HomeMy WebLinkAbout11.01 Trails at Santiago Creek 10 - Attachment 18 Specific Plan
TRAILS AT SANTIAGO CREEK
SPECIFIC PLAN
October 30, 2018
Lead Agency:
City of Orange
300 East Chapman Avenue
Orange, CA 92866
Applicant:
Milan REI X
888 S. Disneyland Drive
Suite 103
Anaheim, CA 92802
Prepared by:
Milan REI X
888 S. Disneyland Drive
Suite 103
Anaheim, CA 92802
THE TRAILS AT SANTIAGO CREEK
SPECIFIC PLAN
TABLE OF CONTENTS
1.0 INTRODUCTION
1.1 Background and History 1-1
1.2 Location and Setting 1-1
1.3 Document Organization 1-2
2.0 PLANNING CONTEXT
2.1 Purpose and Intent 2-1
2.2 Authority and Requirements 2-2
2.3 Goals and Objectives of the Specific Plan 2-2
2.4 Relationship to City of Orange General Plan 2-5
2.5 Relationship to City of Orange Zoning Ordinance 2-6
2.6 Relationship to East Orange General Plan and
Orange Park Acres (OPA) Plan 2-7
2.7 Relationship to the Santa Ana River/Santiago Creek Greenbelt
Plan (1971) and the Santa Ana River/Santiago Creek Greenbelt
Implementation Plan (1976) 2-7
2.8 Relationship to 2018 Santiago Creek Vision Plan Update 2-8
2.9 Relationship to California Environmental Quality Act (CEQA) 2-9
3.0 ENVIRONMENTAL FACTORS
3.1 Existing Land Use 3-1
3.1.1 Existing Land Uses and Physical Conditions Onsite 3-1
3.1.2 Surrounding Land Uses 3-2
3.2 Traffic and Circulation 3-3
3.2.1 Santiago Canyon Road 3-3
3.2.2 Cannon Street 3-4
4.0 DEVELOPMENT PLAN
4.1 Introduction 4-1
4.1.1 Memorandum of Understanding and
Pre-Development Agreement 4-1
4.1.2 Project Benefits Over and Above Project Required
Improvements 4-3
4.2 The Project 4-8
4.2.1 Santiago Creek Greenway and Open Space Areas
(Planning Areas A and B) 4-12
4.2.2 Low Density Single-Family Detached Residential
(Planning Area C) 4-13
4.2.3 Circulation Plan 4-15
4.2.3.1 Vehicle Circulation 4-15
4.2.3.2 Non-Vehicular Circulation 4-16
4.2.3.3 Emergency Access 4-17
4.2.4 Trails, Open Space and Recreation Plan 4-26
4.2.4.1 Trails 4-26
4.2.4.2 Parks 4-29
4.2.4.3 Perimeter Conditions 4-30
5.0 FACILITIES AND SERVICE PLAN
5.1 Infrastructure Plans 5-1
5.1.1 Water 5-1
5.1.2 Sewer 5-1
5.1.3 Water Quality Management Plan 5-1
5.1.4 Mass Grading and Earthwork Plan 5-3
5.1.5 Storm Drainage Plan 5-3
5.2 Public Service 5-3
5.2.1 Law Enforcement 5-3
5.2.2 Fire Protection 5-3
5.2.3 Schools 5-4
5.2.4 Libraries 5-4
5.3 Utilities 5-4
5.3.1 Electricity 5-4
5.3.2 Natural Gas 5-4
5.3.3 Solid Waste Recycling 5-4
5.3.4 Communication Systems 5-4
6.0 DESIGN GUIDELINES
6.1 Introduction 6-1
6.2 Site Planning Guidelines 6-2
6.2.1 Street Layout 6-3
6.2.2 Pedestrian Circulation 6-3
6.2.3 Crime Prevention Strategies 6-4
6.2.4 Single Family Homes 6-5
6.2.4.1 Plotting and Spatial Considerations 6-5
6.2.4.2 Circulation 6-6
6.3 Architectural Design Guidelines 6-6
6.3.1 Architectural Character and Style 6-6
6.3.2 General Architectural Standards 6-7
6.3.2.1 Building Form and Mass 6-7
6.3.2.2 Building Materials and Color 6-7
6.3.2.3 Roofs 6-8
6.3.2.4 Garages 6-9
6.3.2.5 Architectural Features and Accents 6-10
6.3.2.6 Architectural Detail Elements 6-12
6.3.2.7 Non-Architectural Elements 6-13
6.4 Landscape Design Guidelines 6-13
6.4.1 Overview 6-13
6.4.1.1 Landscape Design Principles 6-14
6.4.1.2 Landscape Framework 6-15
6.4.1.3 General Planting Requirements 6-15
6.4.2 Plant Materials Palette 6-18
6.4.3 Community Gateways and Monuments 6-27
6.4.3.1 Community Gateway Monument 6-27
6.4.3.2 Wayfinding Monuments 6-27
6.4.4 Walkways and Trails 6-28
6.4.4.1 Sidewalks 6-28
6.4.4.2 Multi-Use Recreation Trails 6-28
6.4.4.3 Trail Materials 6-28
6.4.4.4 Trailhead Portals and Trailside Resting Areas 6-29
6.4.4.5 Handy Creek Linear Park (Planning Area B) 6-29
6.4.4.6 Water Quality Basins and Features 6-29
6.4.5 Streetscapes 6-29
6.4.5.1 E. Santiago Canyon Road 6-30
6.4.5.2 Main Entry Road 6-31
6.4.5.3 Local Streets 6-31
6.4.6 Perimeter Conditions 6-32
6.4.6.1 Mabury Ranch 6-32
6.4.6.2 The Reserve 6-32
6.4.6.3 Vacant County Owned Parcel 6-33
6.4.7 Open Space 6-33
6.4.7.1 Planning Area A - Greenway and
Santiago Creek Environs 6-33
6.4.7.2 Planning Area B – Grasslands 6-34
6.4.8 Planning Area C - Residential Landscape 6-34
6.4.9 Irrigation 6-35
6.4.9.1 Irrigation Systems 6-35
6.4.9.2 Hydrozones 6-35
6.4.9.3 Drip Irrigation 6-35
6.4.9.4 Temporary and Establishment Period Irrigation 6-35
6.4.10 Fences and Walls 6-36
6.4.10.1 Theme Fencing 6-36
6.4.10.2 Community Wall 6-36
6.4.10.3 Residential Fences and Walls 6-36
6.4.10.4 Material Options 6-36
6.4.10.5 Prohibited Materials 6-38
6.4.10.6 Height 6-38
6.4.11 Paving 6-38
6.4.12 Mailboxes 6-38
6.4.13 Trash Enclosures 6-39
6.4.14 Site Furnishings 6-40
6.4.15 Community Lighting 6-40
6.4.16 Screening 6-41
6.4.17 Conceptual Fuel Modification 6-41
6.4.18 Maintenance 6-42
6.4.18.1 Irrigation Maintenance 6-42
6.4.18.2 Plant Maintenance 6-43
6.5 Sustainable Design Guidelines 6-44
6.5.1 Energy Conservation 6-44
6.5.1.1 Energy Conservation Through Site Planning 6-44
6.5.1.2 Energy Conservation Through Building
Design and Technologies 6-45
6.5.1.3 Energy Conservation Through
Landscape Practices 6-46
6.5.2 Resource Conservation 6-46
6.5.3 Water Conservation 6-47
6.5.3.1 Water Conservation in Homes 6-47
6.5.3.2 Water Conservation in the Community
Landscape 6-47
6.5.4 Indoor Air Quality 6-48
6.5.5 California Appropriate Landscape Practices 6-48
6.5.6 Sustainable Evaluation 6-49
7.0 ZONING AND DEVELOPMENT REGULATIONS/STANDARDS
7.1 Purpose and Intent 7-1
7.2 Definitions 7-1
7.3 Permitted Uses 7-1
7.3.1 Permitted Uses, Open Space (Planning Areas A and B) 7-1
7.3.2 Permitted Uses, Low Density Single Family Detached
Residential (Planning Area C) 7-2
7.4 General Provisions 7-2
7.4.1 City of Orange Residential Development Standards for
Low Density Single-Family Detached Residential
R1-8 and R1-10 7-2
7.4.2 City of Orange Residential Parking Standards for
Single Family Dwellings 7-5
7.4.3 Landscape Development Standards 7-5
7.4.3.1 Fences and Walls 7-5
7.4.3.2 Paving 7-6
7.4.3.3 Screening 7-6
7.4.3.4 Planting Requirements 7-6
7.4.3.5 Irrigation 7-7
7.4.3.6 Paths and Paseos 7-7
7.4.3.7 Signage and Monumentation 7-7
8.0 IMPLEMENTATION AND ADMINISTRATION
8.1 Purpose and Intent 8-1
8.2 Phasing 8-1
8.3 Financing 8-1
8.3.1 Mello-Roos Community Facilities Act of 1982 8-2
8.3.2 Impact Fees and Extractions 8-2
8.3.3 Developer Funding 8-2
8.3.4 Infrastructure Financing 8-2
8.4 Maintenance 8-3
8.4.1 Public Maintenance / Default Homeowners Association
Maintenance 8-3
8.4.2 Homeowners Association/Private Property Owner
Maintenance 8-3
8.5 Specific Plan Administration and Implementation 8-4
8.5.1 Compliance with Adopted Specific Plan 8-4
8.5.2 Implementing Development Applications 8-5
8.5.2.1 Major Site Plan Review 8-5
8.5.2.2 Design Review 8-6
8.5.2.3 Rough Grading Permit 8-6
8.5.2.4 Precise Grading Permit 8-6
8.5.2.5 Tentative Tract Map(s) 8-6
8.5.2.6 Parcel Map 8-6
8.5.3 Specific Plan Interpretations 8-6
8.5.4 Severability 8-7
8.6 Specific Plan Substantial Conformance and Specific Plan
Amendments 8-7
8.6.1 Substantial Conformance 8-7
8.6.2 Specific Plan Amendments 8-8
8.6.3 Public Notification 8-9
8.7 Appeals 8-9
9.0 APPENDIX
Appendix A: Santiago Creek Greenway Alliance Letter of Support App.-1
Appendix B: Definitions App.-2
Appendix C: Preliminary Landscape Opinion of Probable Cost App.-4
LIST OF TABLES
4.1 Land Use Summary 4-9
6.1 Plant Material Palette 6-19
6.2A Irrigation Water Use Calculations – Non-Residential Zones 6-63
6.2B Irrigation Water Use Calculations – Typical 8,000 square feet Residential Lot 6-64
6.2C Irrigation Water Use Calculations – Average 9,200 square feet Residential Lot 6-65
6.2D Irrigation Water Use Calculations – Average 10,000 square feet Residential Lot 6-66
LIST OF EXHIBITS
1.1 Regional Vicinity Map 1-4
1.2 Local Vicinity Map 1-5
1.3 Specific Plan Area Boundary 1-6
2.1 City of Orange General Plan Designations, Existing and Proposed 2-10
2.2 City of Orange Zoning Designations, Existing and Proposed 2-11
2.3 East Orange General Plan and Orange Park Acres Plan Boundaries 2-12
2.4 2018 Santiago Creek Vision Plan, Figure 44 – Mile 7 2-13
3.1 Surrounding Land Uses 3-5
3.2 Community Character Summary 3-6
3.3 Surrounding Neighborhoods with Lots Less Than 1-Acre 3-7
3.4 Surrounding Neighborhoods With Lots Less Than 10,000 square feet 3-8
3.5 West Cannon Residential Lot Sizes 3-9
3.6 Colony-North and Creekside Residential Lot Sizes 3-10
3.7 Mabury Ranch Residential Lot Sizes 3-11
3.8 Mabury Ranch Residential Lot Sizes 3-12
3.9 Mabury Ranch Residential Lot Sizes 3-13
3.10 The Reserve Residential Lot Sizes 3-14
3.11 Jamestown Residential Lot Sizes 3-15
3.12 Orange Park Acres Residential Lot Sizes 3-16
4.1 Areas of Traffic Congestion – Pre-Project 4-4
4.2 Area of Project Related Traffic Improvements 4-5
4.3 Additional Project Related Traffic Improvements 4-6
4.4 Sully Miller, Arena and Ridgeline Properties 4-7
4.5 Development Plan 4-10
4.6 Site Plan 4-11
4.7 Existing Circulation 4-19
4.8 Proposed Circulation 4-20
4.9 Site Access Improvements 4-21
4.10 Additional Improvements – Santiago Canyon Road 4-22
4.11 Additional Improvements – Cannon Street 4-23
4.12 Street Cross-Sections 4-24
4.13 Emergency Access 4-25
4.14 Preliminary Greenway, Open Space and Trails Plan 4-32
4.15 Conceptual Trailhead Plan 4-33
4.16 Trailhead Perspective 4-34
4.17 Trailhead Information Signage Concepts 4-35
4.18 Multi-Use Recreation Trails 4-36
4.19 Multi-Use Recreation Trail Perspective 4-37
4.20 Handy Creek Linear Park Concept Plan 4-38
4.21 Handy Creek Linear Park Perspective 4-39
5.1 Conceptual Water System Plan 5-5
5.2 Conceptual Sewer System Plan 5-6
5.3 Conceptual Water Quality Plan 5-7
5.4 Existing Site Topography and Easements 5-8
5.5 Conceptual Mass Grading and Earthwork Plan 5-9
5.6 Conceptual Storm Drainage Plan 5-10
6.1 Community Landscape Zone Plan 6-24
6.2 Planting Zone Plan 6-25
6.3 Tree Conservation Plan 6-26
6.4 Community Trails, Nodes and Monumentation Plan 6-50
6.5 Community Gateway Monumentation 6-51
6.6 Wayfinding, Signage and Monumentation Concepts 6-52
6.7 Multi-Use Recreation Trail 6-53
6.8 Trailhead Perspective 6-54
6.9 E. Santiago Canyon Road Enhancements 6-55
6.10 Community Entry Road Enhancements 6-56
6.11 Equestrian Crossing Demand Light 6-57
6.12 Local Residential Street Enhancements 6-58
6.13 Perimeter Condition at Mabury Ranch 6-59
6.14 Perimeter Condition at The Reserve 6-60
6.15 Perimeter Condition at Vacant County Owned Parcel 6-61
6.16 Irrigation Water Use Plan 6-62
6.17 Wall and Fence Plan 6-67
6.18 Character Images: Walls and Fences 6-68
6.19 Character Images: Mailboxes 6-69
6.20 Character Images: Site Furnishings 6-70
6.21 Conceptual Fuel Modification Plan 6-71
6.22 Conceptual Fuel Modification Section 6-72
6.23 Maintenance and Responsibility Exhibit 6-73
7.1 Residential Zoning Designations 7-9
7.2 Single Family Residential Building Setback Diagram 7-10
7.3 Single Family Residential Garage Setback Diagram 7-11
8.1 Site Plan Review Process 8-10
The Trails at Santiago Creek Specific Plan 1.0 Introduction
October 30, 2018 1 -1
CHAPTER 1 – INTRODUCTION
1.1 Background and History
The Trails at Santiago Creek is proposed as a low-density single-family detached residential
neighborhood nestled against a protected greenway/open space, enhanced by Santiago Creek (a
tributary stream to the Santa Ana River that meanders through the site in and east-to-west trend),
and interlaced with a variety of multi-purpose recreational trails available for use by the public.
The vision for the Trails at Santiago Creek is to upgrade the conditions of the site and highlight
its underlying beauty while also introducing complimentary uses to enhance Specific Plan area
and the overall community of Orange. Comprised of approximately 109.2 acres the Trails at
Santiago Creek proposes approximately 68.5 acres of greenway and open space lands enriched
with a network of multi-use recreation trails. The Specific Plan area’s open space and trails will
provide a useful link between Santiago Oaks Regional Park to the east and downstream trails and
recreation areas to the west, as well as to the City’s existing trail network adjacent to the
property. The low-density single family detached residential neighborhood occupies
approximately 40.7 acres and will be complimentary in character to the existing residential
neighborhoods surrounding the Specific Plan area’s site. The maximum numbers of
single‐family detached dwelling units shall not exceed 128 units as established by this approved
Specific Plan. The Trails at Santiago Creek Specific Plan has been prepared in order to
implement the Land Use Element of the City’s General Plan (including the Orange Park Acres
Plan and the East Orange General Plan) as amended by this project.
1.2 Location and Setting
The Trails at Santiago Creek Specific Plan area encompasses approximately 109.2 acres and is
located in the City of Orange in central Orange County. The Specific Plan area is generally
located between E. Santiago Canyon Road on the south, Mabury Avenue on the north, Cannon
Street on the west and The Reserve residential neighborhood on the east. The current site
address is 6118 East Santiago Canyon Road, Orange, CA 92869. The Orange County Assessor’s
Parcel Numbers for the site are: 093-280-05, 093-280-07, 093-280-26, 093-280-29, 093-280-30,
370-011-08, 370-011-18, 370-011-21, 370-011-22, 370-041-12, 370-041-25 and 370-141-19.
The Specific Plan area is surrounded by predominantly residential areas with the Reserve tract to
the east, Orange Park Acres and the Jamestown tract to the south, and Mabury Ranch to the
north. With the exception of the Reserve tract, whose lots range from just under ½-acre to 1-acre,
approximately two-thirds of the properties are lots less than 10,000 square feet.
Canon Street and a vacant parcel owned by the County that is a former non -government
sanctioned landfill known as the Villa Park Landfill abut the Specific Plan area to the west. The
The Trails at Santiago Creek Specific Plan 1.0 Introduction
October 30, 2018 1 -2
Mara Brandman Horse Arena is located across from the Specific Plan area on the south side of E.
Santiago Canyon Road, which is a four-lane divided roadway, on land that is designated ESTR
(Estate Low Density Residential) in the City’s General Plan Land Use Policy Map, and R1-40
(single-family residential district with a minimum lot area of one acre) on the City’s Zoning
Map. Mabury Ranch Trail abuts the northerly boundary of the site adjacent to Mabury Avenue,
with a short portion of the trail situated within an on-site easement along the northwest portion of
the site. It is an unpaved off-road trail that connects to the regional trail system to the west and
will eventually connect to Santiago Oaks Regional Park to the east. Santiago Creek bisects the
Specific Plan area, trending east to west. A portion of the west side of the site is situated within
the East Orange General Plan. A portion of the east side of the site is situated within the Orange
Park Acres Plan (OPA Plan). Access to the Specific Plan area is from E. Santiago Canyon Road.
Please refer to Exhibit 1.1, Regional Map; Exhibit 1.2, Vicinity Map; and Exhibit 1.3, Specific
Plan Area Boundary for depictions of the Specific Plan location and context.
1.3 Document Organization
The Trails at Santiago Creek Specific Plan implements the City’s General Plan as amended by
this proposed project. It allows for planning issues to be addressed through site specific criteria,
development standards and design controls to assure that the Specific Plan will be implemented
as planned. The following is a summary of each chapter contained in this document.
Chapter 1.0, Introduction, includes a general discussion of the project site’s background and
history, location and setting, and organization of the Specific Plan.
Chapter 2.0, Planning Context, discusses the Specific Plan’s purpose and intent, authority and
requirements, goals and objectives, and relationship to applicable plans and policies. The goals
and objectives are more general than the detailed guidelines and regulations contained in the
other sections. However, these should be considered as the intent behind the more specific
guidelines and should be used to check project consistency and development within the Specific
Plan area.
Chapter 3.0, Environmental Factors, discusses the site’s existing land uses and physical site
conditions, surrounding land uses and provides an assessment of compatibility of the proposed
Specific Plan land uses to the surrounding environs.
Chapter 4.0, Development Plan, contains the components that provide the rationale for the
development regulations and guidelines that will be used in the Site Plan Review process.
Included is a summary of concerns raised by the community and includes the Specific Plan’s
design response to these concerns. Other components include the development plan, site plan,
circulation plans, and open space, trails and recreation plan.
The Trails at Santiago Creek Specific Plan 1.0 Introduction
October 30, 2018 1 -3
Chapter 5.0, Facilities and Service Plan, contains the infrastructure, public services and utility
components of the Specific Plan. Conceptual plans for the proposed water, sewer,
grading/earthwork, erosion control and storm drainage systems are included, as is a discussion of
public services (police, fire and schools) and utilities.
Chapter 6.0, Design Guidelines, contains guidelines to enhance the development of the Trails at
Santiago Creek and provides visual order and continuity through Specific Plan build -out. The
design guidelines cover site planning and architectural design of the proposed low-density
single-family detached homes, and community landscape design guidelines including community
gateways and monuments, streetscapes, residential landscape, trails, fences and walls, perimeter
conditions, site furnishings and site lighting, as well as others. These guidelines will be adhered
to for site plan review, as they convey the intent of this Specific Plan.
Chapter 7.0, Zoning and Development Regulations/Standards, contains development provisions,
regulations and standards establishing the Trails at Santiago Creek zoning. Site development
standards provide the parameters within which development will occur.
Chapter 8.0, Implementation and Administration, contains the implementation procedures for the
Specific Plan. A discussion of the anticipated phasing, financing and maintenance
responsibilities is included in this section. The Administrative Approval process for the review
of site plans is discussed, as well as the Specific Plan’s Amendment procedure.
The Trails at Santiago Creek Specific Plan 2.0 Planning Context
October 30, 2018 2 -1
CHAPTER 2 – PLANNING CONTEXT
2.1 Purpose and Intent
The Trails at Santiago Creek Specific Plan prescribes the land uses and circulation patterns
proposed for the specific plan area, as well as the infrastructure improvements, design guidelines,
development standards and implementation criteria necessary to develop the Trails at Santiago
Creek. The purpose of this Specific Plan is the systematic implementation of the City’s General
Plan as amended by the proposed project, including amendments to the East Orange General
Plan and Orange Park Acres Plan to incorporate the Trails at Santiago Creek Specific Plan. It
allows for planning issues to be addressed through site‐specific criteria and development
standards that apply only to this Specific Plan area, as well as additional criteria and standards
available through the City of Orange Zoning Code. The Specific Plan content reflects numerous
meetings over the course of 3 years with City Staff and representatives of the adjacent
neighborhoods in an effort to determine community priorities for the future of the site, including
Orange Park Association, Mabury Ranch Homeowners Association and The Reserve
Homeowners Association. The Specific Plan process enables the development of the property
and implementation of the proposed improvements, both short-term and long-term, while also
addressing infrastructure improvements, community services and recognition/sensitivity to the
importance of the character of the surrounding neighborhoods and natural areas of Orange Park
Acres.
By pursuing this approach to the Specific Plan area, responsible development of the property can
be ensured through the adoption of a development control mechanism. The most suitable control
mechanism for this is the Specific Plan which, when adopted by the City, serves both a planning
and regulatory function. The Specific Plan, as such, contains the necessary standards, guidelines
and procedures to implement the desired improvements to the Trails at Santiago Creek in a
manner that will be clearly defined, thus allowing for clarity in the processing and administration
of improvement plans and related policies.
The Specific Plan implements an approved land use plan, adopted by the City of Orange by City
Council Ordinance, in conjunction with a Zone Change. The Specific Plan and associated
General Plan Amendment amends both the East Orange General Plan and Orange Park Acres
Plan to incorporate the Trails at Santiago Creek Specific Plan. By doing so, the Trails at
Santiago Creek Specific Plan is included as part of these two existing relevant plans, creating
vertically consistent documents that cover and include the proposed project. Other components
include a Development Agreement and certification of an Environmental Impact Report (EIR).
The ordinance requires that information be included in the Specific Plan with respect to
development standards, grading, site access and circulation, the completion of public
infrastructure and facility improvements, and the Specific Plan area’s interface with adjacent
land uses.
The Trails at Santiago Creek Specific Plan 2.0 Planning Context
October 30, 2018 2 -2
2.2 Authority and Requirements
The Trails at Santiago Creek Specific Plan is adopted pursuant to the provisions of the California
Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457,
which grants authority to cities to adopt Specific Plans for the purposes of implementing the
goals and policies of the General Plans. The California Government Code authorizes cities to
adopt Specific Plans by resolution as policy or by ordinance as regulation and that Specific Plans
must be consistent with the General Plan.
The Trails at Santiago Creek Specific Plan is intended to meet the requirements of the State of
California Government Code and City of Orange General Plan. The Specific Plan is reflective of
extensive technical analysis along with input from representatives of the adjacent neighborhoods,
the community and the City of Orange, all of which helped form a collective vision for the site as
a low-density single-family detached residential neighborhood integrated with and embraced by
the surrounding greenway and open space lands. Included in the Specific Plan document are land
use regulations, infrastructure plans, zoning and development regulations, design guidelines and
implementation measures to ensure that the Project will be implemented in accordance with the
goals and objectives established for the project area.
This Specific Plan, adopted by ordinance, serves as the zoning ordinance for the subject
property. All other City codes and ordinances shall continue to be applicable, unless inconsistent
with this Specific Plan, in which case they are superseded by this Specific Plan. Proposed parcel
maps, site plans, agreements and any other development approval must be consistent with this
Specific Plan. Projects which are found consistent with the Specific Plan will be deemed
consistent with the City’s General Plan and its adopted elements.
Further, the Government Code states that Specific Plans may be amended as many times as
necessary in the same manner as it was adopted. In the case of this Specific Plan, it is adopted
by ordinance and shall be amended by ordinance. Refer to Section 8.6, Specific Plan
Amendments, of this Specific Plan.
2.3 Goals and Objectives of the Specific Plan
The primary purpose of the Specific Plan is to serve as a planning tool that implements the
physical design and development of the Trails at Santiago Creek. By providing the review
mechanisms for implementation, the Specific Plan responds to a multiplicity of concerns.
The following goals and objectives are intended to provide guidance in the development of the
Trails at Santiago Creek and will be used to check project consistency and development within
the Specific Plan area.
The Trails at Santiago Creek Specific Plan 2.0 Planning Context
October 30, 2018 2 -3
Goal 1 Attain the most suitable land uses for the future of the Specific Plan area, and the
proper distribution of the future land uses, responsive to the concerns and wishes
expressed by surrounding residences and the City of Orange.
Objective 1a To convert a degraded site zoned Sand and Gravel (SG) and used
for the mining, crushing, stockpiling and recycling of aggregate
materials into a planned community providing enhanced natural
open space and riparian habitat, passive recreation, and low-
density single‐family detached housing opportunities.
Objective 1b To lessen the noise, improve air quality and reduce traffic impacts
from materials recycling and backfilling operations.
