, the Sustainable Design section contains several non-mandatory phrases that could hamper the portrayed sustainable design for the Project. � The Open Space provided by the Project does not include open space required by the Orange Municipal Code that would best serve the City in the form of traditional public park facilities with recreational facilities and a public parking lot. g) The Project allows for the inclusion of special amenities. h) The Specific Plan offers on-site trails. The eastern end of the Santiago Canyon Road adjacent trail would connect to an existing trail. A trail crossing would be provided at Nicky Way. However, trail connections for the Santiago Creek adjacent trail and the westerly terminus of the Santiago Canyon Road adjacent trail are not assured by the Specific Plan. Completion of a creek crossing trail or expansion of the Mabury Avenue adjacent trail per envisionment in the General Plan would not be accomplished. Furthermore, no linkage to public transit facilities exists or is proposed. i) Traffic mitigation needs created by the Project may not be met in that the necessary mitigation measures/traffic improvements for the Project are not � identified and fully funded Capital Improvement Projects by the City. Emergency evacuation needs of the Project would likely further strain emergency responder resources and no detailed plans have been demonstrated to show that the eventual site operators would alleviate the need. Park needs of the Project, as required by the Orange Municipal Code would not be met with public park facilities and a strain on other existing City park facilities could result from use by residents of the site. Uncertainty of Planning Area A open space and the Project trails ownership could result in a strain of City resources to maintain or encourage inaintenance by the inaster owners association for the Project. The Specific Plan contains inany indefinite clauses that could result in a liability to the City when administering and maintaining the Specific Plan. j) Age-qualified (senior housing) is proposed. However, no special needs housing for lower income families is specifically included. Major Site Plan: The whole of the findings for Major Site Plan approval are not met by the Project. Planning Commission Resolution No.PC 04-14 Page 12 Required Findings: 1. The Project design is compatible with surrounding development and neighborhoods. This finding is not met. The Planning Commission finds that the Project: a) Does not adequately approximate density equivalent to or transition to the surrounding community. Site constraints in relation to the surroundings were not adequately considered. Bulk/massing and height of Project buildings could obstruct view to nearby Open Space Ridgelines as identified in the General Plan and incompatibility with the density and scale of the surrounding community context would result. b) Is not considerate of the low intensity concept of area greenbelt plans that include the property. c) Does not provide analysis or consistency with the low intensity nature of the East Orange Plan or Orange Park Acres Plan. d) Would create land use intensity incompatible with the area due to the number of land uses that could occur. e) Would result in use elements that would introduce a commercial nature to an area that does not have such uses, thereby causing inconsistent land uses, change of community character and higher traffic intensity via commercial support vehicle activity. � Would include a senior residential component land use that would not be supported by close convenient services hence, causing a use not compatible with the area. g) Would utilize a three story building component that is out of context with the intensity of any other buildings in the area. h) Would not have sufficient assurances in place to prevent the future conversion of planning Area C to unrestricted apartments which would increase traffic intensity to the area. 2. The PYoject confor�ns to City development standards and any applicable special design guidelines or specific plan requirements. This finding is not met. The Planning Commission finds that the Project merits denial of General Plan Amendment No. 2009-002 and Zone Change No. 1254-09. Without the change of land use designation, the Project is incompatible with the existing General Plan and Zoning Designations for the site because the proposed uses are not allowed. 3. The Project provides for safe and adequate vehicular and pedestrian circulation, both on- and off-site. This finding is not met. The Planning Commission finds that the traffic mitigation needs created by the Project may not be met in that the necessary traffic Planning Commission Resolution No.PC 04-14 Page 13 improvements for the Project are not identified and fully funded Capital Improvement Projects by the City. Emergency evacuation needs of the Project have not been detailed to demonstrate that site occupants would be able to be evacuated and would be evacuated in a manner that would not cause disruption of or intensification to existing evacuation routes. 4. City services are available and adequate to serve the Project. This finding is not met. The Planning Commission finds that Traffic mitigation needs created by the Project may not be met in that the necessary mitigation measures/traffic improvements for the Project are not identified Capital Improvement Programs by the City. Emergency evacuation needs of the Project would likely further strain emergency responder resources and no detailed plans have been demonstrated to show that the eventual site operators would alleviate the need. Park needs of the Project, as required by the Orange Municipal Code would not be met with public park facilities and a strain on other existing City park facilities could result from use by residents of the site. Uncertainty of planning Area A open space and the Project trails ownership could result in a strain of City resources to maintain or encourage maintenance by the inaster owners association for the Project. The Specific Plan contains many indefinite clauses that could result in a liability to the City when administering and maintaining the Specific Plan. 5. The Project has been designed to fully mitigate or substantially minimize adverse enviYonmental effects. This finding is not met. As evidenced in the findings for denial of EIR No. 1818-09, the Planning Commission finds that the Project does not fully mitigate nor substantially minimize adverse environmental effects. Tentative Tract Map: The whole of the findings for Tentative Tract Map approval are not met by the Project. The data and analysis upon which these findings are based are set forth in Commissioner comments at Planning Commission meetings on January 20, 2014, January 27, 