HomeMy WebLinkAboutSR - APP-0533-14 - PART 1 EXHIBIT D SPECIFIC PLAN _____ _ ��_._._ _
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ExxiBiT D
SPECIFIC PLAN �
RIO SANTIAGO �
MAY 13, 2014 CC MTG: �=
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SPECIFIC PLAN
7th Screencheck
December 2013
Lead Agency:
City of Orange
Community Development Department
300 East Chapman Avenue
Orange, CA 92866
Applicant:
JMI Properties/Santiago Partners, LLC �
888 South Disneyland Drive, Suite 1 Ol
Anaheim, CA 92802
Consultant Team:
Architecture/Planning:
KTGY Group
17922 Fitch
Irvine, CA 92614
Engineering:
Fuscoe Engineering
16795 Von Karman, Suite 100
� Irvine, CA 92606
, Landscape Architecture:
The Collaborative West
100 Avenida Miramar
San Clemente, CA 92672
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SANTIAGC�
Tl�is page is ir�te��i�ne�lly leffi blank. w. .
December 2013
�r�-�j(�.,./'"'� Table of Contents
�1�����i. .�'.YQ
Table of Contents
1 INTRODUCTION 3.2.3 Open Space-Park...........................3-7
1.1 Purpose and Intent of the Specific Plan....1-1 3.2.4 Residential Development............ 3-S
1.2 Authority and Farmat of the Specific 3.2.4.a Age-Qualified Villas
Plan................................................................l-1 Living............................... 3-9
1.3 Project Location............................................l-3
3.2.4.b Age-Qualified Independent
1.4 Project History.............................................1-3
Living................................. 3-9
1.5 Current Conditions.....................................1-4 3.2.4.c Age-Qualified Assisted Living
1.6 Design Intent................................................1-8 /Skilled Nursing...............3-10
1.7 Project Goals...............................................1-11
3.2.4.d Low Density Single Family
1.8 Project Objectives.......................................1-12
Residential........................3-11
1.9 Pro'ect Summar 1-13 3.3 Circulation Plan ........................................3-17
] Y........................................
1.10 Discretionary Actions................................1-19
3.3.1 Circulation Plan Description.....3-17
1.10.1 Concurrent Actions....................1-19 3.3.2 Circulation Network and
1.10.2 Actions Required after Specific Hierarchy.....................................3-17
Plan Approval.............................1-21
3.3.2.a Vehicular Circulation..3-17
3.3.2.b Non-Vehicular
2 PLANNING CONTEXT Circulation.....................3-27
3.4 Infrastructure Plans...................................3-33
2.1 Relationship to the Adopted City of Orange 3.4.1 Water Supply Plan......................3-33
General Plan/Orange Municipal Code...2-1 3.4.2 Waste Water and Sanitary Sewer
2.1.1 General Plan Land Uses...............2-1 Plan..............................................3-34
2.1.2 Zoning............................................2-2 3.4.3 Water Quality Plan.....................3-41
2.2 Relationship to Other Plans.......................2-5 3.4.4 Utilities and Public Services......3-45
2.2.1 1973 Orange Park Acres Plan......2-5 3.5 Mass Grading and Earthwork Plan.........3-46
2.2.2 1975 East Orange General Plan...2-5 3.6 Storm Drain Plan.......................................3-47
2.3 CEQA Compliance......................................2-5 3.7 Erosion Control Plan.................................3-53
2.4 Existing Conditions and Surrounding
Land Uses.....................................................2-9 4 DESIGN CRITERIA
3 PLAN ELEMENTS 4.1 DesignPrinciples.........................................4-1
4.2 Site Planning Criteria..................................4-1
3.1 Purpose and Intent......................................3-1 4.2.1 Overview........................................4-1
3.2 Land Use Plan..............................................3-1 4.2.2 Street Layout..................................4-1
3.2.1 Land Use Plan Overview.............3-1 4.2.3 Pedestrian Circulation..................4-2
3.2.2 Open Space....................................3-7 4.2.4 Crime Prevention Strategies........4-2
Rio Santiago Specific Pian �
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4.2.5 Age-Qualified Living Site Design 4.4.4.c Private Local Streets and
Criteria...........................................4-7 Drives............................4-58
4.2.5.a Plotting and Spatial 4.4.4.d Planning Area B
Considerations...............4-7 Access............................4-58
4.2.5.b Circulation......................4-7 4.4.5 Perimeter Conditions.................4-66
4.2.6 Single Family Design Criteria.....4-8 4.4.5.a Mabury Ranch..............4-66
4.2.6.a Plotting and Spatial 4.4.5.b The Reserve...................4-66
Considerations...............4-8 4.4.5.c Closed Landfill.............4-66
42.6.b Circulation......................4-8 4.4.6 Facilities,Recreation and
4.3 Architectural Design Criteria...................4-12 Open Space..................................4-70
4.3.1 Architectural Character and 4.4.6.a Natural Open Space
Style..............................................4-12 (Planning Area A) .......4-70 ,�
4.3.2 General Architectural 4.4.6.b Active Recreation Open
�:,.�.,
tan ards.....................................4-31 Space(Planning
4.4 Landscape Design Criteria.......................4-38 Area B)...........................4-70
4.4.1 Overview.....................................4-38 4.4.6.c Age-Qualified Amenities °�-=
4.4.1.a Landscape Design (Planning Area C) .......4-70
Principles......................4-38 4.4.6.d Greenbelt Paseo(Planning ,...:
4.4.1.b Landscape Framework Area D) .........................4-71
Plan................................4-38 4.4.6.e Linear Park Area..........4-71
4.4.2 Community Gateways and 4.4.6.f Water Quality Basins and
Monuments.................................4-41 Features.........................4-71
4.4.2.a Primary Community 4.4.7 Residential Landscape X
Gateway........................4-41 Criteria.........................................4-80
4.4.2.b Primary Single Family 4.4.7.a Villas..............................4-80 �
Residential Gateway....4-41 4.4.7.b Age-Qualified
4.4.2.c Primary Age-Qualified Independent Living and .
Residential Gateway....4-42 Assisted/Skilled Nursing
4.4.2.d Emergency Vehicle Living............................4-80
Access ......................... 4-42 4.4.7.c Single Family
4.4.2.e Multi-Purpose/Sports Residential....................4-81
Field Facility Entry..... 4-42 4.4.7.d Central Commons
4.4.3 Trails,Bicycle and Pedestrian Building and Spa..........4-82
Circulation...................................4-48 4.4.8 Fences and Walls........................4-85 "
4.4.4 Streetscapes.................................4-57 4.4.9 Paving...........................................4-85
4.4.4.a Santiago Canyon Road 4-57 4.4.10 Irrigation......................................4-85
4.4.4.b Main Entry Roadway..4-57 4.4.11 Mailboxes.....................................4-86
4.4.12 Trash Enclosures.........................4-86
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December 2013
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4.4.13 Site Furnishings...........................4-86 6.3.3 Medium Density Residential
4.4.14 Gates.............................................4-87 (Age-Qualified Residential:
4.4.15 Community Landscape Planning Area C)...........................6-2
Lighting........................................4-87 6.3.4 Low Density Residential(Single
4.4.16 Screening......................................4-88 Family:Planning Area D)............6-3
4.4.17 Plant Palette.................................4-94 6.4 Conditional Uses..........................................6-4
4.4.18 Parking Areas............................4-108 6.4.1 Open Space-Park
4.4.19 Conceptual Fuel Modification.4-108 (Active Recreation:
4.4.20 Maintenance..............................4-109 Planning Area B)...........................6-4
6.4.2 Medium Density Residential
5 SUSTAINABLE DESIGN (Age-Qualified Residential:
5.1 Energy Conservation............... Planning Area C)...........................6-4
....................5-1
5.1.1 Energy Conservation through 6.4.3 Low Density Residential(Single
Site Plannin Family:Planning Area D)............6-4
g..................................5-1
5.1.2 Energy Conservation through 6.5 General Provisions ......................................6-5
Building Design and 6.5.1 Age-Qualified Residential
Technologies..................................5-1
Development Standards...............6-5
5.2 Resource Conservation...............................5-2 6.5.2 Single Family Residential
5.2.1 Construction Waste Development Standards.............6-10
Management..................................5-2
6.5.3 Recreation/Open Space
5.3 Water Conservation.....................................5-3
Development Standards.............6-14
5.4 Indoor Air ualit 5-3 6.6 Landscape Standards for All Planning
Qy.......................................
5.5 California Appropriate Landscape Areas ...........................................................6-16
Practices........................................................5-3
6.6.1 Fences and Walls.........................6-16
5.6 Creating Community..................................5-4
6.6.2 Paving...........................................6-16
5.7 Sustainable Evaluation................................5-4
6.6.3 Screening......................................6-16
6.6.4 Planting Requirements...............6-17
6 DEVELOPMENT STANDARDS 6.6.5 Irrigation......................................6-17
6.6.6 Trails,Walking Paths,Paseos....6-18
6.1 Purpose and Intent......................................6-1 6.6.7 Signage and Monumentation....6-18
6.2 Definitions....................................................6-1 6.6.8 Landsca e Li htin 6-19
P g g....................
6.3 Permitted Uses.............................................6-1
6.3.1 Open Space 7 ADMINISTRATION AND
(Natural Open Space: IMPLEMENTATION
Planning Area A)..........................6-1
6.3.2 Open Space-Park 7•1 Purpose and Intent......................................7-1
7.2 Phasing..........................................................7-1
(Active Recreation:
Planning Area B)...........................6-1
7.3 Financing.......................................................7-1
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7.3.1 Mello-Roos Community Facilities
Act of 1982.....................................7-1
7.3.2 Impact Fees and Exactions..........7-2
7.3.3 Developer Funding......................7-2
7.3.4 Infrastructure Financing..............7-2
7.4 Maintenance Responsibilities....................7-2
7.4.1 Public Maintenance/Default
Homeowner Association
Maintenance..................................7-3
7.4.2 Homeowner Association/Private
Property Owner Maintenance....7-3
7.4.3 Private Recreation Owner
Association Maintenance.............7-4
7.5 Specific Plan Administration and "
Implementation...........................................7-4
7.5.1 Compliance with the Adopted �
Specific Plan..................................7-4
7.5.2 Implementing Development �
Applications..................................7-5
7.5.3 Specific Plan Interpretations.......7-7
7.5.4 Severability....................................7-7
7.6 Specific Plan Substantial Conformance and
Specific Plan Amendments........................7-8 '
7.6.1 Substantial Conformance............7-8
7.6.2 Specific Plan Amendments.........7-9 �:•--
7.7 Appeals.......................................................7-10
8 APPENDIX A: Consistency with
City of Orange General Plan �
9 APPENDIX B: Definitions
iv Rio Santiago Specific Plan
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Figures
1.1 Regional Map...............................................1-6 4.9 California Contemporary Imagery..........4-25
1.2 Vicinity Map.................................................l-7 4.10 Early 20th Century Spanish Revival
1.3 Proposed Land Use Plan..........................1-17 Imagery.......................................................4-27
2.1 General Plan Land Use Designations.......2-3 4.11 Concepival Enclaves.................................4-29
2.2 Zoning Designations...................................2-4 4.12 Community Trail,Node, &Monumentation
2.3 Orange Park Acres Plan Designation.......2-7 Framework Plan.........................................4-39
2.4 East Orange General Plan Designation....2-8 4.13 Primary Community Gateway
2.5 Existing Conditions...................................2-11 Concept.......................................................4-43
3.1 Proposed Land Use Plan............................3-5 4.14 Primary Residential Gateway Concept...4-45
3.2 Central Commons Building Character 4.15 Emergency Vehicle Access.......................4-47
Sketch..........................................................3-13 4.16 Composite Non-Vehicular Circulation
3.3 Proposed Site Plan.....................................3-15 Plan..............................................................4-51
3.4 Master Circulation Plan............................3-21 4.17 Recreation Trail Cross-Sections...............4-53
3.5 Local Streets,Private Drives and Alley 4.18 Recreational Trail Cross-Section..............4-54
Cross Sections.............................................3-23 4.19 Multi-Use Trail Cross-Section..................4-55
3.6 Main Entry Community Character 4.20 Internal Pedestrian Walking Paths..........4-56
Sketch..........................................................3-25 4.21 Santiago Canyon Road Section................4-59
3.7 Multi-Use Trail Sketch Looking West.....3-31 4.22 Main Entry Roadway................................4-60
3.8 Water Supply Plan.....................................3-37 4.23 Main Entry Roadway Section...................4-61
3.9 Waste Water and Sanitary Sewer Plan...3-39 4.24 Residential Street Sections........................4-63
3.10 Water Quality Management Plan............3-43 4.25 Residential Street Sections........................4-64
3.11 Mass Grading and Earthwork Plan.........3-49 4.26 Recreation Access Road Section...............4-65
3.12 Storm Drain Plan.......................................3-51 4.27 Edge Conditions at Mabury Ranch/Santiago
3.13 Erosion Control Plan.................................3-55 Creek Greenway Reserve Section............4-67
3.14 Erosion Control Sections...........................3-57 4.28 Edge Condition at'The Reserve
4.1 Community Design Principles...................4-5 Section.........................................................4-69
4.2 Permissible Building Height Location......4-9 4.29 Planning Area B: Multi-Purpose Recreation
4.3 Single Family Plotting Variation.............4-11 Facility.........................................................4-73
4.4 Typical Monterey Imagery.......................4-15 4.30 Planning Area D:Residential Park..........4-75
4.5 Typical Spanish Imagery..........................4-17 4.31 Greenbelt Paseo..........................................4-77
4.6 Typical Cottage Imagery..........................4-19 4.32 Linear Park Area........................................4-79
4.7 Typical American Revival Imagery........4-21 4.33 Central Community Building and Spa...4-83
4.8 Typical Ranch Imagery.............................4-23 4.34 Wall and Fence Plan..................................4-89
Rio Santiago Specific Plan v
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4.35 Character Images........................................4-91
4.36 Character Images........................................4-92
4.37 Character Images.......................................4-93 �
4.38 Plant Zone Diagram..................................4-95
„,,.