Objective 1c To provide a well-rounded conceptual land use plan that shows the
location of proposed land uses and distribution thereof.
Objective 1d To mitigate impacts on the surrounding neighborhoods by
providing site plans, community design features and amenities, and
the landscape design of perimeter edge conditions responsive to
the interface concerns of the community.
Objective 1e To provide development standards for the land uses within the
Specific Plan which are compatible with adjacent residential
development and responsive to community concerns.
Objective 1f To preserve Santiago Creek and its surrounding wetland and
riparian habitat by abating remnants of the resource extraction
activities and establishing an enhanced greenway open space along
the creek corridor.
Objective 1g Rezone the current Low Density Residential (LDR) land use
adjacent to Mabury Ranch to Open Space (OS).
Goal 2 Ensure the quality appearance for the Trails at Santiago Creek with consistent
design and visual improvements blending the proposed residential neighborhood
and project amenities with existing surrounding residential neighborhoods, thus
providing a seamless transition between old and new.
Objective 2a To achieve architectural compatibility between existing and
proposed neighborhoods through the incorporation of architectural
design guidelines addressing architectural theme, building
massing, materials and colors, etc.
The Trails at Santiago Creek Specific Plan 2.0 Planning Context
October 30, 2018 2 -4
Objective 2b To provide landscape guidelines that address perimeter edge
conditions sensitive to the existing landscape of the Specific Plan
area and its surroundings, addresses restoration of the proposed
greenway open space and Santiago Creek environs, and provides
for neighborhood streetscapes in character with the quasi-rural
equestrian theme of the surrounding neighborhoods.
Objective 2c Require adherence to the Specific Plan design guidelines for
architecture, landscape, signage and other design and development
standards, consistent with the General Plans goals and objectives.
Goal 3 Have an efficient circulation system to alleviate unnecessary project-related
traffic on adjacent streets while ensuring the functionality and emergency service.
Objective 3a To provide an internal circulation pattern that allows efficient
ingress and egress from E. Santiago Canyon Road.
Objective 3b To provide a circulation system that will minimize adverse effects
on local residential neighborhoods and encourage pedestrian and
bicycle circulation.
Objective 3c Address community circulation by providing system improvements
to deficient intersection and roadway segments effect by project
related traffic volumes.
Objective 3d To provide traffic improvement plans that meet the requirements
of the police and fire departments to ensure the public’s safety and
efficient emergency service and eliminate track traffic associated
with current site operations.
Objective 3e To ensure that adequate emergency service is provided via
alternative access points, improved intersection capacities on E.
Santiago Canyon Road as necessary and acceleration/deceleration
lanes where appropriate.
Objective 3f To provide a publicly accessible open space and public trail
network that encourages walking and bicycling and provides trail
links to E. Santiago Canyon Road, the existing Mabury Ranch
Trail along the north boundary of the Specific Plan area, and to
existing and future city and county trail systems, thereby providing
a vital link between Santiago Oaks Regional Park and downstream
trail and recreation areas.
The Trails at Santiago Creek Specific Plan 2.0 Planning Context
October 30, 2018 2 -5
Goal 4 Provide a comprehensive, well-rounded master plan for the Specific Plan area that
addresses environmental, water quality, drainage, circulation and public facilities
and services.
Objective 4a Provide an infrastructure system, including sewer, water and storm
drain systems that will adequately serve full build-out of the
Specific Plan development.
Objective 4b Provide designs and plans that meet the requirements of police and
fire departments to ensure the public’s safety and efficient
emergency service.
Goal 5 Create a water quality and drainage system that minimizes the impact to off-site
receiving waters and ensures that runoff from smaller events is infiltrated or
otherwise addressed as applicable before entering Handy Creek and Santiago
Creek.
Objective 5a Provide a water quality and drainage system that includes source
control BMP’s that limit water quality impacts downstream.
Goal 6 Incorporate design features to ensure that storm water flows in Santiago Creek do
not erode adjacent slopes and jeopardize the integrity of the prosed residential
neighborhoods and community amenities.
Objective 6a Provide flood control improvements such as buttressing to
minimize the potential for flooding and erosion on the south side
and Santiago Creek.
Objective 6b Protect the southern cotton-willow riparian forest that exists on-
site, which provides habitat for the Least Bell’s Vireo.
Goal 7 Incorporate sustainable design techniques into the redesign plans for the Specific
Plan area.
Objective 7a Require adherence to the Specific Plan design guidelines for
sustainable building design and sustainable landscape design
strategies.
2.4 Relationship to the City of Orange General Plan
The Trails at Santiago Creek Specific Plan is located within the corporate limits of the City of
Orange (City) and therefore subject to the provisions of the City of Orange General Plan.
The California Government Code (§65300) requires each city and county, as political
subdivisions of the State, to adopt and update at regular intervals a general plan. In concert with
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State law, the City completed a multi-year update to the City of Orange General Plan
culminating with City Council adoption on March 9, 2010.
The City of Orange General Plan serves as the long-range and policy planning tool for the City
to guide physical development within its borders. The General Plan is considered a
“comprehensive” general plan by incorporating additional local issues related to cultural
resources, economic development, urban design, and growth management.
The Trails at Santiago Creek Specific Plan area is governed by the City’s General Plan and
Zoning Code. Per the City’s General Plan the property is designated Resource Area, Open Space
and Low-Density Residential. Per the City’s Zoning Map zoning districts on the property are
Sand and Gravel Extraction, and Single-Family Residential 8,000 square foot lot minimum (refer
to Section 2.5 of this document, City of Orange Zoning Code). Portions of the property are also
within the boundaries of the Orange Park Acres Plan and the East Orange General Plan (refer to
Section 2.6).
The General Plan Amendment re-designates Planning Area C (refer to Exhibit 4.5, Development
Plan) from Resource Area (RA) to Low Density Residential (LDR) as set forth in this Specific
Plan. The existing LDR parcel north of the creek, and the remaining RA lands are designated
Open Space (OS). The General Plan Amendment also amends both the East Orange General Plan
and Orange Park Acres Plan to incorporate the Trails at Santiago Creek Specific Plan. By doing
so, the Trails at Santiago Creek Specific Plan would be included as part of these two ex isting
relevant plans, which would create vertically consistent documents that cover and include the
proposed project.
Also, as referenced in the City of Orange General Plan, Goal 7.0, Policies 7.1 – 7.6, the concepts
of Crime Prevention through Environmental Design (CPTED) shall be incorporated in this
Specific Plan including structure orientation and placement, access and visibility of common
areas, address and landscape.
Please refer to Exhibit 2.1, City of Orange General Plan Designation, Existing and Proposed.
2.5 Relationship to City of Orange Zoning Ordinance
The Zoning Code, part of the City Municipal Code, also implements the City of Orange General
Plan. Generally, each zone district specifies the permitted land uses and applicable development
standards.
The Zone Change associated with the Trails at Santiago Creek re-designates the City’s zoning
designation of the Specific Plan area from Sand and Gravel Extraction (S-G) and Single-Family
Residential 8,000 sq. ft. (R1-8) to Specific Plan with the following new zoning designations:
SP-R1-8 (Specific Plan – Single Family Res. 8,000 sq. ft.)
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SP-R1-10 (Specific Plan – Single Family Res. 10,000 sq. ft.)
SP-RO (Specific Plan – Recreation Open Space)
The Zone Change request associated with the Trails at Santiago Creek Specific Plan was
achieved pursuant to Section 17.26.030 of the City’s Zoning Ordinance. Please refer to Exhibit
2.2, City of Orange Zoning Designations, Existing and Proposed.
2.6 Relationship to East Orange General Plan and Orange Park Acres (OPA) Plan
Portions of the project site are within the boundaries of the East Orange General Plan and Orange
Park Acres Plan. The East Orange General Plan was adopted in 1975 and encompasses
approximately 1,900 acres. Approximately 37 acres of the project site are located within the
boundaries of the 1975 East Orange General Plan and are designated “Regional Park.” The
Orange Park Acres Plan was adopted on December 26, 1973 and encompasses approximately
1,794 total acres. The Orange Park Acres Plan designated approximately 39 acres of the Specific
Plan area as “Open Space.”
The proposed project entitlements include a General Plan Amendment which governs over both
the East Orange General Plan and the Orange Park Acres Plan, and the Rezoning to SP, which
incorporates this Specific Plan. These entitlements create vertically consistent documents that
cover and include the proposed project.
Please refer to Exhibit 2.3, East Orange General Plan and Orange Park Acres Plan Boundaries, as
provided by the City of Orange, August 24, 2017.
2.7 Relationship to the Santa Ana River, Santiago Creek Greenbelt Plan (1971) and the
Santa Ana River/Santiago Creek Greenbelt Implementation Plan (1976)
The Santa Ana River, Santiago Creek Greenbelt Plan, approved by the Orange County Board of
Supervisors in June of 1971 as a component of the Open Space Element of the County’s General
Plan, represents a multi-city planning effort with the purpose of maximizing the recreation and
open space potential of the Santa Ana River/Santiago Creek corridor in terms of multi-use
possibilities and linkages among open spaces in and near the corridor. The plan proposes
greenbelts, parks and trails along the 37 mile river/creek corridor that extends from the ocean
inland to Prado Dam. The plan recommended the formation of a separate agency to coordinate
the planning and actions for achievement of this goal.
The Santa Ana River/Santiago Creek Greenbelt Implementation Plan (1976) is a subsequent
action to the above referenced document. The separate agency the 1971 document suggested
became the Greenbelt Commission, who coordinated the multi-jurisdictional efforts of multiple
cities and the county. Each city prepared its own portion of the plan within its respective area
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with consideration given to plans proposed within adjacent areas, thus formulating a coordinated
composite of local plans for greenbelt areas and/or facilities along the river and creek corridor.
It is the Specific Plan’s intent to be as responsive as possible to the goals and recommendations
of the Implementation Plan, incorporating greenbelts, trails and recreational facilities into the
Specific Plan responsive to community interests and as appropriate to the proposed plan and
environmental conditions.
Please refer to Chapter 4, Section 4.2.1 and 4.2.4 for additional information.
2.8 Relationship to the 2018 Santiago Creek Vision Plan Update
The Santiago Creek Vision Plan is the result of a study conducted by the National Park Service’s
Rivers, Trails and Conservation Assistance Program in collaboration with the City of Orange
Community Services and Community Development Departments and with the Santiago Creek
Greenway Alliance, a local non-profit creek and greenway advocacy organization. This plan is
acknowledged by the City of Orange and used to inform development activity along the creek
corridor. The primary goals of the plan are to:
1. Develop a continuous multi-purpose trail on the upper bank of the creek (uplands area).
2. Create a greenway along the creek by restoring the creek bed and its adjacent uplands
with native trees and shrubs.
3. Maximize ground water recharge by restoring the creek bed in specific areas.
4. Maintain and improve existing levels of flood protection.
In the Santiago Creek Vision Plan the Trails at Santiago Creek Specific Plan area is classified as
the “Mile 7” segment and described as “Cannon Street bridge to the east end of the Milan Capital
Property.”
The Vision Plan describes four (4) projects intended for the Mile 7 site.
7.1 Construct underpass under Cannon Street.
7.2 Construct Class I bike path from Cannon Street to Santiago Oaks Park.
7.3 Restore land on both sides of trails with native plants as needed.
7.4 Provide pedestrian bridge crossing to Mabury Ranch Trail.
Figure 44 of the Vision Plan (page 33) shows proposed land uses for the Milan Capital property,
reflective of items 7.1-7.4 above. In the southeast quadrant of the Mile 7 site the Vision Plan
exhibit notes “Specific land uses and development proposal subject to city review and
approval.”
The Trails at Santiago Creek Specific Plan is responsive to the Vision Plan for the Mile 7
segment by providing greenway open space within the majority of the site, restoring Santiago
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Creek and open space habitats with native species, providing for multi-purpose recreation trails
and connectivity to adjacent trails, and limiting low-density single-family detached residences to
the southerly portion of the site adjacent to E. Santiago Canyon Road.
Please refer to the letter from the Santiago Creek Greenway Alliance in support of the Trails at
Santiago Creek in Appendix A.
Please refer to Exhibit 2.4, Santiago Creek Vision Plan Figure 44 – Mile 7 and Chapter 4,
Sections 4.2.1 and 4.2.4 for additional information.
2.9 Relationship to California Environmental Quality Act (CEQA)
The California Environmental Quality Act of 1970 (CEQA) requires the decision-making body
of a Lead Agency to consider the environmental consequences of a discretionary action prior to
approving a project. For the purposes of implementing CEQA, the City is the Lead Agency.
As required by CEQA, the City adopted Local CEQA Guidelines on April 11, 2006, that
implement the State CEQA Guidelines and includes procedures specific to the City. The City’s
Community Development Department has primary responsibility for implementing CEQA.
The Local CEQA Guidelines state an EIR is required when the City determines that a project
may have a significant effect on the environment. Therefore and EIR was prepared in
conjunction with this Specific Plan that evaluates the characteristics of the Specific Plan along
with the General Plan Amendment and change of zone.
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CHAPTER 3 – ENVIRONMENTAL FACTORS
3.1 Existing Land Uses
3.1.1 Existing Land Uses and Physical Onsite Conditions
The approximately 109-acre project site contains disturbed, privately owned undeveloped land
that previously supported mining activities and currently supports a sand gravel operator
consistent with the existing Sand and Gravel zoning (Orange Municipal Code Chapter 17.32).
The project site is comprised of 12 parcels and is bisected by Santiago Creek in an east -west
direction. The site contains gently sloping terrain, with an overall change in elevation from 456
feet above mean sea level in the northeast corner to 344 feet above mean sea level in the
southwest corner. An approximately 10-acre, semi-oval-shaped raised pad is located in the
eastern portion of the site. The pad sits roughly 15 feet higher than the mining area to the west.
Santiago Creek enters the site at the eastern boundary, flows west, and exits the western
boundary at N. Cannon Street. The creek originates at Irvine Lake and is tributary to the Santa
Ana River. The drainage feature splits near the central portion of the project site, with an upland
area separating Santiago Creek into two rivulets. The average width of the drainage feature is
approximately 55 feet, which includes the area between the ordinary high water mark and the
adjacent defined wetland areas. Wetland areas are generally located on either side of the active
channel. The creek corridor is privately owned and is not accessible to the public.
Natural vegetation within the site is primarily located along Santiago Creek. Plant communi ties
include coast live oak woodland, coastal sage scrub, eucalyptus woodland, non-native grassland,
ornamental, southern cottonwood-willow riparian forest, and undifferentiated open woodland.
There are 323 trees located with the project site, of which th e most common species are blue
gum (eucalyptus), oak, willow, and palm.
The Handy Creek storm drain operated by the Orange County Flood Control District (OCFCD)
(Facility No. E08S06) is located in the central portion of the project site. The storm drain enters
the project site from the south at the intersection of N. Nicky Way/E. Santiago Canyon Road.
The storm drain coveys stormwater collected in areas south of E. Santiago Canyon Road into
Santiago Creek. An unnamed storm drain located in the northwestern portion of the project site
conveys stormwater collected in the Mabury Ranch neighborhood directly into Santiago Creek.
The Allen McCulloch Pipeline trunk water distribution line operated by the Metropolitan Water
District (MWD) traverses the easterly portion of the project site and is located entirely below
grade. The pipeline traverses the site within a 50-foot-wide easement. The easement crosses
through the site in a northwest-southeast direction, entering the site from the north at the
intersection of Mabury Avenue/Yellowstone Boulevard and exiting at the single-family
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October 30, 2018 3 -2
residential subdivision to the south. The pipe measures 109 inches in diameter and is part of the
MWD transmission system that supplies potable water to southern Orange County.
There are historic ground water and methane monitoring wells associated with the closed
adjoining Villa Park Landfill that are located on the western portion of the project site.
3.1.2 Surrounding Land Uses
West
The closed County/Villa Park Landfill and N. Cannon Street form the western boundary of the
Specific Plan area. The 18-acre landfill property occupies the northeast quadrant of the
intersection of E. Santiago Canyon Road/N. Cannon Street and is owned by the County of
Orange. The landfill operated from 1962 through 1966. The site is enclosed with a fence and
contains groundwater monitoring wells and a landfill gas disposal system. Areas to the west also
include detached, single-family dwelling units related to West of Cannon (typical lot size
approximately 7,800-12,000 square feet).
N. Cannon Street is a four-lane divided roadway and crosses Santiago Creek via a concrete
bridge. A paved Class I bicycle/pedestrian path (Santiago Creek Bike Trail) is located along the
west side of N. Cannon Street south of Santiago Creek.
Please refer to Exhibit 3.1, Surrounding Land Uses, Exhibit 3.2, Community Character
Summary, Exhibit 3.3, Surrounding Neighborhoods with Lots Less Than 1-Acre, Exhibit 3.4,
Surrounding Neighborhoods with Lots Less Than 10,000 square feet, and Exhibit 3.5, West
Cannon Residential Lot Sizes.
North
Single-family residential uses are located north of the Specific Plan area including Creekside
Ranch (typical lot size approximately 9,200-12,000 square feet), The Colony-North (typical lot
size approximately 8,600-12,000 square feet), Mabury Ranch (typical lot size approximately
7,600-11,000 7,000-20,000 square feet), Hidden Creek (typical lot size approximately 20,000-
24,500 square feet), Serrano Heights (typical lot size approximately 4,500-9,000 square feet),
and Parkridge (typical lot size approximately 8,000-12,000 square feet). Detached single-family
dwelling units are located along the north bank of Santiago Creek.
Mabury Avenue is a two-lane undivided roadway. An unpaved trail (Mabury Ranch Trail) is
located along the north bank of the creek, parallel to Mabury Avenue.
Please refer to Exhibit 3.6, The Colony-North & Creekside Ranch Residential Lot Sizes, and
Exhibits 3.7-3.9, Mabury Ranch Residential Lot Sizes.
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East
Santiago Oaks Regional Park and single-family residential uses associated with the Reserve
(typical lot size approximately 20,000-44,000 square feet) form the eastern boundary of the
Specific Plan area. The regional park contains the Santiago Creek corridor, which consists of the
waterway and dense vegetation. Detached, single-family dwelling units are located east of the
project site.
Please refer to Exhibit 3.10, The Reserve Residential Lot Sizes.
South
E. Santiago Canyon Road, a four-lane divided roadway, forms the southern boundary of the
Specific Plan area. Detached single-family dwelling units associated with the Jamestown
neighborhood (typical lot size approximately 8,000-12,000 square feet), Orange Park Acres
(typical lot size approximately 5,000 to 1-acre plus square feet), Eichler Homes (typical lot size
approximately 7,600-12,000 square feet), and The Colony (typical lot size approximately 7,000-
10,000 square feet) are located south of the roadway.
The Mara Brandman Arena is located at the intersection of E. Santiago Canyon Road and N.
Nicky Way.
Please refer to Exhibit 3.1, Surrounding Land Uses, Exhibit 3.2, Community Character
Summary, Exhibit 3.11, Jamestown Residential Lot Sizes and Exhibit 3.12, Orange Park Acres
Residential Lot Sizes.
3.2 Traffic and Circulation
Regional access to the Specific Plan area is provided via the State Route 55 (SR-55) Freeway,
SR-91 Freeway and the SR-241/SR-261 Freeways (Toll Roads). The principal local network of
streets serving the Specific Plan includes Santiago Canyon Road and Cannon Street. The
Specific Plan area is located on the north side of Santiago Canyon Road between Cannon Street
and Orange Park Boulevard.
3.2.1 Santiago Canyon Road
Santiago Canyon Road is generally a four-lane divided Major Arterial roadway that borders the
project site on the south. Between Newport Boulevard and Jamboree Road, Santiago Canyon
Road is a six-lane roadway. Santiago Canyon Road will provide ingress/egress to the Specific
Plan area via one full access signalized driveway, located directly opposite Nicky Way. On-street
parking is generally not permitted along this roadway within the vicinity of the Specific Plan
area. The posted speed limit on Santiago Canyon Road is 55 miles per hour (mph) west of
Hewes Street, 45 mph between Hewes Street and Cannon Street and 50 mph east of Cannon
Street. Traffic signals control the study intersections of Santiago Canyon Road at Hewes Street,
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Cannon Street, Orange Park Boulevard, Meads Avenue, Newport Boulevard, and Jamboree
Road.
3.2.2 Cannon Street
Cannon Street is a four-lane divided roadway oriented in the north-south direction. On-street
parking is generally not permitted along this roadway within the vicinity of the Specific Plan
area. The posted speed limit on Cannon Street is 45 mph north of Santiago Canyon Road and 40
mph south of Santiago Canyon Road. Traffic signals control the study intersections of Cannon
Street at Serrano Avenue, Taft Avenue and Santiago Canyon Road.
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CHAPTER 4 – DEVELOPMENT PLAN
4.1 Introduction
As presented in this Specific Plan the Trails at Santiago Creek is the result of numerous meetings
over the course of 3 years with representatives of Orange Park Association, Mabury Ranch
Homeowners Association and The Reserve Homeowners Association, as well as City Staff. In
these meetings a variety of concerns were discussed as summarized below.
1. Rock Crushing Operations.
A. The noise, dust and truck traffic generated by the operations.
B. Years of rock crushing operations have negatively impacted the natural open space
habitat and Santiago Creek riparian habitat.
2. Consideration should be given to the concepts described in the Santiago Creek Vision
Plan (April 2018) and Santa Ana River/Santiago Creek Greenbelt Implementation Plan
(1976)
3. Previous projects.
A. Residential densities were too high.
B. Residential types and lot sizes were incompatible with the surrounding
neighborhoods.
C. Active playfields and “pay-to-play” recreation elements are inappropriate for the site.
4. Existing traffic congestion will only be further exacerbated with the inclusion of project
generated traffic.
5. Emergency level service to the project site will be inadequate.
6. Flood zone and slope erosion.
4.1.1 Memorandum to City of Orange and Pre-Development Agreement
1. Memorandum to the City of Orange, June 12th 2015: Since 2015, over two years before the
circulation of the Trails of Santiago Creek NOP, the Applicant conducted extensive outreach with
representatives of the adjacent neighborhoods, including Orange Park Association, Mabury
Ranch Homeowners Association, and The Reserve Homeowners Association, in an attempt to
determine community priorities for the site.
In response to the outreach and as a good faith gesture to encourage further constructive dialogue
regarding the long-term land uses for the property, the Applicant agreed, in a memorandum to the
City of Orange, to curtail and modify the current sand and gravel operations on an inte rim basis,
as follows:
a. Suspend backfill and stockpiling operations effective September 15, 2015;
b. After July 31, 2015, restrict rock crushing operations to a total of 15 consecutive
business days within a six month period;
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c. Continue dust abatement measures; and
d. Continue ongoing maintenance of the property and enhance Santiago Canyon Road
frontage.
e. The property owner reserved all right to resume sand and gravel operations consistent
with the City’s Zoning Code.
As part of the community outreach, City staff, as well as representatives from OPA, Mabury
Ranch, the Reserve, and the Applicant’s representatives worked together to establish a framework
for an appropriate land use entitlement.
2. Pre-Development Agreement: To formalize and ensure transparency for the entitlement
process, with input from Orange Park Association, Mabury Ranch Homeowners Association, and
The Reserve Homeowners Association, the City and the Applicant entered into a Pre-
Development Agreement (PDA) dated October 11, 2016 in accordance with the June 2015
Memorandum. This agreement established general parameters and set forth various development
alternatives that guided the processing of various requested land use approvals required for the
project as a byproduct of the public outreach.
The major provisions of the agreement are as follows:
Evaluate proposed alternatives A through F for the project on approximately 109 acres with
a range of 25 to 50 acres available for residential units as set forth in Exhibit B of the
PDA.
An obligation of the Applicant to submit an application for land use entitlement approvals
that may include a General Plan Amendment, amendments to the Orange Park Acres and
East Orange Plan to remove the project area from the coverage of both documents,
Zoning Change, adoption of a stand-alone Specific Plan that will regulate development
on-site, Major Site Plan Review, Design Review, CEQA compliance, Development
Agreement, Park Planning and Development Committee consideration of project trails,
and commitment by the City to expeditiously process these entitlements while complying
with all legal requirements.
Continue the cessation of the currently permitted operation of the sand and gravel operation
during the processing of the Project consistent with the June 12, 2015 memorandum
submitted by the Applicant to the City (attached within the PDA). The Applicant will also
commence the interim remediation of the property, which will result in the lowering of the
existing sand and gravel material stockpiles on the project site; subject to the Applicant’s
right to resume sand and gravel operations.
Cooperation between the Applicant and the City for the evaluation of easements and
the possible extension of the Santiago Creek Trail to the north side of the project site.
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4.1.2 Project Benefits Over and Above Project Required Improvements
An extensive 3 year community outreach collaboration effort to address concerns related to
traffic on Santiago Canyon Road and Cannon Street, the preservation of Santiago Creek as a
greenway open space, flooding, and elimination of the current sand and gravel operation, as well
as other matters related to the Property Owner resulted in the following modifications,
reductions, and changes to the original proposal commitments.
1. The Specific Plan and associated project accommodates a maximum number of 128
single-family detached lots located in the southerly portion of the property and will
consist of housing types and lot sizes compatible with the surrounding neighborhoods as
previously depicted in Exhibits 3.1-3.4 and consistent with the development standards
and guidelines set forth in this Specific Plan.
2. The implementation of the Specific Plan and associated project will fund up to
$1,000,000.00 for traffic improvements to widen Santiago Canyon Road and restripe
Cannon Road prior to the issuance of the 1st certificate of occupancy for the Project.
Please refer to Exhibit 4.1, Areas of Traffic Congestion – Pre-Project, Exhibit 4.2, Area
of Project Related Traffic Improvements, and Exhibit 4.3, Additional Project Related
Traffic Improvements, and Section 4.2.3, Circulation Plan.
3. The implementation of the Specific Plan and associated project will fund up to a
maximum of $4,100,000.00 in landscape and other improvements for the Santiago Creek
Greenway. Said Improvements are to be completed or funded prior to the issuance of the
60th Certificate of Occupancy for the Project. Please refer to Section 4.2.4, Trails, Open
Space and Recreation Plan, and Exhibit 4.14, Preliminary Greenway, Open Space and
Trails Plan.
4. The implementation of the Specific Plan and associated project will fund $1,000,000.00
to be used for local area-wide equestrian trail purposes prior to the issuance of the first
Certificate of Occupancy for the Project.