2014, February 19, 2014, March 3, 2014 and specifically March 17, 2014. Required Finding: A. The requirements for the filing of subdivision maps shall be governed by the provisions of the Subdivision Map Act and the provisions of Title 16 of the OYange Municipal Code (OMC). All rnaps shall comply with the pYovisions of the Subdivision Map Act, the City Zoning Ordinance, Title 16 of the OMC, and any other ordinance, statute or law pertaining to the use, sale, leasing or subdivision of land. Planning Commission Resolution No.PC 04-14 Page 14 1. The proposed subdivision map and the design and improvements are consistent with City of Orange Gene�al Plan which includes the East Orange Plan and Orange Park Acres Plan as part of the Land Use Element. This finding is not met. The Planning Commission finds that the Project merits denial of General Plan Amendment No. 2009-002 and Zone Change No. 1254- 09. Without the change of land use designation, the Project is incompatible with the existing General Plan and Zoning Designations for the site because the proposed uses are not allowed. 2. The site is physically suitable for the type of development and the proposed density of development. This finding is not met. The Planning Commission finds that the age-restricted (senior) component of the Project is not located in an area where necessary support services are conveniently located. The site is located in a dam inundation zone in close proximity to two dams. Associated potential dain inundation impacts to life and property have not been fully mitigated by the Project, specifically in consideration of the request to have the City's highest density land use designation established for the senior independent and assisted living land uses in planning Area C. The density of planning Area C and the massing of building in planning Area B for the Project is out of character with the surrounding community because the massing and density is substantially higher than the surrounding rural suburban community. Furthermore, the three story building component in planning Area C is out of context with any other buildings in the area. The Project does not adequately approximate density equivalent with or transition to the surrounding community. The Project is not considerate of the low intensity concept of area greenbelt plans that include the property. The Project does not provide analysis or consistency with the low intensity nature of the East Orange Plan or Orange Park Acres Plan. The Project does not facilitate required public park needs required by the City to justify the Project density. The Project would create land use intensity incompatible with the area due to the number of land uses that could occur and the massing of buildings that could block viewsheds. Project uses would introduce a commercial nature to an area that does not have such uses, thereby causing inconsistent land uses, change of community character and higher traffic intensity via commercial support vehicle activity. The road infrastructure of the area requires improvements merited by the Project and such improvements are not identified in the City's Capital Iinprovement Program. The Project would intensify emergency response needs in the event of a localized or regional emergency. 3. The design of the subdivision or the proposed i�nprove�nents are not likely to cause substantial environmental damage or substantially and unavoidably inju��e fish or wildlife or their habitat. Planning Commission Resolution No.PC 04-14 Page 15 This finding is not met. Environmental Impact Report No. 1818-09 discloses the Significant and Unavoidable Impacts of the DEIR including: • Grading and Construction Aesthetic Impacts • Long-Term Aesthetic Visual Impacts • Light and Glare Impacts • Air Quality Impacts • Hydrology and Water Quality Impacts (Dam Inundation) • Transportation/Traffic Impacts • Cumulative (Aesthetics, Air Quality, and Traffic) Impacts In addition to the above impacts, the Planning Commission finds that the Environmental Impact Report No. 1818-09 did not: � Wholly reflect the independent judgment and analysis of the City of Orange. • Provide an adequate assessment of the potentially significant environmental impacts of the proposed Project. • Provide adequate clarity, infonnation, accuracy, disclosure and completeness. • Provide adequate peer review. The Planning Commission finds that the Environmental Impact Report No. 1818- 09: • Includes deferral of mitigation for multiple impact areas. � Would not further the City's goals to provide for the safety of residents or protect the liability of the City. • Includes dismissive and or misleading components, specifically pertaining to Threshold analysis and responses for: the Land Use analysis with regard to a lack of analysis of changing the existing Orange Park Acres Plan, East Orange Plan, Creek Greenbelt Plans and the proposed General Plan text amendment implications for the City's Open Space, Park General Plan Land Use Element designation; Biology with regard to lighting impacts on sensitive species; Hydrology and Water Quality with regard to dam inundation; and, Traffic with regard to the conclusion that no impacts would result even if all mitigation improvements were implemented. Therefore, the Planning Commission finds that the Project may cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat beyond that which is reported in Envirorunental Impact Report No. 1818-09. 4. The design of the subdivision o� type of improve�nents are not likely to cause seNious public health probleins. This finding is not met. The Planning Commission finds Environmental Impact Report No. 1818-09 inadequate for the reasons stated above and in the denial findings Planning Commission Resolution No.PC 04-14 Page 16 for Environmental Impact Report No. 1818-09. The Project has at least tluee potential serious impact areas related to public health as follows: • The Project is located adjacent to the Villa Park Landfill and methane migration is a known potential issue for Project land and buildings. • The Project has Volatile Organic Compounds (VOCs) on-site requiring remediation. • Portions of the Project are located in andlor adjacent a Very High Fire Hazard Severity Zone and approval of use of County land for fire fuel modification purposes is necessary to secure the tract as proposed. Given the faults found with Environmental Impact Report No. 1818-09, the Planning Commission is unable to wholly rely on it to make this finding, especially in consideration of responsible agency concerns regarding the Project. S. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large,for access through or use of, property within the proposed subdivision. This finding can be made in that there are no known easements for public use of any portion of the Property. 