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RES-8276 Approving Tentative Tract No. 14847RESOLUTION NO. 8276 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 WEST OF PROSPECT STREET BETWEEN THE COLLINS AVENUE BRIDGE AND WALNUT AVENUE. TENTATIVE TRACT 14847 APPLICANT: BEAZER HOMES CALIFORNIA, 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-51-93, that the subdivision of property situated west of Prospect street between the Collins Avenue Bridge and Walnut Avenue be approved, the City Council considered Tentative Tract 14847 and determined that the recommendation of the Planning commission should be upheld and Tentative Tract 14847 be approved. Subject property is more particularly described on Exhibit " A" attached.During the public hearing, the city Council found the facts as follows:1. The site is irregularly shaped and approximately 23 acres in size located west of Prospect street between the Collins Avenue bridge and Walnut Avenue (the northerly two-thirds of the Rock Creek Residential Development).2. The applicant is requesting approval of a Tentative Tract Map and Conditional Use Permit to allow the development of the subject site with a 423 dwelling unit Planned unit Development. The proposal includes the creation of 154 lots, of which 131 lots do not have direct access to a public street. The proposal will replace the northerly two thirds of the previously approved Rock Creek Ranch townhouse development.Orange Municipal Code (OMC) Section 16. 08.010 permits Planning commission review of a Tentative Tract Map subject to the requirements of the Subdivision Map Act and Title 1,6 of the OMC. Also, OMC Section 17.66. 040 requires approval of a Conditional Use Permit to create a Planned Unit Development, and OMC Section 17.94.050. A requires approval of a Conditional Use Permit prior to creating lots without street frontage.3. The subject site is designated by the City' s General Plan Land Use Policy Map as Low/Medium Density Residential, 6 to 15 dwelling units per acre, and the site is zoned R- 3 Residential Multiple-Family) District.4. The subject site was Company, and a history of the previously approved applications that affected the site are as follows: A. The Conrock Company owned 110 acres of land located south of Collins Avenue, north of Spring Street, and on both sides of the Santiago Creek. The majority of the Conrock property east of the santiago Creek channel had been used for building material extraction and contained four open pits, with one pit approximately 125 feet deep. B. In 1984 the City Council approved a General Plan Amendment in 1984 and Zone Change 1008 that designated the portions of the site adjacent to the santiago Creek bed between spring Street and Collins Avenue for multifamily development, and the easterly portion of the site between Walnut Avenue and Bond Avenue for single family development. The original approval also required a new alignment for Prospect Street so as to directly connect Chapman Avenue and Collins Avenue, and improvements to the Santiago Creek Channel. The Council's 1984 approvals allowed the development of the 110 acre site with a total of 650 - dwelling units,which were to be a combination of singe family,townhouse, and mobile homes.C. In 1984 the City Council also certified Environmental Impact Report 861 as addressing the environmental impacts of the proposed 650 dwelling unit development.D. In 1987, the city Council approved Tentative Tract Map 13098 and Conditional Use Permit 1633 to allow 10 acres of Conrock's 110 acres) located west of the Santiago Creek channel to be developed with 84 town houses (the existing vista santiago Townhouse Development).E. In 1989, the city Council approved a rough grading plan for the remaining 100 acres that included filling in the large pits and regrading the site to allow for development. F. In 1989, the City Council also approved Tentative Tract Maps 13841 and 13842, Zone Change 1104-88, Conditional Use Permit 1738-88, Variance 1855- 88, and Administrative Adjustment 88- 13, and certified Supplemental Environmental Impact Report (SEIR) 861.Approval of these requests permitted the development of approximately 71 acres north of Walnut Avenue and west of the new alignment of prospect Street with multifamily residences, and east of Prospect Street with single family residences. The proposed developments contained 485 condominium units and 73 single family units, for a total of 558 dwelling units.Approval of these applications were subject to 76 conditions (Which include 19 mitigation measures Reso required by SEIR 861). was wait Homes and the Creek Ranch. The applicant for this proposal development was called Rock 5. As of September 1, 1993, the Rock Creek Development has completed the rough grading of the site, the construction of the santiago Creek improvements, the new alignment of prospect Street, and the construction of 60 multifamily units. The single family project located east of Prospect Street has not been started. 