5. The implementation of the Specific Plan and associated project will finance and fund the
City’s acquisition of the Ridgeline Property which will provide the community an
additional approximately fifty (50) acres of public open space prior to the issuance of the
first Certificate of Occupancy for the Project. Please refer to Exhibit 4.4, Sully Miller,
Arena and Ridgeline Properties.
6. The implementation of the Specific Plan and associated project will provide
$2,000,000.00 for equestrian and recreational purposes in the East Orange Area as
determined by the City prior to the issuance of the first Certificate of Occupancy for the
Project.
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4.2 The Project
The Trails at Santiago Creek Specific Plan transforms a rock and concrete materials recycling
and backfilling operation to an environmentally enhanced, ecologically friendly open space
environment complementing a well-planned and context-sensitive single-family detached
residential neighborhood. The majority of the project site (62.7%) is intended for the
enhancement and preservation of the natural greenway/open space and Santiago Creek environs
(Planning Area A) in the northern portions of the project, as well as re-establishing open
grasslands in the easterly portions of the site (Planning Area B) in areas that have been denuded
by the project site’s history of commercial operations. Recreational trails will traverse both
Planning Areas and will provide public access to the site.
The low-density single-family detached residential neighborhood (Planning Area C) is
comprised of 40.7 acres and is located in the south-central and southwest portions of the site. 128
single-family detached residences are accommodated in the Specific Plan area, equating to 3.1
dwelling units per acre.
As described in Chapter 2, the General Plan and Zoning will re-designated Planning Area C of
this Specific Plan from Resource Area (RA) to Low Density Residential (LDR). The existing
LDR parcel north of the creek, and the remaining RA lands will be designated Open Space (OS).
Residential Development Standards for the Project are provided in this Specific Plan and are
intended to be applied in concert with the standards contained in the City of Orange Zoning
Code, Chapter 7.14, Residential District, Section 17.14.070, General Requirements, Table
17.14.070, Residential Development Standards R1-8 and R1-10 unless otherwise stated in this
Specific Plan.
Residential streets will be public and shall be designed per the City of Orange 100 Series – Street
Improvement Standards, Standard Plan 106 – Local Streets, Case I and Case II. Curb adjacent
landscape parkways will be increased from 3 feet to 5 feet to allow for street tree plantings
within the parkway. This has been discussed with City Staff and confirmed as acceptable within
the public street standard.
The low density single-family detached residential land use, with lots ranging in size from a
minimum 8,000 square feet to in excess of 10,000 square feet, and with an average lot size of
approximately 10,300 square feet, is compatible with the surrounding residential neighborhoods.
Furthermore, the re-designation of all other lands in the Specific Plan area to Open Space (lands
that were once private and will now become publically accessible) interlaced with a network of
multi-purpose recreation trails provides the opportunity for the Specific Plan area’s open space to
become an integral part of the City and County’s open space and trails master plans via linkage
and connectivity.
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Please refer to Table 4.1, Land Use Summary, Exhibit 4.5, Development Plan and Exhibit 4.6,
Site Plan, following which a detailed description of the plan is provided.
Table 4.1
Land Use Summary
Planning Land Use Acres % Maximum Maximum
Area of Site Dwelling Units Density
Open Space
A Greenway/Santiago Creek 40.2 0 0
B Grasslands 28.3 0 0
0 0
Total 68.5 62.7%
Low-Density Residential
C Single-Family Detached Residential 40.7 37.3%
3.1 du/ac
Area C1: 8,000sf min. lots
82
Area C1 and C2: 9,200sf min. lots
Area C2: 10,000sf min. lots
17
29
Grand Total 109.2 100% 128 3.1 du/ac
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4.2.1 Santiago Creek Greenway and Open Space Areas (Planning Areas A and B)
The open space at the Trails at Santiago Creek is approximately 68.5 acres and is comprised of
natural hillsides, re-established grasslands, a restored Santiago Creek riparian corridor and a
managed vegetation/fuel modification zone. The open space will occupy approximately 62.7% of
the site and will include:
Planning Area A - Greenway Open Space and Santiago Creek Riparian Corridor: 40.2
acres
Planning Area B - Grasslands Open Space (includes Santiago Canyon Road trail
easement and the managed vegetation/fuel modification zone): 28.3acres
The Specific Plan’s open space is populated by a variety of natural plant communities and
habitats including:
Willow Riparian Forests
Coast Live Oak Woodlands
Eucalyptus Woodlands
Coastal Sage Scrub
Black Willow Scrub
Ornamentals
Non-native grasslands
Rock outcrop/cattail stands
The open space is also home to and has suitable habit for a variety of wildlife species including:
Multiple bird species
Salamanders and lizards
Falcons
Owls
Hawks
Jackrabbits
Fox
Coyotes
Santiago Creek, which meanders across the site in an east-to-west trend, is an incised perennial
USGS blue-line drainage course that primarily supports southern cottonwood-willow riparian
forests as well as the development of fringe wetlands. The creek bifurcates into two stream beds
in the center of the site, ultimately rejoining in the western portion of the property.
Planning Area A, the Greenway Open Space and Santiago Creek, with its riparian and wetland
habitats, provides an environment that supports both onsite “live-in” wildlife as well as a
movement corridor for regionally oriented wildlife. Offsite to the east the Santiago Creek open
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space corridor provides a link to Santiago Oaks Regional Park and the natural open space
beyond. Offsite to the west the Santiago Creek open space corridor connects with the Santa Ana
river environs with its ponds and tributaries
Planning Area B, the Grassland area located south of Santiago Creek, has been disturbed over
the years due to commercial operations on the site and will be restored as a natural grasslands
interspersed with other plant communities and seasonal wildflowers. Planning Area B also
includes the Managed Vegetation/Fuel Modification zone located north of and east of Planning
Area C and acts as a vegetative buffer between the open space and residential neighborhood.
This 130-foot wide buffer zone will be comprised of plantings that are compatible with onsite
plant communities while being responsive to fuel management policies. A 20-foot wet zone falls
within the rear yard of the residential lots along this edge. The Managed Vegetation/Fuel
Modification Zone(s) complies with fuel modification requirements specified by Section 320 of
the Orange Fire Code (per Orange Municipal Code Section 15.32.020). Upon dedication of the
Specific Plan’s open space in Planning Areas A and B to the City of Orange, County of Orange
or other entity the applicant/developer will retain an easement for fuel modification zone
maintenance at the time of final mapping.
The Trails at Santiago Creek supports and restores the open space habitats onsite and cleans up
and restores Santiago Creek onsite, both of which during the property’s li fe span have fallen, in
some areas, to a degraded environmental state. Studies will be conducted and plans will be
prepared and submitted to the City and/or other jurisdictional agencies for review and approval
for the enhancement, restoration and re-establishment of the plant community habitats on the
land on the north side of Santiago Creek, within the Santiago Creek corridor and within the
grassland areas in the southeast portion of the Specific Plan area.
The uses within the open space planning areas will be compatible with and reflective of uses as
described in the Santiago Creek Vision Plan (2018), Santa Ana River, Santiago Creek Greenbelt
Plan (1971) and the Santa Ana River/Santiago Creek Greenbelt Implementation Pan (1976).
Other documents that guided proposed uses and/or trails included the City of Orange General
Plan Circulation and Mobility Section, the East Orange General Plan (1975), the Orange Park
Acres (OPA) Plan (1973) and the Riding and Hiking Trails Map of Orange Park Acres and
Vicinity.
Please refer to Section 4.2.4 Trails, Open Space and Recreation, for a detailed discussion of the
trails and activities within the Specific Plan’s open space environs.
4.2.2 Low Density Single Family Detached Residential Neighborhood (Planning Area C)
The Trails at Santiago Creek includes a well-planned low-density single-family detached
residential neighborhood in Planning Area C comprised of 40.7 acres, located in the south-
central and southwest portions of the site. 128 single-family detached residences are
accommodated in this planning area, equating to 3.1 dwelling units per acre. Reflective of
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residential lots in the existing surrounding neighborhoods of Mabury Ranch; The Colony North
and Creekside Ranch; Orange Park Acres at Orange Park Blvd. and E. Santiago Canyon Road;
and Jamestown, the project includes three different single-family detached residential lot
programs ranging in size from 8,000 square feet – 9,000 square feet; 9,200 square feet – 10,000
square feet; and 10,000 square feet and greater. The overall average lot size for Planning Area C
is approximately 10,300 square feet. Homes will be one-story and two-story. The largest lots
are located in the east side of Planning Area C adjacent to the Reserve.
Within the existing surrounding neighborhoods, including the Reserve and Orange Park Acres,
the predominant architectural character for the one-story and two-story homes could be
considered various interpretations of “California Ranch.” Materials and features common to all
the neighborhoods include primarily gable or shed style roofs, stucco and or wood/wood-like
siding on facades, covered entries or front porches with square posts and beams, primarily
rectilinear window forms but occasional arched feature window, corbels, beams or rafter ta ils,
and accent materials of stone, brick and occasionally a slate-like material. Pending the location
and neighborhood some styles are more definitive, i.e. Craftsman or Spanish influenced, others
less definitive. With the exception of Orange Park Acres streetscapes within these
neighborhoods vary, but a common feature in several is a curb adjacent landscape parkway,
some with trees, some without.
The Specific Plan’s residential neighborhoods in Planning Area C will be a current day
interpretation of the existing surrounding neighborhoods, most specifically Orange Park Acres,
complimentary to and in character with them. Similar materials will be used, rooflines and roof
styles will be comparable, and the architectural theme will be an updated version of Orange Park
Acres while adapting to the Specific Plan’s residential lot programs. Homes will be designed to
reinforce the pedestrian scale of the neighborhood by incorporating second floor setbacks and
covered front porches and entryways that address the sidewalk and reduce the scale of the
homes. Building massing and setbacks will be in-keeping with existing adjacent neighborhoods.
As stated earlier, Residential Development Standards are the standards contained in the City of
Orange Zoning Code, Chapter 7.14, Residential District, Section 17.14.070, General
Requirements, Table 17.14.070, Residential Development Standards R1-8 and R1-10 unless
otherwise stated in this Specific Plan.
The influence of the project’s natural open space that surrounds the residential neighborhood,
and the network of multi-use trails and amenities within the open space having a rustic
equestrian character, provides the opportunity to establish a quasi-rural personality to the
neighborhoods. Residential/local streets will have curb adjacent landscape parkways planted
with street trees in character with the surrounding natural environs. Entry monumentation,
signage and lighting will reinforce this character in design interpretation and materials (stone,
timbers and rustic metals). Edge treatments and any public landscape within Planning Area C
will utilize plant materials and be designed in character with the natural surroundings, i.e. drifts
and swaths of grasses and shrubs, vines and accent plantings in informal/natural patterns .
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Pedestrian and bicycle connectivity from the residential neighborhoods to the surrounding open
space and trail network will be via trail paseos extending into the neighborhoods as well as via
the Handy Creek Easement Linear Park.
Please refer to Exhibit 4.6, Site Plan and Chapter 6, Design Guidelines, for further detailed
information.
4.2.3 Circulation
The Circulation Plan for the Trails at Santiago Creek provides for the movement of vehicular
traffic while creating an environment for pedestrians, bicyclists and equestrian riders through the
inclusion of both a regional and local onsite trail system. The trail system provides internal
connectivity within the Trails at Santiago Creek, as well as the potential for external connections
to the greater Orange community, Santiago Oaks Regional Park, the existing regional trail
system and other offsite destinations and amenities. Please refer to Exhibit 4.7, Existing
Circulation and Exhibit 4.8, Proposed Circulation.
4.2.3.1 Vehicle Circulation
Vehicle access to the Trails at Santiago Creek is provided via one proposed full access
signalized entry road, located directly opposite Nicky Way, along Santiago Canyon Road.
The entry road will provide one ingress travel lane (northbound) and two egress travel
lanes (southbound) separated by a landscaped median. The egress lanes include one
southbound left turn lane and one southbound shared through-right turn lane. No parking
will be allowed along either side of the entry road. Sidewalks will be located on each
side of the entry road separated by a landscaped parkway.
The project provides several improvements to the surrounding roadways and intersections
that have the potential to be impacted by project related traffic, thus ensuring increased
capacity and adequate traffic flow in the area. These are improvements that would not be
incorporated in the absence of the project. These capacity improvements involve roadway
widening and/or re-striping to reconfigure (add lanes) to specific approaches of key
intersections. The identified improvements will:
o Mitigate the impact of existing traffic, project traffic and future non-project (ambient
traffic growth and cumulative project) traffic; and
o Improve Levels of Service to an acceptable range and/or to pre-project conditions.
To ensure that adequate ingress and egress to the project site can occur from Santiago
Canyon Road without impeding through traffic flow, the following Project Feature
Improvements will be provided at the project’s entry across from Nicky Way:
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o Construct the project’s entry road on the north side of the intersection and provide
one inbound lane and two outbound lanes (i.e. one left turn lane and one shared
through-right turn lane). Widen and/or restripe Santiago Canyon Road to provide one
eastbound left-turn lane and one westbound right-turn deceleration lane. Install a five-
phase traffic signal with protected left-turn phasing in the east-west direction and
permissive phasing in the north-south direction.
Please refer to Exhibit 4.9, Site Access Improvements and Exhibit 4.12, Street Cross-
Sections.
In addition to the above the following additional improvements will be provided:
o Santiago Canyon Road - Widen and restripe the north side of Santiago Canyon
Road approximately 4 to 6 feet from the easterly project boundary to the existing
free-right turn lane at Cannon Street to provide a third westbound through lane.
o Cannon Street – Restripe Cannon Street from Santiago Canyon Road to Serrano
Avenue to provide a third northbound through lane.
Please refer to Exhibits 4.10, Additional Improvements - Santiago Canyon Road and
Exhibit 4.11, Additional Improvements - Cannon Street.
Within the residential neighborhood (Planning Area C) local streets will be designed per
the City of Orange 100 Series – Street Improvement Standards, Standard Plan 106 Local
Streets, Case I and Case II. Curb adjacent landscape parkways will be increased from 3
feet wide to 5 feet wide to allow for street tree plantings within the parkway. Streets will
have one travel lane in each direction and sidewalks separated by a landscape parkway.
Parallel parking will be allowed on one or both sides of the street pending neighborhood
design.
Please refer to Exhibit 4.12, Street Cross-Sections.
4.2.3.2 Non-Vehicular Circulation
As described in Section 4.2.1, Santiago Creek Greenway and Open Space Areas,
numerous documents have been reviewed and taken into consideration in preparing the
pedestrian, bicycle and equestrian trail network for the project. Below is a brief
description of the various components of this network. Please refer to Section 4.2.4,
Trails, Open Space and Recreation, for a more detailed discussion.
A variety of public multi-use recreation trails will traverse the project site providing
shared use of hiking, biking and horseback riding on decomposed granite trail surfaces.
Along the north side of E. Santiago Canyon Road, in addition to the existing Class II bike
lane, an off-street recreational trail will extend along the entire length of the project site.
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This trail will provide continuity from the existing trail that parallels the roadway east of
the project site, with the intention of connecting to future planned trails offsite to the west
(provided by others). This 10-foot wide trail will be separated from Santiago Canyon
Road by a 6-foot wide landscaped parkway (minimum, as measured from the back of
curb) within an 18-foot minimum wide easement, as per the City of Orange Recreational
Trail Master Plan (RTMP) Detail #2. Trail fencing between the trail and the street shall
also be consistent with the City’s RTMP Detail #14 and shall be placed outside of the
trail tread area. The fence will be consistent with the existing fencing along Santiago
Canyon Road east of the project site.
Throughout the open space in Planning Area A and Planning Area B a network of 10-foot
wide multi-use recreation trails will meander across the land providing public access to
the restored open space and the Santiago Creek environs. A bridge span located in the
northeast portion of the site will provide trail access across the Santiago Creek environs.
The trail system will connect with the existing Mabury Ranch Trail on the Specific Plan’s
west side at Cannon Street and will connect to the trail along the northerly boundary
paralleling Mabury Avenue at select locations pending ongoing input from Mabury
Ranch HOA. Trail access to the residential neighborhoods within Planning Area C will
be via a number of trail paseos allowing for hiking and bicycle access, and via the Handy
Creek Easement Linear Park in Planning Area B.
It is the intent of the Trails at Santiago Creek to provide a recreational trail system that
avails the open space areas and the Santiago Creek environs to the community of Orange
and the general public at large, as well as the project’s residential neighborhood, and
becomes an integral part of the City’s and County’s trail master plans via connectivity
opportunities.
Please refer to Exhibit 4.8, Proposed Circulation, Section 4.2.4, Trails, Open Space and
Recreation, and Exhibit 4.14, Preliminary Greenway, Open Space and Trails Plan for
additional information and a more detailed description of the individual trails.
4.2.3.3 Emergency Access
Emergency vehicle access will be provided on the Specific Plan area per the City of
Orange Fire Department Fire Code and associated guidelines. The City Fire Department
staff will review the project’s Site Plan and TTM upon preparation to verify the adequacy
of the emergency vehicle access. As indicated on Exhibit 4.8, Proposed Circulation,
emergency access is provided from Santiago Canyon Road to the single-family detached
residential neighborhood (Planning Area C) in two locations. One access point is located
in the southeast end of Planning Area C, and the other access point is located in the
southwest portion of Planning Area C. Access will be controlled via a knockdown
bollard or gate off of Santiago Canyon Road. A 20-foot wide all-weather travel surface
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will be provided within a 32-foot wide easement allowing emergency access from
Santiago Canyon Road to the interior neighborhood street system. Please refer to Exhibit
4.13, Emergency Access.
No public roadways are proposed within open space Planning Areas A or B. Currently,
Orange County Flood Control accesses the site from the north via a gated access point at
Mabury Ave. and Yellowstone Blvd. This access will still be provided once the project is
complete and will be via the proposed trail system.
In addition, Orange County Flood Control and the City of Orange Fire Department will
have access from Cannon Street via County owned property to the proposed 20-foot wide
multi-use recreational trail/fire access road along the south side of Santiago Creek in
Planning Area B. This trail/access road provides access for the managed vegetation and
fuel modification zone maintenance and may also be used by emergency vehicles. All fire
access roads shall comply with the City of Orange Fire Code and associated guidelines.
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4.2.4 Trails, Open Space and Recreation
Taking into consideration the previously referenced documentation as described in Section 4.2.1,
and the quality, character and intended restoration of the project’s Specific Plan’s open space
planning areas, the open space within the Trails at Santiago Creek avails itself to a variety of
passive recreational uses including trailheads, multi-use recreational trails and trail-side resting
areas emphasizing the quasi-rural and equestrian vernacular of the area. For the following
descriptions please refer to Exhibit 4.14, Preliminary Greenway, Open Space and Trails Plan.
4.2.4.1 Trails
Complementing the invigorated plant communities and restored Santiago Creek riparian
corridor, trails reflective of the before mentioned documentation will be introduced.
These trails and amenities, located within a variety of open space environs, will provide
for an opportunity to enjoy and recreate in a previously unavailable natural setting as well
as provide for connectivity to the adjacent local and regional trail networks. These multi-
use recreation trails are intended for shared use by hiker, bicyclists and horse -back riders.
Trail design and construction will be per the standards provided in the City of Orange
Recreational Trail Master Plan (RTMP), April 27, 1993, and as described below. The
implementation of the Specific Plan and associated project will fund a maximum of
$4,100,000.00 in landscape, trail and other improvements for the Santiago Creek
Greenway and open spaces. The construction of multi-use recreational trails (A-F) and
related amenities as described on the following pages, and the previously described
enhancements of the Greenway and Grassland Open Space in Planning Areas A and B,
shall be constructed or funded by the Applicant/Developer as described in Appendix C,
Preliminary Landscape Opinion of Probable Costs.
The Trails at Santiago Creek provides a recreational trail system that avails the greenway
open space and Santiago Creek environs in Planning Area A, and the grasslands environs
in Planning Area B, to the community of Orange at large as well as the project’s residents,
thus becoming an integral part of the City’s and County’s trail master plans via
connectivity opportunities. With the exception of Trails A and E, following approval of
this Specific Plan and prior to Site Plan Review and Tentative Tract Map submittal, final
trail alignment and points of connectivity with existing and future adjacent trails will be
accomplished via a collaborative effort involving the City of Orange, County of Orange,
Community stakeholders including without limitation the adjacent Homeowners
Associations, the Orange Park Acres Trail Committee, the Santiago Creek Greenway
Alliance and representatives of the Applicant. Any easements outside of Planning Area A
and B Open Space or the local streets in Planning Area C will be dedicated at the time of
final mapping.
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Trailhead
In the southerly portion of the site within Planning Area B a signature trailhead is provided
reinforcing the equestrian vernacular of the area. Intended to be an informative entryway
into the greenway and open space environs there will be informational signage and trail
maps, equestrian hitching rails and watering station, bike racks and rustic benches, a shade
shelter and tables for resting and/or waiting for others. This area will be a gathering place
for riders and hikers to meet and join up with friends and community colleagues for
mutual recreation and trail enjoyment. Educational kiosks will inform the public about
the ecology, biological resources, and special-status species of the area, as well as
emphasizing the importance of staying on the trails, respecting seasonal trail closures, and
the community’s responsibility in protecting the natural resources.
Please refer to Exhibit 4.15, Conceptual Trailhead Plan, Exhibit 4.16, Trailhead
Perspective and Exhibit 4.17, Trailhead Information Signage Concepts.
Trail A
Along the north side of E. Santiago Canyon Road, in addition to the existing Class II bike
trail, an off-street recreational trail will extend along the entire length of the Specific Plan
area. This trail will provide continuity from the existing recreation trail that parallels the
roadway east of the Specific Plan area, with the intention of eventually connecting to
future planned trails offsite to the west (provided by others). This 10’ wide trail will be
separated from Santiago Canyon Road by a 6-foot wide landscaped parkway (minimum,
as measured from the back of curb) within an 18-foot minimum wide easement as per the
City of Orange Recreational Trail Master Plan (RTMP) Detail #2. Trail fencing between
the trail and the street shall also be consistent with the City’s RTMP Detail #14 and shall
be placed outside of the trail tread area. The fence will be consistent with the existing
fencing along Santiago Canyon Road east of the project site.
Please refer to Exhibit 4.18, Multi-Use Recreation Trails and Exhibit 4.19, Multi-Use
Trail Perspective.
Trail B
This recreational trail will extend northward from the E. Santiago Canyon Road trail,
pass through the trailhead and meander through the grassland area (Planning Area B).
Within the northeast portion of the grassland parcel the trail will pass through open areas
that can be used by the community at large for informal passive gatherings and activities
such as casual picnics, kite-flying and Frisbee play.
Continuing northward Trail B will cross the Santiago Creek riparian corridor via a bridge
which will span the creek environs. The bridge, with a span in excess of 100 feet, will be
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October 30, 2018 4 -28
constructed of wood and/or steel and be of a character in keeping with the quasi-rural
locale and setting. The bridge will be located in the most feasible location to be the least
intrusive to the creek environment.
This 10-foot wide trail will be set within an 18-foot minimum wide easement as per the
City of Orange RTMP Detail #3.
Please refer to Exhibit 4.18, Multi-Use Recreation Trails and Exhibit 4.19, Multi-Use
Trail Perspective.
Trail C
This trail is an existing unpaved recreational trail known as the Mabury Ranch Trail. It is
predominantly off-site abutting the Specific Plan area’s boundary and Planning Area A,
the Greenway Open Space. The trail begins at Cannon Street and trends along the
Specific Plan area’s northwesterly boundary to Mabury Avenue where it then turns east
and runs offsite along the entire northern boundary of the Specific Plan area between
Mabury Avenue and the Greenway Open Space. At the east boundary the trail continues
offsite to the Santiago Oaks Regional Park via the Santiago Creek open space corridor.
Trail D
This recreational trail trends east/west through Planning Area A, the greenway open
space on the north side of the Specific Plan area and above Santiago Creek. The trail
traverses the sloping land on the east and west sides and meanders through the gently
sloping meadow area in the central portion of the site, providing for overviews of the
Santiago Creek corridor and its woodland communities. The trail connects at three points
with Trail C, the Mabury Ranch Trail, allowing for an enjoyable loop through varying
terrain. It also connects with Trail B south through Planning Area B to Trail A and E.
Santiago Canyon Road, and to Cannon Road abutting the westerly most portion of
Planning Area A.
The final design and alignment of Trail D will be done to avoid or minimize impacts to
coastal sage scrub and other native habitats, and to traverse through vegetation
communities that already exhibit disturbance. Portions of the trail may be closed or
partially closed seasonally when adjacent to habitat that may support special-status birds
during breeding season.
This 10-foot wide trail will be set within an 18-foot minimum wide easement as per the
City of Orange RTMP Detail #3.
Please refer to Exhibit 4.18, Multi-Use Recreation Trails and Exhibit 4.19, Multi-Use
Trail Perspective.
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Trail E
Trail E is located in Planning Area B south of and above Santiago Creek and north of the
residential neighborhoods in Planning Area C. It is oriented in an east/west trend and
serves multiple purposes: as a multi-use recreation trail, as a seasonal access for servicing
the managed vegetation/fuel modification zone, and as a fire access road (complying with
the Orange Fire Code Section 320 and associated guidelines). This trail will have a 20-
foot wide all-weather surface suitable to carry vehicle weight. Also, Trail E’s alignment
is comparable to the trail depicted in the 2018 Santiago Creek Vision Plan, page 33,
Figure 44.
Please refer to Exhibit 4.18, Multi-Use Recreation Trails.
Trail F
Trail F is oriented in a north/south trend within the Handy Creek Linear Park in Planning
Area B. It provides a direct link into the Planning Area B open space environs from the
community entry and signalized intersection at Santiago Canyon Road and Nicky Way.
A trail crossing signal for hikers, bicyclists and horseback riders will be provided for safe
crossing of the residential street upon entering the community and Planning Area C.
This 10-foot wide trail will be set within an 18-foot minimum wide easement, as per the
City of Orange RTMP Detail #3.
Trailside Rest Areas
Within Planning Area A and Planning Area B trailside rest areas are proposed. These
rest areas will have rustic benches, a horse hitching rail and a bike rack. They are
provided to allow trail users the opportunity to rest and take a break, take in the view and
setting, and enjoy the company of other trail users.
4.2.4.2 Parks
Through meetings and dialogues with representatives of adjacent residential
neighborhoods including Orange Park Association, Mabury Ranch Homeowners
Association and The Reserve Homeowners Association, it was mutually agreed upon that
no active parks or recreational facilities would be included in the Specific Plan area, but
rather passive recreational uses and trails would be incorporated into the plan as
previously described in Sections 4.2.4.1. Within Planning Area B the existing Handy
Creek OCFCD Easement provides for an open space extension to Santiago Canyon Road
and the community entry. A linear park will be developed in this easement to provide
trail connectivity and accented with shade shelter(s), benches and native plantings.