6. The subdivision provides for, to the extent feasible, future passive or natural heating or cooling opportunities. This finding is not met. The Specific Plan contains a Sustainable Design section requiring builders "to go above and beyond" Title 24 standards by a minimum of five percent. However, the Sustainable Design section contains several non- mandatory phrases that could hamper the portrayed sustainable design for the Project. The Project Specific Plan does not contain requirements that make passive or natural heating or cooling mandatory. 7. The proposed subdivision complies with the development standards contained in the City's Zoning Ordinance. This finding is not met. The Planning Commission finds that the Project merits denial of General Plan Amendment No. 2009-002 and Zone Change No. 1254-09. Without the change of land use designation, the Project cannot comply with the development standards of the Zoning Ordinance because the proposed uses are not allowed. 8. The proposed uses are compatible with existing uses located in the vicinity of the subject site. This finding is not mete The density of plaruiing Area C and the massing of building in planning Area B for the Project is out of character with the surrounding community Planning Commission Resolution No.PC 04-14 Page 17 because the massing and density is substantially higher than the surrounding rural suburban community. Furthermore, the three story building component in planning Area C is out of context with any other buildings in the area. The number of lots per acre in planning Area D is not cominensurate to the larger size lots to the east of the Project site, specifically south of Santiago Creek. The Project does not adequately approximate density equivalent with or transition to the surrounding coinmunity. The Project is not considerate of the low intensity concept of area greenbelt plans that include the property. The Project does not provide analysis or consistency with the low intensity nature of the East Orange Plan or Orange Park Acres Plan. The Project would create land use intensity incompatible with the area due to the number of land uses that could occur and the massing of buildings that could block viewsheds. Project uses would introduce a commercial nature to an area that does not have such uses, thereby causing inconsistent land uses, change of community character and higher traffic intensity via commercial support vehicle activity. The road infrastructure of the area requires improvements merited by the Project and such improvements are not identified in the City's Capital Improvement Program. 9. The Project is subject to conditions that will preserve the public welfare and insure that the Project will not have an adverse impact on adjacent land uses, and local transportation systems, including local and regional trails. This finding is not applicable. No conditions are merited because the tract map is denied in part because the Project will have an adverse impact on adjacent land uses for the reasons cited in this resolution. 10. City departments have reviewed the proposed Project and found that City services are available and adequate to serve the needs of the proposed use. This finding is not met. Under their authority, the Planning Commission overrides any staff determination and finds that Traffic mitigation needs created by the Project may not be met in that the necessary mitigation ineasures/traffic improvements for the Project are not identified and fully funded Capital Iinprovement Projects by the City. Emergency evacuation needs of the Project would likely further strain emergency responder resources and no detailed plans have been demonstrated to show that the eventual site operators would alleviate the need. Park needs of the Project, as required by the Orange Municipal Code would not be met with public park facilities and a strain on other existing City park facilities could result from use by residents of the site. Uncertainty of plamiing Area A open space and the Project trails ownership could result in a strain of City resources to maintain or encourage maintenance by the master owners association for the Project. The Specific Plan contains many indefinite clauses that could result in a liability to the City when administering and maintaining the Specific Plan. 1 L The proposed subdivision allows implenzentation of local and regional recreational opportunities as stated in the City's General Plan. Planning Commission Resolution No.PC 04-14 Page 18 This finding is not met. The Project does not facilitate required public park. needs required by the City. The Open Space provided by the Project does not include open space required by the Orange Municipal Code that would best serve the City in the form of traditional public park facilities with recreational facilities and a public parking lot. A strain on other existing City park facilities could result from use by residents of the site. Greater open space would result under the existing Greenbelt plan designations of the Orange Park Acres and East Orange Plans. The Project did not wholly consider said plans. The Project has insufficient analysis to determine that there would not be park intensification impacts by allowing privatization of parks via changes to the Open Space — Park General Plan Land Use Designation definition. The Specific Plan includes inadequate trail timing that is reliant on unpredictable factors that would need to first occur. The Specific Plan includes unrealistic contingency provisions for maintenance of the Project's Area A passive open space, Area D active open space and Project trails. Trail connections for the Santiago Creek adjacent trail and the westerly terminus of the Santiago Canyon Road adjacent trail are not assured by the Project. Completion of a creek crossing trail or expansion of the Mabury Avenue adjacent trail per envisionment in the General Plan would not be accomplished. 12. A sufficient water supply is available to the Project. This finding is met. Design Review Committee: The whole of the findings for Design Review Committee approval are not met by the Project. Required Findings: 1. In the Old Towne Historic District, the proposed work conforms to the prescriptive standards and design criteria referenced and/or recommended by the DRC or other reviewing body for the Project (OMC 17.10.070.F.1). This finding is not applicable. The Project is not in the Old Towne Historic District. 2. In any National Register HistoYic District, the proposed work complies with the Secretary of the Intet^ior's standards and guidelines (OMC 1710.07.F.2). This finding is not applicable. The Project is not in a National Register Historic District. 