6. The subject site has been rough graded and slopes downward from Prospect street towards the santiago Creek channel. The majority of the site's easterly perimeter is screened from Prospect Street by a 6 foot high masonry wall and landscaping. 7. Primary access to the site is via Prospect Street, which is designated by the City's Master Plan of streets and Highways as a "Secondary" arterial highway with an ultimate right- of-way width of 80 feet. Prospect Street is fully improved with two travel lanes in each direction, and landscaped parkways and median island.8. The surrounding land uses include the vacant property owned by the applicant zoned R-1-6 and single family residences zoned R-I-7 (Residential, Single Family, minimum lot size 7,000 square feet) to the east, an abandoned gravel quarry under County jurisdiction to the northeast; condominiums and apartments across Santiago Creek zoned R-3 to the west; -and the condominiums within the Rock Creek Ranch development zoned R-3 to the south.9. The applicant is proposing to develop the 23 acre site with two distinct products: 201 condominium units, and 100 attached single family residences. The condominium development is proposed to be located on the site's southerly 13. 60 acres, and the attached single family residences on the site's northerly 9.40 acres.The proposed projects will replace the northerly two-thirds of the approved Rock Creek Ranch condominium development.Of the previously approved 485 dwelling, only the southerly 122 units will be built. with construction of this project, the total unit count will decrease to 423.10. Tentative Tract Map 14847 proposes to subdivide the site into 154 lots to be used as follows:LOT DESIGNATION Lots #1 through #36 Lots #137 through #136 Lot #137 Lots #138 through # 142 Lots "A" through "L"LAND USE Condominiums Attached Single Family A communal recreational area Public Landscaping area The condominium lots range in size from 7,405 square feet. to 19,166 square feet and will contain from two to six units each. The attached single family lots range in size from 2,300 square feet to 3,500 square feet and each will contain one dwelling unit. 11. The condominium units will range in size from 979 square feet to 1,532 square feet, while the attached single family residences will range in size from 1,433 square feet to 1,885 square feet. The condominiums are grouped three to six units per build- ing, each building two stories in height. The condominium proposal includes 6 floor plans, of which three are two story townhouses, and three are single level units placed over the garages (referred to as carriage units).story townhouses, and three are single level units placed over the garages (referred to as carriage units). 12. The building setbacks from Prospect street will be a minimum 25 feet for the condominium buildings and will range from 15 feet to 55 feet for the attached single family units. The building setback from the santiago Creek channel right- of-way will be a minimum 10 feet for the condominium buildings and will range from 6 feet to 8 feet for the attached single family residences.The condominium buildings will have a minimum building separation of 15 feet when the buildings are side by side and 25 feet when the buildings are back to back or when two private yard areas are adjacent.The majority of the single family units are attached by one wall to one other unit, and have a minimum 10 feet building separation from other units.13. The proposal provides 681 parking spaces on- site. The parking provided includes 602 garage spaces and 79 open parking spaces. The condominium development will have 49 parking spaces either located in building courtyards or perpendicular to the private drives, while the attached single family will have 30 parallel on- street spaces. All 301 units are provided with a two car garage.14. External access to the proposed developments will be via two unmanned gated entryways, one located onto Walnut Avenue and the other onto Prospect street. The Walnut Avenue entryway was built as part of the original Rock Creek Ranch develop-ment and existing private streets in the development provide access through the development. The Prospect street gated entry way will be built opposite to Bond street at its intersection with Prospect street.The proposal is not designed to include gated entryways between the existing townhouse development and the proposals, or between the condominium development and the attached single family residences.Reso The Prospect street gated entryway is anticipated to be the project's primary entrance and will be designed to have a car turnaround, three parking spaces, stacking for four cars, and a directory outside the gate. The Walnut Avenue gated entry drive is the