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Please refer to Exhibit 4.20, Handy Creek Linear Park Concept Plan and Exhibit 4.21,
Handy Creek Linear Park Perspective.
4.2.4.3 Perimeter Conditions
There are a variety of perimeter conditions which surround The Trails at Santiago Creek
Specific Plan area. The primary goal is to provide visual continuity with the existing
character of the surrounding community as follows:
Mabury Ranch
Mabury Ranch is a single-family detached neighborhood to the north of the Trails at
Santiago Creek. The Greenway Open Space (Planning Area A) is adjacent to this
neighborhood. A recreation trail currently exists along the south side of Mabury Ave with
a wooden split rail fence separating the recreation trail from the curb adjacent sidewalk
and street. An existing chain link fence denotes the northerly property line of the Specific
Plan area and separates the existing recreation trail from the adjacent open space. One
controlled access point is provided at Mabury Ave./Yellowstone Blvd. for Orange County
Flood Control.
Representatives from Mabury Ranch have indicated their desire to have limited access to
Planning Area A, the Greenway Open Space and associated trail network, from Mabury
Ave. by retaining the existing chain link fence or installing a similar fence. Therefore,
following approval of this Specific Plan, and prior to Site Plan Review and Tentative Tract
Map submittal, the final design of the Mabury Ranch edge condition will be accomplished
via a collaborative effort involving representatives of Mabury Ranch, the City of Orange
and the Applicant.
The Reserve
The Reserve is a single-family gated neighborhood adjacent to and east of the Trails at
Santiago Creek. This neighborhood is situated at a higher elevation with a planted slope
extending into Planning Area B. Existing fencing conditions at the property line vary and
will remain in place. As part of open space improvements the existing slope landscape will
be enhanced with native vegetation as necessary.
Vacant County Owner Parcel
At the intersection of E. Santiago Canyon Road and Cannon Street is a vacant lot owned
by the County of Orange with no defining characteristics other than the methane
monitoring and extraction system. This lot abuts a portion of the Specific Plan area’s
western boundary and Planning Area C, Low Density Single-Family Detached Residential.
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A thematic community block wall will be installed along the property line between the
vacant county owned property and Planning Area C to allow future residents at The Trails
at Santiago Creek privacy and security from future uses on the adjacent parcel.
E. Santiago Canyon Road
For continuity with the adjacent neighborhoods, for privacy and a sense of security for the
residents at the Trails at Santiago Creek, and for a proper maintenance boundary, a
thematic community sound wall will be installed on the southerly boundary of Planning
Area C, replacing the chain link construction fencing that currently exists along E.
Santiago Canyon Road. This wall shall be limited to six feet in height, as measured from
the highest elevation of land contiguous to the fence, and ten feet as measured from the
lowest elevation contiguous to the fence, whichever is less. Between the community wall
and the roadway will be the previously described Trail A, a multi-use recreation trail that
will be an extension of the existing multi-use recreation trail that runs along the north side
of E. Santiago Canyon Road adjacent to the Reserve. Landscape treatment and fencing
will be consistent with the conditions along The Reserve frontage. The community wall
will be setback 4-feet to 18-feet from the multi-use trail pending terrain conditions,
allowing for trees, shrubs and ground cover to be planted to accent the wall and soften the
development edge. Please refer Exhibit 4.12, Street Cross-Sections and Chapter 6, Section
6.4.10.4 for more detailed information. Where Planning Area B, the Grasslands,
interfaces with the proposed multi-use recreation trail extension, no walls or fences are
proposed between the trail and the grassland open space, thus allowing for an unimpeded
interface.
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CHAPTER 5 - FACILITIES AND SERVICE PLAN
5.1 Infrastructure Plans
5.1.1 Water
The City of Orange Public Works Department – Water division provides domestic water service
throughout the City of Orange as the “public water system” and will supply water to the Specific
Plan area. The water system will be constructed in accordance with the City of Oran ge Water
Department rates, rules, and regulations. As proposed, water service would be extended into the
project site within public water easements. Service would be circulated throughout the project to
provide a network for both domestic water demand and emergency fire flows. The primary
connection will be to the water mains within Santiago Canyon Road.
Water supply lines and facilities shall be designed as part of the City’s Master Water System
ultimately serving area-wide development. The master facilities and local mains, as such, will be
sized to provide domestic and fire flow services in accordance with the City of Orange Water
Department and Fire Prevention Bureau.
The land required for implementation of the water system shall be dedicated to the City in
conjunction with streets and through easements at the time of final map recordation.
The location and alignment of the water supply lines is based upon the street system
configuration, lot layouts, and area wide service requirements. All water supply planning shall be
closely coordinated with and be subject to review and final approval by the City of Orange.
Please refer to Exhibit 5.1, Conceptual Water System Plan.
5.1.2 Sewer
Orange County Sanitation District (OCSD) will provide wastewater collection and treatment to
the Specific Plan area. An existing OCSD trunk sewer main is located within E. Santiago
Canyon Road that measures 18 inches in diameter.
A network of underground sewer piping will be installed within the project site that would
connect to the existing sewer main within E. Santiago Canyon Road. Underground service
laterals would be extended to each dwelling unit.
Please refer to Exhibit 5.2, Conceptual Sewer System Plan.
5.1.3 Water Quality Management Plan
Water quality strategies for the Trails at Santiago Creek may include, but are not limited to:
minimizing impervious surfaces to maximize storm water retention, preservation of native
vegetation, and promoting filtration of runoff through biological media. The goal of using Low
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October 30, 2018 5 -2
Impact Development (LID) features is to direct runoff through biotreatment systems before
storm water enters Santiago Creek. By utilizing LID strategies in the project’s design, the project
will effectively minimize the sources of storm water runoff pollutants potentially created by
altering the site’s existing land use.
Another important aspect of water quality management includes source control Best
Management Practices (BMPs). Source control BMPs effectively minimize the potential for
known sources of urban pollutants to come into contact with runoff, thereby limiting water
quality impacts downstream. This includes both non‐structural measures, such as activity
restrictions, maintenance, training, and structural measures such as proper design of material
storage areas, trash storage enclosures, and utilizing drought tolerant landscaping. Source control
BMPs will be integrated into the project Water Quality Management Plan and project design to
minimize sources of pollutants for post-construction.
A variety of sustainable design measures will be included that address water quality and quantity
by capturing and directing runoff to biotreatment features which utilize biological media for
runoff filtering and treatment. One of the goals is to incorporate LID techniques into the design
phase to reduce storm water runoff and to maximize water quality capture and treatment at the
source. Rather than conveying runoff from small, frequent storm events to storm drains directly,
runoff is directed to landscape features located on‐site to dissipate and reduce the rate and
volume of runoff. Examples of these techniques include pocket rain gardens within turf areas and
use of cisterns for capturing rainwater for re‐use from buildings.
In Planning Area A and B the land use is Open Space. No proposed LID measures or structural
BMPs are proposed for this portion of the property as it will not undergo any development. In the
event trails are constructed, storm water landscaping features adjacent to the trails will be
incorporated for water quality treatment.
In Planning Area C the land use is Low Density Residential. A biotreatment water quality basin
will provide treatment of residential and street runoff in addition to source control BMP’s.
With implementation of the selected LID strategies and BMPs as required by the City of O range,
water quality exceedances are not anticipated, and pollutants are not expected in project runoff
that would adversely affect beneficial uses in Santiago Creek and the lower Santa Ana River.
Please refer to Exhibit 5.3, Conceptual Water Quality Management Plan and Exhibit 5.6,
Conceptual Storm Drainage Plan.
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5.1.4 Mass Grading and Earthwork Plan.
The proposed project includes extensive remediation of soils unsuitable for construction left as a
byproduct of the former mining operation. This will necessitate the import of approximately
877,000 cubic yards of new clean materials and the export of approximately 500,000 cubic yards
of silty soils. The blend of imported materials will be based on the recommendation of the
project’s soils engineer and will include asphalt, concrete, rock, and soil to be mixed in with the
materials found on-site currently. These activities are expected to take place over an 18-month
period.
Please refer to Exhibit 5.4, Existing Topography and Easements, and Exhibit 5.5, Conceptual
Mass Grading and Earthwork Plan.
5.1.5 Storm Drainage Plan
The storm drain system for the Specific Plan area will extend from Santiago Creek into Planning
Area C via underground pipes of various sizes. Runoff would be conveyed by a curb and gutter
system into catch basins and the underground storm drain piping system to control runoff from
the residential and open space areas. The storm drain system will discharge to a water quality
basin within Planning Area B and then into Santiago Creek. Elevation of Planning Area C will
be raised above the 100-year flood elevation. Storm water facilities will be provided on-site to
adequately serve the residential and open space development.
The storm drain system located in public streets and public easements shall be dedicated to the
City at the time of final map recordation.
Please refer to Exhibit 5.6, Conceptual Storm Drainage System.
5.2 Public Service
5.2.1 Law Enforcement
Law enforcement services will be provided by the City of Orange Police Department. Services
include response to 911 calls, traffic collisions, medical, and other types of emergencies.
Additional services provided include crime prevention, investigation, and enforcement of law,
providing police support to the area with patrol responses, reporting, and investigative support.
5.2.2 Fire Protection
Fire protection and emergency response services will be provided by the City of Orange Fire
Department. There are 8 fire stations distributed strategically throughout the City. 7401 Fort
Road, engine 7 is the closest station to the propose project. Additional support may be provided
by Orange County Fire Authority (OCFA) Fire Station #23 location at 5020 Santiago Canyon
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Road. OCFA Division IV-Battalions 2 & 3 serve the unincorporated community of Orange Park
Acres.
5.2.3 Schools
The Specific Plan area is located in the Orange Unified School District (OUSD). The site is in
the attendance area for Linda Vista Elementary School, Santiago Charter Middle School, and El
Modena High School.
5.2.4 Libraries
Library services will be provided by the Orange Public Library system. The closest branch
library is located at 380 S. Hewes Street in Orange. The Main Library and History Center is
located at 407 E. Chapman Avenue in Orange.
5.3 Utilities
5.3.1 Electricity
Electricity will be provided by Southern California Edison. Existing electrical service is in place
along Santiago Canyon Road. The specific tie in location(s) will be coordinated with SCE and a
backbone system will be extended through the site to serve each lot.
5.3.2 Natural Gas
The Gas Company will provide natural gas service. Existing gas service is in place within
Santiago Canyon Road. The specific tie in location(s) will coordinated with the Gas Company
and a backbone system will be extended through the site to serve each lot.
5.3.3 Solid Waste Recycling
Development within the Trails at Santiago Creek shall comply with the City of Orange
requirements for the provision and placement of solid waste and recycling receptacles. For
Single Family Residential products, refuse containers shall be stored within a residence’s garage
or side yard and a paved path of travel from storage location to pick-up location shall be
provided. The service provider will be that which is under contract to provide solid waste and
recycling for the city at large.
5.3.4 Communication Systems
Telephone service will be provided by AT&T. Existing telephone service is in place along
Santiago Canyon Road. The specific tie in location(s) will be coordinated with the Gas Company
and a backbone system will be extended through the site to serve each lot.
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CHAPTER 6 – DESIGN GUIDELINES
6.1 Introduction
The purpose of the Trails at Santiago Creek Specific Plan Design Guidelines is to establish a
context for future development, one that ensures the project will be complimentary to and
compatible with surrounding neighborhoods and the community-at-large. The design guidelines
define and reinforce the vision, regulations and standards contained in the Specific Plan. These
guidelines will be used by architects, landscape architects, engineers and others to assure a high -
quality renovation of the project’s open space features and proposed amenities, as well as final
residential site planning, architectural design of the single family homes, and the landscape
design of the residential neighborhood and related features.
The premier goal of the Trails at Santiago Creek is the integration of the project with the
adjacent neighborhoods and the community of Orange. By preserving and enhancing the
project’s extensive open space and Santiago Creek corridor, the project provides for connectivity
between adjacent open space corridors to the east and the west, an important greenway open
space link in the long-term plans as defined in the Santa Ana River/Santiago Creek Greenway
Implementation Plan and as embraced by local communities and regional agencies . The
recreational trail network that traverses the project’s open space environs also provides the much
desired connectivity to local and regional trail networks and open space corridors surrounding
the site.
The underlying design theme for the Trails at Santiago Creek is “quasi-rural” with equestrian
influences. With 62.7% of the site comprised of restored open space interlaced with a multi-use
recreational trail network, the project becomes an integral part of the City and County’s trail
master plan and Greenway corridor. Combined with the multi-use trails available to equestrians
in the open space areas and the influences of the adjacent neighborhood’s fabric, the quasi-rural
equestrian theme for the project will blend nicely with this part of the City of Orange.
Utilizing native plant materials in the open space restoration and community landscape; a
network of decomposed granite trails with split rail fencing and trailside rest areas with rustic
benches; the signature trailhead with shade shelter(s) and amenities accented with heavy t imbers
and stone; and the equestrian themed fencing along the recreation trail paralleling Santiago
Canyon Road all work in unison to reinforce this theme.
The low density single-family detached residential neighborhood in Planning Area C will be
compatible in lot sizes and architectural styles to existing neighborhoods surrounding the project.
Building setbacks, height limits, landscape palettes and perimeter edge treatments will ensure a
harmonious blending of the new to the existing.
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To accomplish the above, the goals of these design guidelines are as follows:
A. To provide guidance to the land owner, architects, landscape architects, engineers and
other professionals in order to maintain the desired design quality.
B. To provide guidance to the City’s Community Development Department, City staff and
the Design Review Committee as well as Planning Commission and City Council when
called upon, in the review of Site Plan submittals.
C. To recognize the City’s “Orange Goes Green” policy and incorporate elements of
sustainable design to the degree possible.
D. To incorporate principals of Crime Prevention Through Environmental Design (CPTED)
to the degree possible.
E. To provide guidance to ensure that new single family detached homes are designed to be
compatible with the adjacent existing residential neighborhoods, and that improvements
and enhancements to the Greenway Open Space are compatible with the existing native
landscape fabric present on the site.
F. To provide perimeter edge and transition guidelines that respect the character of the
existing open space conditions, as well as guidance in the enhancement of the E. Santiago
Canyon Road streetscape and edge condition to ensure compatibility and connectivity
with the existing condition to the east of the project site fronting The Reserve residential
neighborhood.
6.2 Site Planning Guidelines
Every effort should be made to ensure there is a seamless transition from the Greenway Open
Space (Planning Area A) to the Grassland Open Space (Planning Area B) via the utilization of
appropriate plantings and the spacing of said plantings. There should be a landscape enhanced
transition from open space to the project’s single-family detached residential neighborhood in
Planning Area C. The managed vegetation/fuel modification zone within Planning Area B should
be such that the plant materials selected and the thinning that is required is done in a manner that
appears natural. Where walls or fences are required for safety, security and/or privacy landscape
plantings should be incorporated to avoid extended length of unadorned sterile edges. Trail
paseos should be provided from the residential area to the surrounding open space and trail
network to ensure connectivity and the interface of lands uses.
Within Planning Area C the various lot size programs should be responsive to adjacent land uses
with the largest lots (10,000 square feet and greater) located on the east side of the planning area
adjacent to Planning Area B open space and the existing Reserve residential neighborhood.
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6.2.1 Street Layout
The community entryway to the Trails at Santiago Creek will be at a signalized intersection on
E. Santiago Canyon Road across from Nicky Way. The entry will be enhanced with native
and/or native-like landscape plantings and trees, decorative walls and fencing, signage and
landscape lighting, stone veneer and timber accents reinforcing the quasi-rural equestrian theme.
Where the multi-use recreation trail (Trail A) that parallels E. Santiago Canyon Road crosses the
entry road decorative/enhanced paving will be provided to define the crossing. Similarly, where
Trail F crosses the residential street decorative/enhanced paving will be provided.
While the Specific Plan proposes one primary point of entry at the signalized intersection on E.
Santiago Canyon Road, there are two additional access points provided for emergency vehicles.
One emergency ingress/egress is located in the southeast portion of Planning Area C connecting
to E. Santiago Canyon Road. The second emergency ingress/egress is located in the southwest
portion of Planning Area C, connecting to E. Santiago Canyon Road. Both emergency access
points also act as hike/bike trail paseos into the residential neighborhood and will be provided
with vehicle barrier posts that can be easily unlocked and knocked down should the need for
emergency access arise.
Within Planning Area C the residential street layout will be simple, easy to navigate, easy to
understand one’s location and allow for clear lines-of-sight for safety. The single-family
detached homes will take direct driveway access from the local streets. Residential (local)
streets will be public and will be designed per the City of Orange 100 Series – Street
Improvement Standards, Standard Plan 106 – Local Streets, Case I and Case II. Curb adjacent
landscape parkways will be increased from 3 feet to 5 feet to allow for street tree plantings
within the parkway. This has been discussed with City Staff and confirmed as acceptable within
the public street standard. Streets will have one travel lane in each direction and sidewalks
separated by a landscape parkway. Parallel parking will be allowed on one or both sides of the
street pending neighborhood design.
Please refer to Chapter 4, Exhibit 4.12, Street Cross-Sections, Chapter 6, Exhibit 6.9, E.
Santiago Canyon Road Enhancements, Exhibit 6.10, Community Entry Road Enhancements, and
Exhibit 6.12, Local Residential Street Enhancements.
6.2.2 Pedestrian Circulation
Development within Planning Area C will incorporate connections to the surrounding
recreational trail systems via trail paseos and the Handy Creek Linear Park. The paseos will
provide hike/bike trail access to the recreational trail along E. Santiago Canyon Road (Trail A),
and the recreational trails within the Grassland Area (Trail B and E). Connections to the project’s
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trail system will be constructed of surface materials such as decomposed granite or a
combination of asphalt and decomposed granite in keeping with the other recreation trails
throughout the project. Please refer to Chapter 4, Exhibit 4.14, Preliminary Greenway, Open
Space and Trails Plan.
Within the residential neighborhood all streets shall have sidewalks when fronted by homes, thus
providing ease in pedestrian movement throughout the neighborhood. Sidewalks shall connect
to trail paseos and the linear park.
6.2.3 Crime Prevention Strategies
The Rio Santiago project will incorporate Crime Prevention Through Environmental Design
(CPTED) strategies to help deter crimes and increase perceived safety. The intent is to create a
safe community by designing an environment that discourages criminal behavior and encourages
people to “keep an eye out” for each other. CPTED strategies have been designed by the City of
Orange Police Department and are described below.
To ensure adequate services are provided, and to minimize the demands on police service,
security and design measures that employ defensible space concepts will be utilized in
development and construction plans. These measures incorporate CPTED, which involves
consideration such as access and visibility of common areas, street addressing and landscaping.
CPTED promotes public safety, physical security and allows for the ability to monitor activity in
neighboring areas. CPTED involves four ke y strategies designed to reduce fear and crimes, and
improve quality of life. These strategies are:
Natural Surveillance: Criminals do not want to be seen. Discourage potential offenders
by placing physical features, structures, activities and people in ways that maximize
visibility and encourage positive intersection among users of public and private spaces.
Natural surveillance measures shall include, but are not limited to, placing windows so
they overlook walkways, streets and parking areas, creating landscape designs that allow
for natural surveillance, providing adequate nighttime lighting and ensuring potential
problem areas are well lit, etc. Providing diversified, complementary programming and
events in public spaces encourages positive use, increases public surveillance and
discourages inappropriate behaviors. Residential lots having reduced street frontage or
flag lot configurations shall have additional illuminated monument addressing at the
street. Group or gang mailboxes shall be located in an area having a high volume of
activity within the respective development.
Territorial Reinforcement: Physical design can create or extend a sphere of influence
around the project or a segment of the project. People then develop a sense of territorial
control while potential offenders, perceiving this control, are discouraged. Territorial
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reinforcement occurs by using buildings, entry treatments, landscape, hardscape, fences,
gates, etc. to convey ownership and define public and private areas. All residential
fencing along common areas, public spaces, trails, etc. shall be of open construction
where feasible, to provide natural surveillance from residences to the surrounding areas.
The plants and shrubbery chosen for the landscaping around public spaces and trails shall
be installed in a graduated height, from lower to higher. Landscaping shall be planted
away from the access areas to prevent blind corners and maintain maximum visibility of
surrounding area for those using the facilities. Plant types shall be chosen that will
prevent future overgrowth and maintain maximum visibility.
Natural Access Control: Natural access control is directed primarily at decreasing crime
opportunity by clearly differentiating between public and private spaces. This type of
control can be implemented by designing streets, walkways, building entrances and
gateways to clearly indicate public routes and discourage access to private areas with
structural elements.
Target Hardening: This strategy is directed at denying or limiting access to a crime target
through the use of physical barriers such as window locks, dead bolts for doors, interior
door hinges, alarm systems, etc. All structures shall comply with the requirements of
Municipal Code‐Chapter 15.52 (Building Security Standards), which relates to the use of
specific hardware, doors, windows, lighting, etc. (Ord. 7‐79). Architect drawings shall
include sections of the Ordinance that apply under “Security Notes”. An “Approved
Products List 07/04” of hardware, windows, etc. is available upon request.
6.2.4 Single-Family Homes
6.2.4.1 Plotting and Spatial Considerations
The plotting of the single-family residences shall be designed in a manner that
achieves visual diversity and interest in the street scene. Such diversity shall b e
achieved through articulated building massing and/or enhanced elevations on
residences plotted on corner lots.
No identical floor plan and elevation are permitted side by side. Reverse footprints
of identical plans are allowed adjacent to one another provided each has a different
elevation and color scheme.
The two houses on either side of a specific lot must all use different color schemes
than that specific lot.
The living portion of a residence, including porches, shall be a prominent feature of
the front elevation to enliven the street scene.
Articulation of side and rear elevations that are visible from E. Santiago Canyon
Road, Mabury Ranch, The Reserve, or Planning Area A and Planning Area B open
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space areas shall be consistent in design, materials and details with the front
elevation.
6.2.4.2 Circulation
Front entry driveways that exceed 18’ in width along the street must be enhanced.
Enhancement options include but are not limited to decorative pavers, integral color,
contrasting textures, decorative scoring, paving bands or other similar treatments to
break up expansive areas of pavement. Front entry driveways that are 18’ in width or
less do not require such enhancement.
For parking standards please refer to Chapter 7, Section 7.4.2, City of Orange
Residential Parking Standards for Single Family Dwellings.
6.3 Architectural Design Guidelines
6.3.1 Architectural Character and Style
The City of Orange has a rich architectural heritage upon which to draw insp iration for
development within the Trails at Santiago Creek. Much of the City’s early architecture had a
distinctly rural flavor due to its agrarian roots. As described in the City of Orange General Plan,
Historic Preservation Section, some of the earliest architectural styles included Victorian,
Classical Revival, Craftsman, Bungalow, and Mediterranean Revival. Driving through the City
of Orange today there are additional architectural styles influenced by the post -World War II era
including Ranch, Spanish Adobe, Monterey, American Revival, and California Contemporary.
As previously stated in Chapter 4, Section 4.2.2 the architectural styles for the single-family
detached residences in Planning Area C will be a current day interpretation of the existing
surrounding neighborhoods, most specifically Orange Park Acres, complimentary to and in
character with them. Similar materials will be used, rooflines and roof styles will be comparable,
and the architectural theme will be an updated version of Orange Park Acres while adapting to
the Specific Plan’s residential lot programs. Materials and features will include primarily gable
or shed style roofs, stucco and or wood/wood-like siding on facades, covered entries or front
porches with square posts and beams, primarily rectilinear window forms but occasional arched
feature window, corbels, beams or rafter tails, and accent materials of stone, brick and
occasionally a slate-like material.
However, with generational influences, life-style variations and varying market demand
constantly affecting the design of residential homes the final architectural style(s), and the design
composition of such, will be proposed by the home builder(s) who are most attuned to current
trends. Architectural plans and elevations will be presented to the Design Review Committee for
review and approval at the time of Site Plan Review and Tentative Tract Map submittal.
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6.3.2 General Architectural Standards
6.3.2.1 Building Form and Mass
All residential building elevations shall be well detailed and articulated, incorporating
building forms, masses, roof design, details and accent features that are consistent with
the architectural style of the building.
Sufficient massing and articulation of building walls shall be incorporated into the
building design to provide visual interest to building facades and to reduce the visual
length of long walls. Such articulation may be achieved in a variety of ways, including,
but not limited to:
Articulation of wall planes, using horizontal or vertical offsets.
Accentuated building elements such as entries, stair towers, or other similar features
that provide horizontal or vertical off‐sets and break the eave line of the building.
Simple bold forms.
Projections and recesses to provide shadow and depth.
Long building wall planes, particularly on the front elevation, shall be staggered to create
interest along the street scene, to provide a desirable human scale, and to avoid visual
monotony.
Articulation and detail shall be provided to the rear and side of dwellings when visible
from perimeter edges of the residential planning area or from public spaces throughout
the project and the surrounding community.
Single‐Family Detached residences shall not exceed two stories in height.
6.3.2.2 Building Materials and Color
The use of building materials shall be consistent with the home builder’s defined
architectural style of the residence and shall include but no bet limited to the following
materials:
Stone.
Brick.
Cementitious Siding, Shakes, Board and Batten and similar treatments.
Stucco.
Wood or simulated wood siding.
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(No one material shall comprise more than 80% of the surface of the building’s wall
planes that are visible from the street.)
All surface treatments or materials shall be designed to appear as an integral part of the
design, and not merely applied. All materials visible from a street or rear yard shall wrap
architectural elements in their entirety. Material changes shall occur at inside corners.
Natural tones and colors that harmonize with the site’s natural context shall be used.
6.3.2.3 Roofs
Roof treatments shall be consistent with the architectural style of the building.
Overall variety in roof forms, ridge heights, and direction of gables are required to
provide visual interest as viewed from streets, open space, adjacent off‐site
neighborhoods, or any other public space. The use of gable, cross‐gable, hip, shed or a
combination of these roof forms are encouraged to achieve a varied rooflines within the
project. Repetitious gable ends framed side to side on rear elevations of Single‐Family
Detached dwellings shall be avoided along perimeter edges of the residential planning
area.
Roof Pitch:
Basic roof pitch shall range from 3:12 to 8:12. Secondary roof elements that
accentuate special features of the building’s architecture may be less than 3:12 or in
excess of 8:12 provided these elements are consistent with the architectural style.