4.39 Conceptual Fuel Modification Zone
Diagram....................................................4-109
6.1 Independent Living and Assisted Living/ '
Skilled Nursing Setback Diagram.............6-8
6.2 Villas Setback Diagram...............................6-9 � .
6.3 Single Family Setback Diagram...............6-12
6.4 Single Family Garage Diagram................6-13
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Rio Santiago Specific Plan vi
December 2013
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_,r""��(�..•�'"'�"�` 1 � Introduction
�����A�.7�
1 I NT RO D U CTI O N The State of California Government Code,Title 7,
Division 1,Chapter 3,Article 8,Section 65450-57
1.1 Purpose and Intent of the grants authority to cities to adopt specific plans
Specific Plan for purposes of implementing the goals and
policies of their General Plans.The Government
The Rio Santiago Specific Plan prescribes the land
Code specifies that specific plans may be adopted
uses and circulation patterns proposed for the
either by resolution or by ordinance and are
project site,as well as the infrastructure required to be consistent with the General Plan.
improvements necessary to implement the 'I'he Govemment Code sets forth the minimum
planned Rio Santiago project.The purpose of this
requirements and review procedures for specific
Specific Plan is the systematic implementation of
plans including provision of the land use plan,
the City's General Plan as amended by the
infrastructure and public service plans, criteria
proposed project.It allows for planning issues to
and standards for development,and
be addressed through site-specific criteria and
implementation measures.The Government Code
development standards that would otherwise not also states that specific plans may address any
be available through the City of Orange Zoning
other subjects which,in the judgment of the city,
Code.The Rio Santiago Specific Plan establishes are necessary or desirable for implementation of
land use/development regulations and design the General Plan.
criteria that apply only to the Specific Plan Area.
The Rio Santiago Specific Plan establishes the �e Rio Santiago Specific Plan is intended to meet
design framework for the short-,mid-, and long- the requirements of the State of California
term disposition of this specific area of the Govemment Code and the City of Orange
community. General Plan.It is also designed to achieve
fundamental planning framework goals by
The project proposal includes not only this
identifying the general type,location, and
Specific Plan but also requests to amend the City intensity of uses while allowing for a certain
of Orange General Plan.This will include
amount of flexibility to respond to community
amendments to the Orange Park Acres(OPA)
amenity opportunities and market conditions.
Plan and the 1975 East Orange General Plan,
change the zoning designation,entering into a Moreover,the Specific Plan is reflective of
Development Agreement, certification of an technical analysis along with community input,
Environmental Impact Report(EIR),design Which helps form a collective vision for the site as
review,Major Site Plan review,and approval of
a recreation and open space,age-qualified
both a parcel map and tentative tract map. housing and low density single-family residential
neighborhood;integrated with sustainable design
1.2 Authority and Formot of the principles.Included in the Specific Plan document
Specific Plan are specific land use regulations,infrastructure
plan,development standards,design criteria and
Rio Santiago Specific Plan 1-1
December 2013
1 � Introduction ���,,.--
SANTIAGt�
implementation measures to ensure that the in Section 33, Circulation Plan, and Section 3.4,
project will be implemented in accordance with Infrastructure Plan,in this Specific Plan.
the goals and design intent established for the
proposed project area. Design Criteria
The Specific Plan must include design criteria that
Specific plans are intended to serve as bridges establish the design parameters by which
between the local General Plan and the individual development within the Specific Plan area will
development proposal for a specific area. Specific proceed. This discussion is contained in Chapter
plans often contain both planning policies and 4,Design Criteria, and Chapter 5,Sustainable
regulations. Design.
The Rio Santiago Specific Plan has been created Development Stdndards
through the authority granted to the City of The Specific Plan must include standards and
Orange by the California Government Code, criteria by which development will proceed,and `
Sections 65450 through 65453.This Specific Plan standards for the conservation, development,and
has been prepared in accordance with the utilization of natural resources,where applicable. •
provisions of the California Government Code, A discussion of these topics is included in Chapter
which stipulate that a specific plan contain text 3,Plan Elements, and Chapter 6,Development
and diagrams that specify the following: Standards,in this Specific Plan.
Land Use Implementation Measures
The Specific Plan must specify the distribution, The Specific Plan must include a program of
location,and extent of the uses of land,including implementation measures,including regulations, �
open space,within the area covered by the plan. programs,public works projects,and financing
This discussion is included in Section 3.2,Land measures.A discussion of these topics is included
Use Plan,in this Specific Plan. throughout Chapter 3,Plan Elements,and also in
Chapter 7,Administration and Implementation,
Public FaCilities in this Specific Plan.
The Specific Plan must show the proposed
distribution,location,extent, and intensity of General Plan Consistency
major components of public and private The Specific Plan must include a statement of the
circulation,wastewater,water, drainage, solid relationship of the specific plan to the General
waste disposal,energy,and other essential Plan.An analysis of the Rio Santiago Specific
facilities located within the area covered by the Plan's consistency with the City's General Plan is
plan, and needed to support the land uses contained in Appendix A: Consistency with City
described in the plan.This discussion is included of Orange General Plan in this Specific Plan.
1-2 Rio Santiago Specific Plan
December 2013
--�"'�.��'`--�'�"' 1 � Introduction
SANTIA�+Q
Optiondl Contents on-site and continues through the present.
The Specific Plan may address any other subject Ancillary uses included: administration and
that, in the judgment of the planning agency,is maintenance buildings,caretaker residence,
necessary or desirable for implementation of the material testing laboratory, drivers' shack,rock-
General Plan.The Rio Santiago Specific Plan crushing plant,and several above-and
includes a discussion of the project history,goals, underground fuel storage tanks. Mined portions
summary,benefits and discretionary actions in of the project site were used for silt deposition,
Chapter 1,Introduction;the Specific Plari s otherwise known as silt ponds. In addition,two
relationship to the City's Municipal Code and hot-mix asphalt plants were located on the project
other relevant plans and documents in Chapter 2, site. Surface mining activities ceased in 1995 and
Planning Context;and definitions of terms and all ancillary uses were removed in the same year.
phrases used in the Specific Plan in Appendix B, Agricultural production intermittently occurred
Definitions. on the project site with the most recent production
occurring from approximately 1993 through 2004.
1.3 Project Location Known agricultural uses of the project site
The Specific Plan area encompasses 110 acres included fruit orchards and strawberry
within the City of Orange,California. The production. All agricultural uses on the project
property is generally located between Santiago site ceased in 2004.
Canyon Road on the south,Mabury Avenue on
the north,Cannon Street on the west, and The The project site has been used intermittently for
Reserve neighborhood to the east. The current the storage of firewood and green waste recycling.
site address is 6118 East Santiago Canyon Road, �ese activities were located north of Santiago
Orange California 92869.The project site's Orange Canyon Road and adjacent to The Reserve
County Assessor's Parcel Numbers are:370-011- residential community.This information has been
08;093-280-07,30 and 31;093-280-27 and 29;370- sourced from the project Environmental Impact
041-12 and 25;370-141-19;370-011-18,21 and 22, Report.
093-280-05,370-041-12, 19,and 25. See Figure 1.1
—Regional Map,and Figure 1.2—Vicinity Map, �e project site was the subject of a proposed
which both depict the project's location and residential development known as the Sully-
context. Miller/Fieldstone Communities project(the
"Fieldstone Project"). In October 2003, the City
Council approved the Fieldstone Project,
1.4 Project History
certifying an Environmental Impact Report(FEIR
For nearly eight decades from 1919 to 1995,the No. 1647-00)and approving a series of land use
project site was used for the surface mining of
entitlement permits,including:a General Plan
sand and aggregates,and associated ancillary
Amendment,Orange Park Acres Plan
uses. Starting in 2010,materials recycling(per Amendment(processed as a General Plan
definition included in Appendix B)has occurred
Rio Santiago Specific Plan 1-3
December 2013
1 � Introduction ✓'��"`'✓'^
SA�INTIAGCJ
Amendment), 1975 East Orange(EO)General District. Additionally,in accordance with Section
Plan Amendment(GPA),Zone Change, and 3.1,Grading Permit Exceptions,of the City's
Tentative Tract Map. Grading Manuel backfilling is a permitted use.
The backfill operation will restore those portions
The Fieldstone Project, as analyzed in the of the project site within the limits of activity to
Fieldstone Draft EIR,August 28,2001,would
the elevations approved by Grading Permit#2047.
have included development of the project site as a
Approved Grading Permit#2047 provides that
gated residential community with a maximum of
189 single-family homes. These homes would
2,000 cubic yards of material will be cut. A total
have been located on lots ranging from 8,000 to of 223,000 cubic yards of material will be
22,000 square feet in size spread across nearly the imported to the site. The imported materials
entire project site including both the south and include concrete,asphalt,and rock. The imported
north sides of Santiago Creek. The Fieldstone materials will be crushed on-site. A total of
Project also would have included private internal 225,000 cubic yards of material,both cut and fill, �
streets,open space and recreation areas,and will be blended during this approved backfilling
riding and hiking trail linkages along Santiago operation.
Canyon Road and Santiago Creek.
This approved ongoing backfill operation
Shortly after these approvals,a sufficient number currently is separate and distinct from the
of registered voters in the City signed petitions to proposed project. However,some of this grading -
qualify a referendum to overturn the City will have to occur to construct the proposed
Council's approval of the Fieldstone Project project. As a practical result,therefore,from the
General Plan Amendment. The City Council then M
date of project approval,the backfilling and
elected to rescind approval of the Fieldstone
grading will become project site preparation �.,;,
General Plan Amendment(GPA). However,the
City Council took no specific action with respect
activities and, as such, are analyzed as part of the
to the Fieldstone Specific Plan Amendments,Zone construction phase of the project in the associated ,� ,
Change,or the certified Fieldstone Project EIR. EIR.
City Staff determined that the City Council's
action related to the referendum invalidated the 1.5 Current Conditions
Fieldstone Specific Plan Amendments and Zone Since 2004,approximately five acres in the
Change. The Fieldstone's Final Map of the southeastern portion of the project site,has been
Tentative Tract Map was never recorded. used for materials recycling(per definition in
In March 2011,the City issued Grading Permit Appendix B),which is an allowed use for the site
#2047 related to the backfill operation.Backfilling under the site's preexisting land use designation
is a permitted use in the S-G (Sand and Gravel) of Resource Area. Material feedstock for this
1-4 Rio Santiago Specific Plan
December 2013
�,
.,.•�I(�.l'�..,�� 1 � Introduction
. �,
SANTIAGO
=4TM� operation originates from off-site sources. Access The Allen McCulloch Pipeline(also referred to as
, to the materials recycling operation is from a "Diemer" or"transmission' line)trunk water
,,.�, controlled entrance on East Santiago Canyon distribution line operated by the Metropolitan
Road. The materials generated from this Water District(MWD)traverses the easterly
�
operation are currently being directed to both the portion of the project site and is located entirely
on-site backfilling operation described below and below grade.
removed to other(off-site)projects.
a„
The project site is currently being backfilled (refer
' ' to Appendix B for definition). As previously
noted,the project site was used from 1919 to 1995
� for surface mining of sand,gravel,and other
aggregates. Previously mined portions of the
� project site were used for residue silt deposition,
otherwise known as silt ponds. The backfill
operation is a separate allowed use under the
# site's preexisting land use designation of Resource
Area and the City of Orange Grading Manual, It is
" not part of a grading plan or master plan for the
site. However,the by-product of the backfill
� operation may restore the previously mined
portions of the project site to a more stable
condition.
:�,
On-Site Conditions
The Handy Creek storm drain operated by the
Orange County Flood Control District(Facility
" '" No. E08S06)is located in the central portion of the
project site. Storm water collected in areas south
�. of East Santiago Canyon Road is amassed and
conveyed through this facility into Santiago
_,:�
Creek. An unnamed storm drain located in the
northwestern portion of the project site conveys
� storm water collected in Mabury Ranch directly
. �
into Handy Creek.
,a
Rio Santiago Specific Plan 1-5
' December 2013
,,..�
�
1 � Introduction �'���1'
SANTIAGO �
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1-6 Rio Santiago Specific Plan
December 2013
.
�
-���--��-/� 1 � Introduction
�, SANTIAGO
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Rio Santiago Specific Plan �-7
�" December 2013
��
�
1 � Introduction ,,l-�Q,�/��
SANTIAGO '�'"'
�
1.6 Design Intent �
Rio Santiago is envisioned as a multi-generational The Design Principles, described below,promote �
residential and recreational community framed by a strong synergy between the various uses of the � .
the protected open spaces of the future Santiago site,providing ample opportunities for residents
�
Greenway Reserve(Planning Area A of the of Rio Santiago to enjoy the use of open space �
Specific Plan). The vision for Rio Santiago is to amenities and activities offered by the project.
highlight the underlying beauty of the site,to The recreational uses related to the multi-purpose �"""
upgrade the conditions of the property and fuse community facility provide residents of the on- E
complementary uses together to enhance not only site age-qualified community opportunities to �
the project area,but the overall Orange volunteer in such capacities as tutors, docents, F °
communit mentors, coaches and other similar roles. These �,,,,,
Y•
opportunities encourage social interaction ,.
The site's physical and socio-economic setting has between multi-generational residents and the �
helped guide the development of the overall greater Orange community promoting an
�,:,.
design concept of the plan. Low density and age- improved overall sense of health and wellness for
qualified residences,active recreation and passive those who participate, particularly among seniors. """"�
open space are all connected through an on-site
community trail network which forms a strong �e Design Principles are the basis upon which �
design connection across the project site.Santiago
the Design Criteria (Chapter 4)and Development '� °'
Creek and views of the surrounding hillsides have Standards(Chapter 6)have been formulated. �,,,
helped shape site arganization and influenced the Each criteria and standard intends to reinforce the ..
orientation of complementary community Design Principles to provide greater likelihood
�
amenities such as providing 50 acres of passive that the built project blends into the existing
natural open space that will create a buffer
natural character of the site.
���
between the existing Mabury Ranch Community,
the proposed residential and active recreation The Design Principles are described below: Y
uses of the site. "'"""`
Integrated Open Space °
The community design framework for the site is • Maintain Santiago Creek and the natural "'""'°
based on thorough policy evaluation, site analysis character of the site through the establishment '
and community outreach and input. As a result of the 50 acre Santiago Creek Greenway ,�.,
of this process,a series of fundamental Design Reserve(Planning Area A)to help restore and �
Principles have been developed to guide and protect the riparian habitat for the flora and
�
influence the projecYs design. The Design fauna of the area.The applicant will remove the 4
Principles help to ensure that individual decisions existing chain link fence,modify the vegetation,
made during the design process reinforce the and re-vegetate in the fuel modification zone to �
overall goals and design intent of the project. the southeast of the project site with
�
�-$ Rio Santiago Specific Plan �
December 2013 '�`
�
�j�✓''"'`.,y~ 1 � Introduction
�����A.�..7{�
appropriate landscape materials.T'he Greenway • Construct a trail and open space network that
Reserve shall be conveyed to either the City, integrates the project with Santiago Creek and
Orange County Parks,the Master offers the potential for future connections to
Homeowner's Association(HOA)or Orange existing regional trails.