3. The Project design u�holds community aesthetics through the use of an internally consistent, integr�ated design theme and is consistent with all adopted specific�lans, applicable design standards, and their required findings (OMC 17.10.07.F.3). Planning Commission Resolution No. PC 04-14 Page 19 This finding is not met. Although the Project is internally consistent with an integrated design theme, the Planning Commission finds that overall community aesthetics of the Project: a) Does not adequately approximate density equivalent to or transition to the surrounding community. Site constraints in relation to the surroundings were not adequately considered. Bulk/massing and height of Project buildings could obstruct view to nearby Open Space Ridgelines as identified in the General Plan and incompatibility with the density and scale of the surrounding community context would result. b) Is not considerate of the low intensity concept of area greenbelt plans that include the property. c) Does not provide analysis or consistency with the low intensity nature of the East Orange Plan or Orange Park Acres Plan. d) Would result in use elements that would introduce a commercial nature to an area that does not have such uses, thereby causing buildings with a mass and architecturally-related function that reflect a change of community aesthetics. e) Would utilize a three story building component that is out of context with the intensity of any other buildings in the area. 4. For infill residential development, as specified in the City of Orange Infill Residential Design Guidelines, the new structure(s) or addition are compatible with the scale, massing, orientation, and articulation of the surrounding development and will preserve or enhance existing neighborhood character (OMC 17.10.07.F.4). This finding is not applicable. The Project is not infill residential development, as specified in the City of Orange Infill Residential Design Guidelines. I hereby certify that the foregoing resolution was adopted on March 17, 2014, by the Planning Commission of the City of Orange by the following vote: AYES: NOES: RECUSALS: Commissioners Steiner and Cathcart ABSENT: Pat Buttress, Planning Commission Vice-Chair Date EXHIBIT A LEGAL DESCRIPTION 7H�(.�l�p R�F�RR��T�ti f����1N����?W IS�I�`C�AT��I��'H���TY t�F �F�AI��E. �t�UI�TY ��t�RI�NGE, ST�1TE dF CA�1F�F�N(A, �NE� IS �ESG€t����l A� F���.(�IN�: ��lRG�L 1: P�4RCEL 1A: T�€,A�' P'4RTIClN 0�' L�T 2 IRt 8�E7CEC ,�/��� C�F TH� t�4Nl� C�� f}G� �N[� Ei�Nb, IN �H� GITY �F t7l�4NGE, CUUNTY t�F �7�AN��, STA�E b� �ALI�(��2NIA, AS �'�!� I�iAI� fi�+��l���� �N B�IQK 3, PA�� �3f� f�F MIS��LL�1[�E#��1S �:�CC�F��3S �F 1.p5 t�NGE�.�S, �ALiF��{IIiA, [�E�CI�(8E�AS F�LL�W�: �EGINNIIV��T 1�PC3EN�`�N TH��C7�TH �lfV�Q�SAIp�.C}T, 2fi6.66 FEE�S�7EJ7H��17EGREE W�ST F�:t7[N�`H�NO�THEA�T G£�17NEi�aF �A[D Lt}Tr ��IEtVCE S�?UT�I 3�C�E�REE 5t�' ��'� WEST�1�.36 F�Efi TD A F'�111�T 1N THE GE��`E}� U�TH� CQ�L1[�TY ROA�D� THE�G� 5�11TH �3aEGRE�.��' V�'E�T�k�C}NG T�{�CENTER�ENE C}F SA�[3 CO�JN�`1( ROAa, 238.1�FE�T 7Q �`H� ��UTHEASY C[�RNER QF �'H,�T �ERTA[i� k�ARCEL OF �N� ��NilEYED E�Y W. 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A��[� E�fCEPT `���RE�#�t��lf `��-�'�1�` P'�I�TIU� �E SAI�} LAND DESCRIBED IN TH� p��D Td N1UNf�iP'AL V!Vl�TEft [�ISfiRICT +�� QFtANGE �(7UN7Y, RE�(�I�I]EE� .�ULY 27, ��98 �S l�S�RUNI�Nfi[�f�, 7���Ct�8�G23.C�F�ICtALR��t}�D�. AS��SSOR'S P�IRCEL N4.: Q��-��(�-27 PARG�L 3: �'�tRCEL 3A: TNAT F�RTtt)fU OF �.C�T � IN E3�.t7Cl� "A" �JF 1"�� LAND �F t��E At�l� �f�N�7r (N YH� CIl``f 1/24/14 101592 #103590 vll L�-2 �1� t7R,QNGE. �4UI�TY []F oF�ANG�. STAT� G F CALIFc�RN#A. AS PEf� MA� RECiJRDED fN B�t�K 3, PAGE 4�r� [�� #V�iS�ELLAIV��uS RECOfZDS QF LQS AN�EL�S CC�UNTIf, C�I,LEFORI�IA, DES+CRIB�� ,�S FQLLC►UVS: BEG(NNIN�i4T�H�NORT�#EAST COf�NER C7F SA�I[�Lt�T 2;AND THENC��CIU�'HV�IE�TERt�Y ALONG TH� N�RTHV�IEST�RLY L�NE �F T#�#E LAND CC�i�VEYEp BY W V. UVHISLER AND V1flFE, T(3 MF2S.J. R. F��TCHEf�, BY D��p F2E�ak�EC�APR1L �3, 1�14 IN ���}K 2�48, (�AGE 55 QF DEEDS, T� R BOLT iN THE �ENTER �F TW� CQIJNTY RQAQ AT THE SQf,lTHU11EST CaRNEl� OF SAE�I LAi11C] ��N�IEY�[� TO S�ia lViR�. .1. R. FLETCHER; THENCE RUNNING N[31�T�i1tUESTER�Y/�LQh�G THE CENTER LfNE[��S�tID GC7tJNTY R4A[�, 284.1�F�ET, MC�RE OR LESS, T{� AfV f�LD PIPE iN THE A�1GL� PUII�T [N THE CENTER LENE OF SAiD COl1NTY RaAD; THENCE RU[UNt[�G SC3Ll�N ��DE�R�� 1l1fEST AL�NG TH� CECVT�f� Ll�t� QF �AiD C47�lN1'1� R�I�E�, 597.�4�E�T 7(� TNE SQCITHEAST f:pRNER C1F THI�I' PORTIO�I OF S�lQ L�T� �ONVEYED BY B. D. PAf�KEf�, A S[N�GL� f'UTAN. 7C}CHRiS 5ENT1 ANQ WIFE, BY DEED F�ECC�R[�E� f��V�N1��R 2, 1923 I�t BO[7K 4��. PACE 384 OF DEEQS; �'H�NCE Nt)RTH 3Jt� �o� �� �AS�'a��.ss FEET, ��R�DF�L��S. TC�A P�1N71N 7H� IvoR7H ttNE a� sAia �aT 2, 1lV#iICFi P'Q€�IT LS�66.G6 FEET SO�1TH 85aEGaEE V`lES�F�O1VI TH��f�RTHEAS�'C�F�IV�R OF SA1p LQT �; �'FE�NG� NUf�TH s5[��GREE EAST 26r.6G F�ET TC� TNE PO1NT t7� �EGIlVNING. 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ASSESSCiR'S PAR�EL NU.: b�3-2��]-r��� �►�R��� 4: P1�IR�EL. 4A: �HA�T P4k�TtQN (�F THE C�h10 ALL�?TT�� TQ PAUL�t P�R��T� DE Df��1fIN�UEZ, 1N 7HE C��`1f E�� OI�I�GE, COUNT'�+0� QRANG�, ST�4�'E t�F �f�U�t�RNIR, AS [��S�RI#��0 If� THE F�{VA� (7Rl��F� (}F PARTI�lpN C3F THE E�N�H€7 SANTIAGU pE SANTA AN�4, WNIGH W�tS E�IT�€2E€�����ENI�ER'��, ��s�Et�E�t��f4 `.�"PAGE ��t�C3�.�UDGIt��f�TS�F THE DISTf�IGT �(�EJR�' U� �`M� '(7'�FI .iU�IC1�1L DCSTR(C`T IN A1Va �f3R �aS AA1�E[.ES C(�I�N�Y, CA�iF[�Ft(�1�4, DESCF�I�ED�� �(��L41IV�S: B��ENNI�� A�T THE SQUi'H€A�T CQRIVEE� QF THE �'RACT f?� �RND �C�NV�Y�[� TC� A. �. H�II�SBERG��ZN AiV� WI�E, BY D���L� RE�f�RC3El�APRIL 27, 1335 IN BOC�K 14�, PAGE 222 Q� QFFlCIAL R�GOk�QS OF S}#!D C(7UN�'`f; fiHEN�� N+D�T� �9�EGRE� 45' 0�" EAST ��4.8�F�ET A�(7N�T�#E �,AS�ERLY l.IN�QF SAI[�LANt�T�7 THE SQt��'HEAST CORNER C►F TWE LANf� C(7NVE"�E[}TC}SGL#�Y MtL��R��NTRAGTIN+�CQMP,4NY, ��' DE�D R�GC�#�E�EQ AU�U�T �5�� ��3� �N S�aK 63�, PAG� �[78 O� aFFICtAL F�EGaR�S �F �AIE� GQfJNTY; TH�NC� SOUT�# 83DEGREE E�0" �" W�ST 66,.�� FEET TQ TN� SaUTH�lII�ST C��2N�R 4� SAIQ L�f�f}CONV�YEt�TC�SUtL'�h+ti�LEl�CUIVTRACTING��IVI�AN'�,T�fEIVC�SQUTH�RE.Y 2€�8<�0 FEE�', Mt�RE QI� L�SS, �LClNG TNE St3�THE�LY E�1`ENSIaN 0� TH� WESTERf.Y LINE C�F SAIa LANfl Tt� T�{� Sf3UTHERLY LI(VE �F SI��D LANb ��NVEYE[� Tt� A. B. H�INS�ER�E� A�JD V1![FE: THENCE NaRTH aSD�GR�€ QU` ��" EAS�' SSa.ac� F�ET, N1aRE t3R L�SS TCt �W� P�1NT (�F �EGINNI�IG. �XC�P1`YH��2��kCtMAL�t31�, GAS A�t[�OTHE�H�f[�R£�GARB4N SUBSTA�lCES,IN, €lNaEt�, tlR THAT N1AY �E PRQDUC��! FRt)M A [�EPTH B�f�CYW 1��}�E�fi, FR(?M THE �UR�ACE t7F S�lC] PRClPEf�TY AI�C? i�NY PARY TH�REC�F, A� R�S��2VEa SY A. [�. HEIN�Q�RG�RN AND WI��� ��J TH� DE�D TC� EA�tL Br C�fLLEl� �tNC� OTH�RS, D1�T�a .lUN� �� �9�7 AND RECa€2UEa ,�t�LY 29, '��4� IN BQf_3K 15��, F'A�� �1f1 C�� {��FCGIAI. R�CDRQS, iN THE aFFICE t7F THE C�tJN�'Y �ECt�RDE�t]F SaID t7FtAN�E �f�UNTY. PARG�L PA��EL 4�: �HAT PC�RTION E�� T�I� LAND ALLflTT�a T(7� �AULR P�f�A�TA Df �IiJMINQUEZ, I(� THE CI7Y C�F {�RANG�. �C3Ul�7Y ClF t}{�,4(��E, STRTE 4F GALIFQRNlA. �S DE�GRiBEa IN THE FII�AL ORDE1� C}F FA�T�TIC�1� OF TH� RA1�CN{} SANTIA�{� €�� SFtiUI"A AN�t, WH1CN UtfAS EI�TE�t�D S�F�TEM��Ft 1�, i86811'�sl �[)()�C "B„ PA���1(�fJ�JU€��f"�/IENT�Q�THE D[�TRiGT �OURT Q� THE i77H JU[�I�IAL bC57RICT IN AND �C?R Lf35 A�tG��ES �QUNTY, CALI�`U�NIA. DE��}�lE�EC�AS FC}�.Lf�WS: BEGIHI�fiNG /�T' THE NC�RTHEAST CC}FtNEf2 +0� THE LAiV� �ONV�YEC� 7a HENF2Y S(VYI��R B�" �lE�a RE�QROED JANf�AF2Y fi, �88� !