Permitted Roof Materials:
- Flat Concrete Tiles or Shakes.
- “S”‐tiles.
- Architectural Grade Asphalt Shingle.
- Photo‐Voltaic Roof Tiles (must match size and shape of main roof tile).
- Cool or “green” roofs. (where applicable)
- Roof flashings, rain gutters and downspouts, vents and other roof protrusions
shall be finished to match adjacent finish materials and/or colors. Unfinished
galvanized metal is not acceptable unless appropriate to a particular architectural
style.
- Fascia elements shall be consistent with the architectural style of the building.
The use of heavy exposed wood members is encouraged for rafter tails, brackets,
braces and other decorative elements as appropriate to the architectural style of
the building.
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Prohibited Materials:
- Wood Shake.
- Rolled roofing material (except for flat roofs with parapet).
Roof Colors:
Colors ranging from light brown to dark brown with mottled blends of warm grey,
tans, and other earth colors preferred. Monterey roof colors shall range from rust to
earth red tones.
Skylights:
Skylights are permitted, but shall be designed as an integral part of the roof. Skylight
framing material shall be colored to match the adjoining roof. White “bubble”
skylights are not permitted.
Solar Panels:
Solar Shingles and Solar Panels, if used, are to be integrated into the roof design,
flush with the roof slope. Frames must be colored to complement the roof. Mill finish
aluminum frames are prohibited. Support solar equipment shall be enclosed and
screened from view. Solar panels shall not extend past eave or fascia.
6.3.2.4 Garages
Garage doors shall be compatible with the architectural style of the residence. Residential
design shall de‐emphasize the garage door to the extent feasible. This can be
accomplished through incorporating one of the following design techniques into a roll ‐up
door style:
Provide a minimum of a two-foot offset and separate entries for 3+ car garages (i.e.,
2-car with separate 1-car). A one-foot offset may be incorporated with inclusion of a
separate roof element either on the one- or two-car garage.
Garages should incorporate the same level of design detail and should incorporate the
major themes and elements of the front elevation of the house.
Garage doors should be recessed into the garage wall a minimum of four inches to six
inches. Garage doors should be multi-paneled or otherwise provided with subtle
adornment to provide shadow relief. Decorative panels, windows, arched doorways or
ornamental trim are strongly encouraged. The garage door should be simple, clean
and unadorned and relate to the particular architectural style. A variety of styles
should be used within individual neighborhood sub-areas.
The use of side drive or turn‐in garages is encouraged.
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6.3.2.5 Architectural Features and Accents
Windows
Prominent windows (as defined in Appendix B) on highly visible elevations shall be
articulated in a manner consistent with the architectural style, such as:
- Window recesses or projections.
- Bay windows.
- Pot shelves.
- Shutters
- Multiple windows grouped or organized in a manner consistent with the
architectural style or theme.
All windows and openings shall feature trim surrounds or header and sill consistent
with the architectural style of the building.
The style of windows, including mullion and muntin patterns, shall be compatible
with the architectural style of the building.
The shape and size of shutters, when used, shall be sized proportionate to the window
opening.
Aluminum or vinyl extruded frame windows shall be appropriately colored to match
or complement the house or trim colors.
Glazing may be either clear or lightly tinted. Highly reflective coated glass is not
permitted.
Window offsets shall occur between windows on adjacent buildings where building
separations allow 10’ or less to occur.
Translucent windows are appropriate for privacy, specifically in bathrooms with
building separations of 10’ or less.
Entries
Building entries shall be articulated as a focal point of the building’s front elevation
through the appropriate use of roof elements, porches, stoop, columns, tower or turret
elements, recesses or projections, windows or other architectural features specific to the
architecture style.
Residences with a front door that is not visible from the street, if any, shall feature a
courtyard, trellis, portal element or similar architectural feature to provide articulation
and sense of arrival from the street.
Courtyards
Courtyards provide a transition from the public space of the street to the entrance of the
building and, when provided, shall appear as an extension of the architecture of the
structure. Courtyard walls shall be finished to be compatible with the building and may
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be embellished with stone, ceramic tiles, steps, recesses, cut‐outs, or wrought iron accents
appropriate to the architectural style of the building. Pedestrian amenities such as site
furnishings, shade devices, paving, water features, and landscaping shall be carefully
integrated into a unified design.
Balconies and Decks
Balconies and decks, when provided, shall be designed as an integral component of the
building’s architecture and shall be designed appropriate to the architectural style of the
residence.
Deck and balcony railings can be open rail, solid, or a combination of both but must
be constructed of ignition‐resistant materials.
Open rail decks that project from the face of the building shall have corner columns
that are appropriate in scale to the deck.
Decks with solid railings require the use of scuppers or internal drains for drainage.
Patio Covers
Patio covers, when used, shall be designed as an integral component of the building
architecture. Columns used in conjunction with patio covers shall convey a sense of
strength and support, in scale and proportion with the architecture of the building.
Patio covers, when used, shall be consistent with the architectural style of the residence
and be treated in one of the following ways:
Sloping roof element with roof tile matching the home.
Flat roof with parapet.
Trellis element.
Columns shall be proportionate to the roof element.
Front Porches
Reminiscent of traditional City of Orange and Orange Park Acres neighborhoods, front
porches are encouraged to provide an inviting neighborhood streetscene and promote
friendly interaction among neighbors.
Porches, when used, shall have railings and be fully covered in one of the following
ways:
Roof element and tile matching the residence.
Trellis structure covering the entire porch area.
Second floor balcony or overhang (may be cantilevered or supported).
Porch to be sized for livability and shall have a minimum dimension of 6’ measured
from the exterior of the house to the inside of the front railing.
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Columns & Archways
The use of columns and archways adds articulation to the residence and are encouraged
where appropriate to the architectural style. Columns and archways shall be scaled
appropriately to provide a sense of strength and support that are compatible with the
architectural style of the dwelling.
Trellis and Arbors
Trellises and arbors are encouraged to enhance the architectural character or residential
design. When used, they must be designed to maintain their appearance considering the
climatic conditions of the area (such as direct sun and termite damage).
6.3.2.6 Architectural Detail Elements
Detail elements including, but not limited to, shutters, exposed rafter ends or cross
beams, cupolas, decorative grille work, decorative stucco or clay pipe vents, decorative
ceramic tile and/or other similar features shall be used to provide visual interest to th e
residence, consistent with its architectural style. As a note, exterior wall vents shall be
screened with a corrosion‐resistant wire mesh with ¼ “ (6mm) openings or its equivalent.
Chimneys
Chimneys, when provided, shall be compatible in design, material, and color with the
building. Chimneys, particularly chimney caps, should be simple in design, so as not to
distract from the building. Exposed flues and overly elaborate fireplace caps are
prohibited.
Walls and Fences
Walls and fences that are visible from streets, open space, or other public areas shall be
compatible in material, color, and design with adjacent architectural elements.
Exterior Lighting
Exterior lighting shall be used for entries, patios, outdoor living spaces, courtyards,
porches etc., and shall be shielded to minimize glare and “light spill” to adjacent
properties and streets. The level of on‐site lighting and lighting fixtures shall comply with
any and all applicable requirements and policies of the City of Orange. Energy
conservation, safety and security shall be emphasized when designing any lighting
system. Exterior lighting fixtures shall be compatible with the architectural style of the
building. Accent lights may be used to highlight significant architectural elements and for
special features such as providing direction for pedestrian and vehicular circulation. The
project has been designed to minimize night lighting. Any necessary lighting will be
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shielded or directed away from natural open space areas and existing adjacent
neighborhoods.
Awnings
Awnings must be designed as an integral part of the architecture. Unacceptable awning
treatments include metal louvers (except for Bermuda style shutters) and untreated fabric.
Gutters and Downspouts
Exposed gutters and downspouts, when used, shall be colored to either match or
complement the surface to which they are attached.
6.3.2.7 Non-Architectural Elements
Mechanical Equipment
No mechanical equipment (air conditioning/heating units, HVAC, etc.) shall be
mounted on, or attached to, any sloped roof. Solar panels are permitted.
Ground mounted air conditioning (HVAC) units must be screened by walls or
landscaping maturing at least 6” higher than the unit(s) and located away from
pedestrian paths and project amenities where applicable.
Mechanical devices such as exhaust fans, vents and pipes shall be painted to match
adjacent wall or roof surfaces. Such elements shall be located to minimize visual
impact to building elevations.
Builders are encouraged to gang up plumbing vents to reduce the number of roof
penetrations where possible.
Satellite Dishes
All antenna and satellite dishes shall be screened from public view to the extent
feasible and are subject to all applicable Federal regulations and Home Owner’s
Association (HOA) rules.
6.4 Landscape Design Guidelines
6.4.1 Overview
The landscape design for the Trails at Santiago Creek is based on a commitment to creatively
balance the demands of human use with the need for connection to nature through landscape and
open space. Per the City of Orange General Plan and the Natural Resource Section, the City
desires that future residential projects respond to the presence of Santiago Creek as a community
and ecological amenity to be incorporated in their site plans, building design and orie ntation, and
landscaping. The Trails at Santiago Creek embraces this with its open space preservation, creek
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restoration and network of multi-use trails. The use of native plant materials and others that are
compatible with the Santiago Creek Greenway Open Space environs in Planning Areas A and B
enhances the habitat value of the creek corridor in addition to being visually compatible. The
Natural Resource Section of the City’s General Plan also references the Santiago Creek Vision
Plan, which this Specific Plan also embraces. As previously discussed in Section 2.8,
Relationship to the 2018 Santiago Creek Vision Plan Update, the Trails at Santiago Creek
Specific Plan is responsive to the Vision Plan for the Mile 7 segment of the Vision Plan by
providing greenway open space within the majority of the site, restoring Santiago Creek and
open space habitats with native species, providing for multi-purpose recreation trails and
connectivity to adjacent trails, and limiting low-density single-family detached residences to the
southerly portion of the site adjacent to E. Santiago Canyon Road. Please refer to Exhibit 2.4,
Santiago Creek Vision Plan Figure 44 – Mile 7 as well as the letter from the Santiago Creek
Greenway Alliance in support of the Trails at Santiago Creek in Appendix A.
The landscape design embraces regional and site specific environmental influences and
incorporates these elements with the features and amenities of the project. The Trails at Santiago
Creek will employ a unified landscape character for the various uses associated with the plan.
Additional elements which will provide cohesion to the site development will include rough-
hewn materials such as river rock, brick, decomposed granite, heavy timbers, and natural metal
finishes intended to reinforce the underlying quasi-rural equestrian theme.
6.4.1.1 Landscape Design Principles
The landscape design principles for the Trails at Santiago Creek include:
Establish an identity for the project along East Santiago Canyon Road through the use
of enhanced planting material, entry monumentation and enhanced wall and fence
materials. Fencing materials along Santiago Canyon Road shall be consistent with the
existing fencing east of the project site.
Incorporate the character of Santiago Creek into the communit y design through
organic planting drifts with an emphasis on native shrubs and grasses, native trees,
and creek-compatible plant materials, meandering pathways and trails and the use of
wood or wood-like fencing and structures.
Recall historical elements of the City of Orange and Santiago Oaks Regional Park
through the use of similar building materials and forms within the open space
environs (i.e. trailhead features, shelters, benches, fencing, trails).
Recognize the value of the Specific Plan’s open space elements in the City and
County’s open space and trails framework/master plan and provide linkage and
connectivity to/from the project site via a multi-use recreation trail network available
to both the residents at the Trails at Santiago Creek and the public-at-large.
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Preserve mature trees existing on site with the use of a tree conservation plan. This
plan maps out all healthy trees with a minimum diameter at breast height (DBH) of 6
inches or greater to be protected in place during the development of the project. See
Exhibit 6.3, Tree Conservation Plan.
Maintain a strong connection with nature at the community’s wildland interface. This
will be accomplished with intentional landscape programming comprised of healthy,
native tree and shrub conservation and specific native and habitat-promoting plant
species in the replanting efforts. Native plant material that is compatible with the
habitat of the creek corridor will be used to enhance the wildland interface.
Create a connected and walkable community with access to trails and walking paths
from both within and outside the Specific Plan area.
Design with sustainability as a key component through the use of drought tolerant
planting, state-of-the-art irrigation techniques, and local building materials when
possible.
6.4.1.2 Landscape Framework
It is the intent of the Trails at Santiago Creek to provide a seamless transition from the
Greenway Open Space and Santiago Creek environs (Planning Area A) to the Grasslands
Open Space (Planning Area B) via the utilization of site appropriate plantings and the
spacing/distribution of them. There should be a landscape enhanced transition from open
space to the project’s single-family detached residential neighborhood in Planning Area C.
The managed vegetation/fuel modification zone within Planning Area B should be such that
the plant materials selected and the thinning that is required is done in a manner that appears
natural while complying with Section 320 of the Orange Fire Code (per Orange Municipal
Code Section 15.32.020). Where walls or fences are required for safety, security and/or
privacy landscape plantings will be incorporated to avoid extended length of unadorned
sterile edges. Trail paseos will be provided from Planning Area C to the surrounding open
space and trail network in Planning Area B to ensure connectivity and the interface of lands
uses.
6.4.1.3 General Planting Requirements
Street trees shall be a minimum of 24” box, unless otherwise approved by the DRC.
Refer to Section 6.4.16, Plant Material Palette, for suggested plant materials, and the
City of Orange Street Tree Master Plan for Species Palette, Standard Specifications,
Municipal Code (Chapter 12.28 Street Trees).
Refer to Section 6.4.5.3 of this Specific Plan, Local (Residential) Streets, for street
tree spacing requirements within Planning Area C.
Shrub planting areas will be 2’ minimum width outside the curb area. Tree planting
areas will be 4.5’ minimum width.
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Shrubs for trail planting shall be at a minimum 1 gallon.
Planting installed adjacent to street edges must appropriately provide for vehicular
sight distances at intersections and driveways.
Where a fence is not provided for trails, an unbroken plant barrier shall be installed in
parkway areas between vehicular traffic and the trail to prevent trail users from
leaving the trail. In areas where a parkway planting is specified, vines, shrub, and tree
planting must be of a non‐toxic selection to horses.
Turf areas will be designed to be large enough to be usable (minimum 150 square
feet). Turf areas smaller than 150 square feet shall not be permitted.
Planting which requires low amounts of supplemental water is required (except turf).
Trees shall not conflict with lights standards to ensure proper light coverage.
Planting design shall comply with the Orange Municipal Code, Chapter 16.50
Landscaping Requirements.
Trail planting shall comply with the City of Orange Recreational Trails Master Plan.
Root barriers shall be used for any tree or large shrub within 5’ of any structure or
hardscape element to minimize the damage caused by migrating roots which can
uplift streets, sidewalks, parking lot paving, and other hardscapes.
6.4.2 Plant Material Palette
All plants selected have been made in consideration of the natural and open-space beauty of
the Trails at Santiago Creek, naturalized aesthetic, drought tolerance, plant size to planting
area compatibility, low maintenance requirements, overall plant resilience. Please refer to
Table 6.1, Plant Material Palette, Exhibit 6.1, Community Landscape Zone Plan and Exhibit
6.2, Planting Zone Plan, for the planting Zones 1-4 referenced below, as well as the bio-
retention basin, Zone 5, and Exhibit 6.3, Tree Conservation Plan.
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Table 6.1 - Plant Material Palette
Zone 1 – Santiago Creek Edge
Plant Species List
Scientific Name Common Name
Trees
Acer macrophyllum Bigleaf Maple
Alnus rhombifolia White Alder
Cercia occidentalis Western Redbud
Juglans californica California Black Walnut
Platanus racemosa California Sycamore
Populus fremontii Western Cottonwood
Quercus agrifolia Coast Live Oak
Quercus engelmannii Mesa Oak
Sambucus mexicana Mexican Elderberry
Umbellularia californica California Laurel
Large Shrubs
Heteromeles arbutifolia Toyon
Malosma laurina Laurel Sumac
Prunus ilicifolia Hollyleaf Cherry
Rhamnus californica Coffeeberry
Rhus integrifolia Lemonade Berry
Shrubs
Encelia californica California Sunflower
Eriogonum spp. Buckwheat
Eriophyllum conferfiflorum Thick Leaf Yerba Santa
Galvezia speciosa Island bush-snapdragon
Isocoma menziesii Coastal Goldenbush
Lavatera spp. Mallow
Lotus scoparius Deerweed
Lupinus bicolor Sky Lupine
Mimulus species Monkeyflower
Nemophilia menziesii Baby Blue Eyes
Opuntia spp. Prickly Pear
Ribes spp. Currant
Santolina virens Lavender Cotton
Salvia clevelandii Cleveland Sage
Salvia gregii Autumn Sage
Salvia melifera Black Sage
Salvia sonomensis Creeping Sage
Salvia spathacea Hummingbird Sage
Solanum xantii Purple Nightshade
Yucca whipplei Our Lord’s Candle
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Zauschneria californica California Fuchsia
Groundcovers
Ambrosia psilostachya Western Ragweed
Amsinchia menziesii Fiddleneck
Artemisia douglasiana Mugwort
Baccharis spp. Coyote Brush
Ceanothus spp. California Lilac
Eschscholzia californica California Poppy
Iva hayesiana San Diego Marsh Elder
Solanum douglasiana Douglas’ Nightshade
Sisyrinchium bellum Blue Eyed Grass
Symphoricarpos mollis Creeping Snowberry
Grasses
Bromus carinatus California Brome
Carex pansa Dune Sedge
Carex spectabilis Showy Sedge
Festuca californica California Fescue
Hordeum californicum California Barley
Leymus tritichoides Beardless Wild Rye
Miscanthus transmorrisonensis Evergreen Miscanthus
Muhlenbergia rigens Deer Grass
Nassella pulchra Purple Needle Grass
Poa erecta Blurgrass
Zone 2 – Community Streetscape/Trails/Edges
Plant Species List
Scientific Name Common Name
Trees
Geijera parvifolia Australian Willow
Platanus racemosa California Sycamore
Quercus agrifolia Coast Live Oak
Quercus engelmanni Mesa Oak
Quercu ilex Holly Oak
Quercus suber Cork Oak
Quercus virginiana Southern Live Oak
Shrubs
Arbutus unedo Strawberry Tree
Artemesia pycnocephala Beach Sagewort
Ceanothus spp. California Lilac
Comarostaphylis diversifolia Summer Holly
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Feijoa sellowiana Pineapple Guava
Garrya elliptica Coast Silk Tassel
Heteromeles arbutifolia Toyon
Lyonothamnus floribundus Catalina Ironwood
Mahonia aquifolium Oregon Grape
Mahonia fremontii Desert Mahonia
Mahonia nevinii Nevin’s Barberry
Mahonia repens Creeping Mahonia
Rhamnus californica Coffeeberry
Rhamnus crocea Redberry
Rhus integrifolia Lemonade Berry
Ribes viburnifolium Evergreen Currant
Salvia clevelandii Cleveland Sage
Salvia gregii Autumn Sage
Salvia melifera Black Sage
Salvia sonomensis Creeping Sage
Salvia spathacea Hummingbird Sage
Yucca whipplei Our Lord’s Candle
Zauschneria californica California Fuchsia
Grasses
Bouteloua gracilis Blue Gramma
Carex pansa Dune Sedge
Carex spectabilis Showy Sedge
Festuca californica California Fescue
Festuca occidentalis Western Fescue
Juncus occidentalis Western Rush
Juncus patens Common Rush
Leymus triticoides Beardless Wild Rye
Muhlenbergia rigens Deergrass
Zone 3 – Community Landscape
Plant Species List
Scientific Name Common Name
Foundation / Background Trees
Arbutus unedo Strawberry Tree
Geijera parvifolia Australian Willow
Juglans californica California Black Walnut
Pinus halepensis Aleppo Pine
Pinus pinea Italian Stone Pine
Quercus agrifolia Coast Live Oak
Quercus berberidifolia Coastal Scrub Oak
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Quercus engelmanni Mesa Oak
Quercus ilex Holly Oak
Quercus kelloggii California Black Oak
Quercus suber Cork Oak
Quercus virginiana Southern Live Oak
Tipuana tipu Tipu Tree
Tristania conferta Brisbane Box
Ulmus parvifolia Evergreen Elm
Accent Trees
Aesculus californica California Buckeye
Albizia flexuosa Silk Tree
Alnus cordata White Alder
Alnus rhombifolia California Alder
Cercis occidentalis Western Redbud
Calodendrum capense Cape Chestnut
Citrus “thronless” spp. Thornless Citrus
Cupressus sempervirens Italian Cypress
Hymenosporum flavum Sweetshade
Jacaranda mimosifolia Jacaranda
Koelreuteria bipinnata Chinese Flame Tree
Lagerstroemia indica Crape Myrtle
Pistacia chinensis Chinese Pistache
Platanus acerifolia London Plane Tree
Platanus racemosa California Sycamore
Podocarpus spp. Podocarpus
Shrubs
Anisodentea Cape Mallow
Arctostaphylos spp. Manzanita
Artemesia ‘Canyon Grey’ California Sage
Artemesia pycnocephala Sandhill Sage
Atriplex spp. Saltbush
Baccharis spp. Coyotebrush
Buxus spp. Boxwood
Buddleia davidii Butterfly Bush
Carissa macrocarpa Natal Plum
Cassia spp. Senna
Ceanothus spp. California Lilac
Clematis armandii Clematis
Coprosma spp. Mirror Plant
Cotoneaster spp. Cotoneaster
Dendromecon spp. Bush Poppy
Distictis buccinatoria Blood-red Trumpet Vine
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Encelia spp. Encelia
Epilobium canum California Fuchsia
Escallonia spp. Escallonia
Feijoa sellowiana Pineapple Guava
Fremontodendron spp. Flannel Bush
Galvezia speciosa Island Bush Snapdragon
Garrya elliptica Silktassel
Grevillea spp. Grevilles
Hesperaloe parviflora Hesperaloe
Heteromeles arbutifolia Toyon
Hemerocallis spp. Daylily
Hesperaloe spp. Hesperaloe
Hemerocallis spp. Daylilies
Heuchera spp. Coral Bells
Isomeris arborea Bladderpod
Lavatera spp. Tree Mallow
Ligustrum japonica ‘Texanum’ Japanese Privet
Liriope spp. Lily Turf
Lotus scoparius Deerweed
Mahonia spp. Mahonia
Malosma laurina Laurel Sumac
Nandina domestica Heavenly Bamboo
Oenothera californica California Evening Primrose
Oenothera hookeri Hooker’s Evening Primrose
Oenothera primiveria Yellow Sun Cups
Opuntia spp. Prickly Pear
Philodendron spp. Philodendon
Pittosporum Pittosporum
Prunus caroliniana Carolina Cherry
Prunus lyonii Catalina Cherry
Punica granatum Pomegranate
Rhaphiolepis indica Indian Hawthorne
Rhamnus californica Coffeeberry
Rhamnus crocea ‘ilicifolia’ Redberry
Ribes spp. Currant
Romneya coulteri Matilija Poppy
Rhus integrifolia Lemonade Berry
Salvia clevelandii Cleveland Sage
Salvia gregii Autumn Sage
Salvia melifera Black Sage
Salvia sonomensis Creeping Sage
Salvia spathacea Hummingbird Sage
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Sisyrinchium bellum Blue-Eyed Grass
Solanum jasminoides Potato Vine
Strelitxia reginae Bird of Paradise
Trichostema lanatum Wolly Blue Curls
Succulents
Agave spp. Agave
Aloe spp. Aloe
Opuntia spp. Prickly Pear Cactus
Grasses
Aristida purpurea Purple Three Awn
Carex barbarae Santa Barbara Sedge
Carex praegracilis California Field Sedge
Carex spissa San Diego Sedge
Festuca californica California Fescue
Festuca occidentalis Western Fescue
Juncus patens California Gray Rush
Juncus polyanthemos Australian Silver Rush
Leymus tritichoides Beardless Wild Rye
Muhlenbergia spp. Deer Grass
Nassella pulchra Purple Needle Grass
Poa erecta Blue Grass
Zone 5 – Bio-retention
Plant Species List
Scientific Name Common Name
Large Shrubs
Aesculus californica California Buckeye
Amorpha californica California False Indigo Bush
Cercis obiculata Western Redbud
Cornus sericea occidentalis California Dogwood
Garrya elliptica ‘James Roof’ Silk Tassel
Sambucus mexiana Tapiro
Spiraea douglasii Western Spiraea
Shrubs
Baccharis pilularis Coyote Brush
Epilobium canum ‘Catalina’ Island California Fuchsia
Epilobium canum ‘Uvas Canyon’ San Jose California Fuchsia
Perennials
Achillea millefolium Yarrow
Anemopsis californica Yerba Mansa
Bidens laevis Joaquin Sunflower
Calliandra eriophylla Fairy Duster
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Epipactis gigantea Stream Orchid
Eschscholzia californica California Poppy
Iris douglasiana Douglas Iris
Lilum pardalinum Leopard Lily
Lobelia cardinalis Cardinal Flower
Mimulus cardinalis Scarlet Monkey Flower
Mimulus guttatus Seep Monkey Flower
Rudbeckia califonica California Coneflower
Salvia spathacea Hummingbird Sage
Sisyrinchium bellum Blue-Eyed Grass
Solidago californica California Goldenrod
Grasses
Carex barbarae Santa Barbara Sedge
Carex praegracilis California Field Sedge
Carex spissa San Diego Sedge
Elymus condensatus ‘Wild Rye’ Canyon Prince Wild Rye
Juncus effusus Common Rush
Juncus patens ‘Elk Blue’ Elk Blue California Gray Rush
Muhlenbergia rigens Deer Gras
Isolepis cernua Low Bulrush
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6.4.3 Community Gateways and Monuments
The Community Gateway Monument and Wayfinding Monuments are intended to define and
express the visual character of the community and provide wayfinding upon arriving at and/or
traveling through the project. These monuments shall create an overall language of signage that
will be used throughout the Specific Plan area to provide cohesive design and directionality.
6.4.3.1 Community Gateway Monument
Located in Planning Area C the Community Gateway Monument announces the arrival to
the Trails at Santiago Creek and is the main threshold from Santiago Canyon Road. In
conjunction with the Handy Creek Linear Park this gateway visually links the
community’s neighborhoods in Planning Area C to the Greenway/Open Space and
Santiago Creek environs in Planning Area B and sets the tone for the community at large.
Materials, finishes, and scale of monumentation should embrace the quasi-rural
equestrian theme evident in this part of the City of Orange.