secondary entrance and was designed to have a car turnaround outside the gate, stacking for two cars, and a directory outside the gate. 15. The internal access to the residences will be via private streets and drives. The private streets will either be 28 feet in width without on-street parking, or 32 feet in width with parallel parking on one side of the street. The private drives will have a minimum width of 25 feet.16. The proposal includes a communal recreational facility on an 18,730 square feet parcel located towards the center of the site. The communal recreational facility will contain a swimming pool, a Jacuzzi, a pool cabana, and a barbecue area.17. The proposed condominium and attached single family develop-ments will be incorporated within the existing Homeowners Association for the townhouse development. The Homeowner Association will be responsible for the maintenance of the private streets and drives, the commonly owned landscaping areas, the communal recreational facility, and patio fencing. The proposal includes CC&Rs that will indicate permitted construction material, exterior colors, etc.18. The proposal includes double trash enclosures for both the condominium and attached single family residences. The enclosures will be located within the condominium building' s courtyards or on the private street for the attached single family residences.19. Due to the 28 foot grade differential from the Collins Avenue bridge to the project's southerly property line, the proposal includes the construction of several retaining walls and the grading of several large slopes. The largest retaining wall is proposed along the site's easterly boundary and near the existing perimeter wall. This wall will range in height from 6 feet to 10 feet and will have a separation from the existing wall of 1 foot to 40 feet.There are also numerous smaller retaining walls located through-out the project (as were included in the previous approved project).20. Private patios and small rear yards are provided for the larger condominium units and the attached single family residences. Also, to improve the utilization of the private yard space for the attached single family residences, the tentative tract map includes a 5 foot wide easement for open space and recreational purposes to be assigned to from one parcel to the neighboring parcel. The easement allows for a fenced in 10 foot wide side yard area on one side of the residence and zero yard space on the other, as oppose to 5 Reso having a 5 foot setback on both sides of the residence. 21. The project does not include any public improvements since the applicant has completed the improvements for the originally approved Rock Creek Ranch development. The public improvements completed included a new alignment for Prospect street, channeling of the Santiago Creek bed, extension of Walnut Avenue from Prospect Street to santiago Creek, the grading and landscaping of a 1 acre park site at the end of Walnut Avenue, and a bike trail along the Creek. 22. The proposal's overall site density of approximately 13 dwelling units per acre is consistent with the Low Medium Density Residential General Plan designation of 6 to 15 dwelling units per acre established in 1984 when the City council approved the General Plan Amendment in 1984 and Zone Change 1008. 14.9 dwelling units/acre 201 dwelling units/13.60 acres 10.4 dwelling units/acre 100 dwellinq units/9.58 acres 13.0 dwelling units/acre 301 dwelling units/23.18 acres 23. The applicant's proposal for a condominium and a planned unit development is regulated by the orange Municipal Code Chapter 17.66, Planned unit Developments and Condominiums. The intent of Chapter 17.66 is to encourage more imaginative and efficient residential projects than can be developed by strict adherence to the Zoning Ordinance base zone require- ments, by allowing flexibility in establishing development standards. Also, this Chapter's intent is to create a wider variety of housing types and greater areas of open space by reducing the amount of land needed for public streets, easements, etc. Condominium Attached Single Family Combined To achieve the intent stated above, Chapter 17.66 estab- lishes only two development standards; the maximum site coverage and off-street parking requirement. Although Chapter 17.66 also addresses maximum site density, previous City Council approvals specific to this site and as discussed above, supersede this Chapter. The applicable standards are based on the zoning classification of the subject property, which in this case is R-3. Below is a comparison of the code requirements and the proposal:REOUIREMENTS site coverage (area devoted Max. 65%area devoted to buildings,open parking, and driveways,but not including private streets) PROPOSED 60%Off-Street Parking 677 spaces 2. 25 per unit one covered space per unit)681 spaces 2. 