RES-8749 Approving Tentative Tract No. 15371RESOLUTION NO. 8749
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF ORANGE UPHOLDING THE
RECOMMENDATION OF THE PLANNING
COMMISSION OF THE CITY OF ORANGE AND
APPROVING THE SUBDIVISION OF PROPERTY
SITUATED SOUTH OF THE INTER-SECTION
OF HEWES STREET AND RANCHO
SANTIAGO
BOULEVARD.Tentative Tract
15371 Minor Site Plan Review
23-96 Applicant: Polygon
Commnnities,
Inc.RECITALS:After report thereon by the Planning Commission and after due public
hearings as required by law, and after receiving a recommendation from the
Planning Commission,recommending, by Resolution No. PC 67-96 that the subdivision of property
situated south of the intersection of Hewes Street and Rancho Santiago Boulevard be approved,
the City Council considered Tentative Tract 15371 and Minor Site Plan Review 23-96
and determined that the recommendation of the Planning Commission should be upheld and
that they should be approved. Subject property is more
particularly described as follows:A portion of Lots 13 and 14 of LotspeIch and
Company's Tract as per Map recorded June 12, 1876, as No. l86-R
in the Office of the County Recorder of Los Angeles County,
State of California, and a portion of Lots 15 and 16 in Block "B" of
the land of Oge and Bond, in the County of Orange, State
of California, as per Map recorded in Book 3 Pages 430 and
431 of miscellaneous records, in the Office of the County
Recorder
of Los Angeles County,California.Upon the public hearing before the City council,
the following facts were established:I. The applicant, Polygon, Inc., is proposing to develop
a vacant parcel with 100 detached, single family residences. The site is approximately 28.5
acres in size and is located south of the intersection of Hewes Street
and Rancho Santiago Boulevard. The site is owned by the County and was
formerly used for growing strawberries.2. The proposed development will have public streets
and will have an entrance off both Hewes Street and Rancho Santiago Boulevard.
The applicant is not proposing gated entries. The lot sizes will range from 8,000 sq. ft. to 16,000
sq. ft., with most lots being either 8,000 sq, ft. or 10,000 sq. ft. The
range in size from approximately 3,100 to 3,500 sq. ft. The project does not include a
communal recreational facility or open space,
3. In summary, the applicant's requests are as follows:
General Plan Amendment 3-96 - to change the site's land use designation from
OS-P (Open Space - Park) to Low Density Residential; 2 to 6 dwelling units per acre.
Zone Change 1184-96 - to change the site's zoning classification from R-
O Recreational- Open Space) to RI-8 (Residential, single family, minimum lot size
8,000 sq. ft.) and R1-10 (Residential, single family, minimum lot size 10,000 sq.
ft.). The lots proposed to be zoned Rl-10 are located on the south and east portions
of the site while the lots proposed to be zoned Rl-8 are located on the west and
north portions of the site.Approximately 60% of the site is proposed to be zoned Rl-
8
and 40% to be zoned R1-l0.Tentative Tract Map 15371 - to
subdivide the property
into approximately 100 single family lots.Minor Site Plan Review 23-96 - to create lots
without
direct access to a public street.Variance 2026-96 - to waIVe the
required 20' front setback
for residential structures on five lots.Administrative Adjustment 96-9 - to allow up
to a 20% reduction III the required front yard setback on
up to 30% of the lots.4. The Planning Commission recommended
approval of the applicant's requests because the proposal would allow the orderly development
of the subject site in a manner compatible with surrounding residential uses,
and the development of the site would include improvements to the alignments
of Hewes Street and Rancho Santiago Boulevard. The Planning
Commission further recommended approval of Variance 2026-96 and Administrative Adjustment 96-9 due
to the site's irregular shape and the adverse impact to the
site caused by the realignment of Hewes Street.5. On December 17,1996, the
County Board of Supervisors approved a plan that allocated proceeds from the sale of the
subject site to fund park improvements within the City of Orange and to fund the
acquisition of additional
regional open space in the vicinity of Orange.NOW, THEREFORE, BE IT RESOLVED by
the City Council of the City of Orange that Tentative Tract 15371 and Minor Site
Plan
Review 23-96 be
1. The proposed residential land use is compatible with existing residential uses
surrounding the subject site.