Materials used in the community gateway will reflect that found in the surrounding
neighborhoods and will include some combination of heavy timbers, river rock, stone
veneer, brick and natural metal finishes.
Key Community Gateway elements include:
Enhanced vehicular paving at the community entry
Connections to the multi-use recreation trail along Santiago Canyon Road and in the
Handy Creek Linear Park
Community pilasters for threshold experience
Low mounding shrubs in foreground with layered shrubs and tall grasses in the
background planted in a natural-like manner
A mixture of deciduous and evergreen trees along the vehicular corridor
Materials and finishes to complement the project and the surrounding area.
All Gateway Monumentation and associated landscape massing shall comply with the
City of Orange vehicular line-of-sight regulation standards.
Please refer to Exhibit 6.4, Community Trails, Nodes and Monumentation, and Exhibit
6.5, Community Gateway Monumentation.
6.4.3.2 Wayfinding Monuments
The Community Wayfinding Monuments will be comprised of a series of signs, markers,
pilasters, and monuments that assist with vehicular, equestrian, and pedestrian circulation
throughout the site while maintaining the quality and character of the community. The
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Wayfinding Monuments shall be used to call out amenities within the community such as
connections to the existing Mabury Ranch Trail and new amenities and connections along
the proposed trail network traversing Planning Area A and Planning Area B open spaces.
Acceptable materials for Wayfinding Monuments include: wood, stone, metal, and brick.
Please refer to Exhibit 6.6, Wayfinding Signage Concepts.
6.4.4 Walkways and Trails
As the project name suggests, the Trails at Santiago Creek shall promote a system of walkways
and multi-use recreation trails for walking/hiking, bicycling and horseback riding. In Planning
Area A and Planning Area B multi-use recreation trails shall connect to the existing recreation
trail along Santiago Canyon Road east of the project site, and to the existing Mabury Ranch Trail
along the Specific Plan area’s northerly boundary. Trail connectivity shall be coordinated with
the City of Orange.
Within Planning Area C a network of sidewalks and trail paseos will provide connectivity to the
open space trail network in Planning Area A and Planning Area B. Sidewalks will be
constructed per City of Orange Standard Plans 118-121. As noted on Standard Plan 118 concrete
shall be 520-C-2500. Trail paseos will be constructed of decomposed granite or similar. Trail
paseos connecting to Santiago Canyon Road will be constructed to support vehicle weight and
comply with the Orange Fire Code and associated guidelines.
6.4.4.1 Sidewalks
Sidewalks shall be built as per City of Orange standards. Pedestrian and bicycle access
from Planning Area C to the open space trail system in Planning Area A and Planning
Area B is required and shall be via trail paseos.
6.4.4.2 Multi-Use Recreation Trails
Multi-Use recreation trails are intended to provide hiking, biking and equestrian
movement on both year-round and seasonal trails within Planning Area A and Planning
Area B and shall provide connectivity to existing and future trail systems adjacent to the
project. Trails paseos will be provided from Planning Area C to the surrounding open
space trail network to ensure connectivity and the interface of lands uses.
6.4.4.3 Trail Materials
Due to shared use of the project’s trails by hikers, bicyclists and equestrians, a consistent
and durable material that allows for the various functions is required. The multi -use
recreation trails will consist of a minimum of 10’ wide compacted, decomposed granite
path with thickened edges. Additional furnishings will be located along the trails in
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designated Resting Areas and may include benches, picnic tables, bike racks, trash
receptacles and equestrian hitches.
Please refer to Exhibit 6.7, Multi-Use Recreation Trails.
6.4.4.4 Trailhead Portal and Trailside Resting Areas
The Trailhead Portal and the Trailside Resting Areas in Planning Area A and Planning
Area B act as special gathering areas within open space trail system. These areas will
provide a location for hikers and riders to gather and/or rest and enjoy the views of the
open space environs. Amenities such as bike racks, equestrian hitch posts, benches,
information kiosks and shade shelters shall be provided at the trailhead and throughout
the site at the trailside resting areas.
Please refer to Exhibit 6.8, Trailhead Perspective.
6.4.4.5 Handy Creek Linear Park (Planning Area B)
The linear park in Planning Area B set within the Handy Creek Easement will provide
connectivity to the open space trail system from the community entry and signalized
intersection at Santiago Canyon Road/Nicky Way, and from the residential
neighborhoods in Planning Area C. Due to the Handy Creek easement/culvert, planting is
limited to grasses, low shrubs, and groundcovers. Trees are encouraged between the
easement and residential edge to promote screening and visual interest in the linear park.
Shade structures and benches maybe installed outside of the drainage easements, as well
as turf areas.
6.4.4.6 Water Quality Basins and Features
All water quality basins and other project biofiltration water quality features shall be
designed to be aesthetic seamless components to the project. Tall grasses and low shrubs
will be planted to soften edge conditions and create seamless transitions between water
quality features and adjacent environments in Planning Area B and Planning Area C.
6.4.5 Streetscapes
Streetscapes are intended to visually support the community’s distinctive character. Landscape
treatments in curbside parkways and street edges are major components of the Trails at Santiago
Creek landscape plan. The primary function of these areas is to convey the immediate impression
of the overall community image, provide primary pedestrian and circulation routes, and provide
a landscape interface between traffic corridors and adjacent land uses. For example, the white 3-
rung split rail fence along East Santiago Canyon Road will be continued at the street frontage of
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the project. This will maintain and enhance the equestrian character for which the neighborhood
is known.
As part of the program design, all internal local streets within Planning Area C will be public and
designed per the City of Orange Standard Plan No. 106, Case I and Case II. Street tree spacing
shall be as per Section 6.4.5.3 of this Specific Plan. Street lighting will meet the City’s lumens
standards.
East Santiago Canyon Road will be landscaped to meet and exceed the City of Orange Municipal
Code standards. A 6-foot wide landscape parkway for tree, shrub and groundcover plantings is
provided between the 10-foot multi-use trail and East Santiago Canyon Road. Canopy trees are
proposed within the parkway, thus reinforcing the quasi-rural theme while ensuring that there is
neither visual obstruction of project addressing nor the vision of motorists or pedestrians. Where
the thematic community sound wall will exist there will be a setback of 4-feet to 18-feet from the
multi-use trail (Trail A) pending terrain conditions, allowing for trees, shrubs and ground cover
to be planted to accent the wall, soften the development edge and further reinforce the quasi-rural
theme of the surrounding area and Orange Park Acres. Please refer Exhibit 4.12, Street Cross-
Sections and Chapter 6, Section 6.4.10.4 for more detailed information.
6.4.5.1 E. Santiago Canyon Road
East Santiago Canyon Road is a four lane divided roadway along the southern boundary
of the project site. This street shall be landscaped according to the City of Orange
Municipal Code standards and will be complimentary to the existing streetscape to the
east. Key design elements include:
Multiple height (vertical and horizontal) street trees designed to relate to pedestrian
and vehicular scales, and the adjacent residential architecture.
Vertical screening between the road and the residential neighborhood (Planning Area
C).
6’ wide minimum parkway between the street curb and trail edge planted with drifts
of shrubs and groundcovers.
10’ wide Recreation Trail tread and split rail equestrian fencing to match the existing
condition east of the project.
Community sound wall adjacent to the residential neighborhood (Planning Area C)
with vine and shrub plantings to soften its presence.
Proposed installation of street lights per the City standards and lighting design policy.
Please refer to Exhibit 6.9, East Santiago Canyon Road Enhancements.
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6.4.5.2 Main Entry Road
Landscape forms shall be informal, reflective of the project’s quasi-rural setting, and
respectful of the below grade drainage easement and related constraints. The design shall
promote pedestrian connectivity. Due to the Handy Creek culverts below the street, trees
will not be permitted within the easement. Evergreen canopy trees are encouraged
immediately adjacent to the drainage easement with drifts of shrubs and groundcovers.
Key design elements include:
5’ curb separated concrete sidewalk on both side of the road.
7’ wide parkways on both sides of the road.
10’ wide Trail F separated from the sidewalk by a 10’ parkway
Community tubular steel fence or block wall at the residential edges.
Shrubs, grasses and groundcover planted in natural drifts in the parkways.
Screening shrubs and vertical screen tree masses along the residential edges.
Street trees planted in the parkway where applicable due to existing drainage
easements.
Enhanced vehicular paving at trail crossings.
Equestrian Crossing Demand Light
A minimum 8’ wide raised landscape median separating inbound and outbound lanes.
Please refer to Exhibit 6.10, Community Entry Road Enhancements and Exhibit 6.11,
Equestrian Crossing Demand Light.
6.4.5.3 Local (Residential) Streets
Local streets are within Planning Area C and shall be designed as per City of Orange
Standard Plan No. 106, Case I and Case II. Curb adjacent landscape parkways will be
increased from 3 feet to 5 feet to allow for street tree plantings within the parkway. This
has been discussed with City planning staff and confirmed as acceptable within the public
street standard. These streets incorporate design constraints such as driveways, therefore
the continuity of the street character is essential to establish a safe pedestrian friendly
environment. Key design elements include:
One (1) canopy tree will be required to be placed within the curb adjacent parkway of
each residential lot within Planning Area C to enhance the neighborhood streetscape
and create the appropriate scale for the residential street, thus encouraging slower
vehicular travel and providing an enjoyable pedestrian experience.
Curb separated sidewalks with shrub and/or groundcover plantings in parkway.
Upgraded light standards with pedestrian scaled dimensions.
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Landscape design to retain small event storm water and minimize or eliminate runoff
where possible.
Please refer to Exhibit 6.12, Local Residential Street Enhancements.
6.4.6 Perimeter Conditions
The Specific Plan area has a variety of perimeter conditions. The primary goal is to establish
visual continuity in the landscape with the surrounding areas and providing a sense of security.
6.4.6.1 Mabury Ranch
Mabury Ranch is a single-family detached neighborhood to the north of the Trails at
Santiago Creek. Planning Area A Greenway Open Space is adjacent to this neighborhood.
Mabury Ranch Trail currently exists along the south side of Mabury Ave with a wooden
split rail fence separating the recreation trail from the street and its curb adjacent sidewalk.
An existing chain link fence denotes the northerly property line of the project and
separates the existing recreation trail from the adjacent open space.
There currently exist four (4) openings in the split rail fence to allow for trail access as
follows:
At the intersection of Lassen Blvd. and E. Mabury Ave.
At the intersection of Yellowstone Blvd. and E. Mabury Ave.
Between Yellowstone Blvd. and Orange Park Blvd.
At the east end of E. Mabury Ave. at Orange Park Blvd.
The existing chain link fence allows for restricted/controlled access of Orange County
Flood control at the intersection of Yellowstone Blvd. and E. Mabury Avenue.
Representatives from Mabury Ranch have indicated their desire to have limited access
from Mabury Ave. to Planning Area A, the Greenway Open Space and associated trail
network by retaining the existing chain link fence or installing something similar.
Therefore, following approval of this Specific Plan and prior to Site Plan and Tentative
Tract Map submittal, the final design of the Mabury Ranch edge condition will be
accomplished via a collaborative effort involving representatives of Mabury Ranch, the
City of Orange, appropriate trail committees and the project representatives.
Please refer to Exhibit 6.13, Perimeter Condition, Mabury Ranch.
6.4.6.2 The Reserve
The Reserve is a single-family gated neighborhood adjacent to and east of the Trails at
Santiago Creek. This neighborhood is situated at a higher elevation with a planted slope
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extending into Planning Area B. Existing fencing conditions at the property line will
remain in place. As part of open space improvements the existing slope landscape will be
enhanced with native vegetation as necessary.
Please refer to Exhibit 6.14, Perimeter Condition, The Reserve.
6.4.6.3 Vacant County Owned Parcel
This area is currently a vacant lot owned by the County of Orange with no defining
characteristics other than the methane monitoring and extraction system. Planning Area C,
Low Density Single-Family Detached Residential, is adjacent to the county owned parcel.
A thematic community block wall will be installed along the property line between the
county owned property and Planning Area C to allow future residents at the Trails at
Santiago Creek privacy and security from future uses on the adjacent parcel.
Please refer to Section 6.4.10.4, Material Options, for a further description of the
community wall and Exhibit 6.15, Perimeter Condition, Vacant County Owned Parcel.
6.4.7 Open Space
The Trails at Santiago Creek’s open space consists of 68.5 acres covering 62.7% of the project
area and is home to a variety of plant communities and habitats. Comprised of varying
topographic conditions and bisected by Santiago Creek, the open space is intended to remain as a
natural environment, upgraded and enhanced in those areas which were previously disturbed, and
available for use by the public for passive recreational enjoyment via a network of multi-use
recreational trails.
6.4.7.1 Planning Area A – Greenway Open Space and Santiago Creek Environs
The greenway open space and Santiago Creek environs that comprise Planning Area A are
intended to be maintained in their natural condition and will undergo selective invasive
plant removal to support the vitality of the greenway’s natural habitats. Areas that have
been disturbed by the sand and gravel operations and maintenance, historic to the site, will
be restored with native plant materials and grasses. Debris and rubble associated with the
sand and gravel operations will be removed. Multi-use recreation trails with decomposed
granite surfaces (or similar) will traverse this planning area and connect to existing and
future trails adjacent to the site, thus becoming part of the City and County’s trail system.
A bridge spanning the creek environs will provide a crossing for hikers, bicyclist and
horseback riders.
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6.4.7.2 Planning Area B – Grasslands
The grasslands open space area is intended to be just that, an open meadow-like area. It
may contain a few ”focal” tree groupings and shrub massings set in the meadow, but the
majority of the trees and other plantings will be located at the edges of the planning area.
Visible from Santiago Canyon Road, existing and proposed residences and from the
greenway/open space, the prevailing image is intended to be that of a carpet of native grass
laid over the topography. The project’s trailhead will accent the grassland area and be the
signature portal to the projects network of multi-use recreational trails.
Within Planning Area B the managed vegetation/fuel modification zone is located south
of Santiago Creek bordering the north and east boundaries of Planning Area C and acts as
a vegetative buffer between the open space and proposed residential neig hborhood. This
130-foot wide buffer zone will be comprised of plantings that are compatible with onsite
plant communities while complying with fuel management policies as per the Orange Fire
Code and associated guidelines. The managed vegetation and fuel modification zone shall
comply with City of Orange standards. A 20-foot wide trail with an all-weather surface
and constructed to carry vehicle weight will parallel the north side of Planning Area C to
provide maintenance and emergency vehicle access.
Please refer to Section 6.4.17 for a detailed description of the Conceptual Fuel
Modification Plan.
6.4.8 Residential Landscape – Planning Area C
Landscape plays an important role in supporting the quasi-rural theme of the residential area
within the Trails at Santiago Creek. It is intended that the landscape be compatible in character
with the architectural styles of the homes, compatible with the landscape of the surrounding open
space, and be in keeping with the character of the City of Orange and Orange Park Acres.
Key elements of the landscape within the single-family detached residential neighborhood will
include:
Natural colors such as browns and tans and materials such as wood and stone drawn from
the site’s context.
Street trees that provide for shade covered sidewalks.
The use of both evergreen and deciduous plant materials.
Walls and fences as described in Section 6.4.10.
Landscape paseos providing trail connections to the surrounding multi-use recreation trail
network within the project’s open space areas.
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Landscape criteria within the residential neighborhood includes:
One 24” box tree minimum shall be planted per home in the front yard. Tree location
shall be carefully considered in relationship to street tree location.
For each planting area, finished grades of landscaping shall be lowered 1” to 2” below the
mulch and curb to avoid runoff from the area.
Refer to plant palette for suggested plant material (Table 6.1).
6.4.9 Irrigation
6.4.9.1 Irrigation Systems
Private residential lot landscaping is required to have irrigation to sustain the health and
maintenance of the planted materials and will be operated and maintained by individual
homeowners. The community landscaping irrigation systems will control the public areas
and will be maintained by the Homeowner’s Association.
6.4.9.2 Hydrozones
All community landscaping should use hydrozones, areas that contain similar water-use
plants on a valve, to allow for best watering practices. Keeping similar water-use plants
together also assists with the health of the plants and allows water amount adjustments in
times of water ordinance changes.
6.4.9.3 Drip Irrigation
All residential landscaping will use drip irrigation to better manage the amount and flow
of water to the site. Any damage to the drip irrigation lines should be reported
immediately. No overhead spray heads are to be used on a residential design.
6.4.9.4 Temporary and Establishment Period Irrigation
Temporary irrigation and Establishment period irrigation are systems designed to be used
for a designated amount of time and then to be turned off. Areas such as the Greenway
and Santiago Creek Environs will have areas temporary irrigation systems. These
temporary or establishment period irrigation systems may use overhead spray heads as
designed within the City of Oranges water standards.
Please refer to Exhibit 6.16, Irrigation Water Use Plan, Table 6.2A, Irrigation Water Use
Calculations, Non-Residential Zones, Table 6.2B, Irrigation Water Use Calculations,
Typical 8,000 square feet Residential Lot, Table 6.2C, Irrigation Water Use Table –
Average 9,200 square feet Residential Lot and Table 6.2D, Irrigation Water Use Table –
Average 10,000 square feet Residential Lot.
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6.4.10 Fences and Walls
Fences and walls denote the boundaries between private residential areas in Planning Area C and
the public open space and trail areas in Planning Area A and Planning Area B, as well as
denoting some of the boundaries of the Specific Plan area. Fences and walls help to create a
vocabulary that other site furnishings and amenities can reflect. Please refer to Exhibit 6.17,
Wall and Fence Plan, and Exhibit 6.18, Character Images - Walls and Fences, reflective of the
descriptions below.
6.4.10.1 Theme Fencing
Theme fencing for the Trails at Santiago Creek shall reflect the equestrian centric
character of the community and surrounding areas. This rail fencing shall match the
existing rail fencing along East Santiago Canyon Road and along East Mabury Avenue.
6.4.10.2 Community Walls
Perimeter walls consist of solid walls, view fences and accent walls. Thematic
Community Walls exposed to heightened public view or in strategic high traffic areas
should be solid to allow for privacy for the proposed residential lots.
When a large grade change is experienced over a portion of wall or fence, the overall
specified height should be maintained. In general, walls and fences will step down with
the grade to accommodate grade changes.
Please refer to Section 6.4.10.4, Material Options, for a further description of the
Community Walls.
6.4.10.3 Residential Fences and Walls
The homeowner is responsible for the structural integrity of all private/product walls and
fences located on their residential lot. Absolutely no additional structures are to be
mounted or affixed to the property line wall. When adhering vine connectors to the wall,
silicone adhesive should be used rather than screws drilled into the wall. Loose blocks,
caps or veneer will be the maintenance responsibility of the homeowner. Graffiti removal
along the exterior side of the private wall shall be the responsibility of the homeowner,
with the exception of lots along the perimeter of the site. In these instances, the Home
Owners Association will be responsible for the Community Walls (project perimeter
block walls). The Home Owners Association will also be responsible for Community
Pilasters and any Community Monument Walls.
6.4.10.4 Material Options
• Perimeter Community Walls: 8” W x 8”H x 16” Precision or one-side Split face,
integral colored block to be used for block walls. When a one-side Split face
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block wall is used, the wall is to be built with split face side facing the public
viewed side. Perimeter Community Wall to have a precision block cap, brick cap,
tile cap, or pre-cast cap to match pilasters and monumentation materials.
• Enhanced Community Walls: Enhanced Community Walls are to be constructed
no less than 6” and no more than 12” taller than Perimeter Community or Product
Walls. Enhanced walls may be finished with thin stone veneer, tile, brick, or a
combination of these materials.
• Privacy or Product Walls: Privacy or Product walls/fences are interior and used to
separate homeowner yards. These walls are to be 8” W x 8”H x 16” Precision
integral colored block with precision block cap, brick cap, tile cap, or pre-cast cap
to match perimeter block wall.
• Privacy or Product Fences: The fences to be full height vinyl fence in community
approved color, with full height vinyl or tubular steel gate where applicable.
• Pilasters: Block pilasters are to match Perimeter Community Walls in color, style
of block, and selection of cap material. Pilasters may be used as part of the
wayfinding language of the community. Pilasters may be enhanced with thin
stone veneer, tile, brick enhancements or signage to match Enhanced Community
Walls or Community Gateway Monuments. Pilasters are to be constructed no less
than 6” and no more than 12” taller than adjacent Perimeter Community,
Private/Product or Enhanced Community Walls.
• View Fence: View fences shall be used at the rear and side yard location when a
lot is adjacent to open space planning areas (Planning Areas A and B). View
fences shall consist of full height Tubular Steel Fence or Block and Tubular Steel
combo walls. The block base of combo walls shall match block size, type, and
color of Perimeter/Community Walls. Block base of combo walls may receive a
veneer to match walls and pilasters within the community. All tubular steel fence
used within the community shall be painted to match pre-approved community
colors.
• Theme Fence: Community Theme Fence to consist of vinyl 2 or 3 rail fence in
enhanced community areas. These rail fences shall have finished caps on posts
and end conditions, or terminations. These rail fences shall match the height,
color, and material of rail fencing existing along East Santiago Canyon Road and
East Mabury Avenue.
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• Retaining Walls: Retaining walls, when required, shall be constructed of the same
materials and color as the privacy walls and shall be built to the height determined
by the project engineer.
6.4.10.5 Prohibited Materials
Painted or unfinished CMU block (standard grey concrete block) or wood fence/gates are
not permitted within the Trails at Santiago Creek.
6.4.10.6 Height
Product walls and Perimeter Community walls shall be limited to six feet in height, as
measured from the highest elevation of land contiguous to the fence, and ten feet as
measured from the lowest elevation contiguous to the fence, whichever is less. If
additional height is needed due to retaining conditions, a view fence may be used atop the
solid wall or walls may be terraced.
6.4.11 Paving
Paving design is important in reinforcing the character of the community. The concept is to
create a sense of quality while enhancing the pedestrian and vehicular experience. For water
quality purposes, the use of porous concrete and pervious pavers or other pervious alternatives to
traditional concrete shall be used and coordinated with the Project Civil Engineer where feasible.
Enhanced paving shall be used to celebrate project entries, vehicular thresholds,
pedestrian nodes, etc. Enhanced paving shall also be used to bring focus and attention to
areas where pedestrian traffic and vehicular traffic intersect.
Enhanced paving shall include: stone, brick, pavers, exposed aggregate concrete, colored
and textured concrete.
Stamped concrete and stamped asphalt paving are not permitted.
6.4.12 Mailboxes
Mailboxes within the Trails at Santiago Creek will be located in groupings or clusters (“gang”
boxes) at specific locations within the neighborhood as approved by the United States Postal
Service (USPS). The community mailboxes shall meet all requirements of and be approved the
USPS.
Mailbox groupings shall be located near available short-term parking and must meet
accessibility standards
All mailbox groupings/clusters will be secured to a concrete pad meeting the USPS size
requirements
All mailboxes shall have a powder coated finish to match street light and site furniture
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When cluster boxes such as “gang” boxes are used, structures shall be constructed around
the box units to create a more substantial feel while integrating materials from the Trails
at Santiago Creek pallet
These structures surrounding box units shall match the architectural style of the
community and shall have similar finishes such as stone or brick
Please refer to Exhibit 6.19, Character Images - Mailboxes.
6.4.13 Trash Enclosures
Trash receptacles and trash enclosures play and important role within the Trails at Santiago
Creek. Removable, personal trash receptacles are intended for use by the private homeowners.
These personal trash receptacles are to be approved by the local trash collection company/City of
Orange and shall be maintained by the homeowner.
Personal trash receptacles shall include: trash, recycling and green waste containers
issued to each homeowner
Personal trash receptacles are to be stored in garages or side yards and away from public
view
Other, permanent, trash receptacles are to be stand-alone trash container units which can be
placed for the general use of pedestrians within the residential and open space portions of the
project.
Public trash receptacles shall be placed so as not to obstruct trails or accessible pathways
Publicly placed trash receptacles shall be constructed of durable materials that match the
color, finish and style of other proposed site furnishings
Public trash receptacles are to be permanently secured in place for ease of use along
recreation trails and at other identified locations throughout the project site
Public trash receptacles are to be constructed for ease of waste removal by contracted
personnel.
Larger, permanent trash enclosure structures are to be used to screen dumpster containers from
general view, if such dumpsters are deemed necessary. The trash enclosures must be easily
accessible by contracted trash collection personnel and machinery while meeting City of Orange
standards.
Trash enclosure structures shall be architecturally compatible with the project in color,
finish and style
The use of screen walls, enhanced gates and trellises on top are encouraged to further
match the architectural style
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Large shrubs, grasses, vines, and espaliers shall be used to soften the visual impact of the
trash enclosure
6.4.14 Site Furnishings
Site furnishings in the common areas play a large role in the usable effectiveness of an area. The
selected site furnishings should represent and extension of other common area amenities such as
monument, signs, and street lighting. The various pieces that make up the site furnishings shall
coordinate in design, style, color, and material with the principal neighborhood themes and shall
reinforce the overall feel of the community. Site furnishings refers to amenities such as benches,
picnic tables, residential post lighting, bollard lighting, street signs, trash receptacles, drinking
fountains, bike racks, and pet waste stations.
All site furnishings shall be constructed of durable material that enhance the community
design elements
Wherever possible, site furnishings should be selected from a specific manufacturer line
to assure cohesiveness of style and finish
Materials such as powder-coated or finished metals, wood, brick, and stone shall be used
along with any anti-graffiti measures to finishes
Site furnishings shall be permanently mounted to solid surfaces and footings
Placement of site furnishings shall not obstruct or impede any path of accessibility but
should be located at gathering points within the common space areas
Please refer to Exhibit 6.20, Character Images - Site Furnishings.
6.4.15 Community Lighting
Community lighting within the residential neighborhoods will provide adequate illumination
while reducing the amount of light overspill on the site. The use of directed light fixtures will aid
in minimizing the amount of sky glow and preserving the night sky.
Light fixture style shall draw from the design vocabulary of community gateway and
entry monumentation
Lighting levels and placement shall be used to reinforce the rural character of the site
Intersections and pedestrian crossing of vehicular path ways shall be higher levels of
illumination to provide safe interactions
All light fixtures shall be automatically controlled
Uplights shall not be used. Directed lights with appropriate cut off measures may be used
at entryways and monumentation
LED lighting is highly encouraged throughout the site
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All policies within the City of Orange lighting requirements are to be followed within the project
site.