26 per unit 2 garage space/unit)Reso No. The proposed site coverage is less than the maximum permitted, and the parking provided exceeds Code requirements. The site plan shows 79 guest parking spaces, 47 provided for the condominium development and 32 provided for the attached single family development. Staff review of the site plan found that the guest parking was equally distributed throughout the development. 24. Development standards not specified within Chapter 17.66, such as building setbacks, building separation, and recreation and leisure area, are proposed by the developer and determined by the Planning commission and city Council at the time a site plan is approved. The applicant's proposed site plan indicates the following: Condominium product Building Setback 8' from private street, drive or driveway) Building Separation 15' Driveway depth less than 9' or greater than 18' Private Patio & Yard Space Two story - 250 sq. ft.carriage unit -none Common Recreational Area 13, 000 sq. ft.provided for both developments. Sinqle Familv front -3' side -5' or 0'rear - 5' 10'less than 3' or greater than 18' 900 to 1, 200 sq.ft.The communal recreational area indicated above is about one-third less than the area indicated on the tentative tract map (Lot 137) since the parcel has several extensions that are too narrow or steep for any use.The previously approved townhouse development provided two recreational areas that had a combined area of approximately 22,000 square feet of usable recreational area.The proposal provides 43 square feet of recreational area per dwelling unit, and compares to other developments as follows:Western National Properties, Santiago Hills 88 sq. ft.junit Standard Pacific condominiums, Santiago Hills 56 sq.ft.junit Inter American, Santiago Hills 47 sq. ft.junit 25. Chapter 17.66 of the Orange Municipal Code requires building height within PUD's to comply with the base zone require-7 Reso No. 8276 ments unless the Planning commission makes specific exception in approval of the Conditional Use Permit. The building elevations indicate the condominium and attached single family structures will have a maximum height of 35 feet, which is 5 feet' higher than that allowed for developments in the R-3 District.26. The applicant has included a restriction to be placed in the C,C & Rs that there shall be no building additions that increase the usable square footage of any of the dwelling units. The C,C &Rs will make allowance for minor building improvements, such as bay windows and sky lights, subject to approval of the Homeowners Association.27. The Conditional Use Permit application includes a request to allow the creation of 131 lots without direct access to a public street. The intent of requiring a Conditional Use Permit is to allow for flexibility in subdivision design and to ensure that all parcels to be created will have access to public streets, including by private streets and drives. To ensure that the proposed parcels will have permanent access to public streets, the tentative tract map includes Lettered Lots "A" through "L" that contain private streets and drives, and the recommended conditions require that ingressjgress easements for all parcels be included with the tentative tract map.28. The Design Review Board reviewed the proposal and preliminarily approved the building elevations, building materials, and landscaping plans.29. The Environmental Review Board (ERB) reviewed the proposal and had the following comments:A. The proposal does not require additional environmental review since EIR 861 & SEIR 861 have already addressed the environmental impacts of development of multifamily residences on the site, at a similar density.Furthermore, the mitigation measures applied to the previous projects are included with the recommended conditions for the present applications.B. The numbered lots indicated on the tentative tract map for common open space, landscaping area, and the communal recreational area should be designated as lettered lots so as to prevent the development of these parcels for private purposes, such as additional dwelling units or larger private yards.C. The project's southerly division property line was established by Lot Line Adjustment 92-9, which adjusted several lots lines of Tract 13841 to match the applicant's planned build out of the townhouse portion of the Rock Creek Ranch development.D. The proposed development conforms to the City' S zoning Ordinance requirements regarding parking, lot coverage,Reso No. and unit sizes are consistent with R-3 requirements.E. To assure that no additional vehicular access points onto Prospect street are established, a condition recommends that all access right onto Prospect street other than at the gated entry shall be assigned to the City of Orange.30. The Planning Commission, when making the determination for the proposal, must decide that the applicant's