County Transportation Authority(OCTA)as a
habitat restoration project for the Measure M2 Community Fdcilities
Freeway Environmental Mitigation Program for . Allow a multi-purpose building space for use as
permanent public open space preservation. a recreational center for all ages,benefitting and
serving the entire Orange community.
• Provide public access to Santiago Creek for the
benefit of current and future residents of the . Allow for the development of an Autism Center
City of Orange and greater Orange County. intended to diagnose and support individuals
in Orange County with Autism by providing
• Provide a 100-foot limited use setback area research,medical services and education.
adjacent to the southem cottonwood-willow
riparian habitat within and/or adjacent to
Connectivity and Walkability
Santiago Creek which provides sufficient
habitat for the Least Bell's Vireo bird and • Provide a network of non-vehicular trails and
appropriately restricts grading and construction sidewalks for use by pedestrians,hikers,
activities. equestrians and cyclists to promote walkability
and de-emphasize the use of automobiles.
• Provide seamless edges between residential and
community serving open space uses through • Develop trails with multiple routes of varying
complementary landscape palette and building lengths and experience.
materials.
Health and Wellness
• Develop site specific standards and criteria that . Provide a walkable environment with an inter-
provide for natural,passive and active open connected trail system,thereby promoting
space to be used for trails,ball fields,swimming passive on-site activity and positive health
pool(s)and other community recreational uses. benefits.
• Develop site specific landscape,hardscape,and
• Promote physical activity by offering a vast
lighting standards that reduce the impact of
array of recreational opportunities for all levels
development near Santiago Creek,such as low
of age,ability and experience through the
lighting along Creek-adjacent trails to reduce
allowed development of sports fields,pool,
possible impacts to animal habitat. court activities and other project recreation
amenities.
Rio Santiago Specific Plan 1-9
December 2013
1 � Introduction �,,.--��,�r----�-�...
�J�I V 1 ���7�
• Allow on-site full service spa,which serves elements,ample setbacks,and articulation of
senior residents and their guests,will provide building facades by means of off-sets,
opportunities for wellness services on-site overhangs,balconies,style appropriate
within Planning Area C. detailing and other architectural enhancements.
• Allow a Central Commons building within the • Use a rich palette of materials,including stone
age-qualified residential community to and various types of wood siding or shingles,
encourage social interaction among residents that harmonize with the site's setting and
and their guests.Dining opporiunities within existing surrounding neighborhoods.
the Central Commons will offer healthtul and
balanced meal choices by a health specialist. • Develop a landscape design and plant palette
that blends and enhances the site's natural
• Allow a local and regional amenity in the form setting with the residential and open space uses
of a community multi-purpose facility that will of the site.Refer to Section 4.4.17 for complete �
provide active recreation amenities such as a list of allowed plant species.
recreation center,Autism Center,swimming
center,active ball fields and gymnasium. Sustainability
• Direct water runoff from paved areas to
• Allow Shuttle services will provide
vegetated areas or pockets of landscaping.
transportation for age-qualified residents to
additional off-site facilities within the area. . Utilize state-of-the-art lighting to minimize light
"spill-over"and excess glare on Rio Santiago
Community Character residents as well as neighbors in close proximity
• Protect and enhance the quality and value of the to the site
surrounding community by preserving the
area's rustic environment and lifestyle through • Minimize pavement areas to reduce sources of
the architecture styles and plant palette unwanted heat gain.
described in this planning document.
• Minimize the use of turf areas in parkways and
• Create an architectural vernacular that draws its residential areas to reduce irrigation needs.Turf
inspiration from the historical styles and is appropriate for parks and sports fields.
character of Orange and celebrates the area's
historic roots. • Promote and encourage green building
programs that ensure and require energy
• Design and site buildings in a manner that efficiency,resource conservation and water
respects the project's setting through the use of conservation as described in Chapter 5 of this
appropriate scale and massing of building document.
�-�� Rio Santiago Specific Plan
December 2013
�•��..r"�`'� 1 � Introduction
�Al`��'IA�'`.7�
areas,as well as the retention and provision for
• Reduce reliance on the automobile through the restoration of significant natural open space
development of a pedestrian circulation system areas.
that establishes multi-use trails and pathways
throughout the community. • Provide intergenerational residential
neighborhoods within the Specific Plan area to
Community Compatibility and Integration help meet the demand for high quality age-
It is important that the Rio Santiago qualified living in the City of Orange as well as
• development is designed to create a seamless fit to provide for low density traditional single-
within the existing fabric of the surrounding family residential living.
East Orange community by incorporating
native plants and style appropriate architecture
• Replace an existing and allowed land use,i.e.
that blends the surrounding environment. Resource Area,that is not a good fit with
nearby residential neighborhoods,and redesign
• Protect and enhance the quality and value of the
the site with community-serving recreational
surrounding community by designing uses,natural open space,as well as blended
compatible uses such as residential and open neighborhoods of low density single-family and
space,which integrates into the fabric of the age-qualified residential uses.
existing community.
• Maintain natural open space on either side of
Santiago Creek for the benefit of current and
1.7 Project Goals �hxre residents of the City of Orange and
greater Orange County.
The project goals for the Rio Santiago Specific
Plan are designed to improve the likelihood that . Provide a variety of public and private
the development of the proposed project benefits recreational opportunities including an open
the surrounding neighborhoods as well as the space and trail network adjacent to Santiago
greater Orange community.The project goals are Creek's riparian habitat,providing public trails
summarized as follows: with the potential to be connected in the future
by off-site property to the existing regional trail
• Comply with and implement the established system and regional parks in the area.
goals and policies of the City's General Plan as
amended by the project,Zoning Code,and . Allow for a local and regional community
other applicable City policy documents that are amenity in the form of a multi-purpose facility
not addressed by the Rio Santiago Specific Plan. that may house uses such as,but not limited to,
a recreation center,an autism center,pool(s),
• Implement standards and criteria that provide sports fields,and gymnasium.
for active and passive recreational open spaces
Rio Santiago Specific Plan �->>
December 2013
1 � Introduction �-���•�-.
�A�����,.T� ,
• Maintain Santiago Creek in a natural condition qualified and single-family housing
and provide flood control improvements as opportunities.
necessary to minimize the potential for flooding
• Objective 2—To expand open space and
and erosion of habitable siructures on the south recreational opportunities on-site through
side of the Creek.
the clustering of buildings within limited
areas of the project site.
• Protect the southem cottonwood-willow =
riparian forest that exists on-site,which • Objective 3—To provide inter-
provides habitat for the least Bell's vireo. generational uses which will encourage
active social, recreational,and
• Create a water quality and drainage system that occupational interaction between planned
includes source control BMP's that limit water community residents and visitors.
quality impacts downstream. . Objective 4—To provide an open space
and trail network adjacent to Santiago
• Provide a circulation system that is compatible Creek's riparian habitat,including public
with the City's General Plan as amended by the trails with connections to trails and parks,
project,minimize adverse effects on local along with a variety of public and private
residential neighborhoods,and encourages recreational opportunities that do not
pedestrian and bicycle circulation throughout currently exist in the East Orange area.
the neighborhoods and surrounding
community. • Objective 5—To provide a local
community amenity in the form of multi-
• Provide an energy efficient development where purpose facilities that may house among
builders are highly encouraged to incorporate other related uses a recreation center,an
sustainable design techniques through the autism center, and/or a YMCA facility as
criteria provided in the Rio Santiago Specific well as a swimming center,and
Plan in Section 5 Sustainable Design. gymnasium.
• Objective 6—To provide local residents
within the larger context of a mixed
1.8 Project Objectives market rate development a wide range of
Rio Santiago established these EIR objectives to recreational opportunities.
guide the development of the project: • Objective 7—To provide age-qualified
• Objective 1—To convert a degraded site residential opportunities in Planning Area
used for the mining, crushing,and C to respond to changing residential
recycling of aggregate materials into a market demographics and help meet the
planned community providing a mix of demand for age qualified living in the
natural open space,recreation,and age- City of Orange.
�-�2 Rio Santiago Specific Plan
December 2013
�,,--�(��'�,,y--- 1 � Introduction
SANT�AGC�
• Objective 8—To provide on-site
recreational and volunteer service • Designate,over 50 percent of the 110-acre Rio
opportunities, as well as facilities to Santiago site as Open Space and Open Space-
provide health and wellness services,for Park to allow for preservation of natural open
residents of the age-qualified space and provision of recreational/open space
development within the project. uses,as described below:
• Objective 9—To provide single-family
residences opportunities to respond to • Provide 50 acres of public Open Space
residential market demographics and (Greenway Reserve-Planning Area A),
help meet the demand for housing in the �cluding Santiago Creek,restored and
maintained in a natural condition.
City of Orange.
• Objective 10—To provide circulation . Provide 10 acres of Open Space-Park in
system that will minimize adverse effects Planning Area B,which allows for a mix of
on local residential neighborhoods and private fee based active and passive recreation,
encourage pedestrian, and bicycle and multi-purpose facility uses.
circulation throughout the planned
community. . Establish an age-qualified residential
• Objective 11—To lessen the noise,air neighborhood on 16 acres in Planning Area C
quality,and traffic impacts from materials with private amenities designed to
recycling and backfilling operations. accommodate an age qualified lifestyle.
• Objective 12—To preserve Santiago Creek
• Create a residential neighborhood of low
and its surrounding wetland and riparian
density single-family lots on 34 acres in
habitat.
Planning Area D that is not age-qualified and
provides additional private passive open space
1.9 Project Summary amenities.
Rio Santiago consists of 110 acres that comprise planning Area A: Open Spdce
the former Sully-Miller and current Hanson (Santiago Creek Greenway Reserve/Natural
Aggregates properties in East Orange on the north Open SpaCe)
side of Santiago Canyon Road and east of Cannon Planning Area A,the Santiago Creek Greenway
Street.The Rio Santiago Specific Plan organizes Reserve,is in the northern portion of the site and
the eleven parcels on-site into four planning areas fully encompasses Santiago Creek. Spanning the
and establishes a design framework that will entire length of the project site,Planning Area A is
guide the overall use and development of each 50 acres in size(approximately 45 percent of Rio
planning area. The Rio Santiago Specific Plan Santiago)and will be maintained in a natural
proposes: condition as open space. It is bordered by
Rio Santiago Specific Plan �-�3
December 2013
1 � Introduction
�,.-:��-�,,._".
S�ANTIAGC�
Mabury Avenue to the north and on the south by Orange County Flood Control will have access to
Planning Areas B,C,and D. Planning Area A will the site from Cannon Street,through Planiung Area
be conveyed to either the City of Orange,Orange A.The proposed project trail in Planning Area A
County Parks, the project HOA or Orange County along the southern bank of Santiago Creek,will also
Transportation Authority(OCTA)as a habitat serve as an access road for Flood Control and the
restoration project for the Measure M2 Freeway City of Orange Fire Department to connect to the
Environmental Mitigation Program for permanent Creek.Local pedestrian access to Plaiuiing Area A is
public open space preservation.The design intent provided from East Santiago Canyon Road.0.8
of this planning area is to: acres of off-site property owned by the Orange p
County Flood Control District north east of the site
• Maintain a natural scenic riparian corridor and will be used for fuel modification,trail access,and
environment. rip-rap revetment.
• Serve as a buffer between the existing Mabury
neighborhood to the north and the Planning Area B: Open Space—Park
development within Rio SanHago. (Active Recreation & Multi-Purpose Facilities)
• Minimize potential impacts to the Santiago Planning Area B is located in the southwestern
Creek and the riparian habitat and its environs. corner of the site,generally bordered by Santiago
• Remove the existing fence(replace with Creek on the north,Santiago Canyon Road to the
equestrian trail fence along creek edge),modify south and the closed Villa Park Landfill to the
the vegetation,and re-vegetate in the fuel west. This planning area totals 10 gross acres in
modification zone at the eastern most edge of size(approximately 9 percent of Rio Santiago)and
the project area with appropriate landscape shall be developed with a variety of private fee
materials that are approved based on based recreational and community uses such as a
recommendations of Fire Fuel Modification and YMCA facility,Autism Center, sports courts and
Biological Experts for existing habitat areas. fields,and passive play areas.
• Allow for the future potential expansion of
Santiago Oaks Regional Park(to the east)to Planning Area C: Age-Qualified Residential
include Plaruiing Area A.
• Implement regional trail access by providing Planning Area C is located just east of Planning
Area B,at the center of the site,south of Santiago
connection to the existing regional trail east of
Creek and adjacent to Santiago Canyon Road.
the project site along Santiago Canyon Road,
This planning area is 16 gross acres in size
and providing an opportunity to connect in the
(approximately 15 percent of Rio Santiago)and
future to the existing Santiago Oaks Regional
will be the home of Rio Santiago's age=qualified,
Park east off-site of the Specific Plan Area.
• Will construct a public 20'wide multi-purpose gated residential component, comprised of a
combination of Villas Living,Independent Living
trail within an easement south of the Creek that
and Assisted Living/Skilled Nursing.
runs the length of Planning Area's B,C,and D.
1-14 Rio Santiago Specific Plan
December 2013
-�''`���'--�'�" 1 � Introduction
�AN'TIAC��
A maximum of 265 age-qualified residential units Planning Area D: Low Density Single-Family
are allowed within Planning Area C. Overall,a Residentidl
maximum total project gross density of 3.6 du/ac Planning Area D is located on the eastern portion
is planned over the 110 acre site,and a maximum of the site,south of Planning Area A and east of
net density of 16.5 du/ac is planned over the 16 Planning Area C. This planning area is 34 acres in
acres in Planning Area C. size(approximately 31 percent of Rio Santiago)
and will contain a gated neighborhood of up to
The Villas Living units feature useable private 1301ow density single-family residential lots
outdoor space.The Villas have attached garages,
ranging in size from 6,000 s.f.to 20,000+s.f.
and may be one and/or two stories in height. Community pathways and paseo trails will be
designed to allow residents to access the rest of
The Independent Living and Assisted the Rio Santiago trail system as well as the
Living/Skilled Nursing units provide residential internal pocket parks and green spaces scattered
opportunities for age-qualified residents within throughout the planning area. A maximum of 130
an amenity-rich setting of multi-use trails,natural single-family lots are allowed in Planning Area D.
open space,and active and passive recreational The single-family lots proposed in Planning Area
opportunities.The Independent and Assisted D are not age-qualified residences.