6.4.16 Screening
Screening is an important part of the overall community landscape design and plays a large role
in how the community is experienced. Screening shall be used when aesthetically unappealing
elements are otherwise viewable from the common areas. Plant material, earthen
berming/mounding, walls and other structures may be used in combination to provide visual
screening as needed throughout the community. Maintaining views at entrances for security or
law enforcement personnel is encouraged.
Large scale items such as trash enclosures shall be screened using a combination of built
walls and plant materials
Utilities located within planting areas including gas meter, electrical boxes, transformers,
and irrigation components shall be screened with plant materials while maintaining
accessibility to the utilities by the appropriate agency
Utilities located adjacent to buildings and built structures shall be screened with a
combination of walls and planting
6.4.17 Conceptual Fuel Modification
Fuel modification is defined by controlling the types, density, and m oisture content of plants. It
consists of a strip of land where combustible vegetation has been removed and/or modified in
order to provide a reasonable level of protection to structures from wildland fires. Fuel
modification zones are to be designed, as per the Orange Fire Code, Section 320 (per Orange
Municipal Code Section 15.32.020). The intent of these zones is to create breaks between
wildland areas and structures (specifically homes). The Trails at Santiago Creek is in a Climate
and Topographic Very High Fire Hazard Zone as defined in O.M.C. Section 15.36.010. Fuel
modification zones shall also comply with the vegetation clearance requirements prescribed in
the California Public Resource Code 4291 California Government Code Section 51182. Within
the Project site a 150’ fuel modification zone has been established along the northern and eastern
edge of Planning Area C of which a 20’ wet zone is located within the rear yard of the residential
lots abutting the fuel modification zone.
The project applicant will submitted a conceptual fuel modification plan to the City Fire
Department for review as part of the Specific Plan process. Detailed fuel modification plans will
be required for submittal and review by the City Fire Department prior to issuance of building
permits.
Specific discussions with the City of Orange Fire Department will take place during the Major
Site Plan Review process (as well as sub‐level project specific reviews) for the City of Orange.
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All new construction in the very high fire hazard zone will need to comply with the California
Fire and Building Codes for local agency very high fire hazard severity zones unless otherwise
approved by the City of Orange Fire Department. The project landscaping will need to consist of
plants from the approved fuel modification planting list, specifically in Zone 1. Fuel
modification plans are to be checked and approved by the Fire in accordance with City of Orange
Ordinance 12‐10 Section 319, Fuel Modification Requirements for New Construction.
During the Major Site Plan review process for the project, a Fire Master Plan will be required. At
this time, City Fire staff will review the design and will require emergency vehicle access, per
City of Orange Fire Department standards, to the Santiago Creek area. A water infrastructure
plan for fire‐fighter purposes will also be required.
Upon dedication of the Specific Plan’s open space in Planning Areas A and B to the City of
Orange, County of Orange or other entity the applicant/developer will retain an easement for fuel
modification zone maintenance at the time of final mapping.
Please refer to Exhibit 6.21, Conceptual Fuel Modification Plan, and Exhibit 6.22, Conceptual
Fuel Modification Section.
6.4.18 Maintenance
6.4.18.1 Irrigation Maintenance
State-of-the-art irrigation equipment along with the latest water management technologies
and practices will be used for the Trails at Santiago Creek landscape. At installation, the
irrigation system will have head-to-head coverage and designed to spray away from paving
surfaces, fences and building walls. The regular maintenance of the system will be
performed with the purpose of maintaining these intentional design criteria for maximum
efficiency.
Backflow preventers will be tested once a year by a professional certified by the local
jurisdiction of (water district, city, etc.) a contractor obtaining a valid license. Irrigation
system testers shall be familiar with local agencies, cities, and counties in their area prior to
testing any device. Auditors must also be familiar with any special qualification
requirements or documentation that must be completed.
The automatic and weather-sensing irrigation smart controllers are to be kept clean, free of
rust, and in good working condition throughout the year. During the cleaning process, the
objectives are to keep the controller cabinet bases free of vegetation that contribute to rust,
ensure the cabinet lids have a secure lock and are functi oning to keep water out, check for
wire component damage and implement any necessary insect and/or rodent control, and
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lastly, confirm that seasonal irrigation schedules be posted inside each cabinet and copies
made available at the Supervisor’s office.
The remote irrigation control system for the Trails at Santiago Creek will be monitored
from the base station to ensure proper function of irrigation schedules and monitor potential
mainline breaks. During inspection, the irrigation auditor will ensure that all schedules are
properly adjusting to changing weather conditions to ensure maximum water conservation.
In the instance of a mainline break, the operator will be able to shut down the system at the
master control valve. The water manager will then need to be notified and repairs are then
to be scheduled to get the system up and running as soon as possible. The irrigation
pumping equipment should be inspected and serviced (if necessary) on a weekly basis
during the watering season.
While the Trails at Santiago Creek is situated in a relatively mild climate area where the
lows are on average between 43° and 48° F (6° and 9° C), extreme lows can reach as low as
27° to 34° F (-3° to 1° C). This is why during the cold weather months, all backflow
preventers, valves, and exposed plumbing shall be drained and/or covered adequately to
prevent damage from freezing. It is also important that the material used to insulate the
plumbing devices must be installed so that it stays dry.
During inspection, particular attention should be paid to how plants are watered by the
irrigation system. A newly installed landscape with young plants requires more frequent
watering than older, established plants. This allows for the shallower roots of the young
plants to become established over time. Shallow-rooted plants, such as lawns and certain
shrubs and groundcovers, require frequent watering for short periods of time. Trees and
larger shrubs require less frequent but deeper watering due to their deep root systems.
In general, drought tolerant native trees and shrubs require less water once they become
established. Because much of the Trails at Santiago Creek is planted with Southern
California native plants, is important to keep in mind that natives should be watered only as
often as recommended during the establishment period and some native plants require only
rainfall after the first few years of growth. Inspectors should look for week wood, excessive
top growth, and fungi as these are indicators of over-watering.
6.4.18.2 Plant Maintenance
Trees shall be inspected with regular visual surveillance to ensure that no limbs extend into
areas that may be a hazard to traffic, pedestrians, highways, electrical utility lines, and
adjacent properties. Trees and shrubs that are too close to the edge of pavement or right of
way shall be trimmed or removed. Groundcovers shall be controlled to prevent spreading
into pathways, sidewalks, bicycle trails, shoulders, plant basins, drainage facilities, fences,
tree wells, ornamental planting areas, and other areas where groundcovers are not intended.
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As plants mature, overcrowding can occur. The following criteria shall be employed when
plant removal is necessary:
Plant removal may be necessary for a continual line of sight in areas of high securit y
concern.
In the instance of plant damage due to traffic accidents, affected plants must be
replaced in like size and species.
Ornamental trees and shrubs that have died and are within the right-of-way shall be
removed (including removal and grinding of the stump, hauling the brush, and
removing the clippings).
If multiple rows of plantings are overcrowded, the removal of front row shrubs
along the walkway or roadway allows for the second row to grow with sufficient
space.
Proper use of mulch material will promote conservation of soil moisture and weed
prevention in planted areas. The best materials for mulch include shredded bark, compost,
wood chips, green waste and only clean mulches are acceptable. Mulches containing
plastics, heavy metals, trash, poisonous shredded plants, construction waste, or undesirable
plant seeds are not to be used. Mulches should be placed around trees at least 6 inches away
from tree trunks to prevent crown rot which can kill the plant. Obtain clean mulches from
district tree crews or from local cities, municipalities, utility companies, recyclers, lumber
mills, and arborists.
Tree pruning within the Trails at Santiago Creek shall follow the current ANSI A-300
standards in place at the time the work is performed. For the safety of vehicles, bicycles,
and pedestrians, trees should be trimmed to maintain visibility of highway signs and safety
signals. Young and newly planted trees should not be pruned unless it is for the removal of
broken or damaged limbs. For deciduous trees, pruning should only be done during
dormancy. Low branches of young pyramid-shaped trees should not be pruned to encourage
scaffolding branch growth and a strong mature trunk.
In general, low branching and ground coverage should be encouraged in pruning of shrubs.
Please refer to Exhibit 6.23, Maintenance and Responsibility Exhibit.
6.5 Sustainable Design Guidelines
6.5.1 Energy Conservation
6.5.1.1 Energy Conservation through Site Planning
Appropriate building orientation is a key component of energy consumption. With proper
consideration for building orientation and fenestration, a building’s energy needs can be
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greatly reduced. Where feasible, the most effective way to maximize natural day light
without compromising solar heat gain is to limit the amount of windows facing east/west
and maximize north‐facing windows. With proper shading devices on south‐facing
windows (such as awnings, shutters, or overhangs), summer sun can be deflected while
winter sun can still infiltrate.
A good strategy for optimizing solar orientation is to situate buildings along the east/west
axis to whatever extent possible. This orientation should provide more opportunities for
north/south‐facing windows. In addition, window placement allowing cross‐ventilation
through the building’s interior spaces provides the occupants with natural ventilation,
thus reducing the dependency on a mechanical air conditioning system. Building
orientation also affects the ability for onsite energy generation. If roof mounted solar
panels are planned, south‐facing roof planes will provide the most optimum solar
efficiency.
The Preliminary Site Plan for the Trails at Santiago Creek (Exhibit 4.6) has oriented as
many lots as possible on an east/west axis given the physical site dimensions and
constraints of Planning Area C and the residential lot programs.
6.5.1.2 Energy Conservation through Building Design and Technologies
In addition to building orientation, the most effective way to conserve energy use is to
integrate measures which use less energy. This can be achieved by creating a tight
building envelope. Since temperatures remain more stable within a tight building envelope
rather than a leaky one, less energy is necessary to heat and cool the building. The
California Building Code ‐ Energy Code (Title 24, Part 6) establishes a baseline for energy
efficiency. The builder(s) at The Trails of Santiago Creek are asked to go above and
beyond the standards set forth in Title 24 by incorporating additional elements of energy
efficient design. A minimum 5% energy efficiency baseline will be required for all
builders within the Trails at Santiago Creek, which is more than is required by Title 24.
Such energy efficient elements include, but are not limited to:
Increased insulation/R‐value in walls, ceilings, and roofs.
Improved installation of insulation.
Radiant barrier with low emittance.
Windows with low U‐value.
Overhangs or other shading device to limit solar heat gain.
Roofs with high Solar Reflectance Index (SRI).
Proper HVAC and duct sizing (not oversized).
Improved duct sealing (limited leakage).
Improved duct insulation.
The Trails at Santiago Creek Specific Plan 6.0 Design Guidelines
October 30, 2018 6 -46
Increased thermal mass.
Energy Star rate individual buildings.
When a tight building envelope has been designed, builders shall incorporate additional
measures geared to reduce energy consumption during the operation of the building. This
includes energy efficient appliances and lighting such as:
Improved hot water heating efficiencies (tankless or solar).
Improved water distribution (re‐circulating or parallel piping to limit point‐source
distance).
Another method of improving energy efficiency, and practical for this location is the
incorporation of photovoltaic systems (solar panels, PV tile, etc.) into the building design.
This is encouraged and should conform to the guidelines per Section 6.3.2.3 of this
document.
6.5.1.3 Energy Conservation through Landscape Practices
Efficient energy use in the landscape at the Trails at Santiago Creek is maximized by
matching plant material with the regional climate and microclimate. Plants on the above
mentioned “Plant Material Palette” have been selected and zoned appropriately based on
the location of the site and it is encouraged that they be grouped based on similar water
needs. Minimal use of turf, amending existing soils for optimal nutrient and water
retention and plant growth, and the use of mulches are all encouraged for the efficient
function of the landscape.
In general, the Trails at Santiago Creek will practice the following energy-conserving
design practices appropriate for the temperate region of Southern California as
recommended by energy.gov:
Maximize warming effects of the sun in the winter
Maximize shade during the summer
Deflect winter winds away from buildings with windbreaks of trees and shrubs on
the north and northwest side of buildings
Tunnel summer breezes toward the home
6.5.2 Resource Conservation
Rapid renewable resources are materials made from plants that are typically harvested within a
ten‐year or shorter cycle. This type of resource regenerates itself faster than the demand for the
product, thus making it rapidly renewable. Good examples are bamboo flooring and wheat straw
board for cabinetry.
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October 30, 2018 6 -47
Wherever possible, rapidly renewable materials shall be used inst ead of non‐renewable resources
such as fossil fuel‐based plastics or slowly regenerating resources like old growth wood. The use
of materials with recycle content is encouraged. Materials with a high recycle content should be
given preference when project materials are selected.
Other building techniques which help to conserve resources include the use of engineered wood
products and/or prefabricated/pre‐cut lumber and lumber certified by the Forest Stewardship
Council (FSC).
6.5.3 Water Conservation
6.5.3.1 Water Conservation in Homes
Water is a precious resource in Southern California. Buildings in Rio Santiago shall be
designed with water conservation in mind. A minimum goal shall be a 10% reduction
from the water use requirements of the California Green Building Code. Water reducing
features include, but are not limited to:
Low‐flow water fixtures (showerheads and lavatory faucets).
Low‐flow kitchen faucets.
Innovative hot water piping or hot water recirculation system.
High‐efficiency pressure assist or dual‐flush toilets.
High‐efficiency clothes washer and dishwashers.
6.5.3.2 Water Conservation in the Community Landscape
Outdoor water use is a critical component to the sustainability of the Trails at Santiago
Creek and is addressed with the scarcity of our natural resources in mind. In accordance
with the requirements of the California Green Building Standards Code (also known as
CalGreen), the Trails at Santiago Creek shall comply with current California Department
of Water Resources’ Model Water Efficient Landscape Ordinance (MWELO). One of the
most essential items of an efficient irrigation system is the controller. The Trails at
Santiago Creek will use a remote irrigation control system which will be monitored from
the base station to ensure proper function of irrigation schedules. This state-of-the art
system discourages water waste by changing the irrigation schedule based on up-to-date
weather conditions. This remote-control system maximizes water conservation by
alerting the operator of mainline breaks allowing the system to be shut down at the
master control valve in a timely manner.
In addition, proper use of mulches in planter areas will promote conservation of soil
moisture. The best materials for mulch include shredded bark, compost, wood chips and
green waste. Only clean mulches are acceptable and can be obtained from district tree
The Trails at Santiago Creek Specific Plan 6.0 Design Guidelines
October 30, 2018 6 -48
crews or local cities, municipalities, utility companies, recyclers, lumber mills, and
arborists.
6.5.4 Indoor Air Quality
Indoor air quality is an important component of occupant health and comfort. W ithin the built
environment of the Trails at Santiago Creek, builders should implement measures and practices
which limit the amount of indoor pollutants. This includes product off‐gassing (VOC’s) often
found in finishes, cabinetry, flooring, paints, and adhesives. Indoor air quality measur es that
should be included are:
All adhesives and sealants to conform to the VOC limits established by SCAQMD.
Paints and coatings should meet the VOC content of the most current Green Seal
Standard.
All carpet should meet Green Label plus requirements of the Carpet and Rug
Institute.
Hard surface flooring should be compliant with the FloorScore Standard.
Composite wood and agrifiber products (plywood, particleboard, strawboard,
MDF) installed inside the building waterproofing system should contain no added
urea‐formaldehyde resins.
In addition, builders should incorporate filters sized appropriate to reduce particle contaminants
while not compromising the efficiency of the mechanical ventilation system.
6.5.5 California Appropriate Landscape Practices
This Specific Plan shall implement sustainable landscape design practices that are California
appropriate. They include but are not limited to the following practices:
Minimize turf and hardscape areas within community common areas.
Minimize hardscape areas which are largely impervious to water filtration.
Situate plant material based upon solar orientation and shading from buildings.
Install evapotranspiration weather based controllers for irrigation systems.
Use a climate driven plant selection. (Native, Non‐invasive, Drought Tolerant).
Use low growing plant material in parkways instead of turf.
Incorporate high efficiency irrigation (low‐flow drip, weather‐based controllers).
Use Recycled water for irrigation, if available
Minimize irrigation run‐off.
Use green waste mulch and soil amendments to retain soil moisture.
Incorporate heat island reduction (hardscape paving materials with high solar
reflectance values).
Minimize impervious paving (include the use of porous concrete and pervious
pavers or other pervious alternatives to traditional concrete).
Purchase materials from local sources, as feasible.
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October 30, 2018 6 -49
Provisions for storm water management and Best Management Practices (BMPs), considering
first flush pollutants and point source pollutants, shall be designed and incorporated into the
design.
6.5.6 Sustainable Evaluation
Before project approval, a sustainable evaluation shall be conducted by the Community
Development Director or Community Development Staff as part of the required City review
process, to examine whether the builder has made an effort to incorporate sustainable practices
into the development of Rio Santiago. Project approval shall not occur unless two of the
following steps listed below have occurred:
1. Presentation to City staff by Builder, showcasing sustainable design techniques that will
be incorporated into the project.
2. Written letter to City staff from Builder listing the sustainable elements that will be
incorporated into the project.
3. A minimum of one (1) Meeting with City staff and Builder to discuss the sustainable
practices that will be incorporated into the project.
The Trails at Santiago Creek Specific Plan 7.0 Development Standards
October 30, 2018 7 -1
CHAPTER 7 – DEVELOPMENT STANDARDS
7.1 Purpose and Intent
The Trails at Santiago Creek development standards will regulate design and development within
the Specific Plan area. The following regulations have been written to ensure that future
development within the Trails at Santiago Creek conforms to the vision described in this Specific
Plan as approved by the City Council. Concurrently with the adoption of the Trails at Santiago
Creek Specific Plan by the City of Orange, a Zone Change will be approved for the Specific Plan
area implement the Trails at Santiago Creek Specific Plan standards. The new zoning
designations shall be:
SP-R1-8 (Specific Plan - R1-8)
SP-R1-10 (Specific Plan - R1-10)
SP-RO (Specific Plan – Recreation Open Space)
When conflicts arise between the Trails at Santiago Creek Specific Plan and Title 17 of the
Orange Municipal Code, the provisions of this Specific Plan shall prevail. If the Trails at
Santiago Creek Specific Plan is silent, then provisions of Title 17 of the Orange Municipal Code
shall prevail. The regulations of this Specific Plan shall reinforce specific site planning,
architectural design, and landscape design guidelines contained in Chapter 6, Design Guidelines.
7.2 Definitions
The meaning and construction of words, phrases, titles, terms, etc. shall be the same as provided
in the City of Orange Municipal Code under Chapter 17.04 “Definitions,” unless otherwise
specified in each Section of the Specific Plan or in Appendix A of this Specific Plan.
7.3 Permitted Uses
All the following uses are permitted as defined herein.
7.3.1 Permitted Uses, Open Space (Planning Areas A and B)
Multi-use trails
Trailside rest-stops
Trailhead, informational signage, shade shelters and kiosks and related amenities
Storm Water and flood control improvements
Managed vegetation and fuel modification
Passive outdoor uses
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October 30, 2018 7 -2
7.3.2 Permitted Uses, Low Density Single-Family Detached Residential (Planning Area C)
Accessory uses/structures including:
- Garages.
- Patios and patio covers; decks and balconies.
- Accessory to primary residence (storage, garden structure, pool room and/or
recreational room and greenhouses).
- Fences.
- Swimming pools, tennis courts, sports courts, and other similar outdoor
recreational amenities.
- Mailboxes.
- Monument signage for residential development.
- Model home and sales offices or trailers; temporary construction parking, offices,
and facilities; real estate signs, signage indicating future development and
directional signage in accordance with the City’s Municipal Code.
Agriculture/horticulture.
All permitted uses not referenced in Section 7.3 shall adhere to the standards of the
City of Orange Municipal Code.
Antennas, private radio/TV (A).
Antennas, Private satellite dish (A).
Outdoor Seating (A).
Private recreation facility, park or open space for passive activities and swimming.
Shade Structures (A).
Single‐Family detached residences: maximum of 129 lots.
Small Animal keeping (per OMC).
Temporary Garage or yard sale per OMC (A).
Walking Paths and Trails Paseos.
*(A) Refers to Accessory Use
7.4 General Provisions
7.4.1. City of Orange Residential Development Standards for Low Density Single-Family
Detached Residential, R1-8 and R1-10
The following development standards for Low Density Single-Family Detached Residential land
uses in Planning Area C, shall be as per Title 17 of the Orange Municipal Code (OMC), Chapter
17.14 Residential Districts, Section 17.14.070 General Requirements, Table 17.14.070
Residential Development Standards R1-8 and R1-10, and associated footnotes, as provided
The Trails at Santiago Creek Specific Plan 7.0 Development Standards
October 30, 2018 7 -3
below for reference. For 8,000 square feet lot programs and 9,200 square feet lot programs the
City of Orange Development Standards R1-8 apply. For 10,000 square feet lot programs the
City of Orange Development Standards R1-10 apply. Please also refer to Exhibit 7.1,
Residential Zoning Designations, Exhibit 7.2, Single Family Residential Building Setback
Diagram and Exhibit 7.3, Single Family Residential Garage Setback Diagram.
City of Orange Municipal Code Table 17.14.070
Residential Development Standards R1-8
District Units
Per
Min.
Lot
Min.
Lot
Min.
Lot
Min. Yard Setback
(b, h)
Max. Ht.
(the less)
Max FAR
(o)
Min.
Useable
Lot
Area
(x)
Frontage
(a)
Depth
(g)
or Lot
Coverage
OS (q)
Front Side Rear (p)
R1-8 1 8,000sf. 60ft. 100ft. 20ft. 5ft. 20ft. 32ft. or 0.60 1,000sf.
(k) ( c ) (d,e,f) 2-Stories
Residential Development Standards R1-10
District Units
Per Min. Lot Min.
Lot
Min.
Lot
Min. Yard Setback
(b, h)
Max. Ht.
(the less)
Max FAR
(o)
Min.
Useable
Lot
Area (x) Frontage
(a)
Depth
(g)
or Lot
Coverage
OS (q)
Front Side Rear (p)
R1-10 1 10,000sf. 80ft. 100ft. 20ft. 5ft. 20ft. 32ft. or 0.50 1,000sf.
(k) ( c ) (d,e,f) 2-Stories
Footnotes:
(a) Lot frontage is the distance between the side lot lines measured at the front setback line
parallel with the street property line.
(b) See Section 17.14.090 of the OMC.
(c) The following exceptions apply:
1. Corner and reverse corner lots shall have a minimum ten -foot street site yard.
2. Wherever a garage opening faces onto a street, a minimum 20 -foot side yard shall
be provided.
3. When the main entrance to a building faces the side lot line, the entr ance shall be
located at least ten (10) feet from the property line.
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October 30, 2018 7 -4
4. Footnote (c)4 is not applicable to the Trails at Santiago Creek Specific Plan .
(d) Extensions into the required rear yard are permitted subject to the conditions stated in
Section 17.14.090.C of the OMC.
(e) Corner or reverse corner lots —extensions within five feet of the rear property line are
permitted providing that all requirements for usable open space are met.
(f) Where the rear lot line abuts and is common to the boundary o f a street, alley, or
permanent open space, the rear yard setback may be reduced by five feet. However, any garage
opening onto a street shall be set back a minimum of 20 feet.
(g) Building height is the vertical distance from the average finished grade , as measured
around the perimeter of the structure five feet out from the exterior wall surface to the highest
point of the structure, that being the ridgeline of the roof or the top of the parapet wall on a flat
roof. Chimneys and other similar devices m ay exceed the height requirement. Greater height or
additional stories for habitable space may be permitted under Section 17.14.100 of the OMC.
(h) The following provisions apply to garages:
1. Regardless of other setback requirements, garages which open into an abutting
street require a minimum 20 -foot setback;
2. Footnote (h)2 is not applicable to the Trails at Santiago Creek Speci fic Plan;
3. The City Council, upon recommendation by the Planning Commission, may allow a
minimum 10-foot front yard setback for side entry garages (garage door faces a side
property line and driveway access is from the front property line) under the fol lowing
conditions:
i. The reduced setback is requested and approved as part of the application
process for a tentative tract map, planned unit development or planned
community zoning, at the time of initial application or as a modification prior to
sale of any units;
ii. The access drive provides a 30 -foot paved back-up area, as measured from
the garage door to the far side of the driveway.
(k) Adjustments to minimum lot frontage requirements for cul -de-sac and knuckle lots shall
be considered part of t he discretionary approval of the subdivision.
(p) Lot coverage shall include the area devoted to the principal and accessory structures,
patios enclosed on three sides, garages, and covered parking.
(q) See Section 17.14.110 of the OMC for specific usable open space standards.
The Trails at Santiago Creek Specific Plan 7.0 Development Standards
October 30, 2018 7 -5
(x) Minimum lot area in square feet shall be subject to Section 17.14.080 of the OMC.
7.4.2 City of Orange Residential Parking Standards for Single Family Dwellings,
Planning Area C
Residential Parking Standards shall be as per Title 17 of the Orange Municipal Code (OMC),
Chapter 17.34, Off-Street Parking and Loading, Section 17.34.060, Required Number of Parking
Spaces, Table 17.34.060A, Required Number of Parking Spaces for Residential Use, in place at
the time of Specific Plan adoption by City Council and as provided below for reference.
Table 17.34.060A
Required Number of Parking Spaces for Residential Use
Use Required Number of Spaces
Single-
Family 2 enclosed garage spaces/unit up to 4 bedrooms accessed by a 12-foot wide,
Dwelling 20-foot long driveway. For 5 or more bedrooms, 1 additional enclosed space.
7.4.3 Landscape Development Standards
These landscape standards apply in conjunction with the City of Orange Municipal Code and
City of Orange General Plan and are applicable to Open Space Planning Areas A and B, and the
Low Residential Single-Family Detached Neighborhood, Planning Area C.
7.4.3.1 Fences and Walls
o Walls, retaining walls, and fencing will be constructed of material, finish, and color
complimentary to the adjacent building architecture.
o Prohibited materials include: grape stake, glass, crib wall, railroad ties and razor wire
(and no chain-link fence with residential Planning Area C).
o Pilasters shall be used at changes in wall direction and wall type.
o The split rail equestrian fence shall be dark brown or white in color.
o The view fence at the rear and side yards (when adjacent to the Creek edge or other open
space) shall be a combination low block wall with tubular steel view fence on the top.
The Trails at Santiago Creek Specific Plan 7.0 Development Standards
October 30, 2018 7 -6
7.4.3.2 Paving
o Enhanced paving shall be used to celebrate project entries, vehicular thresholds,
pedestrian nodes, etc. Enhanced paving shall also be used to bring focus and attention to
areas where pedestrian traffic and vehicular traffic intersect.
o Paving finishes shall complement the architectural style of buildings.
o Enhanced paving shall include: stone, brick, pavers, exposed aggregate concrete, colored
and textured concrete.
o Stamped concrete and stamped asphalt paving are not permitted.