2. The reduction in recreational uses is mitigated by the dedication by the County
of Orange of funds from the proceeds from the sale of the subject site to be-spent on
additional park land and recreational facilities in the City of
Orange.BE IT FURTHER RESOLVED that Tentative Tract 15371 and Minor Site
Plan Review 23-96 be approved subject to the
following conditions:1. The final tract map and development plans shall be in substantial compliance with
the plans approved by the City Council and Planning Commission, and that are on file
with the Department of
Community Development.2. Prior to issuance of building permits, the applicant shall submit to the Design
Review Board preliminary and final building, wall and landscaping plans for their review
and approval.The DRB shall include in their review the reduced setback and placement of lot
locations as allowed under Administrative
Adjustment 96-9.3. The applicant shall construct a perimeter wall along Hewes Street
and Rancho Santiago Boulevard per the findings of the final Noise Study. The wall shall have
a minimum height of 6 feet as measured on the Hewes and Rancho Santiago Boulevard sides
of the wall.4. The applicant shall provide structural improvements to conform with the
City's noise standards and Uniform Building Code. The final noise study shall be
submitted prior to issuance
of building permits.5. The County of Orange and the City of Orange shall enter into a Park
Mitigation Plan prior to January 15, 1997 in order to address the open space and park
land diminishment issues associated with the conversion of the subject site to
a residential use.Conditions 6-43 shall be implemented to the satisfaction of
the
Department of Public Works:6. A final tract map shall be recorded within 24 months after tentative
approval and prior to the sale or
lease of any lot.7. Monuments shall be set based
on a field survey.8. Subject to conditions
of Addendum Sheet 1.9. Dedicate and construct all interior
streets to City standards.10. Dedicate and construct Rancho Santiago Boulevard to
Master Plan requirements. Rancho Santiago Boulevard's west side parkway and recreation trail shall
be constructed to contain
a continuation of the existing parkway trail right-of-way as it is built south of
the subject site and allow development of a meandering trail within the landscaped
trail area.11. Developers shall prepare striping and signing plans for Hewes Street and
Rancho Santiago Boulevard in proximity to the tract to the satisfaction of the City Traffic
Engineer. Plans shall show both interim and ultimate layouts. Plans shall include
bicycle facilities.12. Dedicate and construct Hewes Street to Master Plan requirements. Alignment shall
be that of the Hewes Street precise alignment established by the City
of Orange.13. The improvement of Hewes Street will be built in two phases as required by
the City engineering staff. (Phasing exhibit on file with City Engineer.) This is being done
in order to allow a portion of the improvements along the frontage of the Tentative
Tract 15371,Phase I), to be installed concurrently with the development of the tract.
The remaining improvements, (Phase 2) will be constructed by and at a time to be determined by
the City,allowing for the resolution of certain issues such as right-of-
way realignment, impact on adjacent homeowners, utility relocations, etc. The portion of
the Phase 2 improvements south of and including the intersection of Rancho Santiago Boulevard will
be
bonded by the developer.14. Provide 64 feet of paving on Hewes Street between the beginning
curb radius at the southeast comer of Blue Bird Avenue and 250' north of the end of the
curb radius at the northeast corner of street "F". Provide a minimum of 250'
of pavement widening transition at each end of the 64 foot wide section. The above improvements shall
be done to the satisfaction ofthe
Director of Public Works.15. All striping, pavement markings and signing on the interim plans for
Hewes Street shall be installed by the developer to the satisfaction of
the City Traffic Engineer.16. Phase 1 of Hewes Street construction
will include the following:Widening pavement to ultimate width and construction of
curb, gutter, and sidewalk on easterly side from station 43+ 10 (southerly
boundary of proposed development)to station 52+46 (beginning of
the super elevation transition).Pavement removal from station 52+46, through the curve to station
66+22 (end
of super elevation transition).Full pavement width and construction of curb, gutter and
sidewalk on easterly side and approximately 25' of pavement width on westerly side (
to match existing) from station 52+46 through the curve to station 64+
72 (end of curve).Temporary curb on easterly side and approximately 25' of
pavement width on the westerly side, from station 64+ 72
to station 66+22.1nstall temporary curb on easterly side from station 66+22
to station 74+50.17. Phase 2
will include the following:Removal of pavement and temporary curb and construction
of full pavement width and curb and gutter on easterly side and approximately 25'
of pavement width on westerly side along ultimate alignment from station 64+72
to end of improvements at the intersection of Hewes Street
and Rancho Santiago Boulevard).