Living/Skilled Nursing units are located in
buildings that will not exceed two stories in
height along the perimeter of the site and a
maximum of three stories in the center of the site,
with the Assisted Living/Skilled Nursing building
being limited to two stories in height. A central
community building will be provided as part of
the Independent Living units that will house
dining and kitchen uses,administrative services,
activity rooms,living rooms,ancillary support
services,service and maintenance areas. The
central community building will not exceed two
stories in height. Other amenities may include:
library/reading rooms,exercise rooms,outdoor
gardens,pool and spa facilities,bocce ball courts,
a walking trail,an outdoor fireplace and plaza.
These amenities will be available to all age-
qualified residents of Rio Santiago per the Home
Owner's Association for Planning Area C.
Rio Santiago Specific Plan 1-15
December 2013
1 � Introduction ��".�
SAl`�ITTAGO
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�-�6 Rio Santiago Specific Plan
December 2013
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1 � Introduction �"}uQf�./^
SANTIAGO
This page is inter�tionally left blank.
I
I
1-18 Rio Santiago Specific Plan
December 2013
T��"��.'.i/" 1 � Introduction
�������.T'�
1.10 Discretionary Actions existing OPA Plan boundaries.Thus,all
The City of Orange is the Lead Agency for
land use allocations,improvements,
purposes of California Environmental Quality Act development standards,and criteria for Rio
(CEQA) compliance and has prepared an Santiago will be contained solely within the
Environmental Impact Report(EIR)to consider �o Santiago Specific Plan and excluded
the following discretionary actions,for which �'om the OPA Plan.
applications have been submitted to the City. The
following actions are required to occur o 1975 East Orange General Plan Amendment:
concurrently with or prior to the approval of the Portions of Planning Areas A,B and C fall
Specific Plan and EIR: within the boundaries of the existing 1975
East Orange(EO)General Plan.The
existing EO General Plan designates these
1.10.1 Concurrent Actions areas as"Regional Park." An amendment
to the 1975 East Orange General Plan map
• General Plan Amendment: Currently,The City of
and text will be necessary to remove the
Orange General Plan Land Use Element Map
portions of Rio Santiago that overlap the
designates the project site as R-A(Resource
existing EO General Plan boundaries.Thus,
Area),OS(Open Space),and LDR(Low Density
all land use allocations,improvements,
Residential). An Amendment to the City's
development standards,and guidelines for
General Plan will be required to change the Rio Santiago will be contained solely within
map designations to OS(Open Space),OS-P
the Rio Santiago Specific Plan and excluded
(Open Space-Park),MDR(Medium Density
from the EO General Plan.
Residential)and LDR(Low Density
Residential),and amend the General Plan . Zone Change: A Zone Change will be required
document text,as necessary.Refer to Figure 2-1.
to change the City's zoning designation of the
property from the current SG(Sand and Gravel
0 1973 Orange Park Acres(OPA)Plan: The
Extraction)and R1-8(Single-Family Residential
OPA Plan was adopted as part of the City's
8,000 sq.ft.)to PC(Planned Community). The
General Plan Land Use Element.Therefore, Zone Change request will be accompanied by
through the General Plan Amendment,text
the Rio Santiago Specific Plan,pursuant to
and figure changes will be made to the
Section 17.26.030 of the City's Zoning
OPA Plan.Portions of Planning Areas A,C Ordinance.
and D fall within the boundaries of the
existing OPA Plan.The existing OPA Plan
• Specific Plan: The Rio Santiago Specific Plan has
designates these areas as"Santiago
been prepared to implement the goals and
Greenbelt Plan."An amendment to the
policies of the City's General Plan and the
OPA Plan map and text will remove the project objectives for Rio Santiago. The Specific
portions of Rio Santiago that overlap the
Plan establishes a planning and design
Rio Santiago Specific Plan 1-19
December 2013
1 � Introduction
--'''��`.,�-`_,
�AI�ITIA.GCJ
framework for land use,circulation,backbone Tentative Tract Map and Development
infrastructure and public services,and Agreement,the Project Applicant will process a
implementation to guide future development Parcel Map for ownership boundary purposes
within Rio Santiago. The Specific Plan will be for the Specific Plan per O.M.C.16.08.060.The
made a part of the ordinance enacting the PC Tentative Parcel Map will be submitted to the
district,and all subsequent development within Public Works Department for review and
Rio Santiago shall comply with the provisions approvaL
of the Specific Plan.
• Certification of the Environmental Impact IZeport �
• Development Agreement: A Development (EIR): The City of Orange has determined that
Agreement that has been negotiated between an EIR is required to identify project-related
the City of Orange and the Project Applicant environmental effects,analyze those effects and
will establish vesting of development rights and determine which are"significant"pursuant to
�, ,
entitlements identifying project improvements, CEQA,then specify actions that will minimize
timing of improvements,as well as the or address these"significant"effects. The EIR
responsibilities and rights of both the City and has been prepared in accordance with CEQA,
the Project Applicant applying to development the CEQA Guidelines,and the City's local
of the Rio Santiago project. The Development CEQA Guidelines. The City of Orange will ��
Agreement will also establish public benefits to consider certification of the EIR priar to taking
the project,residents,and entire community. action on the requested approvals. In
The Development Agreement is adopted by conjunction with certification of the EIR,the
ordinance. City requires a Mitigation Monitoring Program
(MMP)to monitor the implementation of the
• Tentative Tract Map:Concurrent with the mitigation measures adopted by the City to
request for project approval of the General Plan minimize the project's potentially significant '
Amendment,Zone Change,Specific Plan,and effects on the envirorunent.This EIR will
Development Agreement,the Project Applicant replace the previously certified EIR for the a
will process a Tentative Tract Map for the "Fieldstone"project on the project site.
Specific Plan area. The Tentative Tract Map will k
be prepared and processed through the City in • Major Site Plan Review:The site plan review
accordance with the requirements of Title 16, process is established to provide a means of
Subdivisions,of the City of Orange Municipal reviewing development projects to ensure that �
Code and in accordance with the Subdivision projects reflect the highest quality of land
Map Act of the California Government Code. planning and design,that projects conform to "
City development standards,that new projects
• Parcel Map:Concurrent with the request for are compatible with surrounding development
project approval of the General Plan and neighborhoods in terms of scale,style and
Amendment,Zone Change,Specific Plan, construction materials,that on and off-site
1-20 Rio Santiago Specific Plan
December 2013
-/��.�(.�--�''��✓` 1 � Introduction
SANTIAGCC�
circulation is adequate to support the project,
that City services are adequate and available,
and to ensure the maintenance,restoration,
enhancement and projection of the
environment.
• Design Review Committee:The Design Review
Committee(DRC)is the City's formal
recommending body for the design review
` application process.The DRC is authorized
under Section 17.08.020.D of the Orange
Municipal Code.The DRC will review the
overall land plan and Specific Plan document to
address community aesthetics,and context of
the document and provide their
recommendations to the City Council.
All of the above requested actions will require
approval by the Orange City Council.
1.10.2 Actions Required affer Specific
Plan Approval
Upon approval of the Specific Plan and project
EIR,the final approval for architectural
floorplans,elevations,and landscape plan will be
required for Planning Area's B,C and D. The
Design Review Committee is the decision making
body for these final plans as authorized under
Section 17.08.020.D of the Orange Municipal
Code.In addition,any regulatory permits,such as
a Streambed Alteration Agreement,a 401 Water
Quality Certification and a 404 Nationwide
Permit will also need to be issued for the site.
Rio Santiago Specific Plan 1-21
December 2013
����
SAII�TTTIA�C� , _
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December 2013
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SANTIAGQ
2 P LA N N I N G C O NT EXT According to the Orange General Plan(Page LU-
22), the Resource Area land use designation
2.1 Relationship to Adopted City of serves as a holding zone and once mining or
Orange General Plan/Orange agriculture operations permanently cease,a
Municipal Code General Plan amendment will be required to
allow any use other than a recreational use.
The recently updated (2010)City of Orange Future uses must be compatible with established
General Plan provides an up-to-date community
and planned uses surrounding the Resource Area
vision and establishes a multi-disciplinary
zones. Currently the permitted uses on-site for
strategy for achieving that vision in the context of the Resource Area land use designation include
the land use,circulation,housing,open space, mining and agriculture as well as passive and
conservation,safety,noise,historic preservation, active recreational uses. Figure 2.1—General Plan
growth management, and urban design elements. Land Use Designations,depicts the existing
The Orange General Plan covers through the year General Plan land use designations within the
2030 and includes policies and actions that
Specific Plan area.
address both immediate and long-term City
needs.The Rio Santiago Specific Plan serves as a In 1973,the Orange City Council adopted the
planning tool to implement the City's General
Orange Park Acres Plan(the OPA Plan). The City
Plan, as amended,for the project site. This
Council's resolution adopting the OPA Plan(the
Specific Plan is consistent with the applicable
Council Resolution) specifically stated that the
goals and policies contained within the General OPA Plan was adopted as part of the City's
Plan,as amended,as well as the applicable City
General Plan Land Use Element. A thorough
zoning requirements and provisions, as amended.
review of the City's records indicates that not only
The issues and goals identified within each has the OPA Plan never been adopted as a specific
element of the General Plan have been evaluated, plan,but that when adopted in 1973 it was not
and a statement of compliance with the General intended to be a specific plan. Additionally,the
Plan has been included as Appendix A:
Council Resolution specifically incorporated the
Consistency with City of Orange General Plan.
Planning Commissions'proposed amendments to
the draft OPA Plan.Through this General Plan
2.1.1 General Plan Land Uses Amendment,which is required as part of the
The City of Orange General Plan Land Use project's entitlements,revisions will be made so
Element has the broadest scope of any of the that the General Plan Land Use Element Map and
required General Plan elements,and serves as the the OPA Land Use and Circulation Plan will be
framework for the goals and policies contained in consistent with one another, and will reflect the
the other elements. The General Plan Land Use accurate land use for the project area.Text in the
Element Map presently includes the project site General Plan,which includes the OPA Plan,will
designations as RA(Resource Area),OS(Open be revised to reflect these changes.Those changes
Space),and LDR(Low Density Residential). will include direct amendments to update the
Rio Santiago Specific Plan 2-1
December 2013
2 � Planning Context ,,���''""'�
SAI�,TTIAGQ
OPA Plan,which remains part of the Land Use applicable zoning regulations for the P-C zone.
Element of the General Plan and not a Wherever the Rio Santiago Specific Plan does not
"standalone"planning document.The General contain regulations for a particular aspect of
Plan Land Use Element Map will depict OS(Open development,then the current development
Space),OS-P(Open Space-Park),MDR(Medium standards for the zone district closest to the intent
Density Residential 15-24 Du/Ac)and LDR(Low of the P-C zone shall apply.These zones would
Density Residentia12.1-6 Du/Ac)over the project include the R-O(Recreation Open Space)R-1-6 "
area,with the project area being removed from (Single-Family Residential—6,000 square foot lots)
the OPA Plan so that both documents will be and R-4(Multiple-Family Residential).
consistent.
2.1.2 Zoning
The City of Orange Zoning Map presently �,,.�ti.
designates the project site as S-G(Sand and
Gravel Extraction) and Rl-8(Single-Family
Residential-8,000 square foot lots). Figure 2.2—
Zoning Designations depicts the existing zoning
designations within the Specific Plan area. �
The project includes a request to change the
existing zoning designations to the proposed
designations of P-C(Planned Community),as
depicted in Figure 2.2—Zoning Designations.
According to Orange Municipal Code(OMC)
Chapter 17.26,the P-C designation allows for a
more efficient use of land and a better community
environment by utilizing more imaginative and
innovative planning concepts than would be
possible under conventional zoning. In
accordance with this Chapter,the Rio Santiago
Specific Plan and the request for zone change
have been considered concurrently.
The Rio Santiago Specific Plan has been prepared
in accordance with OMC Chapter 17.26, and the
land use and development regulations contained �
in the Rio Santiago Specific Plan shall serve as the
�
2-2 Rio Santiago Specific Plan
December 2013 "'
�"
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Rio Santiago Specific Plan 2-3
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2 � Planning Context 1'}u0-•/��r
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2-4 Rio Santiago Specific Plan
December 2013 �
..�-����.�'"""`� 2 � Planning Context
SANTIAGQ
2.2 Relationship to Other Plans portions of Rio Santiago that overlap with the
existing EO General Plan boundaries.Upon
approval of the Rio Santiago Specific Plan and EO
2.2.1 1973 Orange Park Acres (OPA)
General Plan Amendment,all land use
Plan
allocations,improvements,development
Portions of Planning Areas A,C, and D fall within standards, and guidelines for Rio Santiago will be
the boundaries of the existing 1973 Orange Park contained solely within the Rio Santiago Specific
Acres(OPA)Plan,approximately 56 acres Plan. Figure 2.4-East Orange General Plan
(approximately 50%of the total project site). The Designation depicts the portion of the project area
existing OPA Plan designates these areas as that will be removed from the EO Plan.
"Santiago Greenbelt Plan". The OPA Plan was
adopted as part of the City's General Plan Land 2.3 CEQA Compliance
Use Element. Therefore, through the General
The California Environmental Quality Act of 1970
Plan Amendment,text and figure changes to the
(CEQA),as amended,provides an evaluation
OPA Plan will be proposed to remove the
process to determine if projects such as the Rio
portions of Rio Santiago that overlap the existing
Santiago Specific Plan are subject to the
OPA Plan boundaries. Upon approval of the Rio
provisions of CEQA and,if so,the level of
Santiago Specific Plan, all land use allocations,
documentation that would be required. The City
improvements,development standards,and
of Orange has determined that the Rio Santiago
guidelines for Rio Santiago will be contained
Specific Plan project is not exempt and therefore
solely within the Rio Santiago Specific Plan.
subject to the requirements of CEQA. State CEQA
Figure 2.3-Orange Park Acres Plan Designation,
Guidelines Section 15063 provides that if a Lead
depicts the portion of the project area that will be
Agency determines that an environmental impact
removed from the OPA Plan.
report(EIR)is clearly required of a project, then
2.2.2 1975 East Orange (EO) General an Initial Study is not required.
Plan
Due to the complexity of the Rio Santiago Specific
Portions of Planning Areas A,B,and C fall within Plan project, and the potential to cause one or
the boundaries of the existing 1975 East Orange more significant long or short-term environmental
(EO)General Plan,approximately 40 acres impacts,the City of Orange determined that an
(approximately 36%of the total project site). The EIR would be required and that an Initial Study
existing EO General Plan designates these areas as was not required. The EIR 1818-09 fully
"Regional Park". The EO General Plan is part of evaluated the potential impacts of the proposed
the City General Plan Land Use Element. project,including all environmental issue areas
Therefore,through the General Plan from the CEQA Initial Study Checklist(Appendix
Amendment„a text and figure amendment to the G of the State CEQA Guidelines).
