RES-9231 Approving Tentative Tract Map No. 14360 Phase 2 Serrano Heights Specific PlanRESOLUTION NO. 9231
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF ORANGE UPHOLDING TilE RECOMMENDATION
OF THE PLANNING COMMISSION AND APPROVING A
TENTATIVE TRACT MAP TO ALLOW THE
SUBDIVISION OF 204 ACRES OF PROPERTY LOCATED
IN THE PERALTA HILLS IN "SERRANO HEIGHTS",
ALONG SERRANO AVENUE BETWEEN APACHE
CREEK AND NOHL RANCH ROADS, NORTH OF
SANTIAGO CREEK AND SANTIAGO OAKS REGIONAL
PARK, INTO 425 SINGLE-FAMILY AND 2
MULTI-FAl\ULY RESIDENTIAL PARCELS WITH 17
NON-BUILDABLE OPEN SPACE
LOTS.Tentative Tract Map
14360 Applicant: SunCal
Companies
RECITALS:After report thereon by the Planning Commission and after due public hearing as
required by law, the City Council of the City of Orange considered a recommendation of the
Planning Commission recommending by Resolution No. PC 75-99 that Tentative Tract Map
14360 be approved to allow the subdivision of 204 acres of property located in the Peralta Hills,
in the Semmo Heights" development, along Serrano Avenue between Apache Creek and
Nohl Ranch Roads, north of Santiago Creek and Santiago Oaks Regional Park, into 425 single-
family and 2 multi-family residential parcels with 17
non-buildable open space lots.After finding and determining the hereinafter
described facts, the City Council detennined that the environmental impacts of the proposed
project were adequately addressed by Environmental Impact Report 954 and Supplemental
Environmental Impact Report 1305, as certified by the City in 1986 and 1990, and as amended in February
of 1997 by addendum; that the project is consistent with the City's General
Plan, the Serrano Heights Development Agfeiement and the SeITano Heights Specific Plan, and that Tentative
Tract Map 14360 should be approved, as
recommended
by the Planning Commission.The real property which is the subject of Tentative Tract
Map 14360 IS generally described as the Phase 2 area in the
Serrano Heights Specific Plan.During its public hearing, the City Council found the facts more
particularly
1-
1. The applicant, SunCal Companies, is proposing this project, in compliance with the
development standards in the approved Specific Plan, as a less-intensive alternative to
the maximum number of units allowed in the Specific
Plan.2. The project will consist of 425 single-family residential parcels, two multi-family residential parcels, and 17 non-
buildable open space lots.3. Construction of public facilities such as roadways, water and
sewer systems shall be funded by a special maintenance district or other financial
mechanism acceptable to the City, and a homeowners association shall be responsible
for maintenance along public right of ways and open space slopes for slope
irrigation, drainage and landscaping.4. The environmental impacts of the proposal have been
previously examined and said
impacts are adequately addressed.NOW, THEREFORE, BE IT RESOLVED by the City Council oftheCityofOrangethatTentativeTractMap14360beapproved
for the following reasons:1. The foregoing recitals
are true and correct.2. The design of the subdivision and proposed
improvements will not cause substantial environmental damage or substantially and avoidably injure fish
or wildlife or their habitat, Gause serious public health problems, or conflict with any
easements for public access through or use of property
within the proposed subdivision.3. The project environmental impacts were
adequately addressed in Environmental Impact Report 954 and Supplemental
Environmental Impact Report 1305.4" The proposed subdivision, including its provisions for
design and improvement, is consistent with the City's General Plan, the Serrano Heights
Development Agreement, and the
Serrano Heights Specific Plan.5. The site is physically suitable for
the proposed residential development.BE IT FURTHER RESOLVED that Tentative Tract Map 14360
be approved subject
to the following conditions:1. Approval of Tentative Tract Map 14360 does not include parcels 412, 413,
414, 415, 416, 417 and 418. These lots shall be excluded from the final map.
