Loading...
HomeMy WebLinkAboutPA97-0081ANEW FILE *NEW FILE* PA97-0081 J Co � my Of U-ra.nge ENVIRONMENTAL MANAGEMENT AGENCY ~- PLANNING APPLICATION • Application #: PA970081 Application Type: COASTAL DEVELOPMENT TO PC Application Name: AREA 2C-5 NEWPORT COAST Parcel(s): 15509 OTM Date Filed: 05/28/1997 10700117 00/00/00 Address(es): Location: PA 2C-5 NEWPORT COAST; TTM15509 Project Area: 25.00 ACRE Public Project: N Initial Study Required: Y IS Charge #: P53537 IS Summary #: 082 Application Charge #: P55094 Summary #: 404 Owner Information Name: IRVINE COMMUNITY DEVELOP. CO Address: 550 NEWPORT CENTER DR. NEWPORT BEACH CA ATTN: NORM WITT Zip: 92660 Phone: '714 720-2129 Applicant/Agent Information Name: FORMA Address: 3100 BRISTOL STREET STE:100 COSTA MESA CA ATTN: CRAIG HOFFMAN Zip: 92626 Phone: 714 540-4700 Zoning: PC / PA 2C APN: 47804110 CAA: 47 Census Tract: 626.17 Supv District: 5 Coastl pone: YES LUE: 1B Comm Profile: 1.4 PC/SP: NEWPORT COAST Previous Apprv:'PA940149; CONCURRENT FILING PA970076 MCDP 5TH AMEND.; EIR 544 Project Proposal: COASTAL DEVELOPMENT PERMIT FOR CONSTRUCTION OF 54 M DET SINGLE FAMILY RESIDENTIAL UNITS IN TTM 1550 N DEVELOPMENT AREA 2C-5 OF THE NEWPORT COAST PC. (THIS PROJECT REPLACES PORTIONS OF PA94-0149 FOR PLANNING AREA 2C) _;; CONCURRENT FILING OF TTM 15509 0- o DEPOSIT SUMMARY Total Deposit: 4,000.00 aloes - logo Payments: 4,000.00 Balance Due: .00 ®, 42 cc cc G AT I G fNN �n houriy raT(-:� f0V processing applicalioi ,,,; baseo e--pendec-' BOarQ OT S policy ---ontaaned in exce'pi foi C;ase, "Cl levllic--f an irnportc l,11. extraordinary interest is determined to be preser X1- U "Ei k"C."s, provide an active legal defense to lawsuits arising -c)ult ihi= of permits or other entitlements for the use of developrnoii� property or zoning or General Plan Arnerdrrtertts. f hereby certify that to the best of my knowledge tie it.--iforrnaii;,?, ;----,v,: presented in this form and the accompanying materials is true �nd c,.Orrecl I also understand that additional data and information may be re:quirec� prior to final action on this application. I have read and understand the contents contained in the above statements (1) through (4). 4 Signature(s) Date OWner or Agent ao Date 00" AIJIM I __j a: �LrF0 CO-R.nty of Ortnge PLANNING AND DEVELOPMENT SERVICES PLANNING APPLICATION Application #: CP990053 Parcel (s): 15509 OTM IRVCPLNG Address(es): 20718 COASTAL CANYON DR IRVC Owner Information Name: SHEA HOMES Address: 603 S. VALENCIA AVE BREA, CA Zip: 92822 Phone: 714 985-1300 Zoning: PC Date Filed: 07/01/1999 00/00/00 07/01/99 Applicant Information Name: SHEA HOMES Address: 603 S. VALENCIA AVE BREA, CA 'Zip: 92822 Phone: 714 985-1300 Contact/Agent Information Name: FORMA Address: 17500 RED HILL AVE., #100 IRVINE, CA CRAIG HOFFMAN Zip: 92614 Phone: 949-660-1900 / PA 2C - NEWPORT COAST Related Application: PA970081/PA980088.. Description: MODIFICATION SALES OFFICE/MODEL COMPLEX FEE SUMMARY APN: 47804110 Total Fees: 190.00 Payments: C =�9�I"00=r LAN Balance Due: .00 APP-0V D By A � CURRENT PLANNING `. ERUICES . _ ,_�}�� � o� 0 0 County of Orange AAdt) 9tIF04�h DATE: July 7, 1999 TO: FILE PDSD/Current Planning Services Division FROM: Bill Grant, Chief, Development Processing Center PHONE: (714) 834-5146 SUBJECT: OWNER: SHEA HOMES APPLICANT: FORMA APPLICATION : CP990053 for PA970081 / PA980088 ADDRESS: 20718 COASTAL CANYON DRIVE, IRVINE COAST P.C. The subject Changed Plan CP990053 has been reviewed by Trudy Teshima Current Planning Services Division and the determination has been made, as authorized by Section 7-9-150.3(h) of the Orange County Zoning Code, that the proposed changes are in substantial compliance with the original approval action. APPROVED CHANGES ARE AS FOLLOWS: The applicant's agent requests a Changed Plan to allow for an 140 square foot addition to the sales office. The Changed Plan allows for the construction of an entry area and additional sales offices to the garage configuration. This additional area shall be removed and restored to the original garage configuration in accordance with the original approval of Site Development Permit PA980088. Previously approved Site Plan PA980088 allows for modification to the architectural product and relocation of the model sales complex. The proposed Changed Plan CP990053 shall not require revision to any grading of PA980088, or Tentative Tract Map No. 15509 (Vesting.) (changed plan) 7/7/1999 APPROVAL OF THIS CHANGED PLAN DOES NOT INCLUDE OTHER APPROVALS REQUIRED TO COMPLY WITH COUNTY PROCEDURE. Bill Grant, Chief Development Processing Center PLANNING DESIGN 19900 Red Hill Hvenue LONDSCOPE OOCHITECTUOE Suite 100 hioe. California 92614-964S June 4, 1999 ENTITLEMENT SERVICES tel:949.660.1900 fax: 549.660.9140 MOPPING ONO PRESENTOTIONS info@fofmacompanies.com Mr. Chuck Shoemaker Chief, SPSD/Site Planning Section County of Orange Planning & Development Services Department 300 North Flower Street, Third Floor Santa Ana, California 92702-4048 RE: Request for Administrative Changed Plan, PA 970081 Newport Coast Planned Community, Planning Area 2C-5 Applicant: Shea Homes 603 S. Valencia Avenue Brea, California 92822-1509 (714)985-1300 Dear Mr. Shoemaker: Pursuant to Orange County Zoning Code Section 7-9-136, this letter is being submitted to request administrative approval of a Changed Plan to modify the Model Complex/Sale Office for Planning Area 2C-5 of the Newport Coast Planned Community. The CDP (PA 970081) was approved by the Orange County Planning Commission on September 23, 1997 (Resolution No. 97-11). The project is also being developed in accordance with Tentative Tract Map No. 15509 (Vesting) which was approved by the Orange County Subdivision Committee on October 29, 1997. A subsequent Site Development Permit (PA 980088) was administratively approved on May 26, 1998 to allow for modified lot configurations to accommodate new architectural products, the realignment of two cul-de-sac streets; the relocation of the model sales complex and revisions to the Grading Plan to add several retaining walls. Approval of this Changed Plan will allow for the addition of approximately 140 square feet to the Sales Office to allow for the construction of an entry area and addition sales office (as shown on the attached exhibit). With completion of the sales and model complex function, the room addition will be removed and restored to the original garage configuration as approved by the above referenced documents. This room addition is also consistent with the Precise Grading currently being reviewed by the County. Mr. Chuck Shoemaker nged Plan to PA 970081 Newport Coast Development Area 2C-5 June 4, 1999 Page 2 No modifications are anticipated to be required to the conditions of approval adopted for the project. As such, any assistance you can provide to facilitate the review of this request would be greatly appreciated. Should you have any questions about the documentation provided, please do not hesitate to call. Sincerely, *OAfinan Associate Attachments c: Melinda Kuhn - Shea Homes (901/03.100) 0 m 010L 011 jU�c! L U �' V O O N � ^^� N 1) 11 �n co I 0 Cc e �_ l■■jI a 5 a 2 CO U Q 0 Z Q Z 0. W H FO LO U N u� Q H Z W 2 J >W W E • LJ • • 0 N r County of Orange - PLANNING AND -DEVELOPMENT SERVICES PLANNING APPLICATION Application #: CP980103 Parcel (s): 15509 OTM IRVCPLNG Address(es): Owner Information Name: SHEA HOMES Address: 603 S. VALENCIA AVE BREA CA Zip: 92822 Phone: 949 985-1300 Date Filed: 12/04/1998 12/04/98 12/04/98 Applicant Information Name: SHEA HOMES Address: 603 S. VALENCIA AVE BREA CA Zip: 92822 Phone: 949 985-1300 Contact/Agent Information Name: FORMA Address: 17500 RED HILL AVE., #100 IRVINE, CA CRAIG HOFFMAN Zip: 92614 Phone: 949-660-1900 Zoning: PC/IRVC / PA 2C-5 Related Application: PA 970081 APN: 47804110 Description: MODIFICATIONS TO PREVIOUSLY APPROVED SITE PLAN FEE SUMMARY Total Fees: 190.00 Payments: 190.00 Balance Due: CHANGED PL /AN APPROVED • !jj�po a3VOR99A TACT A I , lUill/PAA,jq TIA.39"M 0 1 " 9 � County of Orange gLIFOg� DATE: December 10, 1998 TO: FILE PDSD/Current Planning Services Division FROM: Bill Grant, Chief, Development Processing Center PHONE: (714) 834-5146 SUBJECT: OWNER: Shea Homes APPLICANT: FORMA - Craig Hoffman APPLICATION #: PA97-0081 CHANGED PLAN: CP98-103 ADDRESS: TRACT 15509 AREA: NEWPORT COAST PLANNED COMMUNITY DEVELOPMENT AREA 2C-5 The subject Changed Plan has been reviewed by Trudy Teshima Current Planning Services Division and the determination has been made, as authorized by Section 7-9-150.3(h) of the Orange County Zoning Code, that the proposed changes are in substantial compliance with the original approval action APPROVED CHANGES ARE AS FOLLOWS: The applicant's agent requests a Changed Plan CP98-0103 to allow a modification to the previously approved Coastal Development Permit PA97- 0081. Planning Application PA97-0081 allows construction of 54 detached single family residential units within Tract 15509. Changed Plan C139-8-0103 proposes to realign two (2) cul-de-sacs "A" Street and emergency fire access road connection within Tract 15509 to future Development Area 2C-7. The revised street design also permits the addition of three (3) units on Exhibits 2.1 and 2.2 and modifies the grading design cif Tract 15509. The modification to add three (3) units is consistent with the total number of dwelling units for PA2C as part of the Master Coastal Development Permit PA970076 in the Newport Coast Planned Community. (changed plan) 12/10/1998 • EA APPROVAL APPLIES TO DISCRETIONARY ACTIONS RELATED TO THE ORANGE COUNTY ZONING CODE. APPROVAL OF THIS CHANGED PLAN DOES NOT INCLUDE OTHER APPROVALS REQUIRED TO COMPLY WITH COUNTY PROCEDURE. Bill Grant, Chief Development Processing Center • • November 10, 1998 Mr. Chuck Shoemaker Chief, SPSD/Site Planning Section County of Orange Planning & Development Services Department 300. North Flower Street, Third Floor Santa Ana, California 92702-4048 PUNNING 40.4L DESIGN NGS ORCHITECTORE ENTITLEMENT SERVICES MOPPING ONO PRESENTRTIONS RE: Request for Administrative Changed Plan, PA 970081 Newport Coast Planned Community, Planning Area 2C-5 Applicant: Shea Homes 603 S. Valencia Avenue Brea, California 92822-1509 (714)985-1300 Dear Mr. Shoemaker: FO"* 17900 Red Hill Penn Suite 100 Irvine, California 92614-664S tel:949.660.1900 fax: 949.660.9140 info@formacompanies.com. Pursuant to Orange County Zoning Code Section 7-9-136, this letter is being submitted to' request administrative approval of a Changed Plan to modify the Site and Grading Plans for - Planning Area 2C-5 (see attached Exhibit 1, Project Location Map) of the Newport Coast Planned Community. The CDP (PA 970081) was approved by the Orange County Planning Commission on September 23, 1997 (Resolution No. 97-11). The project is also being. developed in accordance with Tentative Tract Map No. 15509 (Vesting) which.was approved by the Orange County Subdivision Committee on October 29, 1997. A subsequent Site Development Permit (PA 980088) was administratively approved on May 26, 1998 to allow for modified lot configurations to accommodate. new architectural products, the realignment of two cul-de-sac streets, the relocation of the model sales complex and revisions to the Grading Plan to add several retaining wails. Approval of this Changed Plan will allow for the creation of a cul-de-sac street (formerly referred to as Los Trancos Drive, now referenced as "A" Street) and emergency fire access,: road connection to future Development Area 2C-7. The revised street design also permits the addition of three (3) units as shown on Exhibits 2.1 and 2.2, Development Area 2C-5 Changed Plan Summary and Development Plan. The Grading Plan (Exhibit 2.3) has also been revised to include minor adjustments to the pad elevations and the addition of two retaining walls, necessary to create the single lot on the northerly side of "A" Street and the -- emergency access road connection at the end of the. cul-de-sac. All the proposed modifications are consistent with the Precise Grading Plans and Substantial Conformance Tentative Tract Map revisions currently being reviewed by the County. Mr. Chuck Shoemaker. Changed.Plan•to PA 9700815- Newport Coast Development Area 2C-5 November 10, 1998 - Page 2 No modifications are anticipated to be required to the conditions of approval adopted. for the project. The changes proposed are also consistent with the total number of dwelling units - for PA 2C. (see Table A) approved by the Orange County Planning Commission as part of the -Master CDP — Fifth Amendment (PA 970076). As such, any assistance you can provide. - to facilitate the review of this request would-be greatly appreciated.. Should you have any questions about the documentation provided, please do not hesitate to call. Sincerely, FO CR V*o an Associate Attachments c: Melinda Kuhn-- Shea Homes (901/03.100) JOAQUIN HILLS— , 2C-9 �. PA 980085 14 / / '1 f 2C;3 , TTM 15401 ` ! PA970079- PA 980077 2G2 ` 8-1 12D .`, TTM 15400 PA970078 2C-1 b Q / TTM 15394 PA 970077 ,- 2C-la TTM 15079 PA 960155 f 28ti3 . CP 980016 r , �%% j 2a-2 J 12A \ LOS TRANCOS, CANYON / \ 5 2C-4 • % ` TTM 154V ` PA970090- PA 9800W ; C ' It 1 I 12E MUDDY CANYON Ex —WI - PROJECT LOCATION MAP Development Area 2cs Changed Phan IcNox- ® NOT TO SCALE NOY'Isse ci IL Z a� o� \ \ 00 V \ N Nf` Ci Lij a'� �. g x o_ U N a Q- z W N W Cl— s 1 \ ° N / )^ \ N ' 25 LM Y � 2 7085 ,—I075 �` �� O / •o� /r d j •� \\ 9 1 /j 147A k Lo 0' �7 \ Novo rn \> i _, w R!, TABLE A PLANNING AREA 2C STATISTICAL SUMMARY • M T_ WW" "WEN M."T, n- 2C MEDIUM DENSITY 257.3 490 1.9 (TOTAL PA) RESIDENTIAL 2C-5 Single -Family Detached 47.6 50 1.1 (Subject Site) 2C-la Single -Family Detached 35.0 57 1.6 2C-lb Single -Family Detached 21.5 41 1.9 2C-2 Single -Family Detached 43.5 66 1.5 2 C - 3' Single -Family Attached 17.7 42 2.4 2C-4 Single -Family Detached 34.6 61 1.8 2C-6 Single -Family Detached 36.3** 148** 2C-7 Single -Family Detached 2C-8 Temporary Sales Trailer 12.5 N/A N/A 2C-9 Single -Family Detached 8.6 25 2.9 NOTE: The proposed units in PA 2C are consistent with the proposed 490 units and maximum of 905 units permitted by The Newport Coast LCP for PA 2C. Reflects Site Development Permit (PA 980077) approved July 24, 1998. The revised plan reduced -proposed dwelling units from 50 to 42. Acreage and dwelling units proposed for Development Areas 2C-6 and 2C-7 are consistent with previously approved PA 940149 for Planning Area 2C. NovembW1998• 901/03.100 W.XCrwXb=k2f_51p.VPd, - kCPC DA 2C-5 CP COUNTY OF ORANGE PLANNING & DEVELOPMENT SERVICES DEPARTMENT PUBLIC FACILITIES & RESOURCES DEPARTMENT * REPRINTED * RECEIPT -------------------- 12/04/98 15:19 Receipt Number: R9833372 Activity Number: CP980103 Payment Date: 12/04/1998 Payer: FORMA Address: 17500 RED HILL #100 & 180 IRVINE CA 92614 Phone #: Trust ID: Applicant: SHEA HOMES Address: 603 S. VALENCIA AVE BREA CA 92822 Phone #: 949 985-1300 Job Address: Parcel: 15509- 0-TM - Additional Info: PA 2C-5, NEWPORT COAST ACCUMULATIVE CHARGES Fee Item Description 1022 USE PERMIT Total Charges: Total Payment: Charges Coding 190.00 10007142306450 M'1 11' 1 • 1 1 1� CURRENT PAYMENT 13 Method: 35594 Notation: FORMA Operator:. BARTCHAR Check/Cash: Trust: Total Paid: Balance Due: 190.00 .00 Account No.: RESOLUTION OF THE ORANGE COUNTY PLANNING COMMISSION COUNTY OF ORANGE, CALIFORNIA ' RE: PA 970081 — NEWPORT COAST DEVELOPMENT AREA 2C-5 RES. NO. 97-11 DATE OF ADOPTION: September 23, 1997 On the motion of Commissioner Moody, duly seconded and carried, the following resolution was adopted. WHEREAS, the entire Newport Coast Planned Community, with exception of certain boundary adjustments approved by Resolution No. 89-39, is within the Coastal Zone as defined by the California Coastal Act of 1976 and is coterminous with the Newport Coast Planning Unit of the Local Coastal Program of the County of Orange; and WHEREAS, in accordance with the California Coastal Act, the County of Orange has prepared a Local Coastal Program (LCP) for the Newport Coast; and WHEREAS, the Orange County Board of Supervisors adopted the First Amendment to Irvine Coast LCP/Land Use Plan by Resolution No. 87-1606 and the Irvine Coast LCP/Implementing Actions program'by Ordinance No. 3674 on December 2, 1987; and the California Coastal Commission certified the Irvine Coast Local Program — January 14, 1988; and WHEREAS, the Orange County Board of Supervisors adopted the Irvine Coast Development Agreement (DA 87-16) on April 20, 1988, in accordance with the policies and regulations set forth in the 1988 certified LCP; and WHEREAS, the Orange County Board of Supervisors adopted the Second Amendment to Newport Coast LCP/Land Use Plan by Resolution No. 96-861 and the Second Amendment to the Newport Coast LCP/Implementing Actions Program by Ordinance No. 96-3974 on December 3, 1996; and the California Coastal Commission certified the Newport Coast Local Coastal Program — Second .Amendment on December 11, 1996; and WHEREAS, the Orange County Board of Supervisors adopted the First Amendment to the Newport Coast Development Agreement (DA 87-16) on December 3, 1996, which enables the Irvine Company to build out the Newport Coast Planned Community over a 20-year period in accordance with the policies and regulations set forth in the 1988 certified LCP and 1996 Second Amendment; and WHEREAS, the LCP — Second Amendment officially changed the name of the Planned Community from Irvine Coast to Newport Coast; and 970081.RES 9/97 PLANNING COMMISSION RESOLUTION NO. 97-11 PA 970081 / DA 2C-5 Page 2 WHEREAS, the Orange County Planning Commission approved Master Coastal Development Permit (MCDP) 88-11P by Resolution No. 88-46 on May 4, 1988; and WHEREAS, the Orange County Planning Commission approved MCDP— First and Second Amendments (CD 89-26P and CD 9005219001P, respectively) by Resolution 89-39 on October 16, 1989 and Resolution 90-19 on June 18, 1990; and WHEREAS, the Orange County Planning Commission approved MCDP— Third Amendment (CD 900703001P) by Resolution 92-08 on March 11, 1992; and WHEREAS, the Orange County Planning Commission approved MCDP— Fourth Amendment (PA 94-0149) by Resolution 95-13 on June 27, 1995; and WHEREAS, the Orange County Planning Commission also approved Resolution No. 95-13 on June 27, 1995 for a total of 490 single- family dwelling units on approximately 258 acres in Newport Coast Planning Area 2C; and WHEREAS, the Orange County Planning Commission evaluated and approved the previous proposal for Newport Coast Planning Area 2C in EIR No. 544A; and WHEREAS, the CD "Coastal Development" District Regulations, Section 7-9-118 requires that a Coastal Development Permit may be approved only after the approving authority has made the findings in the Orange County Zoning Code Section 7-9-150 and Section 7-9-118.6(e); and WHEREAS, pursuant to California Government Code Section 65000 et seq. the County of Orange has an adopted General Plan which meets all of the requirements of State Law; and WHEREAS, in compliance with said laws a legally noticed public hearing was held by the Orange County Planning Commission on September 23, 1997 to consider Planning Application PA 970081 for the Development Area 2C-5 Coastal Development Permit proposed by Irvine Community Development Company; and WHEREAS, Initial Study/Addendum 970076 was prepared to review environmental impacts associated with Planning Applications PA 970076 (Master CDP - Fifth Amendment), PA 970077 (DA 2C-lb), PA 970078 (DA 2C-2), PA 970079 (DA 2C-3), PA 970080 (DA 2C-4), PA 970081 (DA 2C-5). 970081.RE8 9/97 PLANNING COMMISSION RESOLUTION NO. 97-11 PA 970081 / DA 2C-5 Page 3 WHEREAS, Initial Study/Addendum PA 970076 was prepared to address issues associated with sub -area boundary revisions, boundary adjustments resulting from slope maintenance responsibilities, and interior lot relocations and elevation changes; and WHEREAS, this Commission has considered Initial Study/Addendum PA 970076 and finds that it adequately addresses any potential adverse environmental impacts of the proposed project not previously identified in EIR No. 544A and meets all the requirements of CEQA and the State CEQA Guidelines as set forth in Resolution No. 95-12 adopted by this Commission on June 27, 1995; and WHEREAS, EIR 544A and the EIRs for prior tiers of environmental analysis, including EIRs 485, 486, 511, and 528, and other documents constituting the Administrative Record for this action are located at the Orange County Planning and Development Services Department. NOW THEREFORE, BE IT RESOLVED that the Planning Commission makes the following findings with respect to Coastal Development Permit PA 970081: NOW THEREFORE, BE IT RESOLVED: 1. That the Orange County Planning Commission considered Planning Application 970081 and Initial Study/Addendum PA 970076. 2. That Initial Study/Addendum PA 970076 was considered prior to approval of the project and determined to adequately address all potential adverse environmental impacts of the proposed project and meet all the requirements of CEQA and the State CEQA Guidelines. 3. That the Orange County Planning Commission hereby approves Coastal Development Permit PA 970081 for The Newport Coast Planned Community DA 2C-5 subject to the Findings as set forth in Attachment A-1 and the Conditions of Approval as included in Attachment A-2 to this resolution. 4. That the conditions adopted herein are reasonably related to the use of the property and necessary for appropriate development and operation of the uses permitted by the Newport Coast Local Coastal Program — Second Amendment. 970081.RE8 9/97 PLANNING COMMISSION RESOLUTION NO. 97-11 PA 970081 / DA 2C-5 Page 4 AYES: Commissioners — Moody, McBurney, Commons -Long, Goacher, Nielson NOES: Commissioners — None ABSENT: Commissioners — None I hereby certify that the foregoing Resolution No. 97-11 was adopted on September 23, 1997 by the Orange County Planning Commission. O E COUNTY PLANNING COMMISSION A., /. '*d'&'a__ z7.'4e' by Charles . Shoemaker, Executive Officer 970081.RE5 9/97 ATTACHMENT A-1 -- FINDINGS PLANNING COMMISSION RESOLUTION NO. 97-11 PLANNING APPLICATION 970081 FOR NEWPORT COAST DEVELOPMENT AREA 2C-5 CDP That the Planning Commission makes the following Findings with respect to Planning Application 970081 for a Coastal Development Permit: 1. County Requirements are being met as follows: a. General Plan. The use or project proposed is consistent with the General Plan. b. Zonina Code. The use, activity or improvement proposed by the application is consistent with the provisions of the Orange County Zoning Code. c. CEOA. The approval of the permit application is in compliance with the requirements of the California Environmental Quality Act as demonstrated in Resolution No. 95-12. d. Compatibility. The location, size, design and operating characteristics of the proposed use will not create significant noise, traffic or other conditions or situations that may be objectionable, detrimental or incompatible with other permitted uses in the vicinity. e. General Welfare. The application will not result in conditions or circumstances contrary to the public health and safety and the general welfare. f. Development Fees for Provision of Public Facilities. The requirements of Orange County Code Section 7-9-711 have been met. g. Mitigation Measure Monitoring. The monitoring requirements of Public Resources Code Section 21081.6 have been met in that a Mitigation Measure Monitoring and Reporting Plan, has been prepared. 970081.RES 9/97 ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 2 h. Local Coastal Program. The project proposed by the application conforms with the certified Second Amendment to the Newport Coast Local Coastal Program in a manner as approved by the Orange County Planning Commission in Resolution No. 96-04 dated May 21, 1996 and by the Orange County Board of Supervisors in Resolution No. 96-861 dated December 3, 1996 and in Ordinance No. 96-3974 dated December 3, 1996. i. Master Coastal Development Permit. The original Master Coastal Development Permit (MCDP) for Newport Coast (MCDP 88-11P) and Vesting Tentative Tract Map 13337 established master utilities and backbone infrastructure, allowing large-scale land subdivision for the overall Newport Coast community. The Master Coastal Development Permit — Fifth Amendment (PA 970076) and Vesting Tentative Tract Map No. 15393 established the boundary lines between Planning Areas ("PA") 2C and 12A, 2C and 12D, 2C and 6-1, updated the Planned Community Development Map and Planned Community Statistical Table contained within the Newport Coast Master Coastal Development, expanded the Master CDP boundary to include a portion of PA 6; and modified the alignment of Vista Ridge Road. j. Newport Coast Development Agreement. The project proposed by the application conforms with the Newport Coast Development Agreement (DA 87-16) approved by the Board of Supervisors on April 20, 1988 (Resolution No. 96-537) and the Development Agreement First Amendment (DA 96-03), approved on December 3, 1996 (Resolution No. 96-861), and as demonstrated in the following findings. 