Developer's responsibility for improvement costs on Phase Two, including removal
of temporary improvements, shall be bonded at 125% of estimated construction
costs (including contingencies).
18. Construction of Hewes Street Phase I shall be done prior to the issuance of 51" Building
Permit.
19. Dedicate vehicular access rights along Hewes Street and Rancho Santiago Blvd. to the City
of Orange
20. Provide vehicular sight distance at "F" & Hewes and "c" & Rancho Santiago as approved
by City's Traffic Engineer.
21. The 5 foot wide landscape strip adjacent to Hewes Street shall be designated as lettered lots.
Maintenance of these lots and lot "A" shall be the responsibility of the Homeowners
Association. Maintenance responsibilities shall be noted in C.C. & R's.
22. C.C. & R's shall be reviewed and approved by the Community Development Department
and City Attorney prior to final tract map approval.
23. C.C.& R.'s shall include access, usage and maintenance rights and responsibilities over the
drive access easements lots 47 & 48,50 & 51, lots 81-82, and lots
96-98.24. Street lights shall be installed by developer, as approved by the Department
of Public Works, and system dedicated to the City of Orange. Street lights shall be
located and shielded so as to prevent light intrusion onto adjacent residential properties
that border Rancho Santiago, Hewes, Bluebird and
Snow Goose.25. Cable television facilities shall be installed as required by City's franchise
cable television companies. This shall include easement rights to building
being served.26. All street tree plantings shall include the installation of root barriers on the sidewalk
side of
the tree.27. A National Pollution Discharge Elimination System (NPDES) permit shall
be obtained from the California Regional Water Quality Control Board prior to the issuance
of grading permit. Copy of permit and associated storm water pollution prevention plan
shall be submitted to the City Public
Works Department.28. Erosion control facilities shall be installed after rough grading per approved
erosion
control plan.29. Construct "F" Street south of "A" Street to Hewes Street with 40' pavement in 60'
of
right-of-way.30. Install "NO STOPPING ANYTIME - TOW AWAY" restrictions on Hewes Street
and on Rancho Santo Boulevard to the satisfaction ofthe Director of
Public Works.5 Reso
31. Install "NO STOPPING ANYTIME - TOW AWAY" restrictions on both entrance streets to the
tract per Exhibits I and 2. Install red curb on Bluebird Avenue per Exhibit 3.32.
Install stop signs and pavement markings on both tract exits onto Hewes Street and onto Rancho
Santiago Boulevard.33.
Install all way stops, pavement markings and red curb markings at the intersection of Street A"
and Street "F" per Exhibit I, to the satisfaction of the City Traffic Engineer.34.
Developer shall advise all prospective buyers of parking restrictions, striping pavement markings,
stop signs, etc. to be installed per Exhibits 1,2 and 3.35.
Install double yellow centerline and raised pavement markings on the knuckles at Street F,"
and at Street "A" and Street "B" per Exhibits I and 2, to the satisfaction of the City Traffic
Engineer.36.
Sight distance for comer lots at local street intersections shall be provided using the corner cut-
offs described in Orange Municipal Code Section 17.36.050(E) and a maximum height
of 36 inches from top of curb, and shall be shown on the tract map. Potential buyers of
these lots shall be advised of these restrictions by the developer.
37. Dedicate easements for sight distance purposes at the intersections of Hewes Street/Street
F" and at Rancho Santiago Boulevard/Street "C". Easements shall be shown on the tract
map, grading plans and landscaping plans.