Any reciprocal agreement for grading or other modification to adjacent lands in City of Anaheim shall
be submitted to the Public Works Department prior to issuance
of a gradJing permit.2. No public access shall be permitted on Street Q until
street improvements for the intersection of Serrano Avenue and Nohl Ranch Road
are completed and operational,including the previously-required installation and operation of
a traffic signal, pursuant
to ResoNo. 92312
the approved Development Agreement and the (completed) improvement of Serrano
Avenue from its present terminus southwest of Nohl Ranch Road.
3. Intersection improvements for Serrano Avenue and Nohl Ranch Road, Street Q and Nohl
Ranch Road shall be reviewed and approved by City of Anaheim. Evidence of the
Anaheim City Engineer's approval shall be submitted to the City of Orange Community
Development Department prior to City of Orange approval of street improvement plans
for Development Area 8 (including Streets J and P).
4. Grading plans shall be designed so that drainage from each residential parcel is diverted
into public streets in the City of Orange. No drainage from private parcels shall be
permitted across open space Lots C and D along the north edge of the tract. The only
drainage permitted to flow across the city boundary, from Lot C, is that collected by
terrace drains installed to protect the slopes above residential development in the City of
Anaheim.
5. Any proposed fuel modification areas for Tentative Tract Map 14360 shall not encroach
into the City of Anaheim, unless duly authorized by the City of Anaheim and the
underlying property owner and not prohibited by law. Any off-site fuel
modification areas within the City of Anaheim shall be reviewed and approved by the City of
Anaheim prior to the approval ofthe final map for Tentative Tract Map
14360.6. Consistent with the open space provisions of the Specific Plan, private homeowners
or homeowner associations are expressly prohibited from extending fencing to
encompass portions of open space for private recreational uses such as view decks, patios, pools,
etc.7. Sound attenuation is required for all lots along Nohl Ranch Road, pursuant to
findings and recommendations contained in "Exterior Noise Analysis for Tentative Tract
14360 Serrano Heights) City of Orange," a report prepared by Mestre Greve Associates,
and dated July 21, 1998. A perimeter wall 6 feet high shall be constructed at the property
line along the top of the slope between Lot G and all adjacent parcels. Construction of
homes on these parcels shall include installation of a mechanical ventilation system
constructed of sound attenuating
materials.8. Prior to the approval of the final tract map, the developer shall submit the final
alignment of the equestrian and hiking trails within the tract to the City of Orange
Community Services Department for final review and
approval.9. The on-site trail system shall be maintained by a special maintenance district
or other financial mechanism acceptable to and approved by the City prior to the issuance
of the first certificate of occupancy for development. The special maintenance district
or other financial mechanism shall be established at the expense of the
owner/developer.Conditions 10 through 47 shall be completed to the satisfaction of the
City Engineer:10. A final tract map shall be recorded within 24 months after approval of the tentative
tract map and prior to the sale or lease of
any parcel.3 Reso
11. Monuments shall be set based on a field survey.
12. Design, dedicate and construct Serrano Avenue from its easterly terminus in Tract 14359 to
Noh! Ranch Road, per City Standard 105 including a 10 foot wide planted median, and/or in
accordance with the Development Agreement and Specific Plan.
13. Vehicular Access Rights along Serrano Avenue shall be dedicated to the City of Orange
except at street intersections. Access to Lot 427 is subject to review and approval by the CityTrafficEngineer.
14. Construct all public and private streets to city standards, consistent with provisions of the
Development Agreement and Specific Plan.
15. Dedicate and construct storm drain system to city standards, including energy dissipaters at
the ends of storm drains.
16. Dedicate and construct sanitary sewer system to city standards.
17. Prior to issuance of a building permit for any residences within the boundary of the approvedtentativemap, a sewer study shall be conducted by the applicant to demonstrate adequatedownstreamcapacitythroughMaburyRanch. The sewer study may require field monitoringofexistingmanholes. If the sewer study determines that the existing lines are deficient, the
developer is required to upgrade the size of lines bef,~re construction of the any unit that would
make the system deficient.
18. Approval may be subject to the City of Anaheim providing sewer service to the eastern
portion of the tract, if required by the developer's system design, unless alternative sanitation
methods are proposed and accepted by the City Engineer. A "Sewer Service Agreement"
would be required between the affected cities if Anaheim will accept sewage. Such an
agreement must be executed prior to issuance of a building permit.