2. Based on the information and analysis contained in Initial Study/Addendum PA 970076 and EIR 544A, the project will have no new significant adverse to environmental effects beyond those identified, mitigated, or for which overriding considerations were adopted in connection with previous environmental documentation prepared for the Newport Coast LCP — Second Amendment, the Irvine Coast Master Coastal Development Permit, and the Irvine (Newport) Coast Development Agreement. The findings approving the LCP — Second Amendment and contained in Board of Supervisors' Resolution No. 87-1327 and the findings certifying EIRs 485 486, 511 and 528 970081.RES 9/97 0 ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 3 contained in Resolution Nos. 88-24, 88-45, 89-38, 92-07 are hereby incorporated by reference. 3. All development projects within the Newport Coast Planned Community are subject to approval of a Coastal Development Permit in compliance with Chapter 10 of the Newport Coast LCP and the County's "Coastal Development" District Regulations, Orange County Zoning Code Section 7-9-118. 4. This Coastal Development Permit is for the development proposal in The Newport Coast Planned Community Medium Density Residential Planning Area 2C, Development Area 2C-5. 5. Development within Newport Coast Development Area 2C-5, related to residential development and providing fuel modification will modify category "D" ESHAs. No other category of ESHA will be affected, and the development within Development Area 2C-5 complies with LCP ESHA policies in that development is permitted to modify or eliminate vegetation and drainage courses in category "D" ESHAs, which have little or no riparian habitat value; and all development impacts will be mitigated by the Open Space Dedication and Riparian Habitat Creation Programs (LCP I-2-A-2a [page I-2.4]). 6. Development within Development Area 2C-5 complies with LCP Visual Quality polices which protect views of major landforms in a comprehensive manner as depicted in LCP Exhibit C. DA 2C-5 is not depicted on Exhibit C as containing visually significant lands. 7. Development within Development Area 2C-5 complies with LCP Appendix Item 6, "Visual Analysis; The Newport Coast Proposed Land Use Element" in that residential development has been pulled back from Newport Coast Drive, Ridge Park Road and Vista Ridge Road, and clustered on the ridgetops. 8. Development within Development Areas 2C-5 is consistent with LCP Special Use Open Space policies in that an offer of dedication for Los Trancos Canyon Planning Area 12A has been made to the County of Orange in a form approved by the Manager, Public Facilities and Resources Department / Harbors, Beaches and Parks - Program Management (LCP I-3-A-2b [page 1-3.51). 9. Development Area 2C-5 is proposed for development as a single-family residential housing project, with a total of 47 dwelling units on approximately 47.6 acres with an overall density of 1.0 dwelling units per acre. 970081.RES 9/97 ATTACHMENT A-1 -- FINDINGS PA 9700'81 / DA 2C-5 Page 4 10. In terms of adopted procedure, this CDP sets forth certain elements of planning approval and is processed as a large-scale plan that implements the Newport Coast LCP Chapter II-10, Discretionary Permits and Procedures; Section II-10-A-2 and -3, Coastal Development Permits and Applications. 11. The portion of the CDP encompassing the proposed residential housing project within Development Area 2C-5 is consistent with the applicable LCP Site Development Standard provisions (LCP II-4-C-6)based on the following: a. Under the LCP, the DA 2C-5 site is designated for Medium Density Residential development, which permits a maximum density of 6.5 dwelling units per gross acre. b. No building site area will be less than 2,500 square feet for detached/attached single-family, or non- residential development. c. Regardless of the slope of the land, the gross land area per dwelling unit is above the 1,000 square feet minimum. d. Building height will be consistent with the maximum 35 feet standard as defined in LCP Chapter II-14 (page II-4.17). e. Two or more car garages will be provided for all units. f. Street lights will be designed and located so that rays are aimed at the site. g. Areas of disturbed soil will be hydro -seeded to control erosion. h. Manufactured slopes along development edges will incorporate contour -grading techniques. i. The principle project collector road will maintain 36 feet of paving with a 48-inch sidewalk on one side of the street. Double -loaded cul-de-sacs serving the residential neighborhoods will maintain 36 feet of pavement with 48-inch sidewalks on both sides of the street. Lighting along the streets will be limited to intersections and cul-de-sacs. 970081.RE5 9/97 ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 5 12. The proposed residential housing project is consistent with the LCP Archeological policies in that: a. The MCDP 89-26P conditions of approval require that a County -certified archeologist complete a literature and records search and a field survey. The search and survey for DA 2C-5 has been completed. b. The MCDP 89-26P conditions of approval require that a County -certified archeologist conduct subsurface tests prior to grading and determine site disposition. Subsurface excavations have been complete and analyzed, and reports are being prepared. Resource surveillance will be provided during grading operations. 13. The proposed residential housing project's improvements are consistent with the LCP Paleontological policies in that: a. The MCDP 89-26P conditions of approval require that a County -certified paleontologist complete a literature and records search and a field survey. This search and survey had been completed. No paleontological resources were identified. b. The MCDP 89-26P conditions of approval required that a County -certified paleontologist conduct pregrading salvage and resource surveillance if necessary. Since no resources were identified, no pregrading activities are required. During grading, resource surveillance will be conducted. 14. The proposed project complies with the LCP Erosion, Sediment, Grading and runoff policies in that the project will be developed in accordance with the Refined Master Drainage and Runoff Management Plan (MDRMP) prepared by Rivertech Inc. Storm runoff from Residential Development Area 2C-5 will be captured in a series of catch basins located throughout neighborhood streets and flow through 24- to 30-inch storm drain lines. Terracing from north to south provides gravity flow into facilities for release into Los Trancos Canyon (PA 12A). The MDRMP was approved by the County in connection with approval of the Master CDP 88-11P. The MDRMP addresses, in a comprehensive manner, the policies contained in Sections I-3-E, -I, -J, -K, and -L of the LCP. It provides data on existing water quality and quantity, and an assessment of project impacts on water resources, existing and proposed riparian 970081.RES 9/97 0 ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 6 habitats, and off -shore marine life. Mitigation measures, long- term maintenance, and a monitoring program are described. This report demonstrates compliance with the applicable LCP policies, and its findings demonstrating such compliance are incorporated herein by reference. Specifically: a. Plans for sedimentation and erosion control will respond to requirements for reseeding and planting disturbed soil. (LCP I-3-I-2 [page I-3.29]). b. Erosion control devices will be installed. Additional preventive erosion control measures described in the Orange County Grading Manual and the City of Irvine's Sedimentation and Erosion Control Manual will be integrated into the site plan, as appropriate. (LCP I-3-I-3, -4, and -5 [page I-3.30]). c. The MDRMP recommends that detention basins be converted to desilting basins during construction. During the design stage and prior to the initial grading operations, configurations and structural details of these desilting basins will be prepared as part of the submitted design. The erosion control design plans for each development cluster will identify additional desalting basins in accordance with Orange County's Grading Manual. (LCP I-3-J-1 [page I-3.30]) . d. Vegetative cover and temporary mechanical means of controlling sedimentation will be established and conducted as described in the MDRMP and in accordance with Orange County's Grading Manual. (LCP I-3-J-2 and -3 [pages I-3.30 and I-3.31]). e. In order to maintain channel stability, Rivertech has identified a number of locations where detention basins may be constructed. Chapter VII of the MDRMP includes a detailed study of the mechanics of Buck Gully downstream from Newport Coast Drive. That chapter identifies and describes size and configuration of the facility required to maintain the stability of the downstream reach of Buck Gully. The sediment yield to the beach is expected to be less than existing and will approximate natural conditions. (LCP I-3-J-5 [page I-3.311). 970081.RES 9/97 • :7 ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 7 f. Except during the long term need for 5 [page I-3.31]). construction, Rivertech foresees no sediment catch basins. (LCP I-3-i g. Development Area 2C-5 drains into Los Trancos Canyon (PA 12A) as approved under Master CDP 89-26P. h. Hydrologic computations performed by The Keith Companies revealed that peak discharges from the study area at Pacific Coast Highway after development would not exceed the existing peak discharges by more than 10 percent in the major canyons. The Keith Companies utilized a number of swales in the golf course and Lower Wishbone as detention basins to achieve further reduction to the less than existing within Pelican Hill and Wishbone Hill watersheds. Subsequent to The Keith Company's hydrology computations, Rivertech has identified a number of additional potential locations for detention basins. These detention basins are proposed to achieve channel stability. (LCP I-3-K-1 [page I-3.31]) . i. No retention basins will be required on -site. (LCP I- 3-K-2, -3 and -4 [page I-3.32]). j. Impact type energy dissipators with riprap are proposed to reduce the flow velocity and shear stress to non -eroding values at the outlet of storm drains. (LCP I-3-K-5 [page I-3.32]). k. Based on analysis performed by The Keith Companies, all structures draining into the study area have adequate capacity to convey the design discharges. Runoff from the proposed development will be released to the natural water courses. The exact terminus location of each storm drain will be determined during the design stage, based on geotechnical, hydraulics, and stream mechanics analyses. (LCP I-3-K-6 [page I- 3.32]). 1. Soils and engineering studies have been submitted to the County (LCP I-3-K-6 [page I-3.321). 970081.RES 9/97 ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 8 m. The MDRMP addresses grading from October 15 through April 15, and identifies those measures necessary for adequate erosion control. (LCP I-3-L-2 [page I- 3.33]). n. Project plans call for appropriate permanent and temporary stabilization techniques as identified in the soil and geotechnical reports for DA 2C-5. (LCP I-3-L-3, -5, and -6 [pages I-3.33 and I-3.34]). o. Stockpile locations for topsoil will be identified in the final landscape plans. p. The grading for DA 2C-5 will be terraced to conform to the general topography. Terraces will have variable heights to avoid uniformity. Through the use of a meandering interior roadway, a stair -stepped appearance will be avoided. Perimeter edges will be treated with daylight cuts and fills following the existing topography where possible. Slopes will be varied from 2:1 and flatter, and contoured into the existing topography. Slopes will be terraced along the project interface with Vista Ridge Road, integrating the slopes created by roadway construction with grading for residential projects. Thus, the graded slopes will appear natural, blending into the existing environment and mitigating the potential visual effects of grading. (LCP I-3-L-8 [page I- 3.34]) . 15. The proposed project complies with the LCP Circulation policies (LCP I-4-E [pages I-4.19 through I-4.34]. a. Roads are designed to meet County safety standards; b. Roads will be landscaped; c. All internal roadways are curvilinear and all slopes contoured into the existing topography; d. Residential areas are served by private streets an/or driveways; e. All modifications to existing roadway standards have been carefully considered and justified by safety and circulation conditions. 970081.RES 9/97 ATTACHMENT A-1 -- FINDINGS PA 970'081 / DA 2C-5 Page 9 f. Roadway grading has been blended into existing topography by contour grading, where feasible. Retaining walls and other structures have been used to minimize grading impacts. g. Traffic Management Program measures have been incorporated into the project where appropriate. h. Road design and sections for entry roads, collector roads, residential streets, and private driveways have been designed to be consistent with LCP Exhibit P, Residential Entry Road & Residential Streets - Typical Sections. i. All roadway improvements established in LCP Exhibit Q, Newport Coast Arterial Roadway Phasing Summary, will be installed on or before the triggering mechanisms called for in Exhibit Q. 16. The proposed project complies with the LCP Public Works/Infrastructure policies in that it includes necessary sewer improvements and drainage improvements. All public works/infrastructure is provided in the major public roadways approved under Master CDP 89-26P and the Pelican Hill Road CDP (for Newport Coast Drive ), and the roadways proposed in this project. (LCP I-4-F-1 through -7 [pages I-4.19 through I-4.34]) 17. The proposed project complies with the LCP ESHA policies in that development in DA 2C-5 is permitted to modify or eliminate vegetation and drainage courses within category "D" ESHAs. The Newport Coast Open Space Dedication Program and Riparian Habitat Creation mitigate habitat lost as a result of development. (I=3-F [pages I-3.24 and I-3.25]) 18. The LCP Development/Open Space Edge policies apply to the Fuel Modification Zone along the northwestern and southeastern limits of PA 2C, including DA 2C-5, in that: a. The use of trees will help screen the edge of development from off -site views. b. The fuel modification program utilized at the northern and western edge, as approved in Master CD 89-26P, will consist of the following zones: Zone A provides a 20-foot setback as defensible space immediately adjacent to private yards and residences. The down 970081.RES 9/97 ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 10 slope in this zone is planted and irrigated. Zone B is 50 feet of permanently irrigated landscaping to be maintained by the homeowners association. Zone B may include medium height, open tree groups near common property lines. Drought -tolerant and fire-resistant plant materials are required. Zone C is a 50-foot-wide thinning zone (with plants thinned to 50 percent of existing density) that will be maintained by the master community association. Natural vegetation is thinned to reduce the fuel load, and all dead and dying vegetation, debris and trimmings shall be removed from the site. Zone D is a 50-foot-wide thinning zone to 30 percent, immediately adjacent to native open space. The depth of fuel modification will meander depending upon topography. Conceptual Fuel Modification Plans for the project site have been approved by the County Fire Authority. Emergency access points to the fuel modification edges have been identified and annual maintenance will be a responsibility of the Homeowners Association. (LCP I-3-M-4 through -10 [pages I-3.36 through I-3.40]) 19. Pursuant to Section 711.4 of the California Fish and Game Code, there is no evidence that this project will have any potential for adverse effects on wildlife resources. 20. The proposed project maintains the ability to promote an effective subregional natural Communities Conservation Planning (NCCP) Program and will not have a significant unmitigated impact upon Coastal Sage Scrub habitat. 21. Residential uses approved as part of the LCP were found consistent with the requirement of Coastal Act Section 30250 in that development within the Newport Coast has been clustered near existing residential areas and existing employment centers. Clustering of residential units preserves open space, reduces grading impacts, and enhances the compatibility of private development with public open space. By clustering residential uses on the ridges away from sensitive habitat areas in the canyon bottoms the LCP complies with Coastal Act Section 30240. Approval of this CDP carries out these policies. 970081.RES 9/97 ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 11 22. In accordance with Section 30007.5 of the Coastal Act, the LCP Open Space Dedication Program protects certain specified coastal resources and offsets adverse environmental impacts in residential development and recreation areas which are otherwise not mitigated. Permanent protection and preservation of major canyon watersheds, visually significant ridgelines, stream courses, archeological and paleontological sites, riparian vegetation, coastal chaparral and wildlife habitat is provided by dedication to a public agency. Large-scale master planning and dedication programming for The Newport Coast enables the permanent protection of large, contiguous open space areas rather than the protection of smaller, discontinuous habitat areas that might result from a project -by -project site mitigation approach. A much greater degree of habitat and open space protection can be achieved by dedication programs that assemble large blocks of habitat area contiguous to Crystal Cove State Park than would be possible with project -by - project mitigation measures. The Newport Coast Dedication Program will result in approximately 7,234 acres devoted to open space and recreation use which includes 2,807 acres in Crystal Cove State Park, 2,666 acres in Wilderness Open Space, 1,161 acres in Special Use Open Space Dedications, and over 600 acres in the Golf Course and other non -dedicated recreation areas. 970081.RES 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PLANNING COMMISSION RESOLUTION NO. 97-11 PLANNING APPLICATION 970081 FOR NEWPORT COAST DEVELOPMENT AREA 2C-5 CDP 1. LP NA NA BASIC This approval constitutes approval of the proposed project only to the extent that the project complies with the Orange County Zoning Code and any other applicable zoning regulations. Approval does not include any action or finding as to compliance of approval of the project regarding any other applicable ordinance, regulation or requirement. 2. LP NA NA BASIC This approval is valid for a period of 36 months from the date of final determination. If the use approved by this action is not established within such period of time, this approval shall be terminated and shall thereafter be null and void. 3. LP NA NA BASIC Except as otherwise provided herein, this permit is approved as a precise plan. After any application has been approved, if changes are proposed regarding the location or alteration of any use or structure, a changed plan may be submitted to the Director of Planning for approval. If the Director of Planning determines that the proposed change complies with the provisions and the spirit and intent of the approval action, and that the action would have been the same for the changed plan as for the approved plot plan, he may approve the changed plan without requiring a new public hearing. 4. LP NA NA BASIC Failure to abide by and faithfully comply with any and all conditions attached to this approving action shall constitute grounds for the revocation of said action by the Orange County Board of Supervisors. 5. LP NA NA BASIC Applicant shall defend at his/her sole expense any action brought against the County because of issuance of this permit or, in the alternative, the relinquishment of such permit. Applicant will reimburse the County for any court costs and attorney's fees which the County may be required by a court to pay as a result of such action. County may, at its sole discretion, participate in the defense of any such action, but such participation shall not relieve applicant of his obligations under this condition. 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 2 6. LP LP NA SPECIAL All drainage and grading shall be consistent with the provisions of the Newport Coast Planned Community/Local Coastal Program — Second Amendment and the Master Coastal Development Permit. 7. EP EP U NCCP BOUNDARY Prior to the issuance of certificates of use and occupancy, the subdivider shall provide precise digital linework adjusting the Center Coastal Sub -regional NCCP/HCP Reserve boundary to insure no net loss of the adopted reserve acreage total in a manner meeting the approval of the Administrator/Planning and Zoning. ARCHEO/PALED 8. HP HP G ARCHEO SALVAGE Prior to issuance of a grading permit, the project applicant shall provide written evidence to the Manager, Subdivision and Grading, that a County -certified archaeologist has been retained to conduct salvage excavation of the archaeological resources in the permit area. Excavated finds shall be offered to the County of Orange, or designee, on a first refusal basis. Applicant may retain said finds if written assurance is provided that they will be properly preserved in Orange County, unless said finds are of special significance, or a museum in Orange County indicates a desire to study and/or display them at this time, in which case items shall be donated to the County, or designee. A final report incorporating the results of the salvage operation and grading observation shall be submitted to and approved by the Manager, Coastal and Historical Programs, prior to the final certification of grading in the archaeological site areas. 9. HP HP G ARCHEO GRD OBS Prior to the issuance of a grading permit, the project applicant shall provide written evidence to the Manager, Subdivision and Grading, that a County -certified archaeologist has been retained, shall be present at the pregrading conference, shall establish procedures for archaeological resource surveillance, and shall establish, in cooperation with the project developer, procedures for temporarily halting or redirecting work to permit the sampling, identification, and evaluation of the artifacts as appropriate. If additional or unexpected archaeological features are discovered, the 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 3 archaeologist shall report such findings to the project developer and to the Manager, Coastal and Historical Programs Division. If the archaeological resources are found to be significant, the archaeological observer shall determine appropriate actions, in cooperation with the project developer, for exploration and/or salvage. Prior to the issuance of a precise grading permit, the archaeologist shall submit a follow-up report to the Manager, Coastal and Historical Programs Division, which shall include the period of inspection, an analysis of any artifacts found and the present repository of the artifacts. Excavated finds shall be offered to the County of Orange, or designee, on a first refusal basis. Applicant may retain said finds if written assurance is provided that they will be properly preserved in Orange County, unless said finds are of special significance, or a museum in Orange County indicates a desire to study and/or display them at this time, in which case items shall be donated to the County, or designee. These actions, as well as final mitigation and disposition of the resources, shall be subject to the approval of the Manager, Coastal and Historical Programs Division. 