38. An on-site dedicated water line shall be installed as designed by the Water
Department.39. Each lot shall be metered separately unless otherwise approved by the Water
Manager.40. Properties requiring fire sprinklers shall be provided with a minimum I" water
service connection unless otherwise required by the Water Manager and Fire
Marshall.41. The developer shall satisfy all water main connection charges as determined by the City'
s Water
Department.42. That the developer shall submit a cost of construction statement for City dedicated
water facilities to the Water
Department.43. The developer shall satisfy all connection, plan check, and inspection charges as
determined by the Water
Department.Conditions 44-55 shall be implemented to the satisfaction ofthe
Fire Department:44. When buildings exceed 5,000 square feet, an approved fire sprinkler system
must be installed throughout the building per. OMC 15.32.070Section 1001.10. The
system shall be designed per N.F.P.A. l3D, N.F.P.A., U.B.C. Chapter 9, U.B.C. Standards 9-
1 and 9-2.
45. A minimum of a one inch (1") water meter is required for all buildings with fire sprinklers.
46. The number and location of hydrants shall be determined by Fire and Water Departments.
47. 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.
48. Every building shall be accessible to Fire Department apparatus by an access roadway of
not less than 20 feet of unobstructed width having a minimum of 13 feet 6 inches of vertical
clearance. The access roadway shall be extended to within 150 feet of all portions of the
exterior walls ofthe first story of any building. U.F.C. Sections 901 and 902.
49. Dead-end Fire Department access roads shall not exceed 600 feet. Fire sprinklers shall
be installed on lot numbers 46 to 51. The fire sprinkler system shall be designed to NFP A
13
D.50. The cul-de-sac radius shall bea
minimum 0[38'.51. The Fire Department access roadway shall be provided with adequate turning
radius for Fire Department apparatus. (A 38 foot outside and 20 foot inside radius.) U.
F.C. Section 902.
2.2.3.52. 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 eve ends to preclude entry of flame or embers under the roofing
material. Openings into attics,floors or other enclosed areas shall be covered with corrosion resistant
wire mesh not 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 additions, a spark
arrestor is required on chimneys, maximum one
half inch screen required.53. All access drives less than 36' wide shall be marked and signed as a
fire lane. The marking and signage shall be provided and installed per the City of
Orange Fire
Departments Fire Lane Standards.54. Access drives over Lots 82, 96 and 97 shall be marked and signs
posted "fire lane." The markings and signs shall meet the City of Orange Fire
Department Fire Lane Standards.55. Lots 81 and 98 shall be provided with an approved Fire Department
turn around or
provided with fire sprinklers.Conditions 56-58 shall be implemented to
the satisfaction ofthe Police Department:56. All structures shall comply with the requirements of
the Municipal Code-Chapter 15.52 Building Security Standards), which relate to the
use of specific hardware, doors, windows,lighting, etc. (Ord. 7-79). Architect drawings
shall include sections of
apply under "Security Notes". An "Approved Products List 8/96" of hardware, windows,
etc. is available upon request.
57. Front lots with easements (flag lots) shall provide illuminated addresses for all rear lots
along the easement. The front residence shall indicate by arrows or other means that other
structures are to the rear of the front structure. The addresses shall be placed on the
easement side and be visible from the street. In addition, the rear lots shall have their own
illuminated addressing on the structures.
58. All landscape shall be maintained not to interfere with required illumination/address.
59. The resolution for this project will not be effective unless it is signed by the applicant
indicating and acknowledging his/her understanding of the conditions imposed herein. The
failure of the applicant to sign this permit in no way shall be deemed to confer any greater
rights than are contained in this permit.
60. By signing and accepting the resolution, the applicant accepts the benefits conferred by the
permit subject to the conditions imposed herein.
61. The applicant agrees to indemnifY, hold harmless, 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.
62. The applicant shall comply with all federal, state and local laws. Violation of any of those
laws in connection with the use will be cause for revocation of this permit.
ADOPTED ~th day of March 1997.
yor of the City of Orange
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 ...25.- th of M~
r"h , 1997, by the following vote:AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCIL
MEMBERS:COUNCIL
MEMBERS:COUNCIL
MEMBERS:COUNCILMEMBERS:
MURPHY,
NONE
NONE
NONE
SLATER,
COONTZ, SPURGEON, ALVAREZ Reso
No. 8749 8749TTPoly 8
By signing Resolution No. 8749, the Permittee acknowledges all of the conditions
imposed and accepts this Resolution subject to those conditions and with the full
awareness of the provisions of Chapter 17.12 of the Orange Municipal Code.
cT/ rf-
Apphcant - R. Lawrence Olin President -
Polygon Communities Reso.8749
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