19. Erosion and dust control plans shall be reviewed and approved prior to the issuance of a
grading permit.
20. All grading shall be conducted in conformance with City Landform Grading Concepts, and
consistent with provisions of the Development Agre(:ment and Specific Plan.
21. Developer shall establish Best Management Practices for eliminating storm water runoff
contamination as outlined in the Drainage Area Management Plan, as required by the National
Pollution Discharge Elimination System Act. A copy of the approved permit shall be
provided to City of Orange before rough grading pennits are issued.
22. No off-site grading or construction shall occur unle:ss written approval of affected
property owners is obtained and submitted to the Public Works Department prior to approval of
the final tract map and the grading plan. If the developer is not able to obtain permission from
the affected property owner to make off-site improvements, the grading plan shall
be redesigned so as not to require
off-site improvements.Reso
No. 9231 4
23. Grading within Anaheim city limits shall require a permit from that agency.
24. A bench 30 feet wide shall be constructed on all manufactured slopes at 100 feet intervals,
regardless of slope ratio.
25. Slope ratios of 1.5:1 will be allowed only where determined feasible by a geologist or soils
engineer. All fill slopes greater than 2: 1 shall require the installation of a soil stabilization
geo-
grid.26. All manufactured slopes shall have terrace drains at 25 foot intervals per City Standard
333 regardless of slope
ratio.27. Energy dissipating rock channels shall be constructed at the ends of all down-
drains. This may require construction beyond the tract boundary, with the adjacent
property
owners'permIssIon.28. Recreation trails shall be constructed as shown on the tentative map, including
the trail through the "Remainder Parcel" Edison easement, according to provisions
of the Development Agreement and Specific Plan. All recreation trails are to be at least 10
feet wide
and unpaved.29. An access road 15 feet wide shall be paved from "H" street cul-de-sac to
the reservoir on Lot 0," Tract 14359. The road must have curb and gutter to carry drainage
on one
or both side(s).30. Street A, between intersections at Serrano Avenue and Street B, shall be 40
feet curb to curb with sidewalks on both sides. A transition to this section shall be
provided
between Streets B andC.31. Access paths to lettered lots (as shown on the tentative map between Lots
43 and 140, 146-147,257-258,276-277,286-287, and 297-298) shall
provide a minimum width of 12 feet for landscape maintenance and emergency
access purposes. Access paths shall be separated from adjacent parcels by 6-foot-high
fencing, with a gate installed at the building setback
line.These areas shall be maintained by the homeowners association.32. Complete subdrains shall
be
installed to prevent ground water runoff and nuisance water conditions.33. All drainage devices must conform
to the City's Landform Grading Guidelines and remain as inconspicuous as
possible. Developer shall utilize colored concrete to make drainage facilities in slope areas blend
into surroundings, methods to be reviewed and approved by the
Departments of Community Development .
md Public Works, per the Development Agreement and Specific Plan.34. Street lights are required and shall
be installed by developer as approved by the Department of Public
Works, and the system
35. All street tree planting shall include the installation of root barriers on the sidewalk side of the
lree, or where conditions warrant, the installation of a deep root box as directed by the
Community Services Department.
36. Approval is subject to payment of Eastern Transportation Corridor Fee, TransportationSystemImprovementProgramFees, Fire Facilities Fee, Police Facilities Fee, and LibraryFees, as specified by the Development Agreement.
37. Cable television facilities shall be installed as required by the franchise cable television
company.
38. A raised landscape median is required for the entire length of Serrano Avenue, per the
Settlement Agreement between the developer, Peralta Hills Alliance, and City of Orange. The
homeowners association shall maintain these medians.
39. No landscape irrigation system sleeves shall be allowed under public streets unless service to
medians is required.
40. \Vater meters shall be installed on the side ofthe roadway requiring service for landscaping, to
eliminate the need for street sleeves.