EO General Plan has been proposed to remove the
Rio Santiago Specific Plan 2-5
December 2013
2 � Planning Context ,�}��`�
SAI�ITIAGC�
The EIR addresses short-term construction-related
impacts,long-term operational impacts,growth-
inducing impacts,and cumulative impacts.
Mitigation measures are in place for those impacts
determined to be potentially significant as
required by the State CEQA Guidelines.
2-6 Rio Santiago Specific Plan
December 2013
�, �
./'�Q-f'�1` 2 � Planning Context
,..�
SANTIAGO
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Rio Santiago Specific Plan 2-7
December 2013
2 � Planning Context ..�,j(�..1"`...��
�n.,�.��
SANTIAGO '��
=>y Not a Part
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• - � • • • • - - - • ' • � - • • • .�
2-8 Rio Santiago Specific Plan
December 2013 '"�"`
��✓`" 2 � Planning Context
SANTIAC�C�
project. As a practical result,therefore,from the
2.4 Existing Conditions and date of project approval,the backfilling and
Surrounding Land Uses grading will become project site preparation
The 110-acre Specific Plan area is located within activities and,as such, are analyzed as part of the
the Orange City limits. Currently, approximately
construction phase of the project.
five acres in the southeastern portion of the
project site is used for materials recycling(per The project site is bordered by the existing single-
definition in Appendix B). In addition,the project family residences of Mabury Ranch to the north,
site is presently being backfilled as a permitted Santiago Oaks Regional Park to the northeast and
land use. The existing backfill operation is not a the existing single-family residences of The
permanent use. Reserve to the east. Located across East Santiago
Canyon Road,and to the south of the project site
Approximately five acres in the southeastern are the Mara Brandman Arena(formerly known
portion of the project site is currently used for as the Sully-Miller Arena), a lot with a
materials recycling(per definition included in
flower/truck farm stand,and existing Jamestown
Appendix B). Material feedstock for this single-family neighborhood. To the west of the
project site is the closed Villa Park Landfill.
operation originates from off-site sources. The
materials generated from this operation are Santiago Creek traverses entirely through the
currently being directed to the on-site backfilling project site in an east to west direction with a well
operation described below,as well as to other off- defined 100-year flood limit line,as depicted on
site operations. Figure 2.5—Existing Conditions.The area
surrounding Santiago Creek on the north contains
The project site is also operated for backfilling per important areas of wildlife habitat(such as the
grading permit#2047. The project site will be Least Bell's Vireo);however,other portions of the
excavated and filled in the backfill operation. As Creek include areas of invasive plants.
previously noted,the project site was used from
1919 to 1995 for surface mining of sand, The on-site portion of Santiago Creek is an incised
aggregates, and associated ancillary uses,as perennial USGS defined blueline drainage that
discussed in the project EIR. Previously mined primarily supports southern cottonwood-willow
portions of the project site were used for silt riparian forest and wetland habitats. Santiago
deposition, otherwise known as silt ponds. The Creek bifurcates into two streambeds near the
backfill operation is a separate allowed use and is center of the site,which ultimately rejoin in the
not part of a grading plan or master plan for the western portion of the site as a single drainage
site.This approved, ongoing backfill operation feature. Flows conveyed through the proposed
currently is separate and distinct from the project ultimately discharge to the Pacific Ocean
proposed project. However,some of this grading via the Santa Ana River located approximately
would have to occur to construct the proposed
Rio Santiago Specific Plan 2-9
December 2013
2 � Planning Context �,.���"`��
�AI�tTiAGC►
3,600 feet south of the Garden Grove Freeway
(SR-22)in the City of Santa Ana.
The Metropolitan Water District of Southern
California's(MWD)Diemer transmission line
passes underground through the northeast
portion of the site in Planning Areas A and D.
This is a regional transmission line that carries
water from Lake Matthews to the Diemer
Filtration Plant in Yorba Linda,CA. <
The existing Handy Creek culvert passes � ,
underground through a portion of the site from
Santiago Canyon Road to Santiago Creek.It is
�,,,?
generally located along the boundary between
Planning Areas C and D. This culvert collects
storm drainage from Handy Creek,upstream '�"""'
from the project site, and discharges into Santiago
Creek.
�4.a�
,...
2-�� Rio Santiago Specific Plan
December 2013
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2 � Planning Context �I(�../��./-'�
SANTIAGC�
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2-12 Rio Santiago Specific Plan
December 2013
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_.�''�Q.�.�"`�^ 3 � Plan Elements
��.�����.T�
3 P LA N E L E M E N TS The Land Use Plan for Rio Santiago(refer to
Figure 3.1—Proposed Land Use Plan)is designed
3.� Purpose and Intent to provide residents with a sense of place within
the development,by integrating landscaped
Chapter 3 contains a discussion of the various
entries and human scale elements throughout the
Specific Plan elements for Rio Santiago,including
community,along with a variety of open space
the following: amenities such as parks,trails,ball fields, and
Community Facility.Thoughtful architectural
• Land Use Plan
design elements with features that face the street
• Circulation Plan
and blend with the existing and historic
• Infrastructure and Services Plan(s) architectural style of the area serve to create a
• Mass Grading and Earthwork Plan
pedestrian friendly street scene for residents and
• Storm Drain Plan visitors alike.Meandering walkways,trails,
• Erosion Protection Plan
pocket parks, and passive recreation areas create
open space nodes which help integrate the
Each plan works in tandem with the other plans
community into the existing surrounding natural
to establish a framework for Rio Santiago, open space areas of Santiago Creek and the
ensuring that project development will occur in
adjacent Santiago Oaks Regional Park.
an organized manner and is served by adequate
infrastructure,open space,public and private Rio Santiago is a pedestrian-oriented,walkable
facilities.
community designed to provide residents with
internal and external connectivity to the existing
and proposed trail system throughout the area.
$.2 Land Use Plan Rio Santiago blends Age-Qualified Villas,
Independent Living,Assisted Living/Skilled
3.2.1 Land Use Plan Overview Nursing and non-age-qualified Low Density
The Rio Santiago Specific Plan is a proposal for Single-Family Residential homes with passive and
preservation of natural open space,recreational active recreation and open space amenities to
uses,and development of two high quality create an integrated neighbarhood setting with a
residential neighborhoods.The majority of this range of uses. T`he development will provide both
privately owned property will be transformed public and private recreational space on-site, as
from a materials recycling and backfilling well as potential connections to the existing public
operation,to public natural open space,public regional recreational spaces surrounding the
and private passive and active recreational space,
community.
parks and trails,and gated residential
neighborhoods. The Land Use Plan for Rio Santiago incorporates a
variety of uses,including:
Rio Santiago Specific Plan 3-�
December 2013
3 � Plan Elements ,,,.-•-�I��
SA�TIAGC�
Open Space
• Natural Open Space/Greenway Reserve
• Trails(Public and Private)
Open Space-Park
• Fee Based Private Active Recreational Uses and Facilities
• Passive Recreational Uses and Facilities
o Passive Park(Private)
o Trails(Public)
• Community Facilities(Public and Private)
Residential
• Age-Qualified Villas Living
• Age-Qualified Independent Living
• Age-Qualified Assisted Living/Skilled Nursing
• Low Density Single-Family Detached Residential(Non-age-qualified)
3-2 Rio Santiago Specific Plan
December 2013
-.•�''�Q—�`✓'"" 3 � Plan Elements
�J�.�'`���,�,�.3�
Table 3-1
Land Use Summary
Maximum Nlaximum M�a�cimum
Planning ' Are+a %Q of Dwelling Density lntensity
Area "Land Use Acres Site Units du ' du/ac ' s .ft.
Open Space: OS
A (Natural Open Space including Santiago 50 45% 0 0 0
Creek Greenwa Reserve)
Open Space Park: OS-P
B (Active Recreation such as,ball fields, 10 9/0 81,000
sports courts, ° 0 0 (Bldg.
Area)
multi- u ose acilities,etcJ
Medium Density Residential:MDR
(A e-Quali ied Residential) 265
• Villas(a e- uali ed) 45
• Ind endent Livin (a e- uali ed) 160
C • Assisted Living/Skilled Nursing(age- 16 15% 60 16.5 0
uali ed)
Low Density Residential(LDR)
D (Single-Family Detached,6,000 s.f. 34 31/o
° 130 3.8 0
minimum lot size)
GRAND TOTALS 110 100% 395 3.6 81,000
Rio Santiago Specific Plan 3-3
December 2013
3 � Plan Elements ..e^�(�...,/"`�,�
SANTIAG�
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3-4 Rio Santiago Specific Plan
December 2013
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3 � Plan Elements ✓'�I(�-��./`
SANTIAGO
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3-6 Rio Santiago Specific Plan
Decerr�ber 2013
�
� .�I(�l�/1 3 � Plan Elements
SANTIAGO
Natural Creek Edqe
• Nat�ral Open Space
3.2.2 Open Space Edge
Natural Open
Planning Area A- Greenway Reserve Space
�. �.
(Natural Open Space) '` �
�;��:
,�::�
� Within Planning Area A,the Santiago Creek Y�; , "'`��`
. ��; ,. a
Greenway Reserve Open Space,the developer � . � -t Santiogo
� z� � �r �, �� '��� Creek
will provide for the restoration(by removal of the �'� '
� . ' � +�.' ,,,�.��� ,,�!
existing chain link fence, modification of the �;�
_ -� . �:?`'�
vegetation,and re-vegetation in the fuel � '� :� .� � .F,� �
� �:: • � h
modification zone to the southeast of the project � �,,,�__,�->'"#.,; _. '� t'•
site with appropriate landscape materials)and
� maintenance in a natural condition as public open 3.2.3 Open Space - Park
space. The proposed project does not provide for Planning Area B
� the restoration of Santiago Creek.It is comprised (Active Recreational Open Space)
of 50 acres,encompassing both the north and
Planning Area B consists of 10 gross acres and
� south side of Santiago Creek. Planning Area A
prior to the last occupancy permit in Planning
shall provide the opportunity for the potential
Area C&D,will be developed with public and/or
� expansion of and connection to Santiago Oaks
private active recreational uses such as,but not
Regional Park, located east of the project site.
limited to, the following:
Potential future recreational trail connection to the
� • Sports Activity Field(s)(softball,baseball,
west towards Cannon Street could also be made.
etc.)
The only physical improvements that would
• Soccer/Lacrosse/Field Hockey Field
� occur in Planning Area A would be related to
• Court Sport(s)
infrastructure system improvements such as flood
I� control, construction of a multi-use trail along the
� Active Recreation
southern edge of the Planning Area,and drainage
Trail Buffer
� features as well as minor clean-up to the Creek Protective
which would include removal of the existing Fence
chain link fence and re-vegetation in the fuel � �
� modification zone. A public multi-use trail is ..�."" �'�rj ,./ �
proposed on the south side of Santiago Creek '� ' '� + 1
!} •� � �. .
� which will incorporate an equestrian fence along j *�.-
r:. . ,# '� ��
the creek edge.The Greenway Reserve shall be �p �>
�•� ,
conveyed and then maintained by either the City, ��"�.�'S '
� ` �.,. z�4�i�.=.^..� �
Orange County Parks,the community Master �� �� ��,A
�, HOA or Orange County Transportation Authority �+� s �� �1e''�
�,� (OCTA). ` "� • ya`.w
���
�r� Y.� t'��-p�� � �
� �� .�: • ..�ry, � �,•l r'v�'�V �
iw
Rio Santiago Specific Plan 3-�
�" December 2013
Y.
�
3 � Plan Elements �I��f
SANTIAG� �
�
• Swimming Pool(s)
• Open Turf Area
• Athletic Training Center ,�
• Multi-purpose building(s)(up to 2 stories Figure 3.3—Proposed Site Plan shows a
and a maximum total of 81,000 s.f. conceptual layout of the allowed uses and how �
• Ancillary uses in support of the above uses the design standards would apply to the site.
(including,but not limited to,parking lots This Proposed Site Plan is for illustrative purposes "�
and restrooms).Freestanding commercial only.
�ri
uses will not be permitted. �
3.2.4 Residential Development
It is anticipated that administrative and active �
recreational uses,such as a YMCA Community Located within Planning Areas C and D,a
Facility and Autism Center/or similar maximum total of 395 residential units are
organization(s), could utilize a multi-purpose proposed, consisting of Age-Qualified Villas �
building(s)and related open space. Ball fields Living,Age-Qualified Independent Living,Age-
have the potential to be lighted.Parking for the Qualified Assisted Living/Skilled Nursing, and �
facility would be provided as part of the overall Low Density Single-Family Residential ranging
site development of Planning Area B and from 6,000 sf.to 20,000 sf.+lots. „�
calculated per Chapter 6.5.3 of this Specific Plan.
The residential portions of Rio Santiago may be
gated in whole or in part at the discretion of the
�
Communitv Facilitv Concept master developer or builder. The four residential
types planned for Rio Santiago are described �
Offstreet below:
Parking ,,�
"' ��-
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.
r
a 'ie .�
a
��� >>•�,r-: � �
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� ` i " ��° -^� ,
C Potential YMCA
�' , ♦ Building
��+� �
� �s . p�
� \ � s �
.�' �=
.� �NOTE: Artist conception for illustrative purposes only.
Final design and layout may vary,but shall remain
consistent with the above concepts. _.
3-$ Rio Santiago Specific Plan
December 2013
y
�.
� �I(�''_/� 3 � Plan Elements
SANTIAGO
� 3.2.4.a Age-Qualified Villas Living C.A Central Commons building will be provided,
�" The Age-Qualified Villas Living homes are shown in Figure 3-2,as part of the Independent
�� Living building,that will house dining and
located on the eastern and northern edges of
Planning Area C. They are attached and detached kitchen uses, administrative services,activity
� rooms,living rooms,library/reading rooms,
and are designed as one and two-story buildings,
the scale of which will transition between the ancillary support services,exercise rooms and
� residential development of Planning Area C,the service and maintenance areas. Other amenities
open space character of Planning Areas A and B,
may include:outdoor gardens, pool and spa
� and the low density character of Planning Area D. facilities,bocce ball courts, a walking trail and an
The Villas Living homes will have two and three- outdoor fireplace terrace. Parking for the
� bedrooms and range in size from 1,250 to 1,450 sq. Independent Living product will be provided
ft. through surface parking,subterranean parking or
a combination of both, all located within 300' of
� the use it is serving.
Villas Livinq
� nrcnitecture and Independent Living
Landscaping Edge Community
Trail Connectivity
�, Walking Paths
� - °` - Arrival
"�W ,�� . Feature
� .
� ' -
,
, ..
.