10. HP HP G PALEO SURV Prior to the issuance of a grading permit, the project applicant shall provide written evidence to the Manager, Subdivision and Grading, that a County -certified paleontologist has been retained to observe grading activities and salvage and catalogue fossils as necessary. The paleontologist shall be present at the pregrading conference, shall establish procedures for paleontological resource surveillance, and shall establish, in cooperation with the project developer, procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of the fossils. If major paleontological resources are discovered, which require long-term halting or redirecting of grading, the paleontologist shall report such findings to the project developer and to the Manager, Coastal and Historical Programs Division. The paleontologist shall determine appropriate actions, in cooperation with the project developer, which ensure proper exploration and/or salvage. Excavated finds shall be offered to the County of Orange, or its designee, on a first -refusal basis. Applicant may retain said finds if written assurance is provided that they will be properly preserved in Orange County, unless said finds are of special significance, or a museum in Orange County indicates a desire to study and/or display them at this time, in which 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 4 case items shall be donated to the County, or designee. These actions, as well as final mitigation and disposition of the resources, shall be subject to approval by the Manager, Coastal and Historical Programs Division. Prior to the issuance of a precise grading permit, the paleontologist shall submit a follow-up report for approval by the Manager, Coastal and Historical Programs Division, which shall include the period of inspection, a catalogue and analysis of the fossils found, and present repository of the fossils. Monthly grading observation reports shall be submitted to the grading inspector on all projects which exceed 100,000 cubic yards, unless no earthwork has been done during the month. These reports shall include the period of inspection, the list of fossils collected, and their present repository. BUYER NOTIFICATION 11. GROWTH MANAGEMENT Building permit issuance shall be phased in accordance with any Board of Supervisors approved growth management phasing plan pertaining to the timely provision of public services and facilities. A valid Board of Supervisors approved development agreement pertaining to the property which includes a development phasing plan shall satisfy the requirements of this condition. This condition shall be noted on the final map. 12. AP AP B BUYER NOTIF MAP Prior to the issuance of any building permits for residential construction, the developer shall comply with Board of Supervisors Resolution 82-1368 (Buyer Notification Program) which requires the developer to prepare a map denoting the existing and proposed land uses, arterial highways, and public facilities within the surrounding area for the approval of the Director of Planning. The map content, display, and distribution shall be in accordance with the Buyer Notification Program guidelines approved by the Board of Supervisors and available at the Development Processing Center. 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 5 SPECIAL TAX NOTIFICATION 13. TE BI U SPEC TAX NOTIF Prior to the issuance of any certificates of use and occupancy, the developer shall provide evidence to the Manager, Building Inspection, that the Department of Real Estate has been notified that the project area is within the boundaries of a Community Facilities District (CFD), and will be subject to special taxes for public facilities and/or services. 14. DS DS R ASSESSMENT DISTRICT FINANCING Prior to the recordation of a final tract/parcel map, the subdivider shall prepare any required improvement plans and shall identify on the plans the limits of all the facilities which the subdivider intends to fund through a Mello -Roos Community Facilities District (CFD) or Assessment District (AD) bond program. In addition, the improvement plans shall identify the specific CFD or AD under which the improvements will be funded, in a manner meeting the approval of the Manager, Subdivision and Grading. DRAINAGE 15. SD SD RG DRAINAGE STUDY Prior to the recordation of the final tract map or prior to the issuance of any grading permits, whichever comes first, the following drainage studies shall be submitted to and approved by the Manager, Subdivision and Grading: A. A drainage study of the subdivision including diversions, off -site areas that drain onto and/or through the subdivision, and justification of any diversions; and B. When applicable, a drainage study evidencing that proposed drainage patterns will not overload existing storm drains; and C. Detailed drainage studies indicating how the tract map grading, in conjunction with the drainage conveyance systems including applicable swales, channels, street flows, catch basins, storm drains, and flood water retarding, will allow building pads to be safe from inundation from rainfall runoff which may be expected from all storms up to and including the theoretical 100- year flood. 970081.COA 9/97 • ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 6 16. SD SD R DRAINAGE IMPROV Prior to the recordation of a final tract map or prior to the issuance of any grading permits, whichever comes first, the applicant shall in a manner meeting the approval of the Manager, Subdivision and Grading: A. Design provisions for surface drainage; and B. Design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff; and C. Dedicate the associated easements to the County of Orange, if determined necessary. 17. SD SD RU DRAINAGE IMPROVE Prior to the recordation of a final tract map, or prior to the issuance of any certificates of use and occupancy, whichever occurs first, said improvements shall be constructed in a manner meeting the approval of the Manager, Construction Division. 18. DS DS RG NPDES PERMIT As required under the Orange County NPDES Construction Activities Stormwater Discharge Permit, the dischargers (which include the County of Orange) are required to develop and implement Best Management Practices (BMPs) to control the discharge of pollutants (refer to SC 4-1). According to the County NPDES permit, these BMPs shall be required of all new developments both during and after construction. Therefore, as described in the Refined MDRMP, this project will be required to demonstrate that the most appropriate and up-to- date BMPs are implemented in mitigating urban water quality impacts. These BMPs consist of both structural and non- structural measures, including detention basins, first flush diversion devices, porous pavements, public education, street sweeping, and neighborhood toxic waste collections plans. Implementation of the BMPs will be documented in the Site Specific Water Quality Management Plans (WQMP) which will be submitted prior to the recordation of a final tract/parcel map or issuance of a building or grading permit for each development (refer to SC 4-7). The BMPs shall incorporate the guidelines previously outlined in the Refined Master Drainage and Runoff Management Plan, Irvine Coast Planned Community Development, and Orange County NPDES Stormwater Program, Drainage Area Management Plan meeting the approval of the Manager, Subdivision and Grading. 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 7 19. SD SD RG DRAINAGE OFFSIT Prior to the recordation of a final tract map or prior to the issuance of any grading permit, whichever comes first, and if determined necessary by the Manager, Subdivision and Grading, a letter of consent, in a form approved by the Manager, Subdivision and Grading, suitable for recording, shall be obtained from the upstream and/or downstream property owners permitting drainage diversions and/or unnatural concentrations. 20. SD SD R MPD PARTICIPTN Prior to the recordation of a final tract map, the subdivider shall participate in the applicable Master Plan of Drainage in a manner meeting the approval of the Manager, Subdivision and Grading, including payment of fees and the construction of the necessary facilities. 21. SD SD R EASMT SUBORD Prior to the recordation of a final tract map, the subdivider shall not grant any easements (except utilities) over any property subject to a requirement of dedication or irrevocable offer to the County of Orange or the Orange County Flood Control District, unless such easements are expressly made subordinate to the easements to be offered for dedication to the County. Prior to the granting any of said easement, the subdivider shall furnish a copy of the proposed easement to the Manager, Subdivision and Grading, for review and approval. ENVIRONMENTAL HEALTH 22. EH EH R SEWER LINES Prior to the recordation of the final tract map, sewer lines, connections and structures shall be of the type installed in the location as specified in the "Guidelines Requiring Separation Between Water Mains and Sanitary Sewers, Orange County Health Department 1980," in a manner meeting the approval of the Manager, Environmental Health. 23. EH EH G VECTOR CONTROL Prior to the issuance of the first grading permit, the Manager, Environmental Health, shall be requested to initiate the survey process of the tract site to determine if vector control measures are necessary. If warranted, such measures shall be conducted by the developer is a manner meeting the approval of the Manager, Environmental Health. 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 8 ENVIRONMENTAL PLANNING 24. EP EP NA NOTICE OF DETERMINATION Pursuant to Section 711.4 of the Fish and Game Code, the applicant shall comply with the requirements of AB 3158, prior to the filing of the Notice of Determination for the project, in a manner meeting the approval of the Manager, Environmental and Project Planning. 25. EP EP G COASTAL SAGE SCRUB A. As required by participation in the Natural Community Conservation Planning/Coastal Sage Scrub (NCCP) agreement signed by the County on May 1, 1992, prior to the issuance of any grading permit, the project applicant shall provide an accounting summary in acres, or portions thereof, of coastal sage scrub scheduled to be impacted by removal through grading meeting the approval of the Manager, Environmental and Project Planning. B. Notwithstanding the tentative map, no grading will occur within the Natural Community conservation Plan (NCCP) enrolled area except as in a manner meeting the approval of the Manager, Environmental and Project Planning. ENVIRONMENTAL RESOURCES 26. ER ER R POLLUTION CONTROL PLNS If determined applicable by the Manager, Environmental Resources, prior to recordation of any final tract map, or the issuance of any building permits if no tentative map is involved, the applicant shall provide appropriate stormwater pollution control plans related to the site's structural and non-structural Best Management Practices for compliance with the 1990 National Pollution Discharge Elimination System (NPDES) Stormwater Regulations, in a manner meeting the approval of the Manager, Flood Programs and Environmental Resources. 27. ER SB GB POLLUTANT RUNOFF Prior to the issuance of precise grading or building permits, whichever comes first, the applicant shall submit and obtain approval from Manager, Subdivision and Grading, of a Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that will be used on -site to control predictable pollutant runoff. This WQMP shall identify, at a minimum, the routine, structural and non- 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 9 structural measures specified in the Countywide NPDES Drainage Area Management Plan (DAMP) Appendix which details implementation of BMPs whenever they are applicable to a project, the assignment long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessee, etc.); and, shall reference the location(s) of structural BMPs. 28. ER SG G NPDES PERMIT Prior to the issuance of any grading permits, the applicant shall submit evidence to the Manager, Subdivision and Grading, that the applicant has obtained coverage under the NPDES state-wide General Stormwater Permit from the State Water Resources Control Board. FIRE 29. F F R WATER IMPV PLANS Prior to the recordation of the final tract map, water improvement plans shall be submitted to and approved by _the Fire Chief for adequate fire protection and financial security posted for the installation. The adequacy and reliability of water system design, location of valves, and the distribution of fire hydrants will be evaluated and approved by the Fire Chief. 30. F F B CONST PHAS PLAN Prior to the issuance of any building permits, a construction phasing plan shall be submitted to approved by the Fire Chief. The purpose of this review is to evaluate the adequacy of emergency vehicle access for the number of dwelling units served. 31. F F R FIRE HAZARD NOTIF A. Prior to the recordation of a subdivision map, the subdivider shall place a note on the map meeting the approval of the Fire Chief that the property is in a very high fire hazard area due to wildland exposure. B. F F B SPECIAL FIRE PROTECTION AREA NOTIF Prior to the recordation of any final tract map, the subdivider shall place a note on the map meeting the approval of the Fire Chief that the property is in a Special Fire Protection Area and must meet all requirements for development within the area or file for an exclusion with the Fire Chief. 970081.COA 9/97 • 0 ATTACHMENT PA 970081 Page 10 C. A-2 -- CONDITIONS OF APPROVAL / DA 2C-5 F F B SPECIAL FIRE PROTECTION AREA DEVELOPMENT Prior to the issuance of any building permits, the applicant shall meet all requirements for development and construction within a Special Fire Protection Area, including street widths, Class A roof assemblies, fire sprinklers, etc. D. F F R FUEL MODIFICATION Prior to the recordation of any subdivision map, the applicant shall obtain the Director of Fire Services or his designee's approval, in consultation with the Manager, Environmental and Project Planning and, if adjacent to a present or potential NCCP Reserve, the Administrator, Planning and Zoning, in consultation with the Manager, Public Facilities and Resources Department / Harbors, Beaches and Parks - Program Management, of a conceptual fuel modification plan and program. Contact the Orange County Fire Authority Development Review Section at (714) 744-0477 for the requirements and clearance of this condition. (NCCP Reserve boundaries have been adopted for the Central/ Coastal subregion.) 32. F F R FUEL MODIFICATION Prior to the recordation of any subdivision map, the applicant shall obtain the Fire Chief's approval, ins consultation with the Manager, Environmental and Project Planning of a conceptual fuel modification plan and program. Contact the Orange County Fire Authority Development Review Section at (714) 744-0477 for requirements and clearance of this condition. 33. F F G FUEL MODIFICATION Prior to the issuance of any grading permits, the applicant shall obtain the Fire Chief's approval, in consultation with the Manager, Environmental and Project Planning of a precise fuel modification plan and program. The plan shall indicate the proposed means of achieving an acceptable level of risk to structures by vegetation. Include the method (mechanical or hand labor) for removal of combustible vegetation and the planting of drought tolerant, fire resistant plants. 34. F F B FUEL MODIFICATION Prior to the issuance of building permits, the developer shall have completed, under the supervision of the Fire Chief, that portion of the approved fuel modification plan determined to 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 11 be necessary by the Fire Chief before the introduction of any combustible materials into the project area. 35. F F B FUEL MODIFICATION Prior to the issuance of any certificate of use and occupancy, the remainder of the fuel modification shall be installed and completed under the supervision of the Fire Chief. Further, the installed fuel modification shall be established to a degree meeting the approval of the Fire Chief. The CC&Rs shall contain provision for maintaining the fuel modification zones including the removal of all dead and dying vegetation and the inspection and correction of any deficiencies in the irrigation system three times a year. 36. F F SD FIRE ACCESS Prior to the recordation of a subdivision map, the applicant shall obtain approval of the Fire Chief of all fire protection access easements and shall dedicate them to the County. The CC&Rs shall contain provisions which prohibit obstructions within the fire protection access easement. The approval of the Fire Chief is required for any modifications such as speed bumps, control gates or other changes in within said easement. 37. F F G ACCESS GATES Prior to the issuance of any grading permits, the applicant shall submit and obtain the Fire Chief's approval of the construction details for any access gate. Contact the Orange County Fire Authority Plan Review Section at (714) 744-0403 for a copy of the "Guidelines for Fire Authority Emergency Access". 38. F F R FIRE HYDRANTS Prior to the recordation of subdivision map or the issuance of any building permits, whichever occurs first, the applicant shall submit to the Fire Chief evidence of the on -site fire hydrant system and indicate whether it is public or private. If the system is private, the system shall be reviewed and approved by the Fire Chief prior to issuance of building permits. Provisions shall be made by the applicant for the repair and maintenance of the system, in a manner meeting the approval of the Fire Chief. 39. F F BU AUTO FIRE EXT If determined applicable by the Fire Chief that automatic fire extinguishing is needed for fire protection, then prior to the issuance of any building permits, all underground piping for 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 12 automatic fire extinguishing systems shall be approved by the Fire Chief. Plans for automatic fire extinguishing systems shall be approved by the Fire Chief prior to installation. Notification of the Fire Chief's approval shall be forwarded to the Manager, Building Inspection Division, prior to the issuance of any certificates of use and occupancy. Further, such systems shall be operational prior to the issuance of a certificate of use and occupancy. 40. F F B FIRE SPRINKLER SYSTEM Prior to the issuance of any building permits for all applicable lot(s), plans for the automatic fire sprinkler system shall be submitted to and approved by the Fire Chief prior to installation. This system shall be operational prior to the issuance of a certificate of use and occupancy. 41. F F G STREET PLANS Prior to the issuance of grading permits, the applicant shall submit and obtain approval of preliminary plans for all streets and courts, public or private, from the Fire Chief in consultation with the Manager, Subdivision and Grading. The plans shall include the plan view, sectional view, and indicate the width of the street or court measured flow line to flow line. All proposed fire apparatus turnarounds shall be clearly marked when a dead-end street exceeds 150 feet or when other conditions require it. 42. F F G STREET MARKINGS Prior to the issuance of any grading permits, the applicant shall submit and obtain approval from the Fire Chief for street improvement plans with fire lanes shown. The plans shall indicate the locations of red curbing and signage. A drawing of the proposed signage with the height, stroke and color of lettering and the contrasting background color shall be submitted to and approved by the Fire Chief. 43. F F U Prior to the issuance o the approved fire land CC&R's shall contain a prohibit parking in the shall be included. 970081.COA 9/97 f STREET MARKINGS the certificate of use and occupancy, marking plan shall be installed. The fire lane map and provisions which fire lanes. A method of enforcement ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 13 44. F F B COMBUSTIBLE CONSTRUCTION LETTER Prior to the issuance of any building permits for combustible construction, the developer shall submit and obtain the Fire Chief's approval of a letter and plan stating that water for fire fighting purposes and an all weather fire access road shall be in place and operational as required by the Uniform Fire Code before any combustible materials are placed on the site. 45. F F B WATER AVAILABILITY Prior to the issuance of any building permits, an Orange County Fire Authority Water Availability Form shall be submitted to and approved by the Plan Review Section of the Orange County Fire Authority. If sufficient water to meet fire flow requirements is not available, an automatic fire extinguishing system shall be installed in each structure, in a manner meeting the approval of the Fire Chief. 46. F F U FIRE HYDRNT MKRS Prior to the issuance of any certificates of use and occupancy, all fire hydrants shall have a "Blue Reflective Pavement Marker" indicating its location on the street or drive per the Orange County Fire Authority Standard and approved by the Fire Chief. On private property these markers are to be maintained in good condition by the property owner. 47. F F U FIRE LANES Prior to the issuance of any certificates of use and occupancy, any private street(s) having a curb -to -curb width of less than 36' shall be posted "No Parking —Fire Lane" as pet 1988 Uniform Fire Code Section 10.207, in a manner meeting the approval of the Fire Chief. GRADING 48. 'DS DS G GEOLOGY RPT Prior to the issuance of a grading permit, the applicant shall submit a geotechnical report to the Manager, Subdivision and Grading, for approval. The report shall include the information and be in a form as required by the Grading Manual. 49. DS DS G GRADING DEVIATION Prior to issuance of any grading permits, if review of the grading plan for this property by the Manager, Subdivision and Grading, indicates significant deviation from the proposed 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 14 grading illustrated on the approved tentative tract map, specifically with regard to slope heights, slope ratios, and pad elevations and configuration, the plan shall be reviewed by the Subdivision Committee for a finding of substantial conformance. Failure to achieve such a finding will require processing a revised tentative tract map; or, if a final tract map has been recorded, a new tentative tract map or a Site Development Permit application per Orange County Zoning Code Section 7-9-139 and 7-9-150. 50. EP DS B GRADING PLAN Prior to the issuance of a building permit, the applicant shall submit detailed grading plans, including and off -site haul route, approved off -site disposal site and an erosion control plan, further defining the extent of earthwork requirements for the project meeting the approval of the manager, Subdivision and Grading Services. The plan shall be in accordance with stated grading concepts as required by the Orange County Grading and Excavation Code. 51. DS DS G GRADING Prior to the recordation of the first final tract map or issuance of the first grading permit for projects located immediately adjacent to or including portions of regional parks, significant open space corridors, or other environmentally sensitive areas, the project proponent shall provide evidence acceptable to the Manager, Subdivision and Grading, in consultation with the Manager, Public Facilities and Resources Department / Harbors, Beaches and Parks - Program Management, that graded areas will be compatible with natural land characteristics of the adjacent areas. Treatment to achieve the desired effect shall include: A. Smooth and gradual transition between graded slopes and existing grades using variable slopes ratios (2:1-4:1); and B. Urban Edge Treatment/Landscaping Plan(s) for all graded areas adjacent to open space; and C. Preservation of visual opportunities from hillsides by providing for panoramic views from selected locations such as view corridors and sensitive landscape placement. 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 15 52. DS DS G CONST NOISE A. Prior to the issuance of any grading permits, the project proponent shall produce evidence acceptable to the Manager, Subdivision and Grading, that; 1) All construction vehicles or equipment, fixed or mobile, operated within 1,000' of a dwelling shall be equipped with properly operating and maintained mufflers. 2) All operations shall comply with Orange County Codified Ordinance Division 6 (Noise Control). 3) Stockpiling and/or vehicle staging areas shall be located as far as practicable from dwellings. B. Notations in the above format, appropriately numbered and included with other notations on the front sheet of grading plans, will be considered as adequate evidence of compliance with this condition. 