41. All landscape irrigation sleeves within the public right-of-way shall be encased in
2 sack
silurry back-fill.42. Street improvement plans shall include traffic control detail for the
offset intersection of Streets A, I and J, which shall be designed as an all-way
stop
with nearby parking prohibitions.43. A traffic signal shall be designed and installed at the intersection of
Serrano A venue and Street A at the developer's expense, subject to review and approval
by the City Engineer,with construction completed in conjunction with
construction of Serrano Avenue.44. Sltreet A shall be designed to provide a left turn lane at
Serrano Avenue (southbound) and for access from the northbound lane to Lot 426, with
sidewalks constructed along both sides of the street to satisfy minimal pedestrian access
requirements. The requirements of this condition supersede the cross section detail shown
on the tentative map.45. Vehicular ingress and egress from Serrano Avenue to Lot 427 shall
be restricted to 'right turn only' except at an entrance aligned with th(: Street A
intersection, or as approved through an alternate design submitted for review and approval
by
the City Traffic Engineer.46. 'No parking anytime' restrictions shall be placed on both sides
of Street A, between Street
B and Serrano Avenue.47. Double yellow centerline, raised reflective pavement markers and
red curb shall be indicated on street improvement plans and installed at all street
knuckles, per review and approval by
the City Traffic Engineer.
ResoNo. 92316
Conditions 48 through 56 shall be completed to the satisfaction of the City Fire Marshal:
48. 20 feet of the A Zone required for fuel modification shall occur on the graded pad. This
zone shall not be part of a slope.
49. An additional fuel modification emergency and maintenance access shall be provided at
the end of Street E.
50. The number and location of hydrants shall be determined by Fire and Water
Departments. The fire hydrant locations shall be coordinated with the locations for the
access to the fuel modification areas.
51. Prior to issuance of a fire service (detector check) the required water supplies for hydrants
and fire sprinkler systems shall be determined and the water supplies shall be approved
by the Fire Department.
52. All streets less than 36 feet wide shall be marked and signed as a fire lane. The marking
and signing shall be provided and installed per the City of Orange Fire Department Fire
Lane Standards.
53. Dead-end access roads exceeding 150 feet in length shall provide adequate turning
area for fire apparatus. Residences which are located on a dead end road exceeding 600
feet or located more than 600 feet beyond), shall be provided with a N.F.P.A. 13D
fire sprinkler
system.54. Fire department emergency access must not exceed 12 percent grade, per U.F.C.
Section902.2.2.
6.55. This project shall comply with the City of Orange Fuel Modification Program,
which includes the requirement of a minimum 12-foot passageway from a public street
to the fuel modification zone to provide access for emergency personnel
and maintenance workers. Access ways are to be located no more than 500 feet apart
with locations approved by the Fire Department. The access areas are to be designated as a
lettered lot on the approved tract map and a condition of construction shall be that
the homeowners association is responsible for maintenance of the access. A statement shall be
included in the homeowners association C,C&R's indicating the homeowners
association is responsible for maintenance of all fuel modific:
ation areas.56. City of Orange Ordinance 3-94 requires all roof coverings to be fire retardant
U.L. listed Class A. The eaves shall be fire stopped and enclosed with approved material
at the eave ends to preclude entry of flame or embers lmder the roofing
material. Openings into attics, floors or other enclosed areas shall be covered with corrosion
resistant wire mesh less than one fourth inch, no more than one half inch in any dimension
except where such openings are equipped with sash or doors. In addition, a spark arrestor
is required on chimneys with a maximum one half
inch screen required.Conditions 57 through 68 shall be completed to the satisfaction of the
Water Manager
and City Engineer:7
ResoNo. 9231
57. An on-site dedicated water system shall be installed by the developer, as designed
and approved by the Water
Manager.58. The developer shall satisfy all water main plan check and inspection charges
determined by the Water Division, prior to the approval ofthe final tract
map.59. Each dwelling unit shall be metered separately unless otherwise approved by the
Water
Manager.60. The developer shall furnish and install individual pressure regulators on all
servIces where the incoming pressure exceeds 80
psi.61. The developer shall provide a graded fifteen-foot unencumbered utility