. -
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�
3.2.4.b Age-Qualified Independent Living �
� �
The Age-Qualified Independent Living product
t
provides residential opportunities for age- ,�, '
I" --
�, qualified individuals.. The Independent Living
units are studios,one, two and three bedrooms
� ranging from 550 to 1,250 sq. ft. These buildings Amenity Feotures
are designed to be two and three-story in height.
�' A 50' setback to any three-story structure is
�, NOTE: Artist conception for illustrative purposes only.
required from all property lines of Planning Area Final design and layout may vary,but shall remain
� consistent with the above concepts.
Rio Santiago Specific Plan 3-9
'" December 2013
�
�
3 � Plan Elements �I��_/'�
SANTIAGO �
3.2.4.c Age-Qualified Assisted Living/Skilled The Assisted Living/Skilled Nursing building is �
Nursing limited to two stories in height.Parking for the �
The Assisted Living/Skilled Nursing residences Assisted-living/Skilled Nursing product will be
provide residential living for individuals with provided through surface parking, subterranean
special needs. The Assisted Living/Skilled parking or a combination of both, all located �
Nursing units range in size from 300 to 1,050 sq. within 300' of the use it is serving. The Central
ft.;in a studio, one or two bedroom configuration. Commons building that is part of the Independent �
Living residences will be available for residents of
the Assisted Living/Skilled Nursing residences to -�
dine, and share in the other amenities that are
offered through the Central Commons building. �
Assisted Livinq/Skilled Nursing
Connectivity �
Walking Paths
Amenity Arrival Central Commons and Spa Area �
Features Feature
� Water Gardens , Fire Pit �
�
� �J�~` ' �
♦ <� �� ��j_ � ,�`~�/ �
4� ��,�..
:lok � � �� .�#�. T .
� ,� -�.�� �, 1 �
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.��`#. .�,�,i�.a�=. Spa "■
. ,.
,,,__
��'. _ �� ��_ ,.....
r
�
�
�
NOTE: Artist conception for illustrative purposes only. �
Final design and layout may vary,but shall remain
consistent with the above concepts.
�
3-10 Rio Santiago Specific Plan
December 2013 �
�
�
�,, -/RI��-/' 3 � Plan Elements
� SANTIAGO
�
�' 3.2.4.d Low Density Single-Family Residential
�° Planning Area D has been designed for low
� density single-family residential lots,and will
include a maximum of 130 dwelling units,with
� lot sizes ranging from 6,000 s.f.up to 20,000 s.f.
This neighborhood will be designed to fit
� seamlessly with the other proposed uses on the
project site, offering its residents a quality and
inviting living environment with pocket parks, a
� greenbelt paseo,and walking paths that connect
to the multi-purpose trail along the Santiago
Creek.
�
�
� Low Densitv Sinqle-Familv Residential
�
Community Trail Single-Family
� Lots
� \ .:*-}-
��` y� � ���
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r �
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,� Park
� � •--� �
\ � �� . . —
���
�
�
� NOTE: Artist conception for illustrative purposes only.
� Final design and layout may vary,but shall remain
consistent with the above concepts.
�.
Rio Santiago Specific Plan 3-1 1
�" December 2013
ir
3 � Plan Elements
ANTIAGO
This page is intentionally left blank.
3_�2 Rio Santiago Specific Plan
December 2013
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3 � Plan Elements ..i'�I�-�`../'`
SANTIAGO
I,I
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3-14 Rio Santiago Specific Plan
December 2013
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3 � Plan Elements �I��...�`
SANTIAGO
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3-16 Rio Santiago Specific Plan
December 2013
-/"��`✓�` 3 � Plan Elements
SAI�TTIA�O
3.3 Circulation Plan with medians or continuous two-way left turn
lanes. Along the project site, East Santiago
3.3.1 Circulation Plan Description Canyon Road has been constructed to Primary
Arterial standards,with 2 travel lanes in each
The Circulation Plan for Rio Santiago reinforces direction and the developer will construct a raised
the concept of neighborhood design,providing landscape median separating opposing traffic.A
for the movement of vehicular traffic while 10'easement on the north side of Santiago
creating an environment for pedestrians,bicyclists Canyon Road has been set aside for any future
and equestrian riders through the inclusion of roadway expansions and will be deeded to the
both a regional and local trail system on-site. The City.This area will be maintained by the project
trail system provides internal connectivity within HOA as a landscape area until future City
Rio Santiago,as well as the potential for external expansion is proposed.An additiona129'behind
connections to the greater Orange community,
the 10'easement has been set aside to
Santiago Oaks Regional Park,existing regional accommodate a public Recreation Trail to be
trail system and other off-site destinations and constructed by the developer. A trail currently
amenities. Figure 3.4—Master Circulation Plan exists along the north side of Santiago Canyon
establishes the hierarchy and general location of Road adjacent to the existing Reserve
circulation elements within the Rio Santiago neighborhood to the east of Rio Santiago.This
Specific Plan. easement would allow for the continuation of this
trail along the project edge.
3.3.2 Circulation Network and Hierarchy Privafe - Local Sfreets
Private Local Streets, specifically scaled to Rio
3.3.2.a Vehicular Circulation Santiago,will provide access into the site from
Major Arterial—Edsf Santiago Cdnyon Road East Santiago Canyon Road. The Local Street
serving as the main entry into Rio Santiago,
The southern boundary of Rio Santiago abuts East
herein after referred to as the "Main Entry
Santiago Canyon Road,which is designated as a
Roadway," generally aligns with the intersection
Major Arterial in Chapter 3 (Circulation and
Mobility) of the City of Orange General Plan,and of East Santiago Canyon Road and Nicky Way,
and this entry will be signalized.The Main Entry
as a Primary Arterial Highway in the County of
Roadway terminates at a"T" and provides access
Orange Master Plan of Arterial Highways
into Planning Areas C and D. The overall cross-
(MPAH). East Santiago Canyon Road will
section may vary as a result of a meandering
provide access to and from the Rio Santiago
median dividing opposing travel lanes.
project.
Regardless of configuration,the full cross-section
devoted to vehicular movement is described
The City of Orange General Plan describes a
below. Refer to Figure 3.5—Local Streets,Private
Major Arterial as having six through travel lanes
Rio Santiago Specific Plan 3-17
December 2013
3 � Plan Elements �^��...r"'"'��^
�J.�����.�.��
Drives and Alley Cross-Sections for a typical illustrative showing the character of the main
cross-section of the Local Streets. entry into the site.
• Main Entry Roadway . Two Lanes with Parking one side-Planning Area D
The signalized Main Entry Roadway that The private local streets within Planning Area D
aligns with Nicky Way and East Santiago will be one lane in each direction and parallel
Canyon Road,travels northward and ends at parking will be allowed on one side of the street
the proposed Community Linear Park.At this with a minimum width of 7',for a total of 28'
point, the Main Entry Road intersects with the minimum of paving.The 28'street width is 4' R
gated entries of Planning Areas C and D will under the City's minimum street standard of
be four lanes(two lanes in each direction). 32'.A minimum 4'sidewalk will be provided ,
The two southbound lanes will serve as on one side of the roadway separated by a 5'
exiting lanes at a signalized intersection at landscape area between the back of the curb
¢,_
East Santiago Canyon Road. The two and sidewalk. The central road that continues
northbound lanes will provide a dedicated into Plann.ing Area D from the Gated Entry is
left turn lane for vehicles entering Planning designed with one lane in each direction and �' '
Area C. The median and parkway widths parallel parking will be allowed on one side of
may vary along this segment of the roadway, the street with a minimum dimension of 7' m
but the minimum curb-to-curb width for wide,for a total of 28'minimum of paving.The
vehicular travel is 24'for each direction.The South side of the street will consist of a 5'
median must be a minimum of 8'. A meandering sidewalk within an 18'wide paseo,
minimum 6'landscape parkway is required while the North side will have a 6'wide
on both sides of the 48'paved area(not landscape area. The primary entry into #
including median),and a minimum 6' Planning Area D is located off of the Main Entry
detached sidewalk is required on at least one Roadway. However,there is a secondary
side of the Main Entry Roadway(at a emergency vehicle access lane proposed into
minimum on the west side). On the east side Planning Area D from East Santiago Canyon
of the main roadway adjacent to the 6' Road with a proposed knox box for Fire and
minimum parkway,there will be an Police access.
additiona110'public easement dedicated for a
recreational trail with an additional 2' • Gated Entries-Planning Area C and D
minimum landscape area on the east side of The entrances into the residential Planning
the trail(18'minimum required per City Areas of C and D may be individually gated.
standards,but 26'shown in Main Entry These planning areas will each have one entry
Typical Section A-A on Figure 3.5). No lane and one exit lane with a median in the
parking is allowed along the Main Entry middle. T'he inbound lane will be a minimum
Roadway. Refer to Figure 3.6—Main Entry of 14',with a 12'minimum median,and a
Community Character Sketch, to see an minimum 14'wide outbound lane. A
3-18 Rio Santiago Specific Plan
December 2013
--���"`--�'"` 3 � Plan Elements
sar�T�a.�a
turnaround is required at each gated entry Access to Planning Area B is taken from Santiago
with a minimum 30' radius. A 5'landscape Canyon Road at a proposed signalized
parkway and detached sidewalk of 5' intersection. Emergency access will occur from
comprise the gated entry configuration. The the proposed 20'multi-use trail easement along
exact layout of the entry lanes will depend on the south side of Santiago Creek.
gate design,operation and traffic volumes
pursuant to the final design of these Planning Vehicle moving space shall be as follows:
Areas. Coordination with both the City of
Orange Public Works Department and Fire • No Parking
Department will be required. o Minimum 25'curb-to-curb
0 5'sidewalk back of curb(Minimum one
• Signalized Entry-Planning Area B side)
The entrance into Planning Area B is
proposed as a Private Drive.The cross- • Perpendicular Parking Single or pouble Loaded
sections for the Private Drive will have two o Minimum 25'curb to parking space
vehicle lanes(one in each direction)with a o 5'sidewalk back of curb(Minimum one
minimum 25' curb-to-curb dimension and no side unless parking is doubled loaded,then
median.Please refer to Private Drive with No sidewalk is required on both sides)
Parking Typical Section E-E shown on Figure o Maximum 10 parking spaces before a
3.5. landscape pocket of 6'is required
Pr'ivafe D�ives • Parallel Parking Single or pouble Loaded
Vehicular circulation within Planning Area C is o Minimum 24'parking space to parking
provided by Private Drives. The cross-sections space
for the Private Drives will vary according to 0 5'sidewalk back of curb(Minimum one
location,but will generally have two vehicle lanes side unless parking is doubled loaded,then
(one in each direction)and no median. sidewalk is required on both sides)
Perpendicular,angled and/or parallel parking o Maximum 8 parking spaces before a
shall be permitted along Private Drives,
landscape pocket of 6'is required
depending on the right-of-way width provided.
Refer to Figure 3.5—Private Drive Cross Sections.
Perpendicular parking may not be allowed in
specific areas along Drive Aisles in Planning Area
B due to roadway congestion during events.
The Private Drives,primarily located in Planning
Areas B and C,are located throughout the site.
Rio Santiago Specific Plan 3-19
December 2013
3 � Plan Elements ��'..�^�
�J�����. ,�.7�}
It is important to note that where driveway access Subterranean parking may be provided within
to residential garages occur along a street Planning Areas B or C.
frontage,a minimum 6' sidewalk for pedestrian
circulation is required.
Emergency Vehicle Access
Emergency vehicle access is to be provided on the
Alleys project site per the City of Orange Fire
No parking is allowed on an alley that is the Department requirements and submitted project
minimum width of 24'wide. Otherwise,private Tentative Tract Map.The City Fire Department
drive standards must apply.No sidewalks are staff has reviewed the Site Plan and TTM and
required along alleys. verified the adequacy of the emergency vehicle
access. Emergency access is proposed from East
A turnout for passenger drop-off and pick-up will Santiago Canyon Road in two locations.One
be provided in front of the Central Commons emergency access point is located from East �
Building in Planning Area C, subject to City of Santiago Canyon Road into Planning Area C and
Orange standards.Loading areas shall also be a second emergency access point is located from '�
provided in conformance with City code East Santiago Canyon Road into Planning Area D.
standards. R
Pa�king Lots No roadways are proposed within Planning Area
A. Currently,Orange County Flood Control
All parking facilities must be within 300' of the access the site from the north along Mabury
uses they serve.Parking lot layout shall be subject Drive. This access will still be provided once the
to City of Orange standards at the time of Major project is complete. In addition,Orange County
Site Plan submittal for individual Planning Areas. Flood Control and the City of Orange Fire -
Parking lots shall primarily be located in Planning Department will have access from Cannon Street
Area B and shall require a 25'minimum drive via County owned property to the proposed 20'
aisle. Parallel parking spaces shall be a minimum multi-use trail along the south side of Santiago �
of 9'x24' and the end spaces may be 9'x 20'and Creek.This trail may also be used by the Fire
perpendicular parking spaces shall be a minimum Department and emergency vehicles in the case of
of 18'x 9' for all parking lot configurations. an emergency.Access to this 20' trail will be
provided from Planning Areas B,C and D. �
On-Streef Parking Sfalls ,
Parking stalls for Local Streets and Private Drives
shall be a minimum of 9'x 18'for perpendicular
spaces,and 7'x 24'for parallel spaces. Drive aisle M
dimensions shall be a minimum of 24'.
3-20 Rio Santiago Specific Plan
December 2013 '
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SANTIAGO
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3-22 Rio Santiago Specific Plan
December 2013
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3 � Plan Elements
./`
SANTIAGO
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3-26 Rio Santiago Specific Plan
December 2013
��(�-�"--�" 3 � Plan Elements
��.��11�.�..7�
3.3.2.b Non-Vehicular CirCulation a further extension westward by the adjacent
The hierarchy of trails and pathways at Rio property owner is possible. The Specific Plan
Santiago provides a variety of options for shall implement a 10'wide public Recreation
pedestrian circulation which encourages social Trail tread separated from East Santiago
interaction among friends and neighbors.Please Canyon Road by a 6'minimum wide
refer to Figure 4.12—Community Trail,Node,&
landscaped parkway measured from the back
Monumentation Framework Plan,which depicts
of curb within a 29'wide easement,in excess
the location of the proposed trails, and Figures of the City of Orange Recreational Trail
4.16—4.19 for trail cross-sections.
Master Plan(RTMP)Detail#2. Trail fencing
between the trail and the street shall also be
Overall,the trail network is divided into two consistent with the City's RTMP Detail#14
categories: and shall be placed outside of the trail tread
area. This portion of the public Recreation
• Regional Trails Trail uses compacted decomposed granite or
Recreation Trails asphalt;and,is publically available for use by
Multi-Use Trails pedestrians,people operating wheelchairs/
Bike Lanes mobility devices,equestrians,and mountain
bikers.