53. HP HP R LNSCP All graded slopes along public open space will be stabilized and revegetated with native plant species. Non-invasive non- native plant species can be used if approved by a qualified botanist. Revegetation will take place as soon as is practical after grading is complete in compliance with LCP policies (I-3-I, I-3-J, I-3-K, and I-3-L. Irrigation will be applied where necessary to establish vegetation (Mitigation Measure No. 6-12 in FEIR No. 485). 54. HP SD RBU PUB INT LNSCP Prior to the recordation of the final tract map, a landscape plan shall be required for all slopes created in conjunction with construction of roadways and shall be landscaped and equipped for irrigation and improved in accordance with the following: HP SD R PRELM LNSCP PLN A. Preliminary Plan — Prior to the recordation of an applicable final tract map, an agreement shall be entered into and financial security posted guaranteeing landscape improvements and the maintenance thereof based on a preliminary landscape plan showing major plant material and uses, with a cost estimate of the landscape improvements. The preliminary plan and cost estimates 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 16, shall be reviewed and approved by the Manager, Subdivision and Grading, in consultation with the Manager, Public Facilities and Resources Department / Harbors, Beaches and Parks - Program Management. Said plan shall take into account the previously approved landscape plan for Newport Coast Planned Community, the Standard Plans for landscape areas, adopted plant palette guides, applicable scenic and specific plan requirements, Water Conservation Measures contained in Board Resolution 90-487 (Water Conservation Measures), and Board Resolution 90-1341 (Water Conservation Implementation Plan) . HP SD B DTAL LNSCP PLN B. Detailed Plan — Prior to the issuance of any building permits(s), a detailed landscape plan shall be submitted to and approved by the Manager, Subdivision and Grading, in consultation with the Manager, Public Facilities and Resources Department / Harbors, Beaches and Parks - Program Management. Detailed plans shall show the detailed irrigation and landscaping design. HP CBI U LNDSCP INSTALL C. Installation Certification — Prior to the issuance of final certificates of use and occupancy and the release of the financial security guaranteeing the landscape improvements, said improvements shall be installed and shall be certified by a licensed landscape architect or licensed landscape contractor, as required, as having been installed in accordance with the approved detailed plans. Said certification, including an irrigation management report for each landscape irrigation system, and any other required implementation report determined applicable, shall be furnished in writing to the Manager, Building Inspection, prior to the issuance of any certificates of use and occupancy. D. HP SD R OPEN SPACE ACCESS Prior to recordation of applicable final tract maps, the urban edge treatment/landscaping plan shall include provisions for limiting access into the Los Trancos Canyon open space to access points that are controlled.by the Manager, Public Facilities and Resources Department / Harbors, Beaches and Parks - Program Management. 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 17 NOISE COMPATIBILITY 55. All residential lots and dwellings shall be sound attenuated against present and projected noise which shall be the sum of all noise impacting the project so as not to exceed an exterior standard of 65 db CNEL in outdoor living areas and an interior standard of 45 dB CNEL in all habitable rooms. Evidence prepared by a County -certified acoustical consultant, that these standards will be satisfied in a manner consistent with applicable zoning regulations, shall be submitted as follows: DS DS RG ACOUSTICAL RPT A. Prior to the recordation of a final tract map or prior to the issuance of grading permits, as determined by the Manager, Subdivision and Grading, for approval. The report shall describe in detail the exterior noise environmental and preliminary mitigation measures. Acoustical design features to achieve interior noise standards may be included in the report in which case it may also satisfy "B" below. DS DS B ACOUSTICAL RPT B. Prior to the issuance of any building permits for residential construction, an acoustical analysis report describing the acoustical design features of the structure required to satisfy the exterior and interior noise standards shall be submitted to the Manager, Subdivision and Grading, for approval along with satisfactory evidence which indicates that the sound attenuation measures specified in the approved acoustical report have been incorporated into the design of the project. DS DS G ACOUST BARRIERS C. Prior to the issuance of any building permits, all freestanding acoustical barriers must be shown on the project's plot plan illustrating height, location and construction in a manner meeting the approval of the Manager, Subdivision and Grading. 56. DS DS G CONSTRUCTION NOISE Prior to the issuance of the first grading permits, the applicant shall ensure that the noisiest operations shall be arranged to occur together in the construction program (to the extent feasible) to avoid continuing periods of greater annoyance, meeting the approval of the Manager, Subdivision and Grading. 970081.COA 9/97 0 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 18 TRAFFIC 57. TE TE G SIGHT DISTANCE Prior to issuance of a grading permit, adequate sight distance shall be provided at all intersections per Orange County Standard Plan 1117 in a manner meeting the approval of the Manager, Subdivision and Grading; this include any necessary revision to plan to remove slopes or other encroachment from the Limited Use Area. 58. TP SD R PVT ST NOTIF Prior to the recordation of a final tract map, a note shall be placed on the map that states: "The private streets constructed within this map shall be owned, operated and maintained by the developer, successors or assigns. The County of Orange shall have no responsibility therefore unless pursuant to appropriate sections of the Streets and Highways Code of the State of California, the said private streets have been accepted into the County Road System by appropriate resolution of the Orange County Board of Supervisors." 59. TE TE G MANEUVERING AREA Prior to issuance of a grading permit, adequate maneuvering area shall be provided to all garages per Orange County Standard Plan 1209 and Orange County Zoning Code 7-9-145.3 in a manner meeting the approval of the Manager, Subdivision and Grading. 60. DS DS R GUARANTEED ACCESS A. Prior to the recordation of a final tract/parcel map, a method or procedure to assure a guaranteed right of vehicular and pedestrian access to all building sites for all parcels shall be submitted by the project proponent and approved by the Manager, Current Planning. Said method or procedure shall be recorded. B. Prior to the issuance of any building permits, a copy of the recorded document shall be furnished to the Manager, Current Planning. 61. LP LP U MODEL CONDITIONS - A. Each sales trailer, if used, and each sales office use approved by this action shall expire two (2) years from the issuance of each temporary certificates of use and 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 19 occupancy for the temporary commercial coach or the model sales office, which ever comes first. Applicant may apply for one (1) one-year extension for the model sales use. B. A maximum of fifteen (15) on -site pennants and/or flags are permitted in connection with each of the model home sales sites. C. All signs shall be in conformance with Zoning Code Section 7-9-136.1(f), and the sign regulations of the Irvine (Newport) Coast Community Design Program. The applicant shall obtain sign permits for all signs over six (6) square feet in area. D. No sign shall be posted or placed on public or private property advertising or directing people to the development which is the subject of this permit, unless such sign is allowed by all applicable permits and is expressly permitted by written consent of the property owner. It is expressly understood and accepted by the applicant that this condition is applicable to any sign advertising or directing people to the development, regardless of whether the applicant directly posted or placed the sign in question. E. Within 60 days from the issuance of the temporary certificates of use and occupancy for each sales office, the temporary sales trailer and access shall be removed. F. The model home sales trailers and offices will be used solely for the sale of dwelling units approved as part of Planning Application per 970081. G. Within ninety (90) days after the termination of the use of the subject property as a model home complex and real estate sales office, the parking lot, signs, all temporary fencing, the sales office and the parking lot, signs, all temporary fencing, the sales office and the model homes shall be removed or shall be located or revised as necessary to comply with the current applicable zoning regulations. H. All model trap fences shall be behind the sidewalk. 970081.COA 9/97 • 46 County of Orange 0 MEi-MO Planning and Development Services Department Current Planning Services Division Site Planning And Consistency Section 300 N. Flower Street P. 0. Box 4048 Santa Ana, CA, 92702-4048 TO: FROM: Chief, Site Planning Section DATE: July 16, 1997 DEPT./DIST SUBJECT: Coastal Dev. Permits to P. C. PA97-0077,PA97-0078,PA97-0079, PA97-0080 & PA97-0081 DATE FILED: July 8, 1997 Reponse Date: August 6, 1997 Planner: Bill Melton 834-2541 FAX 834- 4652 Project Charge No: PP55090 all other depts. EP55090 PROPOSAL: Coastal Dev. Permits to previously approved CDP PA940149 for Planning Area 2C (Phase III Development),included in Phase III proposal is residential development in the following Development Areas:(DA 2C-lb 40 units), (DA2C-2 66units),(DA 50 units), (DA2C-4 61 units), (DA2C-5 54 units) LOCATION: Newport Coast Planned Community Please review the attached proposal and return any comments or recommendation which you might care to offer. Returned comments, including a "no comment" are requested as an indication that you have received the proposal. Comments must be returned by the date indicated or it must be presumed that the protect meets with your approval. If you indicate no comment we will not send revised plans for your review unless significant changes are incorporated in such plans or you ask that revised plans be provided. Please direct your comments to the planner assigned as noted above, or myself. Thank you for your cooperation. Notice to County Staff: Charge your review time to PP55090 or EP55090, if comments were prepared on the Dec All-in-1, please email to MeltonW, in addition to a signed paper copy. Initial Plans: xx No Comment Charles M. Shoemaker, Section Chief Revised Plans: PLEASE RETURN THIS FORM See Attached comments as follows: By: Date: Total Hours in Review MINUTES ORANGE COUNTY PLANNING COMMISSION MEETING - September 23, 1997 TIME: 1:45 P.M. ITEM 3: PUBLIC HEARING - Planning Application Nos. PA 97-0076, PA 97-0077, PA 97-0078, PA 97-0079, PA 97-0080 and PA 97-0081 for Coastal Development Permits, FEIR 544A, of the Irvine Company. Executive Officer Shoemaker introduced the project. Planner IV Melton gave the staff presentation. He stated that the purpose of these six Coastal Development Permits is to revise the configuration of a major portion of Planning Area (PA) 2C originally approved by the Planning Commission on June 27, 1995. Mr. Melton noted that PA 96-0155 for Development Area 2C-la and PA 96-0065 for Development Area 2C-9, were previously approved by the Planning Commission and is not included in this proposal. Mr. Melton stated that one of the more significant change in this proposal is the internal loop road connecting the northern Ridge Park Road and the southern Vista Ridge Road has changed from a private road to a public loop road. He noted that this change provides for better traffic circulation in this portion of Newport Coast and reflects revisions approved by the Second Amendment to the Newport Coast Planned Community/Local Coastal Program. Mr. Melton stated that this is also the Fifth Amendment to the Master Coastal Development Permit. He discussed the density ranges of dwelling units per acre. He discussed other changes that approval of this project would address. He stated that no modifications are proposed for the dwellings and that all lots meet development standards. Mr. Melton stated that no comments of opposition were received by staff and no new planning or environmental issues were discovered with the revision proposed by the applicant. Mr. Melton stated that staff supports this project and recommends the Planning Commission adopt Resolutions 97-06 through 97-11 approving the revisions to the Newport Coast Phase III development. 1:53 P.M.: The Chairman opened the public hearing. Norm Whitt, representing the applicant, stated that he did review the staff report and concurs with all Findings and Conditions. He stated that the he was available to answer any questions the Commission might have. 1:54 P.M.: No one else wishing to be heard, the Chairman closed the public hearing. ACTION: 1:54 P.M.: The motion of Moody, seconded by McBurney, to adopt the Resolutions approving Coastal Development Permits PA 97-0076, PA 97-0077, PA 97-0078, PA 97-0079, PA 97-0080 and PA 97-0081 for the revised Newport Coast PC Phase III development, as recommended in the September 23, 1997 Current Planning Division report, was carried by unanimous vote. ps(7093009210311)wvm I T E M. # PLANNING AND DEVELOPMENT SERVICES REPORT DATE: September 23, 1997 TO: Orange County Planning Commission FROM: P&DSD/Current Planning Services Division SUBJECT: Public Hearing on Planning Applications PA 97-0076, PA 97-0077, PA 97-0078, PA 97-0079, PA 97-0080 and PA 97-0081 PROPOSAL: Six Coastal Development Permits to revise the previously approved Phase III (Planning Area 2C) development in the Newport Coast Planned Community/LCP including: 1) Fifth Amendment to the Master Coastal Development Permit (PA 97-0076); 2) construction of 41 dwelling units (DU) in Development Area (DA) 2C-lb (PA 97-0077); 3) construction of 66 DU in DA 2C-2 (PA 97-0078); 4) construction of 50 DU in DA 2C-3 (PA 97-0079); 5) construction of 61 DU in DA 2C-4 (PA 97-0080); and, 6) construction of 47 DU in DA 2C-5 (PA 97-0081).. This proposal is also associated with Vesting Tentative Tract Maps 15393, 15394, 15400, 15401, 15411 and 15509, respectively. LOCATION: East of Newport Coast Drive, north of Los Trancos Canyon and generally located between Ridge Park Road to the north and Vista Ridge Road to the south. See Attachment A. Fifth Supervisorial District. APPLICANT: The Irvine Company CONTACT: William V. Melton, Project Manager Phone (714) 834-2541, FAX (714) 834-4652 or 6132 SYNOPSIS: P&DSD/Current Planning Services Division has determined that this proposal is in conformance with the site development regulation of the Newport Coast Planned Community/Local Coastal Program and recommends Planning Commission adoption of the attached Resolutions approving the revised Newport Coast Phase III developments. BACKGROUND The purpose of these six Coastal Development Permits is to revise the configuration of a major portion of Planning Area 2C originally approved by the Planning Commission on June 27, 1995 as Planning Application PA 94-0149. Two separate Development Areas of the Phase III development, Planning Application PA 96-0155 for Development Area (DA) 2C-la and PA 96-0065 for DA 2C-9, were previously approved by the Planning Commission, and is not included in this proposal. Attachment B of this report provides details of these past approvals (this information is also included in Coastal Development Permit Submittal Package, Exhibit 3). Additionally, the Master Coastal Development Permit package and the Coastal Development Permit Submittal Package for each individual project provides a narrative for each Coastal Development Permit. • 0 P&DSD Report September 23, 1997 PAs 97-0076 through 97-0081 Page 2 of 5 SURROUNDING LAND USE Attachment C of this report (Exhibit 2.1 of the Coastal Development Permit Submittal Package) shows the proposed and existing land uses adjacent to the proposal. PUBLIC NOTICES AND REFERRAL FOR COMMENT A Notice of Hearing was mailed to all property owners of record within 300 feet of the subject site; and, governmental agencies, private organization and persons who have previously requested to receive notices for large scale developments within the Newport Coast PC. Notices are also required to be mailed to occupants within 100 feet of the site, however, there are no occupied dwelling within 100 feet of the project site. Additionally, two notices were posted at the site and a notice was posted where required by established public hearing posting procedures. Copies of the planning applications and a copies of the proposed site plans were distributed for review and comment to eight County Divisions and the Friends of the Irvine Coast. COMMENTS RECEIVED Comments received were regulatory in nature and were included in the Conditions of Approval were appropriate. As of the preparation date of this report, Friends of the Irvine Coast had not submitted comments. They did comment on the environmental documentation. CEOA COMPLIANCE The proposed project is covered by Final EIR 544A, previously certified on June 27, 1995 and Addendum PA970076. Prior to project approval, the decision -maker must assert that together they are adequate to satisfy the requirements of CEQA for the proposed project. REVIEW AND ANALYSIS The most significant change in this proposal from the proposal approved in 1995 is that the internal loop road connecting the northern Ridge Park Road and the southern Vista Ridge Road has changed from a private road to a public loop road. The proposed change re-establishes the road configuration that was approved in 1989 and later changed by the Phase III approvals by PA 94-0149. This change provides for better traffic circulation in this portion of Newport Coast and reflects revisions approved by the Second Amendment to the Newport Coast Planned Community/Local Coastal Program. The proposed Fifth Amendment to the Master Coastal Development Permit (MCDP), PA 97-0076, covers essentially the same area (310 acres) as the previously approved Phase III MCDP and provides for the following: P&DSD Repo September 23, 1997 PAS 97-0076 through 97-0081 Page 3 of 5 <> Re-establishment of Vista Ridge Road as a public street with the alignment approved in MCDP - First Amendment (CD89-11P); <> Provides for the construction of a community collector street (shown as "A" Street on the tentative tract map) through the western portion of PA 2C. <> Establishes an additional community collector street ("B" Street) providing access from Vista Ridge Road to the western portions of PA 2C; <> Allows for grading and construction of required infrastructure for proposed and future residential development in PAs 2C and 6-1; <> Re -configures PA 2C boundaries to incorporate proposed and future construction -level site planning and grading using the same parameters analysis in Phase III EIR 544A; <> Incorporates provisions for the LCP - Second Amendment, adopted subsequent to the 1995 Phase III approval; and, <> Serves as a basis for approval of Vesting "A" Tentative Tract Map No. 15393 by the Subdivision Committee. Planning Area 2C is designated "Medium and High Density Residential" and has a density range of 6 to 18 dwelling units per acre. Principal permitted - residential uses include detached and attached single-family dwellings and multi -family dwellings. A minimum land area of 2,500 square feet is required for detached and attached single-family developments and a land area of 1,000 square feet for each residential unit in a multi -family development. The five Coastal Development Permits for construction level development in the five sub -planning areas is summarized as follows (a comparison of this proposal with the previous Phase III approval is shown on the last page of Attachment B): Planning Development Acres No. of Avg. Lot Size Density Application Area Units (sq. ft.) per acre PA 97-0077 2C-lb 21.5 41 8,000 1.9 PA 97-0078 2C-2 43.6 66 10,000 1.5 PA 97-0079 2C-3 17.6 50 2,500 2.8 PA 97-0080 2C-4 34.6 61 8,000 1.8 PA 97-0081 2C-5 47.6 47 8,000 1.0 Additionally, a Vesting Tentative Tract Map is associated with each Planning Application and Development Area as follows: PA 97-0077 and TT 15394; PA 97-0078 and TT 15400; PA 97-0079 and TT 15401; PA 97-0080 and TT 15467; and, PA 97-0081 And TT 15504. • P&DSD Repot September 23, 1997 PAs 97-0076 through 97-0081 Page 4 of 5 Development Area 2C-3 is an attached single-family development; all other developments are detached single-family. The five development projects are consistent with both the dwelling unit density and the site development regulations permitted in Planning Area 2C; no modifications of site development standards are requested. All revisions proposed to the Master Coastal Development permit are consistent to provisions permitting such revisions in the Newport Coast Planned Community/Local Coastal Program. No new planning or environmental issues were discovered with the revision proposed by the applicant to the Newport Coast Master Coastal Development Permit or the five separate Coastal Development Permits for residential development. RECOMMENDATION P&DS/Current Planning Services Division recommends the Planning Commission: a. Receive staff presentation and public testimony as appropriate; and, b. Adopt the following Planning Commission Resolutions approving the revised Newport Coast Planned Community/Local Coastal Program for Planning Area 2C, Phase III development: 1. Resolution No. 97-06 for PA 97-0076 - MCDP - Fifth Amendment 2. Resolution No. 97-07 for PA 97-0077 - Development Area 2C-lb 3. Resolution No. 97-08 for PA 97-0078 - Development Area 2C-2 4. Resolution No. 97-09 for PA 97-0079 - Development Area 2C-3 S. Resolution No. 97-10 for PA 97-0080 - Development Area 2C-4 6. Resolution No. 97-11 for PA 97-0081 - Development Area 2C-5 WVM FOLDER: NC ATTACHMENTS: A. Location Map Respectfully submitted, , **- iD b "_ d" '�- Joh B. Buzas, Manager C rent Planning Services Division B. Project Background information C. Surrounding Land Use information P&DSD Report September 23, 1997 PAs 97-0076 through 97-0081 Page 5 of 5 EXHIBITS: 1. Environmental Documentation 2. PA 97-0076 for Newport Coast Master Coastal Development Permit - Fifth Amendment 3. Planning Application Submittal Package for Coastal Development Permits of development projects: PA 97-0077 - Development Area 2C-lb PA 97-0078 - Development Area 2C-2 PA 97-0079 - Development Area 2C-3 PA 97-0080 - Development Area 2C-4 PA 97-0081 - Development Area 2C-5 4. Submittal Package for Draft Planning Commission Resolutions including Findings and Conditions of Approval: No. 97-06 for PA 97-0076 - MCDP - Fifth Amendment No. 97-07 for PA 97-0077 - Development Area 2C-lb No. 97-08 for PA 97-0078 - Development Area 2C-2 No. 97-09 for PA 97-0079 - Development Area 2C-3 No. 97-10 for PA 97-0080 - Development Area 2C-4 No. 97-11 for PA 97-0081 - Development Area 2C-5 0 0 ATTRC H M e: -IF .A r cc _ -------------------- INI v cUv w a N o Q \� �ZQQ yj4� i w oLu s _ �7y�-•c�i-E`i•e`n��«i 2s�f'%�r�.��^.xn' �• �Z�dgr `4'w �ZQ� ZO LLJ ti Z G� ��.u' r�.� ye�Y.�'•0.r...3a'i a.c.tot.<:�_>�o�0Er U z ;.:?...C4 �, a. ul ¢ qa0a. U O , _ 04 1- C2 / T �IG4C ` , ¢ dO W} soIZv o ¢ a ' a co UO<� M � a. Wwzg N ZL =OaLL C 9 cO �o a¢�� F J �n T LL F_ cn W N Q a Qa W ; r S el� T L aQ. ' a [L p pU UW N C- 0)� W � Q Z z E r 8 Z w iE • 0 ATTAC 1-=1 M E "-IF B PREFACE Page 1 On June 27, 1995, the Planning Commission approved Planning Application No. PA 940149, a Coastal Development Permit/Site Development Permit for the development of the 360 acre "Phase III" area of the Irvine Coast Planned Community/Local Coastal Program (now changed to Newport Coast Planned Community/Local Coastal Program). The Planning Commission's approval was appealed on issues related to off -site drainage and the conversion of a portion of Newport Coast Drive to the San Joaquin Hills Transportation Corridor to the Board of Supervisors who denied the appeal and upheld the project approval at a public hearing held on August 8, 1995. The overall project included a master plan for 635 homes and private open space on 360 acres with an overall density of 2.2 dwelling units per acre. At the time of project approval, it was anticipated that the project would be developed by The Irvine Company and sold as pre -graded sites to individual builders.. Included was a Coastal Development Permit for 490 units in Medium -Density Residential Planning Area . 