� BC3t�K 77, P�1�� 22 OF �EEDS� REC4F2DS O� L�7� ANGELES CQU�lTY. GaL#FQRNfA; TH�NGE S4UTI� 83DEGREE 40` Ofl" WES`� 952.77 FEET pLC�NG �H� 1�I4�tTH LINE OF Sa(d SNYD�R'� LANC�; T�i�NCE SOUTH ?59.99 �E�T, THENC� NQRTH 83DEGREE C?0' Qa" El4ST 6�fi�.412 FEET T� Ti�� EASI` LIN� �7F S�ll� SNY�tER'S LAND; TH�NC� NaFtTH 1�C�EGR€E 4�' �" EAST �44.�4 FE�T 1"t7 TH� POfNT �lF �EGI�dNIN�, �XCEPT THAT P(�RfiEQN `fH�R�Q� LYING NDR�H�€t�Y UF THE F�LLOW[N� �ESCRIB�E� �.IN�: ��Gll�f�lN� A�T,� �C)(t�T Qh� TN��tll�ST LINE (�F SAID �tNf� I]ISTPtNT SQUTN�RLY �09.Ofl 1/24/14 10159.2 • #io3s90�ii A-4 F��`f FRC�h��H�N�lf�7HF�l^UES�Ct�RNERT�iE#�Et�F;THENC�N�RTH 83D��RE�04'at�" E�RS�' 7�t�.t�C]F�ET TO THE �AST LINE OF SAID LAN�. F�4�C�� 4�� THAT 4�ORTfON t�F THE LANC� At�l.t�TTE� T�'3 �l�,iJ�Ft PE�2AL`�`A t}E [�aMINQUE�, !N TH� CiTY �F t7RANGE, C(7UNTY OF t]RANGE� STATE QF CALI�t7RNfA. AS DESGaIf�ED IN THE FIt�RL QEC[�E� OF ��lR�lTI�?N �pF THE RANCHU SANTIAGQ DE SA�VTA ANA, WHiCH l�1VAS ENT�RED SEPTEMBER 1�, 1888 I�l B��IE �.B" F'A�E �41Q C�F JtJDCM�N7'S f�F TH� D��7RiCT C�t�RT 0� �'F�f 3 7TH J�1aICIAL DI�TR[CT I�l AI�D FQR Lf�S ANCELES COUNTY, CALIF�IRNfa, aESCRIB�Cl AS FOLLOW�: ����NNiN� AT A ��INT ��I TH� h1�RTHEI��Y �.IIVE c�� BLOCK "A" (lF�HE "LAND OF 4GE AhiD QONI�", AS SH�WN aiV A M1�P RfC(3RC3ED (N BOf�K 3, F'A��S �30 AN[7 43i 0� M�SCE�LAN�aUs R�caRGS C�F LC���NGELES Ca�1NrY, CALI�€�Rf�(A, WI�ICH SAID€'�f'�T [l���GIIVlV[(VG iS��U`�H 8�QEGREE 29' W�S7 MEASURED A�LQf�G SAJD N�RTH�€�LY LIN� Cl�' �II�(��K "P�'., 170.(�0 FE�`C F�(�iVl `THE �1pF2TNEA�57ERLY CORNER �F LaT 2 IN BLOCfE "A" aF�AID �AND OF QGE A�ID�ONQ, THEN�� FRONf SAID POINT pF BEGII�NING CVpR�FH 58p�GREE 17' 1Q" E1��T 174,i 2 F��`l`T(� al� [�tQN PEPE fiRARK�NG THE NORTHWEST�R�Y C�RNER(�F LAND DES�RIBED IN THE DEE�RECORU�C7�p�TC.1�ER "aU, 1917 IN QCl4K 2E1, PAGE 314 QF DE�DS; 7H�NC� N(1R�f-I 7.ra0 15` �AST �55.C�G FEET TLl AN IRQN PIPE MARKENG TH€ NQRTNE1k5TERLY CaRNEt2 OF SAID LA1�D; THE�lCE NaR�'M 87DEGREE �5' C�C3" EAST '�14.7.� FEET, THENCE �IQRTH 83DE�REE 43° �l0" EA�T 208.C�4 FE�T� TH�NCE hioRTH ��DE�R�E ��` ao°' �pST 13a.�t3 F��7: TNENCE N�RTH 4sbEGl�EE�s' oa" EAST 70.01 ���T 7'�A POIN`� IN TNE VIIESTERLY �C�IJNDARY OF THE LAND D�SGRI�EQ I�f 7HE �IfVAL aRDER OF CaN�]EMNATIQN f��G�R€��p IN B�JaK 1217�', PAGE 4(l9, aFFIC1AL R�CQRaS, THENCE ALONG `fHE WEST€RLY B�UNDARY THEREaF N�RTf� �7D��R�E 10' 18" '4N�ST �80.7� FE€T T� �t PQfNT ON 7HAT G�RTAIN GCIURSE SHaVfJN AS SC7UTH S�QEGREE 46' EAST 264.10 FEET QN THE MA#� FI�ED If� BO014 3, PAGE 54 ClF ftEGURD O� �UR1�f�YS SAI[� PO[N7 B�f�1G {UURTH 84DEGREE 51' 58"WEST 6U.00FEET FROIt�i "STA 1�.A'" TM�NCE Nt�RTN 84DEGREE 51' 58" �lE�T z88.10 F��T T� �TAT(�hl 17' THE�lCE SQUT�I �BDE�R�E 2�' 1NEST 680.18�WEST 7t] STA71t?(� is, 7H�NCE SUUTH �teD�GRE� �3' [�o" WEST 1aso.rt2 FEET Ta A P�If�T ON THE A�OV� MENTIQNE[� Nf��7'H�RLY LIN€ (7F BL,�CK ���l,� [�F T�-[E LAND aF qGE AN[� B�JNd. SA1D ��INT BEING SQUTH 85CtEGRE� 2�' WE�T 6�7.42 FEET I�ifEASURE� ALDNG SAIp N{�RTH�RLY LlfttE �f2�?NI �HE �'aINT �F �EGINfV1NG; THEN�E [��RTH�SCt�Gf�E� 29' EAST 3fi0.72 F�ET l�L�NG SAID NORTW�RLY LINE TC? TFiE SI�UT�IUVES�ER�Y C(]R�IER �F TH� F'l1MP LOT aS �HUWN f}N �1 NlAP �IL�Q IN BC�l�K 8, pAGE 3 �� RE�d#�d C}F SURVEYS, IN THE�FF[CE OF THE CQUNTY REC{3R[7ER f)F SAID aRANG� COUNTY; TH�NCE A�O�IG TN� R�JUNpA�IES [�� SAID PUMF LCIT THE FC�LLt7WIIVG G(7EJ�tSES ANC] D{STANCES� fV�RTF3 4DEGREE 3`I� E,�ST 3a,ao FE�T, NORTN S��EGREE ��� EAST 3�.�a FEET, ��k��f� 4D�CREE 31` EAST 3[�.ao FE�� TO THE S(]UTNEAST�RLY �flRNER QF SAID PUMP Lt�T; THE(V�E f��RTH 85pEGREE 29' EAS7 ��fi,70 FEf�i ALONG TNE iVGRT�E�tLY LINE C7F �AIL� BLaCK "A" TCr TNE P�INT OF� E��GINI�ING. ,4SSE5S�lR'S PAf��EL f��.: 093-280-3�ANU 4�3-28U-31 F�ARC�� 5: THAT P(�RT(C�N GF TH€ LAN� AE.LQ�'TE(� �U �'I�ULA P�I2AL7A bE D4MINQiJE�, fIV TFfE CITY C3F QRANGE, C�7UNT�' OF ORRf�GE, STATE �F CALfFt7RNiA, AS f}ESCRIBED IN THE Fil11AL C�ECl2EE �F PAI�TfTIpN OF THE RRNCHa SAI��IAG4 D� SANTA ANA, 1NHlCH WaS �NTE�EQ�EPT�MBER 12, �86fl fN BC�C?K ,���" pAG�410 C��.J UbGMEkVTS C}F TH�DISTRICT CQUI�T OF TNE 17'TH JUD(CIAL DIST€2ICT !N ,AND FC�F� Lc�S ANG�LES C(�Uhl`(�Y, c���Fa�r�i�. a�scRie�r� as F���aws: BE�IhlN1NG AT A P(71NT piSTAIVT SQ�JTH 924.Q4 FEET AND NaRTN 84��G€tFE 43' �AST' 1/24/14 10159.2 #io3s90 vi� A-5 32G't.OG ��ET �ROEt1! THE CORNER COMM�N TC'� SEGTIf7N �4, rt5,22 ANC} 2� 1N SA{D ALLO�M��T, SAID PaINT �EIt�G T€�E �OUTHUVEST C{�RNER 4�' YF�� LAlUa L?ES�RfB�D IN THE i]EEQ TD HENRY SNYDE#�� f�ECf�RDECJ .�ANUARY G� 78$1 fN BQf�K 77, PAGE 22 OF E7EEDS, REC(]RDS C�F LC}S ANGELES rC�UN�Y, �ALI�[JRNIl�; TH�I�GE 1VORTH ���E�REE f�7 V�lEST 1000.�6 ��ET ALONG TH� BUUI�DARY C7� SAI�; SNYDER LAND TC7 A STAKE; �HENCE St]€JTN 55�EGREE�5` 1NEST 381.74 FEET 7`0 A ROCK; THEf�CE St7UTH 7DE�REE 1�' W�ST 6�1.22 ���T; T€�E�IG� �C�R�H 84f�EGR�E 43' �AST 99�.7� �E�T Tt� TH� POINT C7F E�EGINNING. ASSE�SOR'S Pl��t�CEL N�.: 37o-t�17-p8 PAR�EL 6: "�HAT PaRTIQN �� THE SaUTH HALF �F SEGTIC?N 1a, TaWr�SHlF 4 ��l3TH, RANGE 9 WE5T. A�N� ThIE �1aRTH HA�� ClF �E��iaN 23, 7(�tNIVSFIIP �, RANGE � 1lVEST, Q� THE LANd ALLt��`�`�l7 `�Cl PRU� P�RALTA D� ❑QM�NG�IEZ 1N 7N� DECR�E OF f��RTITIdN OF TNE aANCHa s��Tia�o �� sAr�Ta ANA, RECC�RDED IN 8a0}( `B�° o� .