• On-Site Pedestrian Circulation
Green Belt Paseo This public Recreation Trail will also be
Walking Paths extended northward into the site alongside
the proposed Main Entry Roadway,
Regionpl Trpils providing a connection between East Santiago
• Public Recreation Trail Canyon Road and the proposed Multi-Use
A public Recreation Trail currently exists Trail along the south bank of Santiago Creek.
along the north side of East Santiago Canyon Sufficient area has been set aside for a 10'
Road adjacent to the existing Reserve wide trail tread constructed of compacted
neighborhood to the east of Rio Santiago. The decomposed granite on one side of the street,
Specific Plan shall extend this public trail incorporating a split rail equestrian fence
along the project's entire East Santiago which will be provided outside of the trail
Canyon Road frontage. This trail portion will tread. The trail tread will be separated from
implement a section of the proposed City and the back of the Main Entry Road by a 6'wide
County Master Plan of Trails and will be planting area, and the trail tread will be
installed in compliance with City Standards within an 18'wide easement per the City's
and/or County Standards,and/or Standards RTMP Detail#2. Refer to Figures 4.12,4.17
approved within the Specific Plan by the and 4.18 for trail design layout.
developer.At the southwest corner of the site,
Rio Santiago Specific Plan 3-27
December 2013
3 � Plan Elements ._.�^�(�.._.*'""'���
SAN'TIAGC)
In addition, a public Recreation Trail The trail will have a split rail fence along the
currently exists adjacent to the Greenway Creek edge,which is outside of the 20'trail
Reserve(Planning Area A)on the south edge tread area,with access points at key locations
of East Mabury Avenue,north of Santiago along the perimeter of the adjacent Planning
Creek.This existing off-site trail provides a Areas. Figure 3.7 shows a conceptual
link from the existing Mabury neighborhood rendering illustrating how the trail would be
to Cannon Street to the west, and Santiago situated adjacent to the Creek.
Oaks Regional Park to the east. It is an
unpaved pathway off-site that will be All public Recreation Trails as shown on
retained in its existing condition. Figure 4.12 within the Specific Plan Area shall
be offered for conveyance to the City of
• Multi-Use Trail Orange,Orange County Parks,or a Non-
A Multi-Use Trail will be developed along the Profit entity to own and maintain. The
southern boundary of the Greenway Reserve, Master Developer shall construct these trails
along the south bank of Santiago Creek.The for public use per timing defined in the
trail is protected by rip-rap along the creek project EIR. Any and all conveyances will be
adjacent to Planning Area's C and D.The rip subject to specific guidelines defined by the
rap is located in Planning Area A.Its location grantor in conformance with City standards u
adjacent to the Creek enables users to enjoy and project approvals. Unless and until the
the natural setting without unduly impacting applicant's offer of dedication is accepted,the �
the Creek bed and the natural vegetative
Recreation Trails shall be privately owned
environment along its course. At the far
and maintained by the Master Homeowner's
western edge of the site,the Multi-Use Trail =
Association(HOA)or a similar entity and not
location would allow for future linkage(on
excluded for public use. The maintenance of
off-site property)to Cannon Street and
planned regional trail connectors to the west
any land or facilities conveyed to any public
by others on off-site property. Designed for entity shall be the responsibility of the
use by pedestrians,equestrians and bicyclists, receiving entity. Refer to Section 7.4.1 Public
the Specific Plan shall implement a 20'wide Maintenance/Default Homeowner
Multi-Use Trail easement comprised of Maintenance for additional requirements.
stabilized decomposed granite,and asphalt in
compliance with the County of Orange • Bike Lanes
Regional Riding and Hiking Trails Design Class II bike lanes exist northbound and
Guidelines,which requires a 10'paved area, southbound on Cannon Street,as well as
4'wide decomposed gravel equestrian tread, eastbound and westbound on East Santiago
and a 2'wide decomposed granite tread for Canyon Road adjacent to the site. These
joggers, all within a 20'wide easement. existing bike lanes provide the opportunity -
for a connection to the proposed Class I
Santiago Creek Bike Trail planned to parallel
3-2$ Rio Santiago Specific Pfan
December 2013 `
--/���=�'"' 3 � Plan Elements
�ANTIAC tJ
East Santiago Canyon Road west of Cannon AJ1 on-site internal pedestrian circulation shall be
Street, as described in OCTA's Draft the responsibility of the Master Developer,
Commuters Strategic Plan,2009. Builder,or Non-Profit entity to design,fund and
construct. Prior to completion of development of
the entire site,these trails will be owned and
On-Site Pedestrian Circulation maintained by the corresponding Planning Area's
• Greenbelt Paseo Homeowner's Association(HOA),the Master
A private Greenbelt Paseo is proposed in HOA,or Non-Profit and open to the public. Refer
Planning Area D,to provide additional private to Section 7.4.1 Public Maintenance/Default
passive recreation opportunities and Homeowner Maintenance for further clarification.
connectivity to the proposed single-family
living homes and park space in the
neighborhood. The Home Owner's Association
(HOA)for Plaruling Area D,will own and
maintain this pedestrian connection for private
use by residents of Planning Area D. The
greenbelt Paseo will be composed of stabilized
decomposed granite,concrete,or asphalt,and
will be 5'wide within an 18'wide easement.
• Walking Paths
Internal Walking Paths are proposed within
and between Planning Areas B,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. Intended for
private pedestrian use, the Walking Paths will
be composed of stabilized decomposed
granite,concrete, or asphalt and will be 5'
wide. Walking Paths will also connect the
age-qualified residences with the community
recreational amenities within Planning Area
B.
Rio Santiago Specific Plan 3-29
December 2013
3 � Plan Elements -..•�'"'��`'...�"`
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3-30 Rio Santiago Specific Plan
December 2013
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3 � Plan Elements .�I(}��f
SANTIAGO
� .
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� 3-32 Rio Santiago Specific Plan
December 2013
--�"""��`�""` 3 � Plan Elements
SA1�ITIA�C}
3.4 Infrastructure Plans connection to the new local distribution pipe. The
new lateral will cross Santiago Canyon Road and
3.4.1 Water Supply Plan penetrate into the project site to supply domestic
water,landscape irrigation water and fire service
The Rio Santiago project site lies within the water for the OS-P land use. Within Planning
boundary of the City of Orange Water Area B,the on-site water system piping will
Department(OWD)service area. Within this
branch as needed for connection to water
service area,the wholesale water purveyor is the consuming facilities proposed therein.
East Orange County Water District(EOCWD).
The EOCWD supplies wholesale bulk water to the At Planning Area C,the proposed land use is
Orange Water Department who then re-sells the designated as MDR,Medium Density Residential.
water to local customers at the retail level. For this land use,two new service laterals are
proposed for connection to the new local
Figure 3.8—Water Supply Plan,illustrates that two distribution pipe. The new laterals will cross East
existing water transmission mains are present on Santiago Canyon Road and penetrate into the
the southerly side of East Santiago Canyon Road. project site to supply domestic water,landscape
The transmission mains are owned and operated irrigation water and fire service water for the
by OWD. They measure 18"in diameter and 24" MDR(Senior Assisted Living)land use. Within
in diameter respectively. Transmission mains are Planning Area C,the on-site water system piping
used to supply water to local distribution network will loop as needed for connection to water
pipelines located throughout the City. In this consuming facilities proposed therein.
particular area of the City, a local distribution
network is absent, so a local distribution network At Planning Area D,the proposed land use is
will be created in East Santiago Canyon Road. It designated as LDR,Low Density Residential. For
will consist of at least one distribution pipeline this land use,two new service laterals are
connected to the existing 18" transmission main at proposed for connection to the new local
two end locations. Each end connection will pass distribution pipe. The new laterals will cross East
through a pressure reducing station. Santiago Canyon Road and penetrate into the
project site to supply domestic water,landscape
At Planning Area A,the proposed land use is irrigation water and fire service water for the LDR
designated as OS,Natural Open Space. For this (Single-Family Residential)land use. Within
land use,new water consuming facilities are not Planning Area D,the on-site water system will
proposed in this Planning Area as part of the loop as needed for connection to water consuming
Tentative Tract Map(TTM) 17344. facilities proposed therein.
At Planning Area B,the proposed land use is A Metropolitan Water District of Southern
designated as OS-P,Open Space Park. For this California(MWD)pipeline traverses the site
land use a new service lateral is proposed for within a 50'wide easement. The easement crosses
Rio Santiago Specific Plan 3-33
December 2013
3 � Plan Elements .�(�/""�...�^
�7t`°f.�I 1 1� .�7� �
through Planning Area"A" and through Planning treatment plant is served by an extensive network
Area"D". This facility is known as the Allen- of sanitary sewer trunk lines,pump stations and
McCulloch Pipeline or the Diemer Transmission force mains. Including both treatment plants,
Intertie. The pipe measures 109" in diameter and OCSD treats about 222,000,000 gallons per day
is a vital link in the MWD transmission system from multiple service areas throughout Orange
that supplies potable water to southern Orange County, serving a population of 2,400,000 people.
County. This pipeline will be protected-in-place. "
It will not be disturbed in any way by grading Figure 3.9—Waste Water and Sanitary Sewer Plan,
operations,building construction,final land use illustrates the presence of an existing 18" diameter -
or any other activity in those Planning Areas. trunk line sanitary sewer main in East Santiago
Canyon Road. This trunk line pipe is owned and , _.
An existing water well is present on-site in operated by the Orange County Sanitation
Planning Area D(not shown). At this time,the District. This pipeline will receive wastewater
well is non-operational. It is scheduled to remain from the proposed project.
non-operational in the proposed development
and is not expected to be used as a primary or At Planning Area A,the proposed land use is `
supplemental source of water for the project.The designated as OS,Natural Open Space. For this
existing water well site is not under the land use,new wastewater producing facilities are
ownership of the project applicant. Prior to not proposed as part of TTM 17344.
implementation of the proposed project, the ,
project applicant will need to acquire use of this At Planning Area B,the proposed land use is
site or modify the proposed project. designated as OS-P,Open Space Park. For this
land use,a new sanitary sewer service line is
proposed for connection to the existing 18"
3.4.2 Waste Water and Sanitary Sewer diameter sanitary sewer main in Santiago Canyon
Plan Road. The new sewer line will cross East Santiago
Wastewater generated at the project site will be Canyon Road and penetrate into the project site to
collected and treated by the Orange County provide wastewater disposal for the OS-P land
Sanitation District(OCSD). The OCSD operates
use. Within Planning Area B,the on-site sewer
on the authority of a National Pollutant Discharge system piping will branch as needed for
Elimination System(NPDES)permit issued by the connection to wastewater producing facilities
Santa Ana Regional Water Quality Control Board
proposed therein.
(RWQCB). OCSD owns,operates and maintains
two treatment plants. Plant Number 1 is located At Planning Area C,the proposed land use is
in Fountain Valley. Plant Number 2 is located in designated as MDR,Medium Density Residential.
Huntington Beach. Both plants are of For this land use,a new sanitary sewer service
considerable distance from the project. Each line is proposed for connection to the existing 18"
diameter sanitary sewer main in Santiago Canyon
3-34 Rio Santiago Specific Plan
December 2013
�—''`���-/�'�'`--/'` 3 � Plan Elements
SA�ITIAG(�
Road. The new sewer line will cross East Santiago
Canyon Road and penetrate into the project site to
provide wastewater disposal for the MDR(Senior
Assisted Living)land use. Within Planning Area
C, the on-site sewer system piping will branch as
needed for connection to wastewater producing
facilities proposed therein.
At Planning Area D,the proposed land use is
designated as LDR,Low Density Residential. For
this land use,a new sanitary sewer service line is
proposed for connection to the existing 18"
diameter sanitary sewer main in Santiago Canyon
Road. The new sewer line will cross East Santiago
Canyon Road and penetrate into the project site to
supply wastewater disposal for the LDR(Single-
Family Residential)land use. Within Planning
Area D,the on-site sewer system will branch as
needed for connection to water wastewater
producing facilities proposed therein.
Rio Santiago Specific Plan 3-35
December 2013
3 � Plan Elements ....r�"�,I(�.+''"'`..,,r^�
S.ANTII�GC�
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3-36 Rio Santiago Specific Plan
December 2013 `
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3-40 Rio Santiago Specific Plan
December 2013
���~-''`` 3 ( Plan Elements
SAI�ITIA�(�
3.4.3 Water Quality Management Plan storage areas,trash storage enclosures,and
Measures will be undertaken as part of the site utilizing drought tolerant landscaping.Source
development that will reduce any potential control BMPs will be integrated into the project
impacts of storm water and urban runoff Water Quality Management Plan and project
generated from the project. These measures design to minimize sources of pollutants for post-
include low impact development(LID)strategies construction.
for post-construction water quality protection and
structural and non-structural best management It is the intent of the overall Project to include a
practices(BMPs),where applicable. variety of sustainable design measures that
address water quality and quantity by capturing
LID strategies for the project's site design may and directing runoff to biotreatment feaiures
include,but are not limited to:minimizing which utilize biological media for runoff filtering
impervious surfaces to maximize storm water and treatment.In isolated instances,infiltration
retention,preservation of native vegetation, and may be feasible within a couple areas of the site..
promoting filtration of runoff through biological One of the goals is to incorporate LID techniques
media. The goal of using LID features is direct into the design phase to reduce storm water
runoff through biotreatment systems before runoff and to maximize water quality capture and
entering the storm drain system rather than treatment at the source. Rather than conveying
runoff go directly into the impervious storm drain runoff from small,frequent storm events to storm
system. This includes directing runoff from drains directly,runoff is directed to landscape
paved areas to vegetated areas or pockets of features and permeable surfaces(with
landscaping. By utilizing LID strategies in the underdrains)located on-site to dissipate and
project's design,Rio Santiago will effectively reduce the rate and volume of runoff. Examples
minimize the sources of storm water runoff of these techniques include pocket rain gardens
pollutants potentially created by altering the site's �'ithin turf areas, courtyards and common areas,
existing land use. porous/permeable paving integration into
traditional impermeable paved areas,landscaped
storm water planters adjacent to buildings,and
Another important aspect of water quality use of cisterns for capturing rainwater for re-use
management includes source control BMPs. from buildings(condominiums,flats,attached
Source control BMPs effectively minimize the units,etc.).
potential for known sources of urban pollutants to
come into contact with runoff,thereby limiting
water quality impacts downstream. This includes Figure 3.10—Water Quality Management Plan,
both non-structural measures, such as activity illustrates the proposed project water quality
restrictions,maintenance,training, and structural treatment features in Planning Areas A,B,C and
measures such as proper design of material D'
Rio Santiago Specific Plan 3-41
December 2013
3 � Plan Elements _..�"��"'�
��.������
Residential Proprietary biotreatment planter
At Planning Area A,the proposed land use is boxes will be utilized throughout Planning Area
designated as OS,Natural Open Space. No D to provide treatment of residential and street
proposed LID measures or structural BMPs are runoff.
proposed for this portion of the property as it will
not undergo any development.In the event trails In addition,the use of biotreatment control BMPs
are constructed, storm water landscaping features such as wet detention basins with low-flow
adjacent to the trails will be incorporated for
bioretention features may be utilized for
water quality treatment. particular areas where the proposed LID features
may not be feasible. Constraints to LID features
At Planning Area B,the proposed land use is includelimited infiltration within deep compact �
designated as OS-P Open Space Park. For this fills, depth to groundwater and insufficient �
land use,bioretention zones and sub-surface landscaping for storm water treatment within �
storage of storm water below the sports fields are certain aspects of the development.Figure 3.10
proposed to provide water quality treatment and provides a summary of the Water Quality • 4
controls increases in rate of runoff from the 2-year Management Plan(WQMP)for the proposed
storm event. The use of bioretention zones within project. �
the park landscaping will provide storage area
and infiltration for park runoff and is consistent With implementation of the selected LID �
with the land use. Pervious paving with strategies and BMPs as required by the City of
underdrains may be utilized within the sports Orange,water quality exceedances are not T
park parking lots to capture and control the rate anticipated,and pollutants are not expected in
of runoff if necessary to help with the 2-year project runoff that would adversely affect ,�
hydromodification control. beneficial uses in Santiago Creek and the lower
Santa Ana River.