2C of the Irvine (Newport) Coast and 92'units in Medium -Density Planning Areas 14 and 15 of the -San Joaquin Hills Planned Community. -Although the project was comprised -of .portions of two adjacent planned communities, -this linkage- was anticipated- in the -Board o€ Supervisom-.original approvaho the San Joaquin Hills PC Program 'on February 26, 199L'- - The previous discretionary approval was processed concurrently with the Master Coastal Development Permit (Master CDP) — Fourth Amendment. The amendment included realignment . of common boundaries for Newport Coast PAs 2C, 6, 12A, and 12D and modifications to the alignment of Vista Ridge Road. Included in the infrastructure portion of this Master CDP — Fourth Amendment was a replacement of Vista Ridge Road with a circulation system which eliminated a through connection to Ridge Park Road for Newport Coast Drive. Additionally, EIR No. 544A was prepared and certified, outlining mitigation and project design features allowing for construction of roadways, master infrastructure improvements and the subdivision and construction of individual building sites. Since the time of the Phase III project approvals, Assessment District No. 88-1 has completed construction of Ridge Park Road to the Signal Peak area and residential construction is underway in DA 2C-9 and PA 14 ("Campobella") an 89 single-family unit project on 28 acres. Additionally, with the Planning Commission's approval of Planning Application No. PA 960155 on June 24, -1997; grading operations will commence shortly for 57 single-family detached units on 35 acres in DA 2C-la. ;. As exemplified by the two above referenced projects, the market for large-scale development has changed such that smaller development increments are required for builders to obtain construction financing. As 602/14.300 F.\CLIENTs\IRVINE\CDP\PH3-CDPS.005 Jmu 1997 PREFACE Page 2 a result, five (5) Coastal Development Permits for Development Areas 2C-1b, -2, -3, -4, and-5 (the "PA 2C CDPs") are proposed to replace a major portion of the previously approved large-scale development plan in the western and central portions of PA 2C as shown on Exhibit 1. Exhibit 2 demonstrates that the proposed PA 2C CDPs Development Area boundaries are substantially consistent with both the LCP - Second Amendment and that this proposal covers approximately the same development limits (approximately 200 acres) as DAs 2C-1, -2, -3, -4. -6, and -7 in the previous Phase III approval. To facilitate review, the following submittal represents five (5) separate and distinct projects packaged together due to shared backbone infrastructure elements and a common community theme. As discussed in Section II, the Development Areas share a variety of common attributes. The proposed street system will provide access and associated backbone infrastructure for all Development Areas. The gated entries although constructed in separate Development Areas, will ultimately be .shared by all the separate neighborhoods created by these project approvals. The overall project landscape character also features formal interior street trees, dense hillside planting,Italian plaza -style building elements; :and -entry treatments that -reflect the _Newport Coast'community-streetscape. theme.- DAs 20=Ib, 2C-4.and 2C-5 border natural open space and will include fuel modification programs c6iisistent4ith County standards. Although the street layout, infrastructure and community themes are unified, each Development Area has been designed for construction by individual builders. Development Areas 2C-lb, -2, -4, and -5 propose single-family detached development. DA 2C-3 proposes an attached product, which is also permitted as a Medium -Density use. In Section III, each PA 2C CDP has been color coded (per Exhibit 1) and packaged separately to reflect individual lot setbacks and architecture, site preparation (including off -site grading when required), drainage and neighborhood street design and construction of separate model/sales office complexes. Each Development Area represents an opportunity for separate builders to develop a unique community within Newport Coast. Processing will include consideration of individual Resolutions with Findings and Conditions of Approval that will allow each of these subareas to develop independently. Separate Tentative Tract Maps have also been prepared for each development component. 602/14.300 F:\CLIENTSIIRVINEICDP\PH3-CDPS.005 June 1997 PREFACE Page 3 To facilitate the PA 2C CDP projects, the Master CDP - Fifth Amendment (PA 970076) is being processed concurrently. Access to PA 2C will be provided by Vista Ridge Road, a 40-foot wide major collector currently being constructed by the Irvine Coast Assessment District. The Master CDP - Fifth Amendment acknowledges the previously -approved Master CDP - First Amendment (CD 8941P) alignment for Vista Ridge Road. The interior areas of PA 2C will be accessible via two 40-foot-wide (pavement) collectors also established in the Master CDP - Fifth Amendment. The Master CDP will also provide for mass -grading of the entire PA 2C CDP area and adjustment of exterior Planning Area boundaries to include areas of proposed grading and fuel modification within residential development areas. The PA 2C CDPs and the Master CDP - Fifth Amendment submittal will utilize as a baseline the Phase III environmental analysis completed in EIR- 544A. An Initial Study/Addendum to address differences between the current project proposal and the previously- certified EIR will also be prepared. This includes analysis of minor boundary adjustments as proposed and the- addition of information pertaining to the - - -establishment -.of. -the =Natural _: Communities - Conseivation:=_Program (NCCP). Although - internal Development Area boundaries have: been modified- to facilitate the current -individual Development Area proposals, project edges remain substantially the same as those shown in the previously approved Phase III CDP and LCP - Second Amendment. The project proposals are similar to the previous Phase III approval in that all Development Areas are being developed with products that are consistent with the Medium -Density Residential land use designation of PA 2C (that provides a density range of 3.5 to 6.5 units per acre and minimum building site of 2,500 square feet). The proposed PA 2C CDPs projects actually decrease the overall density within the same limits of development as indicated on Exhibit 3. The project's have also been designed to be consistent with all applicable site development standards of the Newport Coast PC. 602/14.300 F-ICLIENTS\IRVINEICDP\PH3-CDPS.005 June 1997 ► d O N ' lLL d 4 0 a m V Ea N ► d O q ] d d d li O U E ► y O q « d d i 0 ' >SYi3� 'a1 N,f is a c cYr f'y�' m .�'.m ip 0 ••; �'gc'ar'+tu'aa:Ii r I • ► O o� K 7 n U y dlp 1pm y �.T tpR O x d n rr LL E o � a c m �_ ► d a �a m Q z v d d. N U M .q F `n c q n m 2 E' m `^'t' d am N NQ 1 I � Na¢jo �mn cQ _► votoNa h,` �n m ' y � cn 9•K-o �- 0 e N V N C L IL •- U 45C W O m z^ m .�- L q 'N.• C C O C N N d m a C (J N n E afr N q h � r v °t Z fa GU IL W�c cc5 z m U Q O M� W VJ U w O xt•� (L PREFACE Page 6 i - EXH 03IT 3 NEWPORT COAST PLANNED CONEWUNITY APPROVED AND CURRENT PROPOSED PA 2C (PORTION) COMPARISON APPROVED PROPOSED ADDITIONS & PHASE III ACRES UNITS DEVELOPMENT ACRES UNITS DELETIONS DEVELOPMENT AREA AREA ACRES UNITS 2C-1 19.6 42 2C-la(l) 35.0 57 2C-2 15.2 38 2C-1b 21.5 41 2C-3 46.7 79 2C-2 43.6 66 2C-4 57.8 81 2C-3 17.6 50 2C-6 42.9 97 2C-4 34.6 61 2'C 7 23.8 • .55 " " 2C-5 47.6 47 Grand Total : 206 392 _ - 199.9 322 -6.1 -70 PA 960155 CDP submitted March, 1997 602/14.300 F:SCLIENTS\IRVINE\CDPIPH3-CDPS.005 June 1997 \ ��~•_/• tIWO N� � DyZ a• (• o �.. ul 'i o 0. W r Q N g Q woz a Zcc Wa 22 a0 OU ui Op JZ �Z) Qm 0 U N ir ,Q V _Z Z n. ATTACH M E NT' C G N b 0 ID 0 0 4 &l _Zt Zz W a 0 n4 M 0o c W f- T O Filed Case No.: % J * ��-2 Date Sent Out: 7 e1% Date Filed: Comments Due By: I. GENERAL DISTRIBUTION Reply Sent Received Reauested Comments from the following:_ [ ] [ J Board of Supervisors Attn: [ ] [ ] County Administrative Office Attn: Nancy Liao Fire Safety Specialist / O.C. F. A Development Review 180 So.Water St. Orange [ ) [ ] Vector Control Disttrict Attn: J. Earnest, horse stables, farms [ ) [ ] HCA/Environmental Health Attn: Director Jack Miller [ ) [ ) EMA/Development Services - Acoustics Attn: P. Wang [ ] [ ] EMA/Public Works - Flood Program Attn: Herb Nakasone [ ] EMA/Public Works - Special Projects Attn: c9c-m-*nt1g7r3en A ei EMA/Development-Services/NPDES - M. Serizawa [ ) [ ] EMA/Environ./Proj. Planning Attn: Marc Esslinger (S.A. Heights) [ ] [ J EMA/ Advance Planning - Bob Aldrich EMA/Traffic Engineering - Attn: Grant Anderson [ ] ( ] EMA/Transportation Planning - H. Persaud EMA/Public Property Permits - A. Vasquez EMA/HBP - Program Planning - Attn: E. Jessen EMA/HBP - Historical Preservation Attn: M. Brajdic EMA/Development Services - Grading Attn: J. Earnest EMA/Development Services - Drainage Attn: R. Young EMA/Development Sevices - Streets Attn: M. Idris Orange County Transportation Authority II. SPECIAL DISTRIBUTION [ J [ ] Cities Attn: Planning or Development Dept.: [ J [ ] State/Federal Agencies: [ ] [ ] State Permit Assistance Center - Attn: Director Danian M. Hopp [ ] [ ] Special Districts (Schools and Water Districts) [ ] ( ] Review Boards: Homeowner Associations: `, [ ] Others: w R E C E I V E® PUNNING i U L 1 9 2000 DESIGN 19960 Red flil.l ONaue EMA/LUPD LONDSCflPE flflCNITECTOflE Iry ne, California 92614-9649 July 12, 2000 ENTITLEMENT SERVICES Ie1:949.660.1900 faz:949.660.9140 Mr. Charles Shoemaker MOPPING ONO POESENTOTIONS info@formacompaies.com Chief, SPSD/Site Planning Section County of Orange Planning & Development Services Department 300 North Flower Street, Third Floor Santa Ana, California 92702-4048 RE: Request for Temporary On -Street Parking Serena Model Homes/Sales Complex (PA 970081) Newport Coast Planned Community, Planning Area 2C-5 Applicant: Shea Homes 603 S. Valencia Avenue Brea, California 92822-1509 (714) 985-1300 Dear Mr. Shoemaker: This letter is being submitted on behalf of Shea Homes to request administrative approval of modifications to the Model Complex Plans for Planning Area 2C-5 (see attached Exhibit 1, Project Location Map) of the Newport Coast Planned Community. The CDP (PA 970081)­ was approved by the Orange County Planning Commission on September 23, 1997 (Resolution No. 97-11). The project is also being developed in accordance with.Tentative Tract Map No.15509 (Vesting) that was approved by the Orange County Subdivision Committee on October 29, 1997. A subsequent Site Development Permit (PA 980088) was administratively approved on May 26, 1998 to allow for modified lot configurations to accommodate new architectural products, the realignment of two cul-de-sac streets, and the relocation of the model sales complex. An administrative Changed Plan CP 990053 was also approved on July 7, 1999 to allow for the expansion of the model sales- office. Approval of this request will allow for the continued operation ofthe existing Model Home/Sales Complex utilizing on -street parking as shown on Exhibit 2, Temporary Model Complex Plan. As indicated, ten (10) on -street parking spaces are provided on the southern side of Catalina Street, including one (1) handicap space immediately adjacent to the sales office. A construction fence will be extended from the existing trap fence, located behind existing sidewalks to separate visitors to the Model Homes/Sales Complex from on -going construction operations. Access to each of the lots under construction will be provided by gates located at each driveway. Additionally, two gates are provided at the end of the cul- de-sac to provide a turnaround for fire apparatus. To the extent possible, no construction personnel parking will be permitted on Catalina Street. Mr. Charles Shoemaker Revision to PA 970081 Model Home/Sales Complex Newport Coast Development Area 2C-5 July 12, 2000 Page 2 This proposal is intended to facilitate the continued sale of homes during build out of the final development phase. Currently, of the 50 units approved, 33 have been sold and 12 are currently occupied. Shea Homes currently estimates that the remaining units will be constructed and sold by the end of this calendar year. Since no modifications are anticipated to be required to the conditions of approval adopted for the project, your concurrence with this request would be greatly appreciated. Should you have any questions about the documentation provided, please do not hesitate to call. Sincerely, F MA Craig offman Associate Attachments c: Melinda Kuhn - Shea Homes (901/03.100) with: Charles Shoemak , C ief ate PDSD - Current Planning Services P A C l F / C O" C 6 A N Exhlbft-1 PROJECT LOCATION MAP Development Area 2C-5 ® NOT TO SCALE JUNE 2000- Z W J Q k � co At y D U o j U c'i J e cc Q co d O Z CO CD N p o m �Q g � aM o ��Q y o ~Q aZ o� zZ Y W S g¢ m �� Z� y UZ OQ az �, zz Wy� LQ 3� �Q OWW aLu W � a� oC Q m Zj EEC) P a Cc �O� ti N Z UA :C o �gW OL 6 W C Om. N 0 U J z � 0 W F— i N fY Q Z W f1 0 J i W f� O- F— --- - - - U x . cc O U m ct: L-U q N 0 Z I CD M �1 � I o o 0 E3 I I I( • Z I OU W Q � o \ -3A16(0 NOUVO L" 7VI SVOO � P a Y Imo: r _5 .Xi PIP, I f f 1.77 2C-'l A, NJ WA 2C-'4 Alm A 0 o U ti 9�I ro bounty of Oan r.ge� ENVIRONMENTAL MANAGEMENT AGENCY PLANNING APPLICATION Application #: PA970081 Application Type: COASTAL DEVELOPMENT To PC Application Name: AREA 2C-5 NEWPORT COAST Parcel(s): 15509 OTM Date Filed: 05/28/1997 °7001 V 00/00/00 Address(es): Location: PA 2C-5 NEWPORT COAST; TTM15509 Project -Area: 25.00 ACRE Public Project: N Initial Study Required: Y IS Charge *: P53537 IS Summary #: 082 Application Charge #: P55094 Summary #: 404 Owner Information Name: IRVINE COMMUNITY DEVELOP. CO Address: 550 NEWPORT CENTER DR. NEWPORT BEACH CA ATTN: NORM WITT Zip: 92660 Phone: 714 720-2129 Zoning: PC / PA 2C CAA: 47 Census Tract: 626.17 LUE: 1B Comm Profile: 1.4 Previous Apprv: PA940149; Applicant/Agent Information Name: FORMA Address: 3100 BRISTOL STREET STE:100 COSTA MESA- CA ATTN: CRAIG HOFFMAN Zip: 92626 Phone: 714 540-4700 APN: 47804110 SupV District: 5 Coastl pone: YES PC/SP: NEWPORT COAST FILING PA970076 MCDP 5TH AMEND.; EIR Project Proposal: V COASTAL DEVELOPMENT PERMIT FOR CONSTRUCTION OF 54 .� DET SINGLE FAMILY RESIDENTIAL UNITS IN TTM . 15509>C� DEVELOPMENT AREA 2C-5 OF THE NEWPORT COAST PC. Imo"' N W (THIS PROJECT REPLACES PORTIONS OF PA94-0149 FOR " �. W PLANNING AREA 2C) Q •• 1 2>z CONCURRENT FILING OF TTM 15509 n Z DEPOSIT SUMMARY Total Deposit: 4,000.00 Payments: 4,000.00 V Balance Due: .00 Q U TfFICATION DER � final tc,, The OeCiSiofl-rnaking rziody tf-ji.s a P P I O'e, t Off re-q-t-lire a ne,,, �ri ­6 pavment Trie County charges an hourly rate for processing applications based ;,(--)n acival staff` e.xpc-,nded, Money deposited with application is a oepcz;N- only 4. Board of Supeivisors POlicy oontained in Resolutic�H- that excep! for cases in wracri an important —Oul-ItY PC)ti�y extraordinary interest is determined to be present, tf-)e OOUT--�Y Vvill riot provide an active legal defense to lawsuits arising out of the-5SSLAance of permits or other entitlements for the use Of' development o-r real property or zoning or General Plan Arnendmerits. I hereby certify that to the best of my knowledge the in' iormaticir t 1, �javEj presented in this form and the accompanying materials is true and correct I also understand that additional data and information may be requireo prior to final action on this application. I have read and understand the contents contained in the above statements (1) through (4). Signature(s) Date OWner or Agent 1. Date LIU < CIV C.) I U1 L".. 4 L < 0 C3 1tZ 0 1 RESOLUTION OF THE ORANGE COUNTY PLANNING COMMISSION COUNTY OF ORANGE, CALIFORNIA RE: PA 970081 — NEWPORT COAST DEVELOPMENT AREA 2C-5 RES. NO. 9741 DATE OF ADOPTION: September 23, 1997 On the motion of Commissioner Moody, duly seconded and carried-, the following resolution was adopted. WHEREAS, the entire Newport Coast Planned Community, with rexception of certain boundary adjustments approved by Resolution No. 89-39', is within the Coastal Zone as defined by the California Coastal Act of 1976 and is coterminous with the Newport Coast ' Planning Unit of the Local Coastal Program of the County of Orange; and WHEREAS,_in accordance with the California Coastal Act, the - County of Orange has prepared a Local Coastal Program (LCP) for the Newport Coast; and WHEREAS, the Orange County Board of Supervisors adopted the' First Amendment to Irvine Coast LCP/Land-Use Plan by Resolution No. ' 87-1606 and the Irvine Coast LCP/Implementing Actions program by Ordinance No., 3674 on December 2, 1987; and the California Coastal Commi-scion certified the Irvine Coast Local Program — January 14, 1-988; and WHEREAS, the Orange County Board of Supervi-sors adopted the Irvine Coast Development Agreement (DA 8'7-16) on April 20, 1988, in taccordance with the policies and regulations set forth in the 19-88 certified LCP; and -WHEREAS, the Orange County Board of Supervisors adopted the Second Amendment to Newport Coast LCP/Land Use Plan by Re -solution No. 96-861 and the Second Amendment to the Newport Coast LCP/Implementing Actions Program by Ordinance No. 96=3974 on December 3,-1996;- and the California Coastal Commission certified the Newport Coast Local Coastal Program — Second Amendment on December 11, 199-6; and WHEREAS, the Orange County Board of Supervisors adopted the First Amendment to the Newport Coast Development Agreement (DA ! 87-16)- on December 3, 1996, which enables the Irvine Company to build out the Newport Coast Planned Community over a 20-year period ' in accordance with the policies and regulations set -forth in the- 1988 certified LCP and 1996 Second Amendment; and WHEREAS, the LCP — .Second -Amendment officially changed the name of the Planned Community from Irvine Coast to Newport Coast; and 910081.RES 9/97 1 PLANNING _COMMISSION RESOLUTION NO. 97-11 PA 970081 /. DA 2-C-5 Page 2 WHEREAS, the Orange County Planning Commission approved Master Coastal Development Permit (MCDP) 88=112 by Resolution No. 88-46 on May 4, 198-8; and WHEREAS, the Orange C-ounty Planning Commission approved MCDP= First and S-econd Amendments (CD 89-26P and CD 900-5219"001P-, respectively) by Resolution 89-39 on October 16, 1989 and Resolution 90-19 on June 18, 1990; and WHEREAS, the Orange County Planning Commission approved MCDP- Third Amendment (CD 900703-001P) by Re -solution 92-08 on March 11, 199"2; and - WHEREAS, the ' Fourth Amendment and Orange County Planning Commission approved-MCDP- (PA.94-0149) by Resolution 95-13 on June 27; 1995; WHEREAS,, the Orange County Planning Commis-s-ion also approved Resolution No. 95-13 on June 2-7, 1995 for a total of 4-90-single- family dwelling units.on approximately 258 acres in N-ewport Coast Planning Area 2-C;, and WHEREAS, the Orange County Planning Commission evaluat-ed and approved the previous .prop-osal for Newport Coast Planning Area 2C ■ in EIR No. 544A; and T WHEREAS, the CD "Coastal Development" -District Regulations, Section 7-9=118 requires that a Coastal Development Permit may be iapproved only after the approving authority has made the findings in the- Orange County Zoning Code Section 7-9-150 and Section 7-9-118.6(e); and WHEREAS, pursuant to California Government Code Section 6500,0 et seq. the County of Orange has an adopted General Plan which meets all of the requirements of State Law; and - WHEREAS, in compliance with said laws a legally noticed public hearing was held by the Orange County Planning Commissi"on on September 23, 1997 to consider Planning Application PA 9700-81 for the Development Area 2C-5 Coastal Development Permit proposed by Irvine Community Development "Company; and WHEREAS, Initial Study/Addendum 910076 was prepared to review environmental impacts associated with Planning Applications PA ' 97H76 (Master CDP - Fifth Amendment), PA 970077 (DA 2C-lb), PA 970-078 (DA 2C-2)01 PA 970079 (DA 2C-3), PA 970-080 (DA 2C=4), PA 970081 (DA 2C-5). 970081.RES 9/97 PLANNING COMMISSION RESOLUTION NO. 97-11 PA 970"08-1 / DA 2C-5 Page 3 WHEREAS, Initial Study/Addendum PA 970076 was prepared to address issues associated with sub -area boundary revisions, ' boundary adjustments resulting from sl.ope maintenance responsibilities, and interior lot relocations and elevation changes; and WHEREAS, this Commission ha.s considered Initial Study/Addendum PA 970076 and finds that it adequately address -es any potential adverse environmental impacts of the proposed pro-Ject not previously identified in EIR No. 544A and meets all the requirements of CEQA-and the State C'EQA Guideline-s a--s set forth in Resolution No. 95-12 adopted by this Commission on June 27, 1995; and WHEREAS, EIR 544A and the EIRs for prior tiers of environmental analysis, including EIRs 485, 486, 511,-.and 528, and other documents constituting the Administrative Record for this action are located at the Orange County. Planning and Development Services Department. ' NOW THEREFORE, BE IT RESOLVED that the Planning Commi-ssion makes the following findings with respect to Coastal Development Permit PA 970081: NOW THEREFORE, BE, IT RESOLVED: ' 1: That the Orange County Planning Commission considered Planning Application 970081 and Initial Study/Addendum PA 9700-76. 2. That Initial Study/Addendum PA 970076 was considered prior to approval of the project and determined to adequately addres.s all potential adverse environmental impacts of the proposed project and -meet all the requirements of CEQA and the State CEQA Guidelines. 3. That the Orange County Planning Commission hereby approves Coastal Development Permit PA 970081 for The Newport Coast Planned Community DA 2C-5 subject to the Findings as set forth in Attachment A-1 and the Conditions of,Approval as included in Attachment A-2 to this- resolution. 4. That the conditions adopted herein are reasonably related to the use of the property and necessary for appropriate development and operation of the uses permitted by the Newport Coast Local,Coastal Program — Second Amendment. 970081:RES 9/97 - 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 PLANNING COMMISSION RESOLUTION NO. 97-11 PA 970081 / DA 2C-5 Page 4 AYES: Commissioners - Moody, McBurney, Commons -Long, Goacher, Nielson NOES: Commissioners - None ABSENT: Commissioners - None I hereby certify that the foregoing Res-olution No. 97-11 was adopted on September 23, 1997 by the Orange -County Planning Commission. ORANGE COUNTY PLANNING COMMISSION By -Charles � Shoemaker, Executive Officer 970081.RES 9/97 P ATTACHMENT A-1 -- FINDINGS - PLANNING COMMISSION RESOLUTION NO. 97-11 PLANNING APPLICATION 9700-81 FOR NEWPORT COAST DEVELOPMENT AREA 2C-5 CDP That the Planning Commission makes the following Findings with respect to Planning Application 970081 for a Coastal Development Permit:. 1.- County Requirements are being met as follows: a. General Plan. The use or proje-ct proposed is consistent with the General Plan. b. Zoninex Code. The use, activity or improvement proposed by the application is consistent with the provisions of the Orange County Zoning Code. c. CEOA. The approval of the permit application is in compliance with the requirements of the California Environmental Quality Act as demonstrated in Resolution No-. 95-12. d.- Compatibility. The location, size, design and operating characteristics of the proposed use will not create significant noise, traffic or other conditions or situations that may be objectionable, detrimental or incompatible with other permitted uses in the vicinity. e. General Welfare. The application will not result in conditions or circumstances contrary to the. public health and safety a:nd the .general welfare. f. Development Fees for Provision of Public Facilities. The requirements of Orange County Code Section 7-9-711 have been met. ' g. -Mitigation .Measure Monitoring. The monitoring requirements of Public Resources Code Section 21G81.6 have been met in that a Mitigation Measure Monitoring and Reporting'Plan, has been prepared. 970081.RES 9/97 ATTACHMENT A-1 -- FINDINGS PA 9700-81 / DA 2C-5 Page 2 1 h. Local C-oastal Proaram. 