�uo�MEr�7� OF TH� 17TM JUdEClAL aI5TR[CT DF CA�IF�RNiA IN THE CIT`� O� CIRANG�, e�UNTY (�F ��AN�E, �T�kTE+��'GAL[FOR�i(A, INGLLlD�Ct WITHIN THE LANE� D�SC�IBED IN TH� pEELI TO A.B. HEINSBEt�GEN ANI� N�DFTt� C. H�INSBEa�EN�EEOF�D��APRIL 27, �93�IN B��K 748, PAGE 222 (7F OFFIGlAL R�CC7�Rp� C7F �/�la COUNTY, LYING �C1tlTHERLY OF THE F4LL04VING �ESCRE�EQ L�NE: BEGiNN1N�RT A V2 INCC� 1RU�[ PIP�AT ST,4Tf(�tV �J(�. �5 AS SH4W[V O�f,a I�IAP FILEp �N B(��K 3, PAGE 54 aF RECURD OE SUR�lEYS IN THE �ITY t�F THE CaUNTY RECORDER pF SP�1D C4UNTY; THEN�� SaUTH 82DEGREE 5Q' pQ" VIl�ST 9�2.71 F�ET; THENGE 50UTH O[�EGR�E 1[�' QCl'" EAST 129.92 ���T; THENGE S(�UTH 86DEGREE 54' 4U" VIIEST T65.86 FE�T; TH�N��SUUTH 89D�GR���s' 2a�� WEST��7.49�EE:'�"; THEI�CE NO€�TH aSDEG��� 3G' 20" WEST �U1 .41 �'�ET; �NENC� NORT�t 83DEGREE 42' S0" WEST i?'4.68 F���; �H�NCE SQUTFI 72pEGREE "�1' 10" 1NEST �6�.87 FEET; THENCE St3UTN 70DEGREE 15' 1�" 1NEST 3a9.1� F��T; THENGE SOUTH 5�D��REE Q3' ��" WEST 388.74 FEEC TE? AN AxE,E� WHIC�-I BEARS SaUTH 46D��R�� T�' �o�" F.AST 54�.a�FEET F�(7M A 1 INCH IRC�N pIPE AT �TA�IQN 9 QF SAfa RECC}R€3 €�F SURVEY. ��CEP�THaT F�ORfiIC3N E��SGR[BED AS F(�LLt71NS: B�GI�II�(NG AT THE NQ�TN£aST CC�RNER f]F A T(t,4GT OF �AfVE� CpNt/EYED 7't) H�NRY SNYDER$Y D�E� RE�(�R�ED J�INUARY �, 1887 I�f �C}Of( 77, PAGE 22 C1F pEEDS. IN THE D��fGE QF THE CQUNTY RECQ�DER aF LOS AfVGELES CaUNTI'. CALlfi�F��IIA, THENCE SouTH a�aEGR��WEST s52.7i FEE7 ALc�NG Tf�E�vaRTH LIN� UF SAID S�IYbE��s��n�r�; THENCE SOUTFE 1�27,99 FE�T' T(� TH�S(]tJTHER�.Y L11VE OF THE LAN� CaNVEYED TO a. �. HEfNSE�ERGEN ET UX BY DEED RECd€�I��D AR�RlL �7, �935 iN 64pK 748, PAGE 222, �FFIC�AL RECdI�DS, IN TNE O�FICE �� �'NE C�UNTY REGpRD�R l�� SAIa Of�AN�E COUhfTY: THE(�CE ALf�NG SAIb SaU7�HERLY L(N� NOR�FH s�DEGREE EAST 5�o.ac� FEET Ta THE SQUTHEAST C�Rh(E� f7F SAID M�INSBERGEN LANt�, TH�NC� Nl�R�'H 190 45" �AST 1�79.42 F��T T{) �HE P�INT C7F BEGINNING. ALSL�E}CCEPTIN�AND R�SEf2VING THEI2EFR�11lE A�pl�r GAS, AS#�HALTUM/��V[�TAR, IN pl�a UNUER SA1D LANa, a�0 F�ET BELaV{l THE SURFACE, BUT W�i'HOUT Tf�E f�IGHT T� USE TNE SURFACE Q� S/�iD LAND I!U GONNE�TI�N 1Nl1`H THE DEVEL�PNfE[�T THEREOF, PR{�VIDEt�, N(�WEVE€t, THE SAME SHALL NC3T 8� CGNSTRUED T(} PROHIBIT SLANT aRILLING aPERATIONS C1R SUCN UTHER OP�RATIflNS UVHICH It� NQ 1NA�Y USE�R IfV ANY U�VAY AF��CT 7HE SUR�ACE R[GHTS OF SAI� LAND Ah1D WHICH b4 I�OT ENT�R SAfD LRN�AT A PQINT LESS THAN 500��ET TQ SAIa SURFACE,AS �XC�P�EC}ANf7 R�SERVED 6Y ANTHUNY 8. HECNS�ERGEN AND h1�DiTH G. H�ENSB��G�N, MUSB�IND ANa WIF�, �N A l�EEQ REC4�DE� NaV��/lBEa �t5, �19721N ��C7K 1U4��, PAGE 541,Q��I�fAl. l�ECa�aS. I/24/14 101592 �io3s90��i A-6 �YYF.��Yfl♦1� f #}I4��i..1\�i♦ ��V V�����4/ i�AFtC�L 7: �'HAT f'�Ft�'I[�kV{7� 7�1�1,..�#hl�] AI�L�TTED Tt7�P�1E�#PERALT�DE G�3fVIIN�UE�. iN TH�C!�`( (�� QR�4�GE, GC}UN�'Y'�3F �F�RNGE, STATE OF CALIF�3R�UTA, A� [�ESC�2lBEQ IN TF{� FlI�AL �RDER O�P�4RTITIUN€1F THE F�A�I�HCU SANTIA�C�pE SAN7�l��E��WHfCH V�T��El�T�RE[� 5EP���IIB�R `12. '#��8 iN �f}QI� "B,. FA�E ��Q�C�F JUDGMENTS€l� TN� DtS�'alCT�OURT C)F �`�IE 17'TN aI�C�CCtA� �I�TRICT tN ,�Na Ft�R �.45 Plf#1GEL€� GpUNT�f. GAL#FE)RNlA, f�E5CR18ED AS F��.LU�15: ���INNIh(G �1X THE�IQRfiH�AST CQ�RNEt� OF �H� �AMF� ���Vi��Y�LI T�D HENt�Y SI�I�C�ER �Y �EED R�CflRD�a ,��N�J�RY f, ��8� ([V �C3fi,1K ??, �'AGE �2 OF D��f��, R��(7Rp� qF L�S RNGEL�� C�LINTY, �A.LlFQ�NfA� T����E Sf���`H 83D€G�EE (�Q' C10�" tNE�`� ��2.77 F��T AE.U�G TH� N#�R3H Ltf�� C�� �A11� ��tY�EE�'S E.R.Na; THEl1tCE S�UTM 759.9� ��E�'; TH��iC� N(3RTki 83[���R�E OE�' t��" �AS�` 6�5.4�2 FEET T� TW� �AST E.IN� UF SAlD SNYR�F�'� E.�l�[�; TH�t�iCE N[�RTI-� 1�DE�REE 4�` t3�'" �45T 8��.54� �E��"TC1 TH� RQiNT (��` B�GIIV�INC�, E�GEP'T T�AT P4R7f�N� `�Ff���(�F LY�NG �t�(�TWER[.Y QF THE FC1�l.Q1NlN� �ESGRE��f� LIN�c BEGlNN1NG�1T A �Oi11tT E�fl� l'W�1N�Sfi Ll�f�UF SAIC3�N� af5TAN7 SUI�THER�.Y 5a9.€�� ���`� Fk�C7M �I(3E�7H'U�IEST C��tNEE� THEREQF; TH�N�E NC�RTH ##3C�EGI�EE t��' Ut}" EAST 7��a��FE�T T� THE �AS�� �.tlV� d� SAii� �Ahf[�. ALS� EX�E�T THE��FROf�I TWQ�E �C�F�TfQN� LYING V4rITHfN `CH� �NI� [��SCRlBEi�AS PARC�LS 1 AN� �, il� THE D��p TQ STAP�I�ARa PA��fIC C�Ftpc�RATI�N, REC(3R�ED MAR�F� 3, 19$1 IN BfJ�[f '�259'€, �'�LGE 9�4, f���[Ct�� �'���}�2L�S. RSS�SSC}R`S FAR��k. Nt�,: �70-f��1-21 PaRC�L �: A�.L THAT CERl`AIN Ll�Nt�SITIJAY�l7 I�1 TME RaNCH+� S�NTIAG�7 D� SAN�`A ANR. {N 7HE GIT� (l� f7RANG�, �4UNTlF QF �R'AI�G�', ST,4i'E ('}� CA►LiEt�RNIA, D�S��GRI�E� AS �[3LL(7W�. �€GINNING AT �'�t� Nt�RTHW��`� ����JER E]F Lt�T 2 IN BLQCF� A t�F TH� LANCl t�F �G� AN�►€�QNt�,AS�HC�WN�JN A MAP F:E��RDE�1fV�O�K 3, PAG��3��F"MtSC��LAN�QU� R�C()�[3S �'� LQS A�+3G�LES GC�€JNTY, CALIF�RI�fA; �H�iVC� NdRTH 85DEGR�� EAST t�LONG TH� �Jt]�THER�.Y 1.IN� QF �AI[� �.t��' �((�5�.43 FE�T T� A ST�INE MA�KED „X.'; 7H�NG�54�TF� ��D��F2E� 59' W�ST 625.48 F�ET�°Q A PIPE IN TNE CENT�RLIN�QF TNE GUUNTY RUAf�; TM�N�E�fll1TH 83a�GREE ��' WESTA�.QNG SAID �ENTERLI�IE, 70�.�4 F��� TC1 AN If�f�N E�AR I�1 THE W�ST LINE t�E SAI� L,t�T, THEI�G� N�RTH 1�C]EGF�EE 24` VMI�S�T�4LQ�N� �AIL7 W�S�' L[NE 62�.14 FEET �'€� THE F'�111�T Q� BEGlNi�[NG. �X��P�THE�2EFR�M THAT FaRTE�N C��S�[L7 L�NC1 LYf[VG WtT�-flN 7ME�A�1D D�5CRI�Ep iN�'N��?����C!TH�Ci`I'Y Q�aRP�#UGE.A MUNf��PAL GQ#�PCiRJ�T[ON, R�Cf}RD�t3�iUGt3ST 21, 1991 AS (N��`R�li�[ENi NC�. �'I-A51���.�F�IClA� RE�t�RL��, A�SES5�R�5 P��CEL N�.: ���-a��-2� E'AR�E�, 9; ��#AT pQI�TIaN t�F LaT 3 IN BLOC�C "A`" O�TFi� LA�ED a� �tG� AND 84�J�, IN THE CITY 1/24/14 101592 #103590 vll 1�-7 QF ORAt�.GE. GO€INTY �F pRANGE, STATE OF GA�#Ft]RNIA, AS p`ER MaP RE�QRDEC? IN �O�K 3. P�IGEs �33� AND 431, M{SC��LA�lEC}US FtEC�Ft�}S c�F LUS AfVG�LES CQUNTY, ���.IFaR�IA, D�S�aIBE�]!�S FCLL(�'WS: �3EGiNN{NG A�TTHE NC�RTNWE�TCf�RNER(3F SAIp LQT 3 AND�`HENC�FRdh+�St�f�F�tN�' QF BEGlNNING S(}UTH 17�EGRE�38' 3t�"�A�T Al��€VG THE WEST�RlY E.�NE(l�S�IC}L0�7` 3�, 2s1.s8 FEET Tt3 R €'t�ih�7; THENGE �ouTH aSD�GRE� 07� ��IST t�7.75 �EEI' 1`a A P(�IN�`; 7HENC� Nf�RT� 73DEGREE 5�' EA�T 14G,7� F��T T� A P4fNT; THEN�E NC�€t7H 67DEGREE '€6` �AST 2t76.3a FE�7 TO A Pali�T �N THE �ASTERLY LIN� aF LAT�R �dNVEYEC� TC3 RC)Y B. W(�L[S, E3Y DE�� RECtlRaE� FEBRUARY 4, 1921 [N Bt}aK 38�, �AG� ��9, f?��C]S, R�GOR�?S QF �AI��RANGE Calll�T�; TN�NC� NdR�`H �7D�GR�E ��t` VVES`f�LONG �All7 ��4�TERLY LlNE 215.7U FEET TO A p�ih�T I!V THE N�R�H�RE.Y L!!VE OF S�la Lo�3,TNENCE S(�IJTH B�QEGREE 00�t1�EST AL�I�G SA�� NaRTH�RLY LINE, ��1.s� �EET TQ TH� P{)IN�"OF BEGlN�11NG. ASS�SSQR'S PAR��L �ICI,; 37C�-(�41-T2 PA�tC�L 1(3: PARCEL 10As THA� P�RTfE�t� aF L47 � IN ��aCK "A" �F TH� LAN� pF QG€ AN� ��NU, IN THE ClTY i3F �RAI�GE. �C}UNTY QF 0�2ANGE. STATE (7F CpLI�URN(A, AS PER MAP RECbRD�D 1N �OOK 3, PAG�S 4�0 AI�D �3�, MISC�LLANE{�US RECE7RaS OF LC}S �#IVG�LES� COtJNTY, GALiF4€��IIA, t}�SC#�iBEf� �� �OLL�UYS. BEGtNNING AT�H�PpiNT aF lhITERSE�TI{7N OF TF�E EAST LINE a�SAI[?i�f}T 31+UITH TH� CENTER�INE t3� TH� C(7UNTY RQAa, AS CC1NilEYED T�l THE COUIVTY pF �3RANGE BY I���a R�CQRp��}JAN�IARY��, 1914IN B�t�K 244.PAGE�58�C�EEDS,R�C4RDS QF SAID 4RANGE �aUNTY; TH�(�C� St?Lt�MWESTEl�L�f AL+O�� 7H�G�NTERI.IN� QF SAlI� R�Aa, 5�7_25 FE�T; THENC� Nt��RTHWESTERLY (i�f3RTFE `l7�EG�2EE 54` 1NEST} 591.4 �EET; THEN�E 1�1 AN�AS�'ERLY DIRECTI01�TC)A F�OINT ON THE�AST L[N� QF SAtD LQT 3,SAId POINT B�ING SE7i�TH 17C1�GR�E 3C]' EASt 235,�5 �E�� FR�M TH� NQRTHEAST COFtNER Q� SAIL� Lt}T �, Tt�ENCE SOUTH 17E���F2E� 3�` �AST 37� FE�T Ta THE PQi�ll" OF B�GINNING. EX�EPi'TH�REFR�M THA7 P�RTIE}N QF SAlD LAND LYENG WITHif�7H�LAIV�I DESCR18��3 lN THE I�EE� Tf�NE�1TY€��t�(��tI�G�, A tVlllf�fClPAL C4RP�RAT[GN, RECUR[3�D l�E1GU�T 2�, 1�91 AS IN�1"ftUM�N�'I�E?. �1-451619.OFFCCIAL R�CQRC��. f'ARCE(� �C3B: A�I� TH�4T C�RTAII� LAtVQ SI`i"UATEQ IN TH�C�AiV�Ht� SRNTlA�Q p� �At�TA ANA, iN�'NE GiTY C}F QRAiVGE, CQllNTY f�F �7RANC�, STATE d� CALI�CIRNIA. DESCRfBED AS F�7LLQW�IS: E�EGINNlNG AT THE Nt7RTHE,A5TERLY CQRN�R QF LQT 3 IN BLC�CK A C�F �HE LAND a� QGE AND �4['�I�. A� �H�WN t�N l� MAP RECQ�QEf� IM BQOK 3 PAGES 4�� AND 43� QF MISCELI,AN�4U5 R�G{�R[�S (?F �4S �NGELES CaUN`I`Y, CA�I�OF�NIANS; TFi�NGE W�S`i'ERRYA�ONG T�i�NQRTH�RLY LI�IE 4F SAi[l LC,�T, 526.7' FEFT Tt�A ROINT; THENC� SOUTH�AST�I�LY 218.2Q FEET T� TN� NORTH1f�ESTERLY GQRNER Q�F THE �AhtD G�NVEYED TO J, A. BURNS BY ���i7 �t�C�i(�[7�D JUNE �3�, �9�3 tN BClC�K �T�6, P'AGE 179 aF DE��S; TH�tUGE IN AN EASTE�LY DI��cTION TQ A PpINT aN THE EAST LfNE�F SAID LOT�, 236.