easement along the westerly edge of Lot 27, extending southerly to include Lot B, and contiguous
to right of way at Serrano A venue for water
utility purposes.62. The developer shall provide a graded fifteen-foot unencumbered
utility easement and access road from the west end of Street "H" extending westerly between
Lots 254 and 255 contiguous to the reservoir site as approved by
the Water Manager.63. The developer shall provide a graded fifteen-foot
non-exclusive drainage easement from the west end of Street D extending northwesterly to include
a portion of the southwest comer of Lot 153 and Lot I contiguous to the reservoir
access road and utility easement.64. The developer shall provide a graded
fifteen-foot non-exclusive utility easement along the northerly edge of Lot 387 and extending west
to include a portion of Lot "F"contiguous to the City right of way
at Street A for water utility purposes.65. The developer shall provide an interconnection with the
City of Anaheim at Street Q and Nohl Ranch Road, of a design as approved by
the Water Manager and the City of Anaheim Public Utilities Department,
Water
Engineering Division and the Anaheim City Engineer.66. Prior to the approval of the final tract
map, the developer shall furnish a geotechnical report addressing the suitability of all property
to be used for water utility purposes including reservoir sites, pump station
sites, access roads, and utility easements. The report shall identify all geologic conditions
that could affect the installation of water utility facilities including but not limited
to identifying faults within the project area,slope stability, soil bearing capacities,
corrosive soil conditions, requirements if any for underdrain systems and any other
items
judged significant by the geotechnical consultant retained.67. All property to be used for water utility purposes and dedicated
to the City shall be free of s.oil contaminants and
hazardous wastes. The
geotechnical report shall specifically address this concern.68. The developer shall provide (at no cost to
the City) a permanent, graded, water pump station site of a size and at a location
with appurtenances as approved
Manager. The developer shall provide the site with electric utility service, telephone and
communication utility service, inlet-outlet water pipeline, drain pipeline, and
twenty-foot driveway access. All cleared and grubbed and newly constructed cut and fill
slope areas shall be replanted with native plant material and maintained until such time
that no further irrigation is required or as otherwise directed by the City'
s
Landscape Coordinator.
Other conditions:69. Structures shall comply with the requirements of Municipal Code Chapter
15.52 Building Security Standards), which relates to use of security hardware,
doors, windows
and lighting.70. All structures shall display the required address devices to satisfy Ordinance
7-79. All structures that fail to meet visibility and legibility requirements (such
as those typically built on flag lots) shall display an additional similar address device at
a location approved by the
Crime Prevention Bureau.71. The applicant agrees to indemnify, hold harmh:ss, and defend the City,
its officers, agents and employees from any and all liability or claims that may be brought
against the City arising out of its approval of this permit, save and except that caused by
City'
s active negligence.72. The applicant shall comply with all federal, state and local laws. Violation
of any of those laws in connection with the use shall be eause for revocation
of this approvaL 73. Conditions related to approval of this map are not intended to supersede
any of the conditions attached to the approved Development Agreement, nor those
related to the Serrano Heights Specific Plan (including Condition No. 91 of Ordinances
9-97 and 10-97). The developer is also required to prepare plans
or conduct development activities according to mitigation measures contained in the
project's Environmental
Impact Reports and Addendum.74. Before Serrano Avenue is connected to Nohl Ranch Road,
the property owner or developer shall submit traffic signal design plans for this intersection
to the Anaheim City Engineer for review and approvaL Said traffic signal shall be
installed and operational to the satisfaction of
the Anaheim City Engineer.ADOPTED the 14th
day of March, 2000.
9ResoNo.
9231
ATTEST:
I hereby certify that the foregoing Resolution was duly and regularly adopted by the City
Council of the City of Orange at a regular meeting thereof held on the 14th day of March, 2000,
by the :Dollowing vote:
AYES:
NOES:
ABSE1\T:
ABSTAIN:
COUNCIL MEMBERS: MURPHY, SLATER, COONTZ, SPURGEON, ALVAREZ
COUNCIL MEMBERS: NONE
COUNCIL MEMBERS: NONE
COUNCIL MEMBERS: NONE
f f ~,(~4'"
Cassandra J. Cat c ,CIty Clerk of the CIty of Orange
MEB
Reso No. 9231 10