site plan,with the proposed building setback, recreational and landscaping area provided, and reduced driveway length, is a superior development over a conventional development.NOW, THEREFORE, BE IT RESOLVED, by the city Council of the city of Orange that Tentative Tract 14847 be approved for the following reasons:1. That the Tentative Tract Map conforms to the City's General Plan and Zoning Ordinance.2. That the Tentative Tract Map conforms to the procedures and practices of the city's Subdivision Ordinance.BE IT FURTHER RESOLVED that Tentative Tract 14847 be approved subject to the following conditions:1. Development shall be in substantial compliance with plans as approved by the Planning commission and on file with the Department of Community Development.2. The Design Review Board will review and approve final building elevations, and landscaping plans prior to issuance of building permits.3. Copies of the Supplemental Environmental Impact Report for this project will be available at the sales office and the previous use and condition of the property shall be fully disclosed to potential new residents.4. If, in the future it is found the project will require the hauling of any import/export of soil, the haul routes will be established by a hearing of the Planning commission.5.* That no construction take place between 7:00 P.M. and 7: 00 A.M. on weekdays and Saturdays, or at any time on Sunday or Federal Holidays.6.* Developer shall utilize energy efficient built- in appliances to aid in conservation of energy resources. Developer shall certify compliance with a written statement to Department of Community Development prior to issuance of building permits.7.* All residential construction must comply with the State Energy Insulation Standards (Title 24) and City of Orange Building Codes in effect at the time of application for building permits. The building permits have to be noted 9 Reso that the plans conform to the state standards at time of issuance. 8.* That the applicant provide Pacific Bell Telephone with four to six months lead time to deal with transitionally the existing telephone facilities with the addition of the facilities needed for the project. The applicant shall submit to the Department of Community Development the applicant's notification letter to Pacific Bell. 9.* That glare from the private street lighting shall be shielded, screened, and/or oriented so as to not be seen from any point beyond the exterior boundaries of the property and so that the source shall not be a nuisance to any point beyond the exterior boundaries of the property or cause illumination in the surrounding residential areas in excess of 0.5 foot- candles.10. Additions to individual condominium units are not permitted.Alterations such as bay windows, skylights and interior modifications are allowed upon approval of city Building Permits.Conditions 11 through 40 shall be complied with to the satisfaction of the City's Public Works Department and other City Departments as noted.11. Subject to conditions of Addendum Sheet No. 1.12. Monuments shall be set based on a field survey.13. Construct any remaining portions of Prospect Street not constructed with Tentative Tract Map 13842.14. Proposed numbered lots #137 through #142 shall be redesignated as lettered lots "M" through " R".15. Any existing utilities, within Tentative Tract Map 14847 boundaries, constructed with Tract 13841 and that do not meet standard locations within new proposed private streets shall be removed and reconstructed as approved on improvement plans for Tentative Tract Map 14847.16. Private streets shall be constructed to private street standards as required by the Department of Public Works.17. Vehicular access rights to Prospect Street shall be dedicated to the City of Orange.18. Sidewalks on private streets shall be constructed to provide a minimum of 4 feet between outside edge of walk and any obstructions (fire hydrants, street lights, mail boxes,etc.) installed behind the curb.19. Private streets shall have "No Parking at Any Time" signs installed as required by the city Engineer. At those areas where parking is specifically provided, the developer shall Reso No. 8276 10 install "Parking permitted in designated spaces only" signs. 20. Subject to dedicating an ingress/egress easement over private streets to City of Orange for public related functions. 21. C,C& R's to be reviewed and approved by the City Attorney's office and Department of Community Development prior to approval of final map. 22. Construct storm drain to City standards. 23. Dedicate and construct sewer system to city standards. 24. subject to installing cable television facilities as required by City's franchised cable TV companies. This shall include easement rights to buildings being served. 25. All peripheral fencing/block walls shall be constructed within tract boundaries. 