At Planning Area C,the proposed land use is
designated as MDR,Medium Density Residential.
For this land use, storm water biotreatment
planters(raised and at-grade)are proposed to
assist with capture and infiltration of runoff from
the buildings(both commercial and senior-
assisted living facilities).
At Planning Area D,the proposed land use is
designated as LDR,Low Density Single-Family
3-42 Rio Santiago Specific Plan
December 2013
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3 � Plan Elements .�I(�...r�../'�
SANTIAGO
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3-44 Rio Santiago Specific Plan
December 2013
�/"�(�..�""`"...r^''- 3 � Plan Elements
s�.��r���a
3.4.4 Utilities and Public Services refuse,recycling,and green waste. For Single-
Family Residential products,refuse containers
Electricity shall be stored within a residence's garage or side
yard and a paved path of travel from storage
Electricity is provided to the project site by location to pick-up location shall be provided.
Southern California Edison(SCE). Existing
electrical service is in place on all four sides of the police Protection
project site. The development of the Project Site
will increase electrical power requirements, and Law enforcement services shall be provided by
the project will provide the necessary the City of Orange Police Department. The
infrastructure upgrades on-site and off-site if Orange Police Station,located at 1107 North
needed as caused by the project. Batavia Street, approximately 5.8 miles to the west
of the project site,will provide police protection
Ndtural Gas services to the project area. Services include
response to 911 calls,traffic collisions,medical,
The Southern California Gas Company(SCG) and other types of emergency services.Additional
provides natural gas services to the project site. services provided include: crime prevention,
Existing gas service is in place on all four sides of investigation,enforcement of law,and providing
the project site. police support to the area with patrol responses,
reporting,and investigative support. Refer to
CommuniCation Systems section 4.2.4 Crime Prevention Strategies for
Local telephone service is provided by AT&T. additional methods to deter crimes and increase
Existing telephone service is in place on all four perceived safety.
sides of the project site.
Fire Protection
Solid Waste/Recycling
Fire protection and emergency response services
Development within the Rio Santiago Specific for the project area are provided by the City of
Plan area shall comply with the City of Orange Orange Fire Department. There are 8 fire stations
requirements for the provision and placement of distributed strategically throughout the City.8501
solid waste and recycling receptacles collected by E.Fort Road,Orange Fire Station 7 is the closest
CRR Waste Services. The CRR Waste Services station to the proposed project. Additional
Facility in North Orange County is located at support may be provided by Orange County Fire
11292 Western Avenue,P.O.Box 125, Stanton,CA Authority(OCFA)Fire Station#231ocation at 5020
90680. For Villas,Independent Living and Santiago Canyon Road. The City Fire Department
Assisted/Skilled Nursing products,the location of uses a response time standard of less than five
receptacles and collection procedures will be minutes to review the adequacy of the service
determined during Major Site Plan Review. levels within this jurisdiction.Fire Station 7
Containers will be provided within the project for
Rio Santiago Specific Plan 3-45
December 2013
3 � Plan Elements .���..,./"°�,.,,�-�
SANT�A�{�
response time to the project site is estimated to be of Orange Department of Public Works'Grading
less than five minutes. Manual. Standard plans adapted for use in the
grading design will be as shown in the City of
SChools Orange Department of Public Work' Standard
Plans and Specifications Manual. Landform
The proposed project is located in the Orange grading and landscaping design will comply with
Unified School District(OUSD). The project is the rules,regulations and guidelines contained in
predominantly age-qualified. However,the 130 the City of Orange Department of Community
non age-qualified single-family residences could Development, Guidelines for Landform Grading
potentially generate school age children. Students and Planting Manual. Grading and drainage
generated from these non age-qualified homes are design will also implement recommendations
anticipated to attend schools within the OUSD presented in the project geotechnical report
area or the surrounding private schools in the prepared by Ginter and Associates.
immediate area.The project area would be served
for public schools by Chapman Hills Elementary, Figure 3.11—Mass Grading and Earthwork Plan,
Santiago Middle School, and El Modena High illustrates the grading configuration proposed for
school. the tract improvements in Planning Areas A,B,C
and D.
Libraries
Library services to the project site will be At Planning Area A,the proposed land use is m
provided by the Orange Public Library system. designated as OS,Natural Open Space. For this
The Main Library and History Center is located at land use,mass grading is not proposed and the
407 East Chapman Avenue in Orange.The El majority of existing ground surface is expected to �
Modena Branch Library is located at 380 South be preserved in place in its natural condition.
Hewes Street and is the closest library to the y
project site.This branch is operated as a At Planning Area B,the proposed land use is
community resource and gathering place to designated as OS-P,Open Space Park. For this
provide library materials,computer access, land use,the proposed ground surface consists of
meeting room space,and family programs. a mass graded super-pad sloping primarily from
east to west at a rate of 1 percent. This mild
surface grade was selected because it maximizes
useable surface area by conforming to the existing
3.5 Mass Grading and Earthwork
Plan gradient of the Creek flow line and the Creek
bank. This grading pattern also provides the
The project site lies within the jurisdictional greatest flexibility to accommodate planned
boundary of the City of Orange. Grading and improvements such as buildings,active athletic
drainage design will comply with the rules, fields,vehicular access,circulation,parking lots
regulations and guidelines contained in the City and drainage.
3-46 Rio Santiago Specific Plan
December 2013
��Q-✓��.�^ 3 � Plan Elements
SAI`�1TIAGC)
and emergency overflow drainage to Santiago
At Planning Area C,the proposed land use is Creek.
designated as MDR,Medium Density Residential.
For this land use,the proposed ground surface Earthwork is expected to consist of 2.24 million
consists partially of a mass graded super-pad as cubic yards of onsite over-excavation
well as smaller distinct building pads. The super and1,100,000 cubic yards of import. A total of
pad ground surface slopes primarily from east to 3,348,200 cubic yards of material will be blended
west at a rate of 1 percent. This mild surface during the project site grading(including
grade was selected because it maximizes useable backfilling operation and mass grading).
surface area by conforming to the existing Earthwork activities will comply with the
gradient of the Creek flow line and the Creek recommendations contained in the project
bank. This grading pattern also provides the Geotechnical Report prepared by Ginter and
greatest flexibility to accommodate planned Associates for subsurface over-excavation and
improvements such as the senior assisted living ground surface import fill. Dirt hauling over
complex,the attached condominium buildings, 30,000 cubic yards requires City Council approval.
vehicular access,circulation,parking lots and
drainage. The surrounding Villa sites are graded
in the conventional manner as separate and 3.6 Storm Drain Plan
distinct building pads.
Figure 3.12—Storm Drain Plan,proposes three
mainline storm drain systems. They are located in
At Planning Area D, the proposed land use is Planning Areas B,C and D.
designated as LDR,Low Density Single-Family
Residential. For this land use,the proposed
At Planning Area A,the proposed land use is
ground surface is graded in the conventional designated as OS,Natural Open Space. For this
manner with separate and distinct single-family land use,a new storm drain system is not
residential building pads,perimeter
proposed and the majority of the existing ground
manufactured slopes and the internal roadway
surface is expected to be preserved in place in its
network. Existing surface grades are largely
natural condition. The area between the
preserved over the existing MWD Allen boundaries of Planning Area A and the grading
McColloch Pipeline(Diemer Transmission limit line is allowed to be graded. Otherwise,
Intertie). The Handy Creek Reinforced Concrete storm water and low flow surface water there will
Box (RCB)storm drain channel lies between continue to drain in its natural condition as
Planning Areas C and D. At the central and surface sheet flow discharging directly to Santiago
southerly section of the Handy Creek RCB,the Creek.
existing surface grades are largely preserved in
place. At the northern section of the Handy Creek
At Planning Area B,the proposed land use is
RCB, the existing ground surface profile is designated as OS-P,Open Space Park. At
trimmed downward somewhat to facilitate access
Rio Santiago Specific Plan 3-47
December 2013
3 � Plan Elements ,..,r��,.,.�'"`�,�v-�
��l�l 1 �A�.T�
Planning Area C,the proposed land use is
designated as MDR,Medium Density Residential.
In these two planning areas,the storm drain
system consists of a network of pipes strategically
located to collect peak flow runoff originating
therein. Peak flow runoff is routed through the
system mainline and is discharged to Santiago
Creek through a new outlet structure located just
upstream of the westerly-most project boundary
in Planning Area B. This peak flow system drains
the portion of the project area that is westerly of
Handy Creek in Planning Areas B and C.
At Planning Area D,the proposed land use is
designated as LDR,Low Density Residential. In
this planning area,the storm drain system
consists of a series of pipes strategically located to
collect peak flow runoff originating therein. Peak
flow runoff is routed through the system mainline
and is discharged to Santiago Creek in Planning fl
Area A through a new outlet structure located just
upstream of the existing Handy Creek Outlet
Structure. This peak flow system drains the
portion of the project area that is easterly of
Handy Creek in Planning Area D.The storm "
drain is proposed as a private system and will be
maintained by the the Home Owner's
Association.
At Handy Creek,existing catch basin inlets and
connector pipes are to be preserved in place.They
will continue to drain surface runoff occurring
locally within in the Handy Creek easement area.
3-48 Rio Santiago Specific Plan
December 2013
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3-52 Rio Santiago Specific Plan
December 2013
�-/`�(�✓"�'�``-..�"` 3 � Plan Elements
s�.�Tl�.�a
3.7 Erosion Control Plan Erosion of the northerly Creek bank will be
Hydrologic and hydraulic analyses have been permitted.
completed as well as many discussions with the
responsible districts and agencies,such a County At Planning Area B,the proposed land use is
of Orange Flood Control and City of Orange designated as OS-P,Open Space Park. For this
Public Works. They were used as a guideline for land use,a buried rip-rap slope wall is not
the development of the land use plan and its required because habitable structures are not
interface with the existing Santiago Creek bed and proposed therein. The southerly Creek bank will
banks. The analyses include an investigation of be preserved in place in its natural condition.
the Santiago Creek 100-year floodplain,the Erosion of the southerly Creek bank will be
Santiago Creek Storm Series Scour and the 100- permitted. T'he property owner may elect to
year and 2-year hydrology assessment for the restore the eroded Creek bank as part of a long-
planned improvements on the south side on term maintenance program. Or, at the owner's
Santiago Creek in Planning Area A. discretion,they may elect to leave the eroded
Creek bank in an eroded condition.
Figure 3.13—Erosion Control Plan,proposes a At Planning Area C,the proposed land use is
buried rip-rap slope wall along the southerly side designated as MDR,Medium Density Residential.
of Santiago Creek installed by the developer For this land use,a buried rip-rap slope wall is
contained within Planning Area A. The rip-rap required because habitable structures are
slope wall is buried and setback clear of the proposed therein. The southerly Creek bank will
Creek's southerly bank, so it does not impact the be preserved in place in its natural condition.
existing bed and bank of Santiago Creek. It Erosion of the southerly Creek bank will be
protects Planning Areas C and D from the effects permitted and allowed to advance until it is
of erosive forces acting on the southerly bank of arrested by the presence of the buried rip-rap
the Creek. Planning Area B does not have a rip- slope wall. T'he property owner may elect to
rap slope wall proposed therein.Figure 3.14— restore the eroded Creek bank as part of a long-
Erosion Control Sections;depict the proposed 20' term maintenance program. Or, at their
trail easement along the southern edge of discretion,the owner may elect to leave the
Santiago Creek,the rip-rap slope wall,and Creek eroded Creek bank in an eroded condition. The
flow line. buried rip-rap slope wall will protect the planned
improvements such as the senior assisted living
At Planning Area A,the proposed land use is complex,the attached condominium buildings,
designated as OS,Natural Open Space. For this the villas sites,vehicular access routes,circulation,
land use,buried rip-rap slope protection is not parking lots,the multi-use trail and on-site
required because habitable structures are not utilities.
proposed therein. The northerly Creek bank will
be preserved in place in its natural condition.
Rio Santiago Specific Plan 3-53
December 2013
3 � Plan Elements ✓"�{�../'�"''._s�",
�AI�I'I'IA�C3
At Planning Area D,the proposed land use is
designated as LDR,Low Density Single-Family
Residential. For this land use, a buried rip-rap
slope wall is required because habitable structures
are proposed therein. The southerly Creek bank
will be preserved in place in its natural condition.
Erosion of the southerly Creek bank will be
permitted and allowed to advance until it is
arrested by the presence of the buried rip-rap
slope wall. Again, the property owner may elect
to restore the eroded Creek bank as part of a long-
term maintenance program. Or, at their
discretion, the owner may elect to leave the
eroded Creek bank in an eroded condition. The
buried rip-rap slope wall will protect the planned
improvements such as the single-family
residential building pads,perimeter
manufactured slopes,the internal roadway
network,the multi-use trail and on-site utilities.
3-54 Rio Santiago Specific Plan
December 2013
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