'The project proposed by the application conforms with the certified Second Amendment to the Newport Coast Local Coastal Program in a manner as approved by the Orange County Planning Commission in Resolution No. 96-04 dated May 21, 1996 and by the Orange County Board of Supervisors in Res-olution No. 96-861 dated December 3, 1996 and in Ordinance No. 96=3974 dated December 3, 1996. i. Master Coastal Development Permit. The original Master P g 'Coastal Development Permit (MCDP) for Newport Coast (MCDP 88-11P) and Vesting Tentative Tract Map 13337 established master utilities and backbone infrastructure, allowing large-scale land subdivision for the overall Newport Coast community. ,The Master Coastal Development Permit - Fifth Amendment (PA 970076) and Vesting Tentative Tra-ct Map No. 15393 established the boundary lines between Planning Areas ("PA") 2C and 12A, 2C and 12D, 2C and 6-1, updated the Planned Community Development Map and Planned Community Statistical Table contained within the Newport Coast Master Coastal Development, expanded the Master CDP boundary to include a portion of PA 6; and modified the alignment of Vista Ridge Road. ' j. Newport. Coast Development Agreement. The project propo-sed by the application conforms with the Newport Coast Development Agreement (DA 87-16) approved by the Board of Supervisors on -April 20, 1988 (Resolution No. 96-537) and the Development Agreement First Amendment .(DA 96-03), approved on December 3, 1996 (Resolution No. 96-861), and as demonstrated in the following_ findings. 2. Based on the information and analysis contained in Initial Study/Addendum PA 970076 and EIR 544A, the project will have no new �- significant adverse to environmental effects beyond_ those identified, mitigated, or for which overriding considerations were adopted in conn-ection with previous environmental documentation prepared for the Newport Coast LCP - Second Amendment, the Irvine Coast Master Coastal Development Permit, and the Irvine (Newport) Coast -Development. Agreement. The findings approving the LC-P = Second Amendment and contained in Board of Supervisors' Resolution No. 87-1327 and the findings certifying EIRs 485 486, 511 and 528 970081.RES 9/97 F ATTACHMENT A-1 -- FINDINGS. PA 970081 / DA 2C-5 Page 3 contained in Resolution Nos. 88-24,, 88-45, 89-3-8, 92-07 are hereby ' incorporated by reference. 3. All development projects within the Newport Coast Planned Community are subject to approval of a Coastal Development Permit in compliance with Chapter 10 of the Newport Coast LCP and the County's "Coastal Development" District Regulations, Orange County Zoning Code Section 7-9=118. This Coastal Development Permit is for the development 4. p p proposal in The "Newport Coast Planned Community Medium Density ' Residential Planning Area 2C, Development Area 2C-5. 5. Development within Newport Coast Development Area 2C-5., related to residential development and providing fuel modification will modify category "D" ESHAs. No other category of ESHA will be affected, and the development within Development Area 2"C-5 complies with LCP ESHA policies in that development is permitted to modify or eliminate vegetation and drainage courses in category "D" ESHAs, which have little or no riparian habitat value; and all development impacts will be mitigated by the Open Space Dedication and Riparian Habitat Creation Programs (LCP I-2-A-2a [page I-2.4]). 6. Development within Development Area 2C-5 complies with LCP Visual Quality polices which protect views of major landfor-ms in a comprehensive manner as depicted in LCP Exhibit C. DA 2C-5 is not ' depicted on -Exhibit C as containing visually significant lands. 7. Development within Development Area 2C-5 complies with LCP Appendix Item 6, "Visual Analysis; The "Newport Coast Proposed Land Use Element" in that residential development has been pulled back from Newport Coast Drive, Ridge Park Road and Vista Ridge Road, and clustered on the ridgetops. 8. Development within Development Areas 2C-5 is consistent with LCP Spec"i.al Use Open Space policies in that an offer of 1 dedication for Los Trancos Canyon Planning Area 12A has been made to the County of Orange in a form approved by the Manager, Public Facilities and Resources Department / Harbors, Beach -es and Parks - Progr.am Management (LCP I-3-A"2b- [page 1-3.5]). - 9. Development Area 2-C-5 is proposed for development as, a single-family residential housing project, with a total of 47 dwelling units on approximately 47.6 acres with an overall density of 1.0 dwelling units per acre. 970081.RE8 9/97 1 ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 4 10. In terms of adopted procedure, this CDP sets forth certain elements of planning approval and is processed as a large-scale plan that implements the Newport Coast LCP Chapter I-I-10, Discretionary Permits and Procedures; Section II-10-A-2 and -3, 1 Coastal Development Permits and.Applications. 11. The portion of the CDP encompassing the proposed residential housing project within Development Area 2C-5 is consistent with the applicable LCP Site Development- Standard -provisions (LCP II-4-C-6)b-as-ed on the following: a. Under the LCP, the DA 2C-5 site is designated for Medium Density Residential development, which permits a maximum density of 6.5 dwelling units per gross acre. b. No building site area will be less than 2,5-00 square feet for detached/attached single-family, or non- -� residential development. 1 c. Regardless of the slope of- the land, the gross land area per dwelling unit -is above the 1,00-0 square feet minimum. d. Building height will be consistent with the maximum 35 feet standard as defined in LCP Chapter II-14 (page II-4.17). e. Two or more car garages will be provided for all units. f. .Street lights will be designed and located so that -rays are aimed at the site. g. Areas of disturbed soil will be hydro -seeded to control erosion. h. Manufactured slopes along development edges will incorp-orate contour -grading techniques. i. The principle project collector road will maintain 36 feet of paving with a 48-inch sidewalk on one side of' the street. Double -loaded cul-de-sacs serving the residential neighborhoods will maintain pavement with 48--inch sidewalks -on both 3-6 feet sides of of the street. Lighting along the streets will be limited to intersections and cul-de-sacs. 970081.RES 9/97 ATTACHMENT A-1 -- FIN -DINGS PA 970081 / DA 2C-5 Page 5 12. The proposed residential housing project is consistent -with the LCP Archeological policies in that: a. The MCDP 89-26P conditions of approval require that a County -certified archeologist complete a literature and records search and a field survey. The search and survey for DA 2C-5 has been completed. b. The MCDP 89-2=6P conditions of approval require that a County -certified archeologist conduct subsurface tests prior to grading and determine site disposition. Subsurface excavations have been -complete and analyzed, and reports are being prepared. Resource surveillance will be provided during grading operations. 13. The proposed residential housing project's improvements are consistent with the LCP Paleontological policies in that: a. The MCDP 89-26P conditions of approval require that a County -certified paleontologi-st complete a literature 1 and records search and a field survey. This search and survey had been completed. No paleontological M resources were identified. b. The MCDP 89-2'6P conditions of approval required that a County -certified paleontologist conduct pregrading salvage and resource surveillance if necessary., Since no resources were identified, no pregrading'activities are required. During gra-ding, resource surveillance will be conducted. 14. The- proposed project -complies with the LCP Erosi-on, Sediment, Grading and runoff policies in that the project will be developed in accordance -with the Refined Master Drainage and Runoff Management Plan, (MDRMP) prepared by Rivertech Inc. Storm runoff from Residential 'Development Area 2C-5-will be captured in a series of catch basins located throughout neighborhood streets and flow through 24- to 30-inch storm drain lines. Terracing from north to south provides gravity flow into facilities for release into Los Trancos Canyon (PA 12A). The MDRMP was approved by the County in connection with approval of the Master CDP 88-11P. The MDRMP addresses, in a compreh-ensive manner, the policies contained in Sections I-3-E, -I, -J,- =K, and -L of the LCP. It provides data on existing water quality and quantity, an-d.an assessment of.proje-ct impacts on water resources, existing and proposed riparian 970081.RES 9/97 ATTACHMENT A-1 FINDI-NGS PA 970081 / DA 2C-5 Page 6 habitats, and off -shore marine life. Mitigation measures, long- term maintenance, and a monitoring program are described. This report demonstrates compliance with the applicable LCP policies, and its findings demonstrating such compliance are incorporated herein by reference. Specifically: a." Plans for sedimentation and 'erosion control will respond to requirements for reseeding and planting disturbed soil. (LCP I-3-I-2 [page I-3.29]). b. Ero.sion,coritrol devices will be installed. Additional preventive erosion control measures described in the Orange County Grading Manual and the City of Irvine's Sedimentation and Erosion Control Manual will be integrated into the site plan, as appropriate. (LCP I-3-I-3, -4, and -5 [page I-3.30]). �- c. The MDRMP "recommends that detention basins- be converted to desilting basins during construction. During the design stage and prior to the initial grading operations, configurations and structural details of these desilting basins will be prepared as part of the; submitted design. The erosion control design plans for each development cluster will identify additional desilting basins in accordance with Orange County°'s Grading Manual. (LCP I-3-J-1 ["page I-3.30]). d. Vegetative cover and temporary mechanical means of controlling sedimentation will be established and conducted as described in the MDRMP and in accordance with Orange C-ounty's Grading Manual. (LCP I-3-J-2 and =3 [pages- I-3.30 and I-3.31]). e. In order to maintain channel stability., Rivertech has identified a number of locations where detention ' basins may be constructed. Chapter VTI of the MDRMP includes a detailed study .of the mechanics of Buck Gully downstream from Newport Coast Drive. That chapter identifies and describes size and configuration of the facility_ required to maintain the stability of the downstream reach of Buck Gully. The sediment yield to the beach is expected- to be less than existing and will approximate natural conditions. (LCP I-3-J-5 [page I-3.311). 970081.RE8 9/97 ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 7 f. Except during the construction, Rivertech foresee-s no, long term need.for sediment catch basins. (LC-P I-3-J- ' 5 [page I-3.31]) . g. Development Area 2C-5 drains into Los Trancos Canyon (PA 12A) as approved under Master CD.P 89=26P. h. Hydrologic computations performed by The Keith Companies revealed that peak discharge-s from the study area at Pacific Coast Highway after development would not exceed the existing peak discharges by more than 10 percent in the major- canyons. The Keith Companie-s utilized a number -of swales in the golf course and Lower Wishbone as detention basins to achieve further reduction to the less than existing within Pelican Hill and Wishbone Hill watersheds. Subsequent to The Keith Company's hydrology computations, Rivertech has identified a number of additional potential locations for detention basins. These detention basins are proposed to achieve channel stability., (LCP I-3-K-1 [page I-3.31]) . i. No retention basins will be required on -site. (LCP I- 3-K-2, -3 and -4 [page I-3.32]). j. Impact type energy dissipators with riprap are proposed to reduce the flow velocity and shear stress ' to non -eroding values at the outlet of storm drains. (LCP I-3-K-5 [page I-3-.32]). k. Based on analysis performed by The Keith Companies, all structures draining into the study area have adequate capacity to convey the design discharges. Runoff from the proposed development will be: released to the natural water courses. The exact terminus, location of each storm drain will .be determined during the design stage, ba-sed on geotechnical, hydraulics, and stream mechanics analyses. (LCP I-3,-K-6 [page I- 3.32]). 1. Soils and engineering studies have been submitted t.o the County (LCP I-3-K-6 [page I-3.321). 970081.RES 9/97 1 ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 8 m. The MDRMP addr-es-s-es grading from October 15 through April 15,-and identifies those measures ne-cessary for adequate erosion control. (LCP I-3-L-2 [page I- 3.33]) . n. Project plans call for appropriate permanent and temporary stabilization t-ec-hniqu-es as identified in the soil and geotechni.cal reports for DA 2C-5. (LCP I-3-L-3, --5, and -6 [pages I-3.33 and I-3.34]). o: Stockpile locations for topsoil will be identified in the final landscape plans. p. The grading for DA 2C-5 will be terraced to conform to the general topography. Terraces will have -variable heights to avoid uniformity. Through the use o.f -a meandering interior roadway, a stair -stepped appearance will be avoided. Perimeter edges will be treated with daylight -cuts and fills fallowing the existing topography where possible. Slopes will be varied from 2:1 and flatter, -and contoured into the existing topography. Slopes will be terraced along the project interface with Vista Ridge Road, integrating the slopes created by roadway construction with grading for residential projects. Thus, the graded slopes will appear natural, blending into the existing environment and mitigating the potential visual effects of grading. (-LCP I-3-L-8 [page I- 3.34]). 15. The proposed project complies with the LCP Circulation policies (LCP I-4-E [pages I-4.19 through I-4.34]. ' a. Roads are designed to meet County safety standards; b. Roads will be landscaped; c. All internal roadways are curvilinear and all slopes contoured into the existing -topography; d. Residential areas are served by private streets an/or driveways; e. Ail modifications to existing roadway s-t.andards have been carefully considered and justified by safety and circulation conditions. 970081.RE5 9/97 ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 9 f. Roadway grading_ has been blended into existing topography by contour grading, where feasible. Retaining walls and other structures have been used to minimize grading impacts. g. Traffic Management Program measures have been incorporated into the project where appropri-ate. h: Road, design and sections for entry roads., collector roads, residential streets, and private driveways have been designed to be consistent with LCP Exhibit P, ' Residential Entry Road & Residential Streets - Typical Sections. i. All roadway improvements established in LCP Exhibit Q, Newport -Coast Arterial Roadway Phasing Summary, will be installed on or before the triggering mechanisms called -fox in Exhibit Q. 16. The proposed project complies with the LCP Public 1 Works/I.nfra.structure policies in that it includes necessary sewer improvements and drainage improvements. All public works/infrastructure is provided in the major public roadways ' approved under Master CDP 89-26P and the Pelican Hill Road CDP (for. Newport Coast Drive ), and the roadways proposed in this project. (LCP I-4-F-1 through -7 [pages I--4.19 through I-4.34]) 17. The, proposed project complies with the LCP ESHA policies in that development in DA 2C-5 is permitted to modify or eliminate vegetation and drain -age courses within category "D" ESHAs. The ' Newport Coast Open Space Dedication Program and Riparian Habitat Creation mitigate habitat lost as a result of development. (I-3-F [pages I-3.24 and I-3.25]) 18. The LCP Development/Open Space Edge policies apply to the Fuel Modification Zone along the northwestern and. southeastern ' limits of PA 2C, including DA 2C-5, in that: a. The use of trees will help screen the edge -of ' development from off=site views. b. The fuel -modification program utilized at the northern and western edge, as approved in Master CD 89-26P, will consist of the following zones: Zone A provides a 20-foot setback as defensible space immediately adjacent to private yards and residences. The down 970081.RES 9/97 i ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 10 slope in this zone is planted and irrigated. Zone B is ' 50 .feet of permanently irrigated landscaping to be maintained by the homeowners association. Zone B may include medium height, open tree groups near common ' property lines. Drought -tolerant and fire_resistant plant materials are required. Zone C is a 50-foot-wide thinning zone (with plants thinned to 50 percent of existing density) that will 'be maintained by the '. master community association. Natural vegetation is. thinned to reduce the fuel load, and all dead and dying vegetation, debris and trimmings shall be removed from the site. Zone D is a 50-foot-wide thinning zone to 30 percent, immediately adjacent to native open space. The depth of fuel_ modification will meander depending upon topography. Conceptual Fuel Modification Plans for the project site have been approved by the County Fire Authority. Emergency access points to the fuel modification edges have been identified and annual maintenance will be a responsibility of the Homeowners Association. (LCP I-3-M-4 through =10 ,[pages I-3.36 through I-3.40]) 19. Pursuant to Section '711.4 of the California Fish and Game- Code-, there is no evidence that this project will have any ' potential for adverse effects on wildlife resources. 20. The proposed project maintains the ability to promote an effective'subregional natural Communities Conservation Planning (NCCP)-Program and will not have a significant unmitigated impact upon Coastal Sage Scrub habitat. 21, Residential uses approved as part of the LCP were found consistent with the requirement of Coastal Act Section 30250 in that development within the Newport Coast has been clustered near existing residential areas and existing employment centers, Clustering of residential units preserves open _space, reduces grading impacts, and enhances the compatibility of private development with public open space. By clustering residential uses on the ridges away, from sensitive habitat areas in the canyon bottoms the LCP complies with Coastal Act Section 30240. Approval ' of this CDP-carries out these policies. 970081.RES 9/97 ' ATTACHMENT A-1 -- FINDINGS PA 970081 / DA 2C-5 Page 11 22. In accordance with Section 30007.5 of the Coastal Act, the LCP Open Space Dedication Program protects certain specified coastal resources and offsets adverse environmental impacts in residential development and recreation areas which are otherwise not mitigated. Permanent -protection and preservation of major canyon watersheds, visually significant ridgelines, stream courses, archeological and paleontological sites, riparian vegetation, coastal chaparral and wildlife habitat is provided by dedication to a public agency. Large-scale -maste-r planning and dedication programming for The Newport Coast enables the permanent protection of large, contiguous open space areas rather than the protection of ' smaller, -discontinuous habitat areas that might result from a project -by --project site mitigation approach. A much greater degree of habitat and open space protection can be achieved by dedication programs that assemble large blocks of habitat area contiguous to C-rystal C.ove State Park than would be possible with project-by- projectmitigationmitigation measures. The Newport Coast Dedication Program will result in approximately 7,234, acres devoted to open space and recreation use which includes 2,807 acres in Crystal Cove'State Park,-2,666 acres in Wilderness Open Space, 1,161 acres in Special Use Open- Space Dedications, and over 600 acres in the Golf Course and other non -dedicated recreation areas. 970081.RES 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PLANNING COMMISSION RESOLUTION -NO. 97-1.1_ ' PLANNING APPLICATION 970081 FOR NEWPORT COAST DEVELOPMENT AREA 2C-5 CDP 1. LP NA NA BASIC This approval constitutes approval of th.e proposed project only to the extent that the project complies with the Orange County Zoning Code and any other applicable zoning regulations. Approval does not include any action or finding as to compliance of approval of the project regarding any other applicable ordinance, regulation or requirement. 2. LP NA NA BASIC This approval is valid for a period of 36 months from the date of final determination. If the use approved by this action is not established within such period of time, this approval -shall be terminated and shall thereafter be null and void-. 3. LP NA NA BASIC Except as otherwise provided herein, this --permit is approved as a -precise plan. After any application has been approved, if changes are proposed regarding the location or alteration of any use or structure., a changed plan may be submitted to the Director of Planning for approval. If the Director of Planning determines that the proposed change complies -with the provisions and the spirit and intent of the approval action, and that the action would have been the same for the change-d ' plan as for the approved plot plan, he'may approve the changed plan without requiring a new public hearing. 4. LP NA NA BASIC Failure to abide by and faithfully comply with any and all conditions attached to this approving action shall constitute grounds for the revocation of said action by the Orange County Board of Supervisors. 5. LP NA NA BASIC Applicant shall defend at his/her sole expense any action brought against the -County because of issuance of this permit or, in the alte-rnative, the relinquishment -of such permit. Applicant will reimburs-e the County for any court costs and attorney s-fees which the County may be required by a court to pay as a result of such action. County may, at its sole discretion, participate in the, defense of any such action, but such participation shall not relieve applicant of his obligations under this condition. 970081.COA 9/97 1 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 2 6. LP LP NA SPECIAL All drainage and grading shall be consistent with the provisions of the Newport Coast Planned Community/Local - Coastal Program - Second Amendment and the Master Coastal �• Development Permit.- 7. E-P EP U. NCCP BOUNDARY ' Prior to•the issuance of certificates of use and -occupan-cy, the subdivider shall provide precise digital linework adjusting the Center Coastal Sub -regional NCCP/HCP Reserve boundary to insure no net loss of th-e adopted reserve acreage -total in a manner meeting the approval of -the Administrator/Planning and Zoning. ' ARCHEO/PALED 8-. HP HP G ARCHEO SALVAGE Prior to issuance of a grading permit, the project applicant shall provide written evidence to the Manager, Subdivision and •� Grading, that a County -certified archaeol-ogist has been - retained to conduct salvage excavation of the archaeolog-ical resources in the permit area. Excavated finds shall be ' offere•d to the County -of Orange, or designee, on -a first refusal basis. Applicant may retain said finds if written assurance is provided that they will be properly preserved in ' Orange County, unless said finds are of special significance., or a museum in Orange County indicates a desire to study and/or display them at this time, in which case items shall be donated to the County, or designee. - A final report ' incorporating the results of the salvage operation and grading observation shall be submitted to and approved -by the Manager, Coastal: and Hi-storical Programs, prior to the final certification of grading in the archaeological site areas. 9. HP EP G ARCHEO GRD OBS Prior to the issuance of a grading permit, the project applicant shall provide writt-en evidence, to the Manager, Subdivision and Grading, that a County -certified archaeologist has been, retained, shall be present at the pregrading -, conference, shall establish procedures- for archaeological resource surveillance, and shall establish, in cooperation with the project developer, procedures for. temporarily halting or redirecting work to permit the sampling, identifi-cation, and evaluation of the artifacts as appropriate. If --additional or unexpected archaeological features are discovered, the 970061.COA 9/97 1 ATTACHMENT A-2 -= CONDITIONS OF APPROVAL _ PA 970081 / DA 2C-5 Page 3 archa.eologist shall report such findings to the project ' developer and to the Manager, Coastal and Historical Programs Divi.sion. If the archaeological res-ource.s are found to be significant, the archaeological observer shall determine appropriate actions, in cooperation with the project developer, for exploration and/or salvage. Prior to the issuance of a precise grading permit, the archaeologist shall submit a follow-up report to the Manager, Coastal and r Historical Programs Division, which shall include the period of inspection, an analysis of any artifacts found and the present repository of the artifacts. Excavated finds shall be offered to the County of Orange, or designee,' on a first refusal basis. Applicant may retain said finds if written assurance is provided that they will be properly preserved in �. Orange County, unless said finds are of special signifi.cance, or a museum in Orange. County indicates a desire to study and/or display them at this time, in which case it -ems shall be donated to the County, or designee. These actions, a-s well as final mitigation and disposition of the re -sources, shall be subj.e.ct to the approval of -the Manager, Coastal and Historical Programs Division. 