26. Erosion control facilities shall be installed after rough grading per approved erosion control plan. 27. A final tract map shall be recorded within 24 months after tentative approval and prior to the sale or lease of any lot. 28. That an on-site dedicated waterline be installed as designed by City Water Department.29. That a 15' easement over private streets be dedicated to include water main, meter, detector checks and fire hydrants.30. That each building be water metered separately unless otherwise approved by the Water Department.31. That the developer satisfy all water main connection charges as determined by the Water Department.32. That developer shall pay all Water Department fees and charges prior to City council approval of final tract map.33. Proper sight distances shall be provided at Prospect street entryway.34. Install traffic signals at the Prospect Street/spring street intersection.35. That the necessary easements and/or rights of entry at the proposed signalized private road entry at Prospect street/Bond Avenue, be granted to the City.36. Final design of gated entrance shall be reviewed and approved by the city Traffic Engineer prior to approval of Final Tract Map.11 Reso No. 37. That the gated entry at Prospect street/Bond Avenue be provided with a minimum 100' throat to accommodate a five vehicle queue. 38.* The applicant shall follow all mitigation measures listed in Supplemental Environmental Impact Report #861 regarding site grading. 39.* Restripe Chapman/Prospect to provide room for south bound right turning vehicles. The existing striping of the north and south legs can be shifted three feet east to provide a 19 foot south bound curb lane which the County of Orange Growth Management Plan considered to be a through lane and an unofficial right turn lane. 40.* The developer shall pay County Sanitation District #2 fees, and City of Orange connection fees. A receipt for both fees shall be filed with the Department of Community Development prior to issuance of building permits. The following conditions shall be complied with to the satisfaction of the City's Crime Prevention Bureau. 41. That all windows and doors opening onto the courtyards for the stacked flat condominiums shall have upgraded hardware to protect against break- ins.42. An address directory shall be illuminated at each entry, at a location not obstructed by landscaping or cars and approved by the Crime Prevention Bureau and Design Review Board.43.* All 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 (Ord 7-79). "Approved products list 4/92" is available.44.* All landscaping shall be maintained so that it does not interfere with the required addressing or areas that are required to be illuminated.45. Additions to individual condominium units are not permitted.Alterations such as bay windows, sky lights, and interior modifications are permitted.46. Perimeter landscaping and wall shall be maintained by a homeowners association or landscape maintenance district.47. Developer shall construct recreation trail along santiago Creek per City standards. Trail development shall be designed to link other existing or proposed recreation trails in the area and approved by the community Services Department.48. All parkways shall be developed with landscaping and City Reso No. 8276 12 street trees. 49. All street plantings to include the installation of root barriers on the sidewalk side of the tree, or where conditions warrant, the installation of a deep root box as directed by the Community services Department. 50. Irrigation systems designed with a loop pressure main line shall have a single P.O.C. per city Water Department requirement. 51. Landscaping and irrigation plans shall be approved by the Community services Department. The following substantial code requirements are included for information only. This list is not all inclusive of every code requirement affecting this project. Payment of the following fees as set at time of issuance of building permits: A. Transportation System Improvement Program (TSIP) B. Major Thoroughfare and Bridge Program C. Police Facilities Fees D. Fire Facilities Fees E. School Development Fees F. Park Land Dedication Fees The following requirements shall be complied with to the satisfaction of the City's Police Department and other Departments as noted. Required lighting in the private street, parking area, and drives shall meet the minimum requirements of 1 foot- candle minimum maintained). The lighting plan shall consider neighboring uses, not direct light onto, or create glare for areas beyond the project, and shall include photometrics showing compliance with 1 foot-candle.The Tract design shall incorporate the concepts of Crime Prevention through Environmental Design ( CPTED). CPTED involves the placement and orientation of homes, the access and visibility of common or public open spaces and the design of