�5 FEET��UTHERLY�R�M TH�NC��2TH�,4�TCpR�EER QF SAlD�07�;�N�i�CE N�l�TH 17QE�f�EE 3(�` WEST 236.'t 5�EET TQ TH� PpINfi(�� BEGINNING. I/24/14 10159.2 aio�s90�ii A-8 �ss��sa��� �a���� tuo.: ��a-a��-�� ���c��. ��: TH,AT P�RTIQN C►F THE �.ANd ALL4TT�D TO PAU�. PE�Al.TA [?� E�C�MfNGUEZ IN QECRE� QF PARTITI(3N 4F THE RANCNC7 SAN�tA�� E�E SANT�, Ah��4, RECQRC3S iN BO��K ,��" OF JUQ�MENTS OF THE ��TN JUDIGIAL DISTRICT�aURT C�F CAt�IfdRNtA, l�i TH� GiTY aF t3I�ANGE, C�l1hlTY QF (]RAN�E, STATE�F CALfFaRNIA, D�SCRI�ED AS F4�LQViIS; B�GINI�ING P►T TF-IE NrOST EI�ST�FtLY CC]RN�R t��THE LAND CONV�Y�D TfJ W.A�_�1�I�LiPS �4NQ OTHEf�s BY OEED l��CQRQED MA�GH 1, 1�191N BOaK 3�c7, P1�GE �16 OF DEE€7S: �'HENGE S�UTH 21DEGREE 21' VItEST 116.aQ���r; YN'�h#C� �OUTH 18QEGREE Q�' EAST 79.a� FEET; THE[�CE SOI�TH i 30 47' V►1�ST ao.ao F�ET; TH�h10E SaU�H 3tlQEGRE� 2s� VhiEST 87.D0 FEET; TH�(��E S�UTH �2p�GR�E 41' �fi/EST 51.00 FEET; TNEN�E S�UTH T4DEGRE� 19' VtfEST 12�_Oo FE�T; THEI�GE SaUTH 820 rt0' V41�ST 8�.0o F��T; THENCE NORTH ��a�G�EE �4� WEST ��s:oo FEE7; THEN�E SaUl`H 47pEGREE 41� W�ST �oo.00 FEET; THENCE SUUTH 77DEGREE �$' 11VES7 55,70 �EET; THENGE S�UTH STDEGREE '�3' �I�ST 44�.�o FEE�' T�J THE MQ5T SOULLt'HERLY CQRNER qF TNE LI��D CONVEYED To HUGH C. WILEY' AND Vl�l��, �Y pE�� RECORDED DECEMBER 17, 1929 IN BOQI4 338, PAGE 120 (}F oFFICfAL R�CQRDS; THENCE SOUTH oQEGREE 5G' �o" EA5T 54.7� FEET TO THE SQUFH�RCY GQRNER QF THE LAND DES��CBED IN rtH� REEQ TO V�J A. PHILLIPS RNQ �THERS,REC�aDED aEC�M�ER 17, 7929 IhI BC)ClE€338,PAGE i a2�F a�FfCIAL RECORDs, BEING �!V THE Ndi�TH�RLY LINE OF THE CARPENTER TRACT, THENCE NORTH 84��GR�E 43" �'ACT ALONG TE�� NORTHERLY LINE OF �HE CARPENTER TRAGT TQ THE St]UTH�ASTERLYGQRNER QF THE l.AN4 DESCR(�ED tN Sa[D D�ED TO W.A. F'HILLIPS AND pTH�RS, REC(?RQED DECEMBER�7, 1929111��0��338,PAGE 120 CZF O��F(CtAL REC'O�t�S; TNENCE N�RTH 7DEGREE ��� �AST Ta THE Pc�INT o� B�GINtVING. EX��p7 T�i�R�FRC?11�TW�T PORTlaI�LYItVG WEST�RLY OF TME C�f�T�€:�INE OF THE LANE� C?�SG�21�Ea {N THE DEED Ta THE CITY OF Of�A�tG�, RECf}F�D�D QCTaBER 3(l, 197(� IN BO(�K 9448, PAGE 61�, bFF1CIAL �2ECORl�S, QESCRIBED AS PAR�EL 3, IfV THE DE�p �Q SEGUI�tTY H4115lNG C�ME�ANY, A JaINT VENTUR�, REC�R�7€D NO�I�IV���R 15, 1�72 tN �OOK 10�425, RAGE aa7, (3FFIClAL RE�ORdS. ALSf? EXCEPT TNERE�RQM THAT Pt��:`�I(7N fNC�.�1l�EL7 WITHIN TRACT NC�. 9330, A� PER MAP RECC}RC�EII IN �OOK 386, PAG�ES 3o AND 31 �F NIISCELLANEdUS MApS, EIV THE f7FE10E OF THE GO�UNTY R�C�RDER C�F SAID CUUNYY t�F ORANGE. AS�ESSOR'S PARC�L �fa.: 370-�4i-7� 1/24/14 10159.2 #103590 vll L�-9 Planning Commission March 17, 2014 2.2 PLANNING COMMISSION RESOLUTION PC-04-14 - GENERAL PLAN AMENDMENT (GPA 2009-002 — INCLUDES AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN (SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101), TENTATIVE TRACT MAP 17344 (TTM 0025-09), MAJOR SITE PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE (DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND � ENVIRONMENTAL IMPACT REPORT (EIR 1818-09) — RIO SANTIAGO RECOMMENDED ACTION: Adopt Planning Commission Resolution 04-14 (a) denying (in association with authority to deny General Plan Amendments and Zone Changes) Final Environmental Impact Report 1818-09 predominantly on grounds of inadequacy; (b) denying General Plan Amendment No. GPA 2009-002; (c) denying Zone Change No. ZC 1254-09; (d) denying Development Agreement No. DA 5825; and, (e) denying all associated entitlements including Specific Plan No. SP 001-09, Tentative Tract Map No. 17344 (City No. TTM 0025-09), Major Site Plan Review No. MJSP 0595-09 and Design Review Committee No. DRC 4413-09 which are collectively for a proposal known as Rio Santiago which requests the following on a 110 acre site: a maximum of 130 single family homes; a maximum of 265 senior (age-restricted) housing units; pay-for-use private recreational facilities; passive and active open space; publicly available trails; and, private streets. Discussion: Senior Planner Chad Ortlieb was present to answer questions from the Commissioners. Gary Sheatz, Senior Assistant City Attorney was present to answer questions from Commissioners. A motion was made to approve Resolution PC-04-14 denying the Rio Santiago project with added facts and findings related to the California Environmental Quality Act, the incompatibility of the project with surrounding development and a typographical conection. MOTION: Commissioner Gladson SECOND: Commissioner Correa AYES: Commissioners Buttress, Correa& Gladson NOES: None RECUSED: Commissioners Steiner and Cathcart MOTION CARRIED ATTACFIMENT NO.30 . 3 PC MTG.MINUTES DATED 3/17/14 RIO SANTIAGO MAY 13, 2014 CC MTG. _ �• �,.T' .i-�r t-t . �� � � � . �{q ` � ��,� ,. �� �' ;,l :� ` "� * '`.S� . �� � �� , � �, � � �'�"r�, y� � � w .���� , � � �,�1 �` '� �"�,' ti • , ��"£� `>� �yt �o�^ • x:� } fis,t_,�,��,,� ,.. , ' � rv.�.� �'��" � o q q o� - `tikf � �°x""�,.�' i y �w w�u � . �.�,�`�`�s+ ��{��"` , r_'a: ��¢F a �w.� � �+i,,� i . � �e..ec.ay �Ca'Z,e . - �,'� �� .. � �� . e � x[-�az.r�^ ' � *� V Q O 1 , '°r::�� d • ''�- a i��q ,- .t , ' y� F'Q �� � � � r ` ,,,, a, �� a r,.:�, ¢�,� ��' . "* .. : �.� �-7� ��t> �~f �� ' � f �? �¢ ri�.'..��' =it �..,�. .',CN,� � ,a?� . �w �,=�" � � �, ',M i .R_ . .,� Ai �•, . �}s t,. . '§' '�.#� �» • ,*�� "}�"��. 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Z � � \ \ \� ` v�ti in ¢ _ F E F E� N = = r � = 2 � ; ' \ � a�o _��o � • � ' �3 3 3 0 .r ' ' � 3 ? �E� � �� a a � E �� ;�� E� ° F E f f F u E F F f � . . . . . . . . . - \ Q G ii° -��0 �.� z`o ,��3 0 o v E- _ a p �o � � • 3a� y; �; y`o;e aEEa vE aE vEv a o° _ ' f i a i° __ ' _ =a o v � • • V'o v ' Q a w � E \ E . f E F _ F _ c ' " _ _ - z E E E E = 4 e -_ a o o �� o V u ry � ;? 3 ¢a a 9¢ � n' ' ' E d -v o El 9£� u E F F f :F s` F ,� �o ...,,�/"'"�` : �'^"�.�,,,�.