10. HP HP G PALEO SURV Prior, to the issuance- of a grading permit, the project applicant_ shall provide written evidence to the Manager, Subdivision and -Grading, that a County -certified -paleontologist ha-s been retained to observe grading activities and salvage and catalogue fossils as necessary. The paleontologist shall be present at the pregrading conference; shall establish procedures for paleontological resource surveillance•, and shall establish,- in cooperation with the project developer, procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of the fossils. If major paleontological resources are discovered, which require long-term halting or redirecting of grading, the paleontologist shall report such findings to the project developer and to the Manager, Coastal and Historical Programs Division. The paleontologist shall determine appropriate actions, in cooperation with the project developer, which ensure proper exploration and/or salvage. Excavated finds shall be offered to the County of Orange, or its designee, on a first -refusal basis. Applicant may retain said finds if written assurance is provided that they will be properly preserved in Orange County, unless said finds are of special significance, or a museum in Orange County indicates a desire to study and/or display them at this time, in which- 970081.COA 9/97 - 1 ' ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 4 case items shall be donated to the County, or designee. These ' actions, as well as final mitigation and disposition of the res-ources, shall be subject to approval by the Manager, Coastal and Historical Programs Division. Prior to the ' issuance of a precise grading permit, the paleontologist shall submit a follow-up report for approval by the -Manager, Coastal and Historical Programs Division, which shall include the period,of inspection, a -catalogue and analysis of the fos-sils found, and present repository of the fossils. Monthly grading observation reports shall be submitted to the grading inspector on all projects which exceed-.100,000 cubic yards, unless no earthwork has been done during the month. These reports -shall include the period of inspection, the list of fossils collected; and their present repo.s.itory. �- BUYER NOTIFICATION ' 11. GROWTH -MANAGEMENT Building permit issuance shall be phased in accordance with any Board of Supervi.s.ors approved growth management phasing plan pertaining to the timelyprovisionof public services and facilities. A valid Board of,Supervi.sors approved development agreement pertaining to the property which includes a 1 development phasing plan shall satisfy the requirements of this condition. This condition shall -be noted on the final map. 12, AP AP B BUYER NOTIF MAP Prior to the issuance of any building permits for residential construction, the d-eveloper shall comply with Board of ' Supervisors Resolution 82-1-368 (Buyer Notification Program) which requires the developer to prepare a- map denoting the existing and proposed land uses, arterial highways, and public ' facilities within the surrounding area.for the approval of the Director -of Planning. - The map content, display, and distribution shall be in accordance with the Buyer Notification Program guidelines approved by the Board -of -Supervisors and available at the. Development Processing Center. 970081.COA 9/97 1 ATTACHMENT' A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 5 SPECIAL TAX.NOTIFI"CAT-ION 13. TE BI U S-PEC TAX NOTIF Prior to the i-ssuance of any certificates of- use and occupancy, the developer shall provide evidence to the Manager, Building Inspection, that the Department of Real Estate has been notified that the project area i,s within the boundaries of a Community Facilities District (CFD), and will i be subject to special taxes for public facilities and/or services. 14. DS DS R ASSESSMENT DISTRICT FINANCING Prior to the recordation of a final tract/parcel map, the subdivider shall prepare any required improvement plans and shall identify on the plans the limits of all the facilities which the subdivider intends to fund through a Mello -Roos Community Facilities District (CFD,) or As.s.essment District ' -(AD) bond program: In addition, the improvement plans shall identify the specific CFD or AD under which the improvements will be funded, in a manner- meeting the approval of the Manager, Subdivision and Grading. DRAINAGE i15. SD SD RG DRAINAGE STUDY Prior to the recordation of the final tract map or prior to the issuance of any grading permits, whichever comes first, the following drainage studies shall be s-ubmitted to and approved -by the Manager, Subdivision and Grading: A. A drainage study of the subdivision including diversions, off -site areas that drain onto and/o.r through the subdivision., and justification of any diversions; and B. When applicable, a drainage study evidencing that proposed drainage patterns will not overload. -existing storm drains; and C. Detailed drainage studies indicating how the tract map ' grading, in conjunction with the drainage conveyance systems including applicable s.wale-s, channels, street flows, catch basins, storm drains, and -flood water retarding, will allow building pads to be safe from inundation from rainfall runoff which may be expected from all storms up to and including the theoretical 1H0 ' year flood. 970081.COA 9/97 Ir .. i ATTACHMENT A-2 =- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page -6 16. SD SD R - DRAINAGE IMPROV Prior to the recordation of a final tract map or prior to th-e issuance of any grading permits, whichever comes first, the applicant shall in a manner meeting the approval of the ' Manager, Subdivision and Grading: A De -sign provisions for surface drainage; a-nd B. Design all necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff; and -C. Dedicate the associated easements to the County of Orange, if determined necessary. 17. SD SD RU DRAINAGE IMPROVE Prior to the recordation of a final tract map, or prior to the issuanc-e of any certificates of use and occupancy, whichever ' occurs first, said improvements shall be constructed in a manner meeting the approval of the Manager, Construction Division. 18. DS DS RG NPDES PERMIT As required under the Orange County NPDES Construction Activities Stormwater Discharge Permit, the dischargers (which include the County of Orange) are required to develop and implement Best Management Practices (BMPs) to control the discharge of pollutants (refer to SC 4-1). According to the County NPDES permit, these BMPs shall be required of all new developments both during and after construction. Therefore, as described in the Refined MDRMP, this project will -be 1 required to demonstrate that the most appropriate and up-to- -date BMPs 'are implemented in mitigating, urban water quality, impacts. These BMPs consist of both structural and non- structural measures, including detention basins, first flush diversion devices, porous pavements, public education, street sweeping, and neighborhood toxic waste collections plans. Implementation of the BMPs will be documented in the Site ' Specific Water Quality Management Plans (WQMP) which will be submitted prior to the recordation of a final tract/parcel map or issuance of a building or grading permit for each development (refer to SC 4-7). The BMPs shall incorporate the guidelines previously outlined in the Refined Master Drainage and Runoff Management Plan, Irvine Coast Planned Community Development, and Orange County NPDES StormWater Program, Drainage Area Management Plan meeting the approval of the Manager, Subdivision and Grading. 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 7 19. SD SD RG DRAINAGE OFFSIT Prior to the recordation of a final tract map or prior to the issuance of any grading permit, whichever comes first, and if determined necessary by the Manager, Subdivision and Grading, a letter of consent, in a form approved by the Manager, Subdivision and Grading, suitable for recording, shall be -obtained from the upstream and/or downstream property owners permitting drainage diversions and/or unnatural concentrations. ' 20. S`D SD R MPD PARTICIPTN Prior to the -recordation of a final tract map, the subdivider shall participate in the applicable Master Plan of Drainage in a manner meeting the approval of the Manager, Subdivision and �. Grading, including payment of fees and the construction of the ne-cessary facilities. 21. SD SD R EASMT SUBORD Prior to the recordation of a final tract map, the subdivider shall not grant any easements (except utilitie-s) over any property subject to a requirement of dedication or irrevocable offer to the County of Orange or the Orange County Flood Control District, unless such easements are expressly made subordinate to the easements to be offered for dedication to the County. Prior to the granting any of said easement, the subdivider shall furnish a copy of the proposed easement to the -Manager, Subdivision and Grading, for review and approval. ENVIRONMENTAL HEALTH 22.- EH EH R SEWER LINES Prior to the recordation of the final tract map, sewer- lines, con-nections and structures shall be of th.e type installed in the location as specified in the "Guidelines Requiring Separation Between Water Mains and Sanitary Sewers, Orange County Health Department 1980," in a manner meeting the ' approval of the Manager, Environmental Health. 23. EH EH G VECTOR CONTROL Prior to the is_s-uance of the first grading permit, the Manager, Environmental Health, shall be requested to initiate the survey process of the tract site to -determine if vector control measures are necessary. If warranted, such measures shall be conducted by the developer is a manner meeting the approval of the Manager, Environmental Health. 970081.60A 9/97 1 ' ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / -DA 2C-5 Page -8 ENVIRONMENTAL PLANNING 24. EP EP NA NOTICE OF DETERMINATION Pursuant to Section 711.4 of the Fish and Game Code, the .applicant shall Tcomply with the requirements of AB 3158, prior to the filing of the Notice of Determination -for the project, in a manner meeting the approval of the Manager, Environmental and Project Planning., 25. EP EP G COASTAL SAGE SCRUB A. As required by participation in the Natural Community 1 Conservation�Planning/Coastal Sag-e Scrub (NCCP) agreement signed by the County on May 1, 1992, prior to the issuance of any grading permit, the project applicant shall provide an accounting summary in acres, or portions thereof, of coastal sage scrub scheduled to be impacted by removal through grading meeting the approval o-f the Manager, Environmental and Project Planning. B. 'Notwith-standing the tentative map, no grading will occur ' within the Natural Community conservation Plan (NCCP) enrolled area except -as in a manner meeting the approval of the Manager, Environmental and Project Planning. ENVIRONMENTAL RESOURCES ' 26. ER ER R POLLUTION CONTROL PLNS If determined applicable by the Manager, Environmental Resources, prior to recordation of any final tract map, or the issuance of any building permits if no tentative map is involved, the appli-cant shall provide appropriate stormwater pollution control plans related to the site's structural and non-structural Best Management Practices for compliance with j the 1990 National Pollution Discharge Elimination System (NPDES) Stormwater Regulations, in a manner meeting the approval of the Manager,- Flood Programs and Environmental Resources. 27. ER SB GB POLLUTANT RUNOFF Prior- to the issuance of precise grading or building permits, whichever comes first, the applicant shall submit and obtain approval from Manager, Subdivision and Grading, of a Water Quality Management Plan (WQMP) specifically identifying Best Management -Practices (BMPs) that will be used on --site to control predictable- pollutant runoff. This WQMP. shall identify, at a minimum, the routine, structural and non-= 970081.COA 9/97 ATTACHMENT. A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 9 structural measures specified in the Countywide NPDES Drainage Area- Management Plan (.DAMP) Appendix which details implementation of BMPss-whenever they are appl-icable to a project, the assignment long-term maintenance responsibilities (specifying the, developer, parcel owner, maintenance association, lessee, etc.); and, shall reference the location(s) of structural BMPs. 2-8. ER SG G .NPDES PERMIT Prior to the issuance of any grading permits, the applicant shall submit evidence to the Manager, Subdivision and Grading, ' that the applicant has obtained coverage under the NPDES state-wide General Stormwa-ter Permit from the State Water Resources Control Board. ' FIRE .' 29. F F R WATER IMPV PLANS Prior to the recordation of the final tract map, wat-er improvement plans shall be submitted to and approved by the Fire Chief for adequate fire protection and financial security posted for the -installation. The adequacy and reliability of water system design, location of valves, and the distribution of fire hydrants will be evaluated and approved by the Fire Chief. 30. F F B CONST PHAS PLAN - Prior to the issuance of any building permit-s, a construction phasing plan shall be submitted to approved by the Fire Chief. The purpose of this review is to evaluate th-e adequacy of emergency vehicle access for the number of -dwelling units served. 31. F F R FIRE HAZARD NOTIF - A. Prior to the --recordation of a subdivision map, the subdivider shall place a note on the- map meeting the approval of the Fire Chief that the property is in a very high fire hazard area due to wildland exposure. B. F F B SPECIAL FIRE PROTECTION AREA-NOTIF' Prior to the recordation of any final tract 'map, the s-ubdivider shall place a note on the map meeting the approval of the Fire Chief that the property is in a Special -Fire Protection Area and must meet all requirements for development within the area or file for an exclusion with the Fire Chie-f. 970081.COA 9/97 1 ATTACHMENT A-2 -- CONDITIONS• OF APPROVAL PA 970081 / DA 2C-5 Page 10- 1 C. F F B SPECIAL FIRE PROTECTION AREA DEVELOPMENT Prior to the issuance of any building permits, the applicant shall meet all requirements for development and construction within a Special Fire Protection Area, including street widths, Class A roof assemblies, fire sprinklers, etc. ' D. F F R FUEL MODIFICATION Prior to, the recordation of any subdivision map, the applicant shall obtain th-e Director of Fire Services or his designee's approval, in consultation with the 1 Manager, Environmental and Project Planning and, if adjacent to a present or potential NCCP Reserve, the Administrator, Planning and Zoning,,in consultation with the Manager, Public Facilities and Resources- Department / Harbors, Beaches and Parks - Program Management, of a conceptual fuel modification plan and program. C-onta.ct- the Orange County Fire Authority Development Review Section at (714) 744-0477 for the requirements and clearance of this condition. (NCCP Reserve boundaries have been adopted for the Central/ Coastal -subregion.-) 32. F F R FUEL MODIFICATION Prior to the recordation of any subdivision map, the applicant shall obtain the Fire Chief's approval, ins consultation with the Manager-, Environmental and Project Planning of a ' con-ceptual fuel modification plan and program. Conta-ct the Orange County Fire Authority Development Review Section at (714) 744-0477 for requirements .and clearance of this condition. 33. F F G FUEL MODIFICATION Prior to the issuance of any grading permits, the applicant 1 shall obtain the Fire Chief's approval, in consultation with the -Manager, Environmental and Project Planning of a precise fuel modification plan and program. The plan shall indicate the proposed means of achieving an acceptable level of risk to structures by vegetation. Include the method (me.chani-cal or hand labor) for removal of combustible vegetation and the planting of drought tolerant, fire resistant plants. 34. F F B FUEL MODIFICATION Prior to the issuance of building permits, the developer shall have completed, under the supervision of the Fire Chief, that portion of the approved fuel modification plan determined to 970081.COA 9/97 - ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 9-700'81 / DA 2C-5 Page 11 be necessary by the Fire Chief before the introduction of any combustible material-s into the project area. - 35. F F B FUEL MODIFICATION Prior to the issuance of any certificate of use and occupancy, the remainder of the fuel modification shall be installed and completed under the supervision of the Fire Chief. Further, the installed fuel modi-fication shall be established to a degree meeting the -approval of the Fire Chief. The CC -&Rs shall contain provision for maintaining the fuel modification zones including the removal of all dead and dying vegetati.on and the inspection and correction of any deficiencies in the irrigation system three times a year. a6. F F SD FIRE ACCESS Prior to the recordation of a subdivision map, the applicant shall obtain approval of the Fire Chief of all fire protect -ion access easements and shall dedicate- them to the County. The CC&Rs shall contain provisions which prohibit obstructions within the fire protection access easement. The approval of the Fire Chief is required for any modifications such as speed bumps, control gates or other changes in within said easement. 37. F F G ACCESS GATES Prior to the issuance of any grading permits, the applicant shall submit and obtain the Fire Chief's approval of the construction details for any access gate. Conta-ct the Orange County Fire Authority Plan Review Section at (714) 744-0403 for a copy of the "Guidelines for Fire Authority Emergency Access". 38. F F R FI=RE HYDRANTS Prior to the recordation of -subdivision map or the issuance of any building permits, whichever occurs first, the applicant shall submit to the Fire Chief -evidence of the on=site fire hydrant system and indicate whether it is public or private. If the system is private, the system shall be reviewed and M approved by the Fire Chief prior to issuance of building permits. Provisions shall be made by the applicant for the repair and maintenance of the system-, in a manner meeting the -approval of the Fire Chief. 39. F F BU AUTO FIRE EXT If determined applicable by the Fire Chief that automatic fire extinguishing is needed for fire protection, then prior to the issuance of any building permits, all underground piping for 970081.COA 9/97 u� 11 ATTACHMENT A-2 CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 12 automatic fire extinguishing systems shall be approved by the Fire Chief. Plans for automati-c fire extinguishing systems shall be approved by the Fire Chief prior to installation. Notification of the Fire Chief's approval shall be forwarded to the Manager, Building Inspection Division, prior to the - is-suance of any certificates of use .and -occupancy. Further, such systems shall be operational prior to the issuanc-e of a certificate of use and occupancy. 40. F F B FIRE SPRINKLER SYSTEM Prior to the issuance of any building -permits for all ' applicable lot (s), plans for the automatic fire sprinkler systemsystem shall be submitted to and approved -by the Fire Chief prior to installation. This system shall be operational prior to the issuance of a certificate o.f use and occupancy. 41. F F G STREET PLANS Prior to the issuance of grading permits; the applicant shall submit and obtain approval of preliminary plans for all streets and courts, public or private, from the Fire Chi-ef in consultation with the Manager, Subdivision and -Grading. The plans shall include the plan view,, sectional view, and indicate the width of the street or court measured flow line to flow line. All proposed fire apparatus turnarounds shall be clearly marked when.a dead-end street exceeds 150 feet or when other conditions require it. 42. F F G STREET MARKINGS Prior to the issuance of any grading permits, the applicant shall submit and obtain approval from the Fire Chief for street improvement plans with fire lanes sh-own. The plans shall indicate the locations of red curbing and signage. A drawing of the proposed .signage with the height, stroke and color of letter-ing and the contrasting background color shall be submitted to and appr-oved by the Fire Chief. 43. F F U STREET MARKINGS Prior to the issuance of the certificate of use and occupancy; the approved fire land marking plan shall be installed. The CC&R's shall contain a fire lane map and provisions which -prohibit parking in the fire lanes. A method of enforc-ement ' shall be included. 970081.COA 9/97 ' ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970-081 / DA 2C-5 Page 13 44. F F B COMBUSTIBLE CONSTRUCTION LETTER Prior to the issuance of any building permits for combustible construction, the developer shall submit and obtain the Fire Chief's approval,of a letter and plan stating that water for fire fighting purposes and an all weather fire access road shall be in place and operational as required by the Uniform Fire Code before any combustible materials are placed on the .. site. 45. F F B WATER AVAILABILITY Priorto the issuance of any building permits-, an Orange County Fire Authority Water Availability Form shall be - submitted to and approved by the Plan Review Section of the Orange County Fire Authority. If sufficient water to meet fire flow requirements is not available, an automatic fire extinguishing system shall be installed in each structure, in a manner meeting the approval of the Fire Chief. 46. F F U FIRE HYDRNT MKRS Prior to the issuance of any certificates of use and occupancy, all fire hydrants shall have a "Blue Reflective Pavement -Marker" -indicating its location on the str.e.et or drive per the Orange County Fire Authority Standard and approved by the Fire Chief. On private p-roperty thes.e markers are to be maintained in good conditi-on by the property owner. I 47. F F U FIRE LANES Prior to the issuance of any certificates of use and occupancy, any private street(s) having a -curb-to-curb width of less than 36' shall be posted "No Parking —Fire Lane" as per 198-8 Uniform Fire Code Section 10,.207, in a manner meeting the approval of the Fire Chief. GRADING 48. DS DS G GEOLOGY RPT Prior to the issuance of a_grading permit, the applicant shall submit a geotechnical report to the Manager, Subdivision and Grading, for approval. The report shall include the information and be in a -form as, required by the Grading Manual. 49. DS DS G GRADING DEVIATION Prior to issuance of any grading permits, if review of the grading plan for this property by the Manager, Subdivision and Grading, indicates significant deviation from the proposed 970081.COA 9/97 L ATTACHMENT PA 970081 Pa-g-e 14 A-2 =- CONDITIONS OF APPROVAL / DA 2C-5 grading illustrated on the approved tentative tract map, specifically with regard to slope heights, slope ratios, and pad elevation-s and configuration, the plan shall be reviewed by the Subdivision Committee for a finding of substantial, conformance. Failure to achieve such a finding will require processing a revised tentative tract map; or, if a final tract map has been recorded, a new tentative tract map or a Site -Development Permit application -per Orange County Zoning Code Section 7-9-139 and 7-9-150. 