7.4.3.3 Screening
o Utilities, including gas meters, electrical boxes, transformers, and irrigation components
such as controllers and backflows, shall be screened with vegetation (to the extent
allowed by Fire and Utility companies) when located in planting areas away from
buildings. If these utilities are located within close proximity to a building, the apparatus
shall be screened by walls.
o All fire protection devices, such as backflow preventers and detector checks, shall be
screened with planting but accessible to agencies.
o Trash dumpsters and utility areas shall be screened with the use of walls and enclosures,
and enhanced with plant materials.
7.4.3.4 Planting Requirements
o Street trees shall be a minimum of 24” box, unless otherwise approved by the DRC.
o Refer to Section 6.4.2 of this Specific Plan, Plant Material Palette for suggested plant
materials, as well as the City of Orange Street Tree Master Plan for Species Palette,
Standard Specifications, Municipal Code (Chapter 12.28 Street Trees), and Spacing
Requirements for planting street trees along E. Santiago Canyon Road. Refer to Section
6.4.5.3 of this Specific Plan, Local (Residential) Streets for street tree spacing
requirements within Planning Area C.
o Shrub planting areas will be 2’ minimum width outside the curb area. Tree planting areas
will be 4.5’ minimum width.
o Shrubs for trail planting shall be 5 gallon minimum and should be selected to reach a
maximum height of 3.5 feet at maturity, dwarf varieties.
o Planting installed adjacent to street edges must appropriately provide for vehicular sight
distances at intersections and driveways.
o Where a fence is not provided for trails, a unbroken plant barrier shall be installed in
parkway areas between vehicular traffic and the trail to prevent trail users from leaving
the trail. In areas where a parkway planting is specified, vines, shrub, and tree planting
must be of a non‐toxic selection to horses.
o Planting which requires low amounts of supplemental water is required (except turf).
o Trees shall not conflict with lights standards to ensure proper light coverage.
The Trails at Santiago Creek Specific Plan 7.0 Development Standards
October 30, 2018 7 -7
o Planting design shall comply with the Orange Municipal Code, Chapter 16.50
Landscaping Requirements.
o Trail planting shall comply with the City of Orange Recreational Trails Master Plan.
o Root barriers shall be used for any tree or large shrub within 5’ of any structure or
hardscape element to minimize the damage caused by migrating roots which can uplift
streets, sidewalks, parking lot paving, and other hardscapes.
7.4.3.5 Irrigation
The intent of the irrigation standards is to encourage efficient use of water resources through
proper selection of equipment and maintenance.
o Irrigation design shall meet the City of Orange Water Efficiency Guidelines.
o All landscaped areas shall be irrigated by a fully automatic, permanent underground
irrigation system, with equipment provided by a reputable nationally recognized
manufacturer.
o Irrigation design shall incorporate environmental considerations, such as plant mat erial,
sun and shade, soils, wind, and percolation rates.
o Moisture sensing and rain shut‐off devices are required.
o Above ground irrigation devices, such as backflow preventers and irrigation controllers,
are to be completely screened from off‐site views.
o Valve boxes shall be grouped where possible.
o Irrigation systems shall be maintained at regular intervals to ensure proper application
rates, discourage water waste and ensure plant health.
o Plans shall be prepared by a Certified Irrigation Designer (CID).
o Irrigation systems shall be installed by a qualified licensed irrigation contractor.
7.4.3.6 Paths and Paseos
Accessibility will be a key factor for trail design and its use by the residents and visitors of
the Trails at Santiago Creek.
o To the extent possible trails, sidewalks, paseos, and paths shall be designed to
accommodate mobility assisted devices.
o Trails shall adhere to the Grade Standards as outlined in the City of Orange Recreational
Trails Master Plan.
o General handicap accessibility shall conform to the standards set forth by the State of
California.
7.4.3.7 Signage and Monumentation
The Development Standards promote the character of the project through quality signage
design, monumentation, and materials as follows:
o Signage and monumentation shall be designed and illuminated in context of the
surrounding community and the character of the project.
The Trails at Santiago Creek Specific Plan 7.0 Development Standards
October 30, 2018 7 -8
o The signage at the project entry shall be appropriately lit to assist visitors at night.
o Signage shall be consistent with the overall landscape design principals, community
character, and common elements.
o Signage and monumentation shall also be used for pedestrian orientation and way
finding, project identity, vehicular circulation, trails and trail access, and parks.
o Signs and monumentation must avoid conflict with vehicular line of sight at intersections,
driveways and entrances.
o Monumentation at the project entry shall be designed to an appropriate scale.
o All trail signage shall adhere to the guidelines and standards outlined in the City of
Orange Recreational Trails Master Plan.
The Trails at Santiago Creek Specific Plan 8.0 Implementation and Administration
October 30, 2018 8-1
CHAPTER 8 – IMPLEMENTATION AND ADMINISTRATION
8.1 Purpose and Intent
The City of Orange shall administer the provisions of the Trails at Santiago Creek Specific Plan
in accordance with the State of California Government Code, Subdivision Map Act, the City of
Orange General Plan, the City of Orange Municipal Code, and other applicable State and City
regulations. The Specific Plan development procedures, regulations, standards, and
specifications shall supersede the relevant provisions of the City’s Municipal Code, as they
currently exist or may be amended in the future. Any development regulation and building
requirement not addressed in the Specific Plan shall be subject to the City’s adopted codes and
regulations. Where there is a question of interpretation, the Community Development Director or
Planning Commission shall make a determination as to the intent of any disputed clause,
paragraph, section, or development standard.
8.2 Phasing
The phasing of the Trails at Santiago Creek improvements shall follow the objectives described
below:
Protection of public health and welfare.
Orderly build‐out of the development based upon market and economic conditions.
Residential building construction shall occur concurrently or upon completion of the
mass grading for the site.
Provision of adequate infrastructure and public facilities concurrent with development.
Subject to those conditions, project build‐out is expected to occur within five (5) years
after completion of grading and subject to market conditions.
The site development of the three (3) individual Planning Areas within the Trails at Santiago
Creek may occur in any order, or may be developed concurrently with one another, subject to the
objectives described above. It is anticipated that phased residential construction will begin in
Planning Area C once grading is complete. Additional information can be found in the project
Development Agreement.
The donation of land to a public entity, i.e. Planning Areas A and B, shall follow the process
outlined in the project’s Development Agreement and/or a Conveyance Agreement.
8.3 Financing
Several types of financing strategies and tools are available for financing master planned
communities such as the Trails at Santiago Creek. It is anticipated that the project will build‐out
using a variety of these strategies and tools including, but not limited to, the following:
The Trails at Santiago Creek Specific Plan 8.0 Implementation and Administration
October 30, 2018 8-2
8.3.1 Mello-Roos Community Facilities Act of 1982
The Mello‐Roos Act enables cities, counties, special districts, and school districts to establish
community facilities districts and levy special taxes to fund a variety of facilities and services
required by a Specific Plan. A Mello‐Roos assessment can be applied to the planning and design
work directly related to the improvements being financed and may also fund services on a
pay‐as‐you‐go basis, including police and fire protection, ambulances, flood protection,
recreational programs, parks, and schools.
8.3.2 Impact Fees and Exactions
Impact fees and exactions are another tool for paying for new developme nt resulting from
increased population or demand for services. The master developer for the Trails at Santiago
Creek will provide the required fees and exactions, to the appropriate agencies, which shall be
identified in the Development Agreement.
8.3.3 Developer Funding
In certain instances, funding for on‐site facilities may be tied directly to the Trails at Santiago
Creek project. The developer may pay a fair share portion of the facility in exchange for
development rights. Onsite streets, utility connections from the main trunk lines, and drainage
facilities are typical examples of facilities that shall be funded by the developer. Such
improvements are required concurrent with the project development.
8.3.4 Infrastructure Financing
A. The timing and the responsibility for financing and construction of the local storm drain
shall occur in accordance with project construction.
B. The backbone water facilities and infrastructure shall be owned, operated, and serviced
by the City of Orange Department of Public Works Water Division. The fair share cost of
designing and constructing the water system shall be borne by the developer.
C. The backbone sewer facilities and infrastructure shall be built by the developer and
owned by the City. The cost associated with designing and constructing the sewer system
shall be borne by the developer.
D. Roadway improvements shall be designed, financed, and constructed by the project
master developer and/or builders and shall occur in accordance with project construction.
E. All necessary infrastructure (e.g., roads, sewers, water lines, storm drains, drainage
improvements, etc.) shall be phased and installed concurrently with development.
The Trails at Santiago Creek Specific Plan 8.0 Implementation and Administration
October 30, 2018 8-3
8.4 Maintenance Responsibilities
Improvements constructed as part of the development of the Trails at Santiago Creek will be
maintained through a combination of public and private entities such as private Homeowners
Associations, Mello‐Roos Community Facilities Districts, 501c3 non‐profit organization, or
similar financing mechanisms. Additional details regarding maintenance responsibilities will be
determined in the Development Agreement for the Trails at Santiago Creek.
8.4.1 Public Maintenance/Default Homeowner Association Maintenance
All public trails as shown in Exhibits 4.6, Preliminary Site Plan, 4.8, Proposed Circulation, and
4.14 Preliminary Greenway, Open Space and Trails Plan shall be offered for conveyance for
ownership and maintenance to Orange County, the City of Orange, or a public entity as a
publically available trail system. All conveyances will be subject to specific guidelines defined
by the grantor in conformance with City standards and project approvals. Unless and until the
applicant’s offer is accepted, the public trails shall be privately owned and maintained by the
Master Homeowner’s Association (HOA) or a similar entity not excluded for public use. The
maintenance of any other land or facilities conveyed to any public entity shall be the
responsibility of the receiving entity. The Master Developer and/or project homeowner’s
associations shall retain the right to assist the owners of the public trails in the maintenance and
upkeep of said trails. All on‐site pedestrian circulation shall be the responsibility of either the
master developer or builder to design, fund, and construct. All public trails shall be constructed
prior to completion of development of the entire site. All on‐site trails that are not conveyed to a
public entity or 501c3 non‐profit organization will be owned and maintained by either the Master
Association or the Planning Area C Homeowner’s Association (HOA). In addition to trails, other
public facilities are planned for public maintenance by either the City of Orange, a special
district, or by the appropriate utility service provider including but not limited to the following:
Public traffic signals and traffic control signs.
Telephone, electricity, gas lines, and cable television lines installed and maintained by
the appropriate utility companies.
Public right‐of‐way improvements adjacent to the project boundary completed as part of
the development within the Trails at Santiago Creek.
All privately constructed public on‐site water facilities and sewer facilities within the
Trails at Santiago Creek project.
8.4.2 Homeowner Association/Private Property Owner Maintenance
The Homeowner’s Association for Planning Area C or the Master Homeowner’s Association
shall be responsible for installation, maintenance, and upkeep of all common landscape areas,
The Trails at Santiago Creek Specific Plan 8.0 Implementation and Administration
October 30, 2018 8-4
hardscape areas, water quality features, and irrigation systems within Planning Area C. Areas of
responsibility shall include, but not be limited to:
Landscaped parkways and medians.
Streets.
Signage and monumentation.
Common open space, sidewalks, trail paseos and slopes.
Community themed walls, fences and monumentation.
Storm drains and all on‐site community water quality features and BMPs. No water
quality features shall be incorporated into the public street right‐of‐ways.
All project roadways will be public and maintained by the City of Orange. Roads will be
designed and constructed to the City of Orange standards. One tree shall be planted in the front
yard of each single family lot within Planning Area C by the Master Developer. It is the
responsibility of the residential lot owner to maintain this tree. If the tree shall die, it is the
responsibility of the homeowner to replace the tree within 60 days. These requirements and
others will further be described in the CC&R’s for Planning Area C.
8.5 Specific Plan Administration and Implementation
This Specific Plan shall generally be enforced in a manner identical to the prevailing City of
Orange procedure(s) to enforce the provisions of the zoning and subdivision codes. The City of
Orange Community Development Department in consultation with the Public Works Department
shall enforce the site development standards and design guidelines set forth herein, in accordance
with the State of California Government Code, Subdivision Map Act, the Orange General Plan,
and the Orange Municipal Code. The development procedures, regulations, standards, and
specifications contained in this adopted Specific Plan shall supersede the relevant provisions of
the City’s Municipal Code, as they currently exist or may be amended in the future. Please refer
to Exhibit 8.1, Site Plan Review Process.
8.5.1 Compliance with the Adopted Specific Plan
The City of Orange shall monitor compliance with the adopted Specific Plan and mitigation
measures at these stages, as appropriate:
A. During review and approval of the Major Site Plan Review.
B. During the review and approval of Tentative Tract Map (TTM).
C. During the review of working drawings, and prior to the issuance of grading or building
permits.
D. Prior to final inspection and/or the issuance of a certificate of occupancy for any building
or improvement within the Specific Plan area.
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E. Prior to the recordation of any parcel map or final map within the Specific Plan
boundaries.
F. During review of a Conditional Use Permit (CUP).
8.5.2 Implementing Development Applications
The following City administrative standards apply to the implementation of future development
applications (including plot plans, tract maps, parcel maps, conditional use permits, or variances)
for projects within the Specific Plan area. Please refer to Exhibit 8.1, Site Plan Review Process.
8.5.2.1 Major Site Plan Review
Following the review and approval by the City of Orange of the Trails at Santiago Creek
Specific Plan, a Tentative Tract Map will be submitted for Major Site Plan Review by the
City per Section 17.10.060, Site Plan Review.
A. Mandatory Findings for Site Plan Approval
The Community Development Director, Design Review Committee, Parks Planning
and Development Commission (when applicable), or Planning Commission shall
make the following written findings, as well as the findings contained in Sections
17.10.060 and 17.10.070 of the City of Orange Municipal Code, before approving or
conditionally approving any Site Plan:
1. The proposed project is compatible with other projects within the Specific Plan
area; and,
2. The Site Plan is compatible with the regulations, design criteria and guidelines
of the Trails at Santiago Creek Specific Plan.
B. Site Plan Review Approval Time Limitations
Major Site Plan approval shall be valid for the period of time identified in the Trails
at Santiago Creek Development Agreement.
C. Site Plan Revisions
Revisions that are minor in nature and do not adversely impact the overall design or
concept of the project, or reasonable extensions other than those applied as a
condition of approval, shall be submitted for review and approval administratively
by the Community Development Director. Significant changes, additions, or
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omissions shall be submitted for review by the Community Development Director
and approval by the Planning Commission. Planning Commission action shall be
deemed final unless an appeal to the City Council is filed within 15 days of the
decision in accordance with Section 17.08.050 of the City of Orange Municipal
Code.
8.5.2.2 Design Review
Detailed plans for future implementing projects in the Trails at Santiago Creek Specific
Plan area shall be submitted to the City for Design Review approval, in accordance with
the policies and procedures of the Orange Municipal Code Section 17.10.070.
8.5.2.3 Rough Grading Permits
Rough grading plans shall be consistent with the Specific Plan, and permits shall be
issued in accordance with the policies and procedures of the Orange Municipal Code.
8.5.2.4 Precise Grading Permits
Precise grading plans shall be consistent with the Specific Plan and permits shall be
issued in accordance with the policies and procedures of the Orange Municipal Code.
8.5.2.5 Tentative Tract Map(s)
Any Tentative Tract Map shall be consistent with the Specific Plan, and processed in
accordance with the policies and procedures of the Orange Municipal Code.
8.5.2.6 Parcel Map
Any Parcel Map shall be consistent with the Specific Plan, and processed in accordance
with the policies and procedures of the Orange Municipal Code.
8.5.3 Specific Plan Interpretations
In instances where any chapter, subsection, sentence, clause, phrase, portion, or word contained
within this Specific Plan is undefined, unclear, or vague, then the Community Development
Director shall make a determination as to its meaning and intent. This determination may be
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appealed to the Planning Commission. In addition, any decision by the Planning Commission
may be appealed to the City Council for final determination. All decisions by the City
Council shall be deemed final.
8.5.4 Severability
If any chapter, subsection, sentence, clause, phrase, or portion of this Specific Plan, or any future
amendments or additions thereto, is for any reason held to be invalid or unconstitutional by the
decision of any court of competent jurisdiction, such decision shall not affect the validity of the
remaining portions of this Specific Plan, or any future amendments or additions thereto. The City
hereby declares that it would have adopted these requirements and each sentence, subsection,
clause, phrase, or portion or any future amendments or additions thereto, irrespective of the fact
that any one or more chapters, subsections, clauses, phrases, portions or any future amendments
or additions thereto may be declared invalid or unconstitutional.
8.6 Specific Plan Substantial Conformance and Specific Plan Amendments
8.6.1 Substantial Conformance
Minor modifications to the plans, guidelines, regulations, and standards contained in the Trails at
Santiago Creek Specific Plan may be approved by the Community Development Director or
designee without requiring a Specific Plan Amendment; provided, however, that such deviations
are deemed to be in substantial conformance with the Specific Plan and are not detrimental to the
public health, safety, and welfare. Decisions of the Community Development Director may be
appealed to the Planning Commission. Decisions of the Planning Commission may be appealed
to the City Council. All decisions by the City Council shall be considered final. The following
list of items constitutes minor modifications to the Specific Plan which shall be deemed to be in
substantial conformance with the adopted Specific Plan and, as such, shall not require a Specific
Plan Amendment:
A. Changes to the conceptual circulation plan, up to 50’ from the locations shown in this
Specific Plan, to accommodate actual on‐site conditions or modify ingress and egress
locations within the project, or to respond to new information that was not available at the
time the Specific Plan was adopted.
B. Changes to the roadway cross‐sections, at the discretion of the City Engineer.
C. Minor increase or decrease in the number of single-family detached dwelling units,
provided that the maximum numbers of single‐family detached dwelling units shall not
exceed 128 units as established by the approved Specific Plan.
D. Adjustment of a Planning Area boundary provided that the total acreage of the affected
area does not increase or decrease by more than 10% of the Planning Area acreage stated
in the approved Specific Plan and that the adjusted boundary does not impact any
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October 30, 2018 8-8
previously identified mitigation area(s). Planning Area A may only increase in acreage.
The total maximum unit counts allowed in the Specific Plan shall remain the same
regardless of any acreage transfer.
E. Minor changes to landscape materials, wall materials, wall alignment, entry design, and
streetscape design which are consistent with the conceptual design set forth in the design
guidelines contained within the Specific Plan.
F. Minor changes to the Design Guidelines. The Design Guidelines are conceptual in nature,
and are intended to be flexible in implementation. Changes must be consistent with the
project’s design principles.
G. Modifications to the grading, water, sewer and/or drainage plans, at the discretion of the
City of Orange Public Works Director.
H. Other modifications of a similar nature to those listed above that are deemed acceptable
by the Community Development Director, are in keeping with the purpose and intent of
the approved Trails at Santiago Creek Specific Plan, and are in substantial conformance
with the City of Orange General Plan.
8.6.2 Specific Plan Amendments
A. Amendments to the Trails at Santiago Creek Specific Plan may be requested by the
applicant or by the City at any time pursuant to Section 65453(a) of the Government
Code. Amendments shall be processed pursuant to the provisions of the Government
Code for Specific Plan Amendments. In the event the proposed amendment requires
supplemental environmental analysis pursuant to the California Environmental Quality
Act (CEQA), the applicant(s), or the City if initiated by the City, are responsible for
preparing the necessary CEQA documentation.
B. Said amendment shall not require a concurrent General Plan Amendment unless it is
determined by the City of Orange that the proposed amendment would substantively
affect the General Plan goals, objectives, policies, or programs for the Trails at Santiago
Creek Specific Plan area.
C. All Specific Plan Amendments shall be subject to the requirements of the California
Environmental Quality Act (CEQA) of 1970 and any applicable City of Orange
Environmental Guidelines (and as subsequently amended).
D. Specific Plan Amendments may be limited to specific planning areas within the overall
Specific Plan Area.
E. The Planning Commission and City Council shall each hold a public hearing on the
proposed amendment of the Specific Plan.
F. The Planning Commission shall review all proposed amendments to the adopted Specific
Plan. Upon the close of the required public hearing, the Planning Commission shall act
by resolution to adopt, reject, or modify the proposed Specific Plan Amendment and
forward its recommendation and findings to the City Council for action.
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G. The City Council shall review the Planning Commission’s findings and
recommendations. Upon the close of the required public hearing, the City Council sh all
act by ordinance to adopt, reject, or modify the proposed Specific Plan Amendment. If
approved by the City Council, any proposed Specific Plan Amendment shall be adopted
by ordinance.
H. Prior to approving or conditionally approving any Specific Plan Amendment, the
following findings shall be made by the Planning Commission and City Council that the
Specific Plan Amendment:
1. Is consistent with the goal and policies of the General Plan and with its purposes,
standards and land use guidelines;
2. Results in development of desirable character which will be compatible with existing
and proposed development in the surrounding neighborhoods; and,
3. Respects the environmental and aesthetic assets of the community consistent with
current economic realities.
8.6.3 Public Notification
Notifications of public hearings and decisions shall be mailed out in accordance with Section
17.08.040 or the Orange Municipal Code, except as provided otherwise herein. For all public
hearings requiring public notification, including but not limited to Specific Plan Amendments, as
well as decisions by the Community Development Director, notices shall be mailed out via U.S.
First Class mail to all residents, property owners and business owners located within 300 feet of
any portion of the Notification Area.
8.7 Appeals
The applicant(s) or interested parties shall have the right to appeal the decision of the
Community Development Director or Planning Commission on any determination by filing an
application on forms provided by the City of Orange within 10 calendar days following the final
date of action for which an appeal is made. Appeals from any determination of the Community
Development Director shall be made to the Planning Commission. Appeals from any
determination of the Planning Commission shall be made to the City Council. All decisions by
the City Council shall be deemed final. Appeals shall be processed consistent with the provision
of the City of Orange Municipal Code.
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APPENDIX A – LETTER OF SUPPORT FROM SANTIAGO CREEK
GREENWAY ALLIANCE
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October 30, 2018 App. -2
APPENDIX B - DEFINITIONS
This Appendix includes definitions for key words and concepts discussed within the Trails at
Santiago Creek Specific Plan. Definitions of any terms or phrases not listed below shall be the
same as the Orange Municipal Code, Chapter 17.04, unless otherwise defined within the Trails at
Santiago Creek Specific Plan.
Backfilling Operation - To restore previously mined portions of the site, a portion of the project
site is presently being backfilled. The project site is being over excavated (i.e., removal of
unsuitable materials) and filled in the backfill operation. The backfilling operation addresses
both mixed and silt pond areas. This approved, ongoing backfill operation currently is separate
and distinct from the proposed project. However, some of this grading would have to occur to
construct the proposed project. As a practical result, therefore, from the date of project approval,
the backfilling and grading will become project site preparation activities and, as such, are
analyzed as part of the construction phase of the project.
East Orange General Plan - The East Orange General Plan, dated August 1975 and adopted by
the City Council on December 19, 1989, is a multi -jurisdictional document whose planning
boundary includes portions of the City and portions of unincorporated County of Orange
territory, together known as Orange Park Acres. The City has determined that the East Orange
General Plan is the Land Use Element of the City’s General Plan for that geographical area
covered by the East Orange Plan.
General Plan - The Orange General Plan serves as the long-range and policy planning tool for
the City to guide physical development within its borders. The Orange General Plan is
considered a “comprehensive” general plan by incorporating additional, local issues related to
cultural resources, economic development, urban design, and growth management.
Low Density Residential (LDR) – As defined in the City of Orange General Plan, Table LU-1
Land Use Designations, Low Density Residential equates to 2.1-6.0 dwelling units per acre
comprised of conventional single-family residential development characterized by individual
single-family homes constructed in subdivisions, or by custom units built on individual lots.
Mabury Ranch - The Mabury Ranch residential neighborhood falls within the jurisdiction of the
City of Orange and is located north of and adjacent to the project site.
Materials Recycling Operation - Approximately five acres in the southeastern portion of the
project site are used as a materials recycling area. This area includes apparatus for the crushing
of boulders, bricks, rocks, etc. for recycling. The materials recycling area additionally includes
operations that provide for the cement treatment of base materials. Material for this operation
originates primarily from off‐site sources. Access to the materials recycling area is from a
controlled entrance along East Santiago Canyon Road. Materials generated by this operation
have historically been used on and transported off the project site. The materials generated by
this operation at issuance of the NOP were being taken off‐site. Materials recycling will continue
on the project site through the construction of the proposed project.
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Natural Open Space - Un‐programmed and undeveloped property left in a natural state of
existing flora and fauna with minimal impacts to the site. The Santiago Creek is a scenic riparian
corridor considered natural open space. Planning Areas A and B are examples of natural open
space on the project site.
Orange Park Acres Community (OPA) - Orange Park Acres Community falls within the
jurisdiction of the City of Orange, with a “central island portion” under the purview of the
unincorporated County of Orange. The “county island” is located just south of the intersection
of Frank Lane and Orange Park Boulevard.
Orange Park Acres Plan - The Orange Park Acres Plan, dated September 1973 and adopted by
the City Council on December 26, 1973, is a multi -jurisdictional document whose planning
boundary includes portions of the City and portions of unincorporated County of Orange
territory, together known as Orange Park Acres. The City has determined that the Orange Park
Acres Plan (hereafter referred to as the “OPA Plan”), is the Land Use Element of the City’s
General Plan for that geographical area covered by the OPA Plan.
Passive Outdoor Uses – For the purposes of this Specific Plan, non-structured non-team
oriented activities such as horse-back riding, bicycling, walking/hiking/running, free play,
picnicking, gardening, sunning, people watching, etc.
Project – The term “project” refers to the Trails at Santiago Creek and those improvements as
defined in this Specific Plan.
Prominent Window – A window on the building façade that is noticeable, projects, is
distinguished from other windows as being larger, and stands out from the rest.
Single-Family Detached Residential - A single dwelling unit on a building site or lot, occupied
or intended for occupancy by only one household that is structurally independent from any other
such dwelling unit or structure intended for residential or other use.
Specific Plan - The word “Specific Plan” shall mean the Trails at Santiago Creek Specific Plan.
The Reserve - The Reserve residential neighborhood falls within the jurisdiction of the City of
Orange and is located east of and adjacent to the project site.
Zoning Ordinance - The City of Orange Zoning Ordinance in force at the time the Trails at
Santiago Creek Specific Plan is approved by ordinance.
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