recreational trail areas. These designs shall promote public safety and physical security while allowing the residents or public the ability to self police their own neighboring areas.Submit a fencing plan to be approved by the Crime Prevention Bureau, Planning Department, and Design Review Board, prior to issuance of any building permits. Fencing shall be a minimum height of 6 feet above finished grade and shall be of a non-climbable design. Fencing around the internal common recreation areas shall be a see-through design.All residential structures shall display approved illuminated address device( s) visible to approaching Reso emergency vehicles. Each multiple family dwelling shall display an approved illuminated 4" address number at the entry door. Exact location, number of devices, and height of structure number(s) will be determined during plan check by the Crime Prevention Bureau. Garage doors equipped with automatic garage door operators shall be equipped with a secondary latching device to secure the door against forced entry. The secondary latching device shall be designed to work in conjunction with the door operator and be approved by the Crime Prevention Bureau. Stairways providing exterior public access to the second floor and second floor balcony railings or siding shall be designed to provide see-through visibility above the walking surface.The following requirements shall be complied with to the satisfaction of the City'S Fire Department and other Departments as noted.An approved fire sprinkler system must be installed throughout the building per O.M.C. 15.32.080 section 10.306(a). The system shall be designed per N.F.P.A. 13,N.F.P.A. 13D or 13R, U.B.C. Chapter 38 and U.B.C. standard 38-1. The sprinkler system requires 24 hour supervision.Fire sprinklers are required in residential buildings 5,000 square feet or more.The Fire Department connection shall not be affixed to the building. The fire department connection must be located at least 40 feet away from the building, within 40 feet of a fire hydrant, and on the address side of the building,unless otherwise determined by the fire department. The hydrant shall be located on the same side of the street as the fire department connection.Provide on-site fire hydrant(s) and mains capable of supplying the required fire flow. The hydrant model and on-site locations shall be approved by the Fire Department and have a three (3) foot minimum clearance around the circumference of the fire hydrant. The on-site hydrants shall not be controlled by the control valve ( P.I.V.) for the sprinkler system so that water flow to the hydrants is not impaired should the sprinkler system be shut down for any reason. (U.F.C. 10.206 and 10. 301) Plans must be submitted to the Building Department.The number and location of hydrants shall be determined by Fire and Water Departments.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. 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 of the first story of any building. An additional 8 feet is required for parking; i.e. a fire apparatus access road, with vehicle parking on one side, shall be not less than 28 feet in width. A fire access road with parking on both sides shall be not less than 36 feet in width. U.F.C. sec. 10.207 Fire access lanes shall be signed and marked according the City of Orange Fire Departments Access Standards. The Fire Department access roadway shall be an all weather driving surface capable of supporting the imposed loads of fire apparatus, 40,000 pounds and shall not exceed the angle of departure for fire apparatus on any slope. U.F.C. 10.201 14. The Fire Department access roadway shall be adequate turning radius for Fire Department 40 foot outside and 20 foot inside radius.) provided with apparatus. (A U.F.C. 10.207 The proposed development is within a climatic and topographic high hazard and fire zone (Ordinance 5- 87),which requires all buildings constructed in the zone to have class A fire retarding roof with fire stopped and enclosed eaves. In addition, a spark arrestor is required on chimneys, maximum one-half inch screen required.ADOPTED this 14 th day of December 1993. GENE BEYER Mayor of the City of orange ATTEST:By: Ma~ pro tern0['(~'; FZ;: u Af/ .' "city Cle~o t City of Orange I hereby certify that the foregoing regularly adopted by the City Council of regular meeting thereof held on the 14 by the following vote: ----Resolution was duly and the city of Orange at a th of December , 1993, AYES: NOES: ABSENT:COUNCIL MEMBERS: SPURGEa'!, BARRERA, MAYCR BImR, =Z, MURPEY COUNCIL MEMBERS: ~ lli COUNCIL MEMBERS: ~tB ( k~~city Cler of ctty of Orange SSH:dg 15 Reso No. 8276 EXHIBIT "A" TTM 14847 Being a subdivision of Lots 13 to 16, Tract No. 13842, as shown on map filed in Book 674, Pages 28 to 42 inclusive of Maps, and Parcels 5 to 8 of Lot Line Adjustment No. LL-92-9, both records of Orange County.