-�,,. ��-�������� FACT SHEET COMMUNITY DESCRIPTION The Sully-Miller site is an active and very popular materials recycling (i.e. asphalt and concrete crushing/recycling) and backfill operation encompassing nearly 110 acres in a primarily residential area of East Orange, CA. Now planned to replace the active crushing/recycling/backfill operation on the site is the plan for Rio Santiago, a comprehensive land use plan that would forever close the mine and create new public trails, public parks, open space, and a wide range of homes for Orange residents. The City of Orange General Plan identifies the site's land use as primarily RA(Resource Area: allows for agricultural use, continued use of stream and river channels for aggregate mining, recreation use, and uses compatible with established land uses and those planned for the future) with limited Open Space (OS) and limited Low Density Residential (LDR). The current zoning reflects the existing use on the site, in conformance with the land use designated under the City of Orange General Plan. The zoning for the site is primarily S-G (Sand and Gravel extraction)with limited Single-Family Residential (R-1-8) and NO OPEN SPACE. Current permitted uses include backfilling(with inert material), mining, quarrying, extraction or storage of raw mineral products(including sand,gravel, rock, clay, etc.). The current plan for Rio Santiago represents years of community engagement and reflects the needs and hopes of neighbors from Mabury Ranch,The Reserve, Creekside,Jamestown,and Orange Park Acres as well as representatives from Orange Citizens for Parks and Schools, the Santiago Greenway Alliance,and the Coalition. OPEN SPACE/PARKS 55%of the 110-acre site would become PERMANENT Natural Open Space, Park Space and Recreational Space: • Approximately 50 acres would be preserved as permanent natural and passive open space along both sides of Santiago Creek, creating the Santiago Creek Greenway Reserve o Creation of a new public multi-use trail along Santiago Creek would offer future connectivity to regional trails and Santiago Oaks Regional Park • A nearly 40-foot setback created along Santiago Canyon Road would include a new public multi-use trail with equestrian fencing • A new 1.3-acre public linear park(with passive recreational amenities)would be established between Santiago Creek and Santiago Canyon Rd. o A new public multi-use trail created within the linear park and extending to Santiago Canyon Rd.would provide linkage between the Santiago Canyon Rd. and the Santiago Creek trails • 10 acres would be allocated for a membership-based recreational organization (such as the YMCA) to create a multi-purpose recreational facility with a swimming pool and two athletic fields HOMES FOR ORANGE RESIDENTS 30%of the 110-acre site would become a Low Densitv Sin�le Familv Residential Nei�hborhood: • Approximately 34 acres would be developed as a neighborhood of no more than 130 traditional single-family detached homes linked by walking trails and offering a neighborhood park with turf area, picnic shade structure and walking paths as well as several smaller pocket parks and gardens. Home lots would range in size from 6,000 to 20,000+square feet to complement nearby neighborhoods. Home prices are anticipated to be over$1 million. 15%of the 110-acre site would become an A�e-Qualified Residential Nei�hborhood: • Approximately 16 acres would be developed as a luxury Age-Qualified Neighborhood offering a broad mix of residential housing options including the following: a mix of 45 Active-Adult single family attached and detached villas (one and two stories only), 160 Independent Living condominiums (two and three stories), and 60 Assisted Living bedroom suites(offering a mix of one bed or two beds per suite, two stories only), all centered around a resort-style clubhouse with full resident amenities and services. LOCATI ON Rio Santiago encompasses 110 acres currently being used for asphalt and concrete crushing/recycling and back filling operations. Primary access to the privately owned property is afforded via Santiago Canyon Road,just east of Cannon Street. LAND USE PROCESS AND MILESTONES The formal public review and public hearing process being followed by Rio Santiago is one which has been prescribed via the California Environmental Quality Act (CEQA) and the City of Orange. Completed • City of Orange prepares and circulates the EIR Notice of Preparation and conducts a public Scoping Meeting to solicit input from agencies and the public on the content of the EIR (April 2011) • City of Orange oversees all EIR-related research, studies, and analysis • City of Orange prepares a Draft EIR supported by technical studies and other documentation Now Underway • City of Orange circulates the Draft EIR for public review(45 days); soliciting input from agencies and the public • Orange Design Review Committee hearing Next Steps • City of Orange provides responses to public comments related to the Rio Santiago EIR and prepares the final Rio Santiago EIR • Orange Planning Commission hearing • Orange City Council hearing ADDITIONAL PUBLIC PROCE55 Since the only plan being requested for approval by the City is the Rio Santiago Conceptual Land Use Plan (see plan below), each detailed plan for each planning area would be subject to additional public review before development could commence. Rio Santiago would also result in a legally-binding Development Agreement requiring that the 3.7-acre Mara Brandman Arena Extension be donated to a 501(c)3 non-profit entity(bringing the total Arena donation to 7.6 acres). Together, this thorough review process and Development Agreement would ensure that land use promises made, are land use promises kept. ���' rt �� `� �i��� � y� � . s : �s � � ���� �'� y3 ,r ���,.� y� �.m � ......_. . .. � � � �. � � ,t�yy &� ���.�� -. ���" t ��fM ��,�� �����9/i :�%y ��� Y •' �� ��:: ��3.\ �. � .c '�#�+r yy � y '�. �"� �/ � - �, a� w<x1 .� ,r � �. �� �� �DR > tow DensHy Reskien� s .� ,����"^ � � � � P`y'� �� � o ... �'�+r� � ���, �l�',�a���� �'�"�6� �� �i 5��.�$F�3� � �.i 'a t.. ��. 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Rio Santiago Conceptual Land Use Plan LANDOWNER/DEVELOPER JMI Properties/Santiago Partners, LLC is an affiliate of Milan Capital Management,which is a privately held real estate acquisition, development and management company based in Anaheim, CA. Within the City of Orange, Milan and its investment entities own approximately 168 acres of undeveloped property including the Rio Santiago site, as well as a vacant and former 9-hole golf course site and the Mara Brandman Equestrian Arena in the Orange Park Acres community. Milan also owns the 310,000- sq.ft. (7.56-acre) Orange Financial Center, located off Hwy. 22. Purchased by Milan in 2008,the Orange Financial Center was updated during the recent Great Recession at the cost of$8 million in an effort to both retain existing tenants and attract new businesses to Orange. Currently,the Center is nearly 100%occupied and provides space for 22 companies employing 1,200 people. FOR MORE INFORMATION VISIT www.RioSan#iaqo.com