50. EP DS B - GRADING PLAN Prior to the issuance of a building p-ermit, the applicant shall .submit detailed grading_ plans, including a-nd off -site haul route; approved off -site disposal site and an erosion control plan, further defining the extent of earthwork requirements for the .project meeting the approval of the manager, Subdivision and Grading Services. The .plan -shall be in accordance with stated grading concept-s as required by the Orange County Grading and Excavation Code. 51. DS DS G GRADING Pri-or to the recordation of the first final tract map or issuance of the first grading permit for projects located immediately adjacent to or including portions -of regional parks, significant open space corridors, or other environmentally sensitive-area-s, th-e project proponent shall provide evidence acceptable to the Manager, Subdivision and -Grading, in consultation with the Manager, Public Facilities and Resources Department / Harbors, -Beaches and Parks - Program Management, that graded areas will be compatible with natural land characteristics of the adjacent areas. Treatment to achieve the desired effect shall include. A. Smooth and gradual transition between graded slopes and existing grades using variable slopes ratios (2:1-4:1); and B. Urban Edge Treatment/Landscaping Plan(s) for all graded areas adjacent to, open space; and C. Preservation of visual opportunities from hillsides by providing for panoramic views from selected locations such as view corridors and sensitive landscape placement. 970081.COA 9/-97 ATTACHMENT A-2 -= CONDITIONS OF APPROVAL PA 970081 / -DA ,2C-5 Page 15 52. DS DS G CONST NOISE A. Prior to the issuance of any grading permits, the project proponent shall produce evidence acceptable to the Manager, Subdivision and Grading, that.; 1) All construction vehicles or equipment, fixed or mobile, operated within 1,000' of a dwelling shall be equipped with properly operating and maintained mufflers. I2) All operations shall comply with Orange County Codified Ordinance Division 6 (Noise Control). 3-) Stockpiling and/or vehicle staging areas shall be located as far as practicable from dwellings. B. Notations in the above format, appropriately numbered and included with other notations on the front sheet of grading plans, will be considered as adequate evidence of compliance with this condition-. 53. HP HP R LNSCP All graded slopes along public open space will be stabilized and revegetated with native plant species.. Non=invasive non- 1 native .plant species can be used if approved by a qualified botanist. Revegetation will take place as soon as is practical after grading is complete in compliance with LCP policies (I-3-I, I-3-J, I-3-K, and I-3-L. Irrigation will be applied where necessary to establish vegetation (Mitigation Measure No. 6=12 in FEIR No. 48'5). 54. HP SD RBU PUB INT LNSCP Prior to the recordation of the final tract map, a landscape plan shall be required for all slopes created in conjunction with construction of roadways and shall be landscaped and equipped for irrigation and improved in accordance with the following: HP SD R PRELM LNSCP PLN 1 A. Preliminary Plan — Prior to the recordation of an applicable final tract map, an agreement shall be entered into and'financial*security posted guaranteeing landscape improvements and the maintenance thereof based on a preliminary landscape plan showing major plant material and uses, with a cost estimate of the landscape improvements. The preliminary plan and cost estimates 970681.COA 9/97 ATTACHMENT A-2 -- CONDIT-IONS O`F APPROVAL PA 970081 / DA_ 2C-5 Page-16 shall be revi-ewed and approved by the Manager, ' Subdivision and Grading, in consultation with the Manager, Public Facilitie-s and Resources Department / Harbors, Beaches and -Parks - Program Management. Said plan shall take into account the previously approved landscape plan for Newport Coast Planned Community, the Standard Plans for landscape areas, adopted plant palette guides, applicable scenic and specific plan requirements, r Water Conservation Measures contained in Board Resolution 90-487 (Water Conservation Measures), and Board Resolution 90-1-341 (Water Conservation Implementation Plan). HP SD B DTAL LNSCP PLN �B. Detailed Plan _ Prior to the issuance o-f any building permits(s)., a detailed landscape plan shall be submitted to and approved by the Manager, Subdivision and Grading, in consultation with -the Manager-, Public Facilities and Resources Department / Har-bors,- Beaches and Parks Program Management. Detailed plans shall show the detailed irrigation and landscaping design. HP CBI U LNDSCP INSTALL C. Installation Certification = Prior to the issuance of final certificates of use -and occupancy and the release of the financial security guaranteeing 'th-e landscape I mprovements, said improvements shall be installed and shall be certified by a licensed landscape architect or licensed landscape contractor, as required-, as having - been installed in accordance with the approved detailed plans-. Said certification, including an irrigation management report for each landscape irrigation system, �= and any other required implementation report determined applicable, shall be furnished in writing to the Manager, Building Inspection, prior to the issuance of any certificates of use and occupancy.. D. HP SD R OPEN SPACE ACCESS Prior -to recordation of applicable final tra-ct maps, the 1 urban edge treatment/landscaping plan shall include provisions for limiting 'access into the Los Tran.cos .Canyon open space to access points that are controlled by the Manager, Public -Facilities and Re -sources. Department / Harbors, Beaches and Parks - Program Management. 970081.COA 9/97 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA .970081 / DA 2C-5 Page 17 NOISE COMPATIBILITY 556 All residential lots and dwellings- shall be sound attenuated against present and projected noise which shall be. the -sum of all noise impacting the project so as not to exceed an ' exterior standard of 65 db CNEL in outdoor living areas and an. interior standard of 45 dB CNEL in all habitable rooms. Evidence prepared by a County -certified acoustical consultant, that these standards will be satisfied in a manner consistent with applicable zoning regulations, shall be submitted as follows: DS DS RG ACOUSTICAL RPT A. Prior to the recordation of a final tract map or prior to the issuance of grading permits, as determined by the Manager, Subdivision and Grading, for approval. The report shall describe in detail the exterior noise environmental and preliminary mitigation measures. Acoustical design features to achieve interior noise standards may be included in the report in which case it may also satisfy "B" below. DS DS B ACOUSTICAL RPT' B.- Prior to the issuance of any building permits for residential construction, an acoustical analysis report r describing the acoustical design features of the structure required to satisfy the -exterior and interior noise standards shall be submitted to the M"anager,. Subdivision and Grading, for approval along with satisfactory evidence which indicates that the sound attenuation measures specified in the approved acoustical report have been incorporated into the design of the proj-ect. DS DS G ACOU-ST BARRIERS C. Prior to the issuance of any building permits, all free-standing a=coustical barriers must be shown on the project's pl-ot plan illustrating height, location and, construction in a manne.r.meeting the approval of the Mana--ger, Subdivision and Grading: 56. DS DS G CONSTRUCTION NOISE Prior to the issuance of the first grading permits, the applicant shall -ensure that the noisiest operations shall be arranged to occur together in the construction program (to the extent feasible) to avoid continuing periods of greater annoyance, meeting the approval of the Manager, Subdivision ' and Grading. 970081.COA 9/97 ATTACHMENT A-2 -= CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 18 TRAFFIC ' 57. TE TE G SIGHT DISTANCE Prior to issuance of a grading permit, adequate sight distance shall be provided at all intersections p.er Orange County Standard Plan 1117,in a manner meeting.the approval of the Manager, Subdivision and Grading; this include any necessary revision to plan to remove slopes o-r-other encroachment from the Limited Use Area. 58. TP SD R PVT ST NOTIF Prior to the recordation of a final tract map, a note.shall be placed on the map that states: "The private streets constructed within this map shall be owned, operated and maintained by the developer, successors or assigns. The County of Orange shall have no responsibility ' therefore unless pursuant to appropriate sections of the Streets and Highways Code of the State of California, the said private streets have been accepted into the County Road System by appropriate resolution of the Orange County Board of Supervisors." 59. TE TE G MANEUVERING AREA Prior to issuance of a grading permit, adequate maneuvering areaarea shall be provided to all garages per Orange County Standard Plan 1209 and Orange County Zoning Code 7-97145.3 in a manner meeting the approval of the Manager, Subdivision and Grading. 60. DS DS R GUARANTEED ACCESS A. Prior to the recordation of a final tract/parcel map, a method or procedure to assure a guaranteed right of vehicular and pedestrian access to all building sites for all parcels shall be submitted by the project _proponent and approved by the Manager, Current Planning. Said method or procedure shall be recorded. B. Prior to the issuance of any building permits, a copy of the recorded document shall be furnished to the Manager, Current Planning. 61. LP LP U MODEL CONDITIONS ' A. Each sales trailer, if used,, and each sales office use approved by this action shall expire two (2) years from the iss-uance of each temporary certificates of use and ' 970081.COA 9/97 1 ATTACHMENT A-2 -- CONDITIONS OF APPROVAL PA 970081 / DA 2C-5 Page 19- occupancy for the temporary_ commercial coach or the model sales office, which ever comes first. Applicant may '- apply for one (1) one-year extension for the model sales use. B. A maximum of fifteen (15) on -site pennants and/or flags are permitted in connection with each of the model home ' sales sites. C. All signs shall be in conformance with Zoning Code g g ' Section 7-9-136.,1(f), and the, sign regulations of the Irvine (Newport)- Coast Community Design Program. The applicant shall obtain sign permits for all signs over six (6) square feet in area. D. No sign shall be posted or, placed on public or private property advertising or directing people to the development which is the subject of thi.s.permit, unless such sign is all -owed by all applicable p.er-mits and is expressly permitted by written consent o-f the property owner. It is expressly understood and accepted by the applicant that this condition is applicable to any sign advertising or, directing people to the development, regardless of whether the applicant directly posted or placed the sign in question. E. Within 60 days from the issuance of the temporary certificates of use and occupancy for each sales office, the temporary sales.trailer and access shall be removed. F. The model home sales trailers and offices will be used solely for the sale of dwelling units approved as part of Planning Application per 970081. G. Within ninety (90) days after the termination of the use of the subject property as a model home complex and real estate sales office, the parking lot, signs, all temporary fencing, the sales office and the parking lot, signs, all temporary fencing, the sales office and the model homes shall be removed or shall be located or ' revised as necessary to comply with the current applicable zoning regulations. H. All model trap fences shall be behind the sidewalk.- 1 970081.COA 9/97 11 1 NEWPORT COAST PLANNING AREA 2C (Portion) Development Area 2C-5 (PA 970081) 1 I COASTAL DEVELOPMENT PERMIT Prepared for: County of Orange Planning and Development Services Department Current Planning Services Contact: Charles Shoemaker, Chief Current Planning 1 (714) 834-5159 Submitted by: IRVINE COMMUNITY DEVELOPMENT COMPANY 550 Newport Center Drive Newport Beach, CA 92660 Contact: Norm Witt (714) 720-2129 IPrepared by: FORMA 3100 Bristol Street, Suite 100 Costa Mesa, CA 92626 Contacts: Craig Hoffman, John Sherwood ' (714) 540-4700 June 1997 1 i 1 1 1 1 1 1 1 1 1 i 1 1 1 1 TABLE OF CONTENTS Section Title Page I: INTRODUCTION A. Overview I-1 1. Location I-1 2. Existing Conditions I-4 3. Purpose and Scope B. Background I-5 1. Newport Coast Local Coastal Program I-7 2. Newport Coast Development Agreement - First Amendment I-7 3. Natural Communities Conservation Program I-8 4. Master Coastal Development Permit I-8 5. Project Coastal Development Permits 1-9 11: PROJECT DEVELOPMENT COMPONENTS II-1 A. Overall Site Development Plan II-1 1. Overview II-1 2. Access and Circulation II-4 B. Grading Plan II-5 C. Drainage Plan II-7 D. Utilities II-9 1. Utility Services II-9 2. Domestic/Reclaimed Water II-9 3. Wastewater II-12 E. Landscape Plan II-14 1. Program Summary II-14 2. Entry Features U-20 3. Community Wall Details and Temporary Identification II-24 F. Fuel Modification Plan II-27 1. Program Summary 11-27 602/14.300 F:\CLIENTS\IRVINE\CDP\2C-5.CDP i September 1997 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 TABLE OF CONTENTS Section Title Page III: DEVELOPMENT PLANS Residential Development Area 2C-5 1. Location 2. Site Plan 3. Grading and Drainage 4. Access and Circulation 5. Model Complex 6. Architectural Elevations and Floor Plans 7. Project Appendix IV: CONSISTENCY ANALYSIS V: APPENDICES ■ Overview of the Newport Coast Master CD Realignment of Vista Ridge Road (for Planning Areas 2C and 12A Boundary ■ Large Exhibits (map pockets) 602/14.300 FACLIENTSIIRVINMCDMC-S.CDP ii 1 LIST OF EXHIBITS ' Exhibit Number Title Page 1 I. INTRODUCTION Regional Location Map Project Location Map II. PLANNING AREA COMPONENTS 2.1 Master Development Plan ' 2.2 Master Grading Plan 2.3 Master Drainage Plan ' 2.4 Master Domestic Water Plan 2.5 Master Reclaimed Water Plan 2.6 Master Wastewater Collection Plan ' 2.7 Master Landscape Plan 2.8 Development Area 2C-3 Entry Plaza Detail 2.9 Development Area 2C-4 Entry Plaza Detail ' 2.10 Typical Entry Plaza Elevation 2.11 Community Wall Details 2.12 2.13 Temporary Identification Fuel Modification Plan 2.14 Fuel Modification Section III. DEVELOPMENT PLANS 1 3.5A Development Area 2C-5 Location Map 3.513 Development Area 2C-5 Development Plan 3.5C Development Area 2C-5 Grading Plan 3.5D Development Area 2C-5 Drainage Plan 3.5E Development Area 2C-5 Model Complex 3.5F Development Area 2C-5 Elevations 3.5G Development Area 2C-5 Plan 1, Floor Plan 3.5H Development Area 2C-5 Plan 2, Floor Plan 3.5I Development Area 2C-5 Plan 3, Floor Plan (MP) indicates a large-scale exhibit is located in a map pocket in the Appendix. I-2 I-3 (MP)(') II-2 (MP)(') II-6 II-8 II-10 II-11 H-13 (MP)(`) II-15 II-21 II-22 II-23 1I-25 1I-26 II-29 II-32 1 602/14.300 FACLIENTS\1RVINE\CDP12C-5.CDP iii September 1997 1 LIST OF EXHIBITS Exhibit ' Number Title Page ' IV: CONSISTENCY ANALYSIS IV-1 V: APPENDICES V-1 ' ■ Overview of the Newport Coast Master CDP - Fifth Amendment Realignment of Vista Ridge Road (formerly Upper Loop Road) 1 Planning Areas 2C and 12A Boundary Adjustment ■ Large Exhibits (map pockets) i 1 1 1 1 1 1 i 1 1 602/14.300 FACLIENTS\1RVINE\CDP12C-5.CDP iv September 1997 1 1 1 1 1 1 1 1. LIST OF TABLES Table Number Title II: PROJECT DEVELOPMENT COMPONENTS Page 2-A. Newport Coast Proposed PA 2C (portion) Statistical Summary II-3 2-B. Proposed Plant List - Community Landscape II-16 2-C. Proposed Plant List - Fuel Modification Zones II-30 602/14.300 FACLIENTSURVINEICDPUC-S.MP V September 1997 1 is 1 1 11' 1 1� 1 1 h 1 SECTION I: Introduction Page I-1 1 A. OVERVIEW 1 1. Location ' The Newport Coast Planned Community (NCPC) contains 9,493 acres of unincorporated land in the coastal foothills of Orange County. The Newport Coast is bordered on the north by the City of Newport Beach, on the west by the Pacific Ocean, on the south by the City of Laguna Beach, and on the east by San Joaquin Hills Planned Community (see Regional Location Map, Exhibit 1.1). Development Areas contained in Planning Area 2C are located within the northern portion of the NCPC on the east side of Newport Coast Drive, south of Ridge Park Road ' and north of Vista Ridge Road (See Exhibit 1.2, Project Location Map). Private Open Space Planning Area 12D and Development Area 2C-9 (under construction) lie to the north, Public Open Space Planning Area 12A (Los Trancos Canyon) lies to the south, lies Development Areas in Planning Area 213-3 (developed) to the west, and undeveloped Planning Area 2C lie to the east. 2. Existing Conditions The elevation of the site is at its lowest point (895 feet above sea level) in DA 2C-la near the southwestern border with Vista Ridge Road. The site's highest point (approximately 1,166 feet above sea level) is located west of Signal Peak in DA 2C-5. There are existing residential developments in Planning Area 213-3 to the west, and construction underway in Development Area 2C-9 and Planning Area 14 north of Ridge Park Road. ' Rough Grading activity is underway in the western portion of DA 2C-1a per Grading Permit No. GA 95-9946 issued consistent with the Master CDP - Fourth Amendment and 1 Phase III CDP approval (PA 94-0149). Grading is also currently underway in conjunction with the extension of Vista Ridge Road (Grading Permit No. GA 96-0040). 1 1 602/14.300 FACLIENTSURVINE MPUC-5.CDP September 1997 1 1 1 1 1 1 1 1 1 l 1 1 1 U&I HUNTINGTON HARBOUR COASTAL; BOUNDARY Y 22 FREEWA Y BOLSA CHICA Aa�A \JJ GQG�GQ 4M�`1TD�nl BLEACH �(7 ((�� /� r r c IANESA SANTA ANA _,-" RIVER ESTUARY SANTA ANA HEIGHTS—Z NEWPORT DUNES EACH EMERALD BAY— LACMM BLEACH SOUTH LAGUNA -SAN JOAQUIN HILLS PLANNED_ COMMUNITY NEWPORT COAST PLANNED COMMUNITY LAKE LAMMA IEDREST HOILILS LAGUNA NIGUEL-" \ DAM POOa4 CAPISTRANO N. h Exhibit 1.1 REGIONAL LOCATION MAP �`ppww� N NCPC Development Areas 2C-1 b, -2, -3, -4 and -5 Coastal Development Permits THE II'1 FM IIYC COMP A I Not to Scale '""'•• JUNE 1997 1 0 i 1 I i 1 t 1 I Exhibit 1.2 PROJECT LOCATION NCPC Development Area 2C-1b, -2, -3, -4 and -5 Coastal Development.Permits THE iRMC- MMPAW ® NOT 70 SCALE JuNi�1997 1 1 u I SECTION I: Introduction Page I-4 3. Purpose and Scope Approval of the proposed Coastal Development Permits (CDPs) provides for development on portions of Planning Area 2C and supports the following entitlements without further Planning Commission approval: a. Orange County Subdivision Committee approval of Tentative Tract Map (TTM) Nos. 15394, 15400, 15401, 15467 and 15509 (Vesting) consistent with the roadway alignments, mass -grading and large -lot subdivision shown on Tentative "A" Tract Map No. 15393 (Vesting) — Appendix; b. Permit grading, remedial excavation, borrow and slope stabilization, on -site and off -site — Section II; C. Permit construction of the private streets, infrastructure, backbone drainage facilities, water/wastewater systems and master utilities — Section II; d. Final Tract Map (Vesting) recommendations for all Development Areas. e. Permit the construction of all community walls, gated entries, buildings and landscaping — Section II; f. Permit construction of individual model/sales office complexes, signage and off- street parking for each residential project — Section III; and g. Permit construction of residential and associated structures — Section III. 602/14.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 1 SECTION I: Introduction Page I-5 IB. BACKGROUND Development projects in the Newport Coast Planned Community are subject to a range of regulatory requirements. A Coastal Development Permit (CDP) must be obtained in compliance with the California Coastal Act and Chapter 10, "Discretionary Permits and Procedures" of the certified Newport Coast Local Coastal Program (LCP) - Second Amendment. Projects are also subject to review under the requirements and standards contained in the Newport Coast Development Agreement (First Amendment); the Natural Communities Conservation Program (NCCP); the California Environmental Quality Act (CEQA); the Newport Coast Master Coastal Development Permit (MCDP) (as amended); and the County of Orange CD "Coastal Development" - District Regulations (Orange County Zoning Code Section 7-9-118). 1. Newport Coast Local Coastal Program All development within the Newport Coast Planned Community is located within both the Coastal Zone as defined in the California Coastal Act of 1976, and the Newport Coast Planning Unit of the Local Coastal Program (LCP) of the County of Orange. As such, the area covered by these project CDPs is under the land use planning and regulatory jurisdiction of the County of Orange. a. LCP - First Amendment This project is fully consistent with the overall Planning Area 2C development standards and acreage limits in the Newport Coast Local Coastal Program - First Amendment. The LCP - First Amendment was certified by the California Coastal Commission on January 14, 1988. Since that time, the project has been successfully implementing the goals and policies of the LCP. 1 1 602/14.300 F:\CLIENTS\IRVINE\CDP\2C-5.CDP September 1997 ISECTION I: Introduction Page I-6 Ib. LCP - Second Amendment In accordance with the California Coastal Act, the County of Orange prepared an amended Local Coastal Program (LCP) for the Newport Coast. The LCP - Second Amendment was approved by the Orange County Board of Supervisors on December 3, 1996 (Zone Change ZC 96-04, Resolution No. 96-861 and Ordinance No. 96-3974) and certified by the California Coastal Commission on December 11, 1996. This 1996-certified LCP, now part of the County's General Plan, guides all development within the Newport Coast. 1 The LCP - Second Amendment affects a number of land use planning aspects of the Newport Coast, including, among others, the adjustment of development/open space boundaries adjacent to Crystal Cove State Park to improve habitat connectivity; an increase in the maximum number of dwelling units allowed in undeveloped planning areas (to match the low end of the density ranges by land the established the use categories) while maintaining maximum allowed 2,600 total residential units in the NCPC; adjustment/expansion of the types of recreational uses; and permitted development of a 10-acre neighborhood commercial site in Planning Areas 3A and 3B. The LCP - Second Amendment also modified the Tourist Commercial land use policies and development regulations to permit increased flexibility in developing a range of visitor -serving facilities. Other refinements and adjustments reflect: 1) development approvals which have occurred since 1988; 2) more accurate information through digital data 3) engineering survey available sources; and amendments to the County's Master Plan of Arterial Highways. 1 No modifications approved in the LCP - Second Amendment are required to implement the proposed development projects in Planning Area 2C. 1 11 1 602/14.300 F:\CLIENTS\IRVINE\CDP\2C-5.CDP September 1997 ISECTION I: Introduction Page I-7 1 2. Newport Coast Development Agreement - First Amendment On December 3, 1996, the County of Orange Board of Supervisors approved the Newport Coast Development Agreement - First Amendment (DA 96-03) to provide formal recognition and reference the LCP - Second Amendment as the controlling document for development of the Newport Coast. The First Amendment to the Newport Coast Development Agreement adopted technical modification to the 1988 LCP to maintain consistency between the Development Plan for the project (known as the "Land Use Plan") and the Development Agreement. The original Newport (Irvine) Coast Development Agreement was adopted by the Board of Supervisors on May 23, 1988. None of the critical provisions of the original Development Agreement have been eliminated, nor have any other significant mechanisms which protect public health and safety. In addition, maximum development entitlements remain at 2,600 residential dwelling units and 2,150 overnight resort accommodations. 1 3. Natural Communities Conservation Program The Natural Communities Conservation Program (NCCP) addresses conservation planning and natural species protection on a multi -species, ecosystem protection and management basis. The "Conservation Guidelines" of the NCCP emphasize the advantage of improved "connectivity" for wildlife movement between large open space areas. s. In conjunction with the County's review of the Central/Coastal Orange County NCCP Habitat Conservation Plan proposed subregional plan, considerable efforts were taken to improve the habitat connectivity between Los Trancos Canyon and the Crystal Cove State Park/LCP wilderness open space dedication areas. This goal was enhanced in the LCP - Second Amendment by shifting development authorized in the 1988-LCP off a portion of Wishbone Ridge located between Los Trancos and Muddy Canyons to other portions of the LCP area (see Exhibit 1.2). ' An amendment to the NCCP was approved by the Board of Supervisors on December 19, 1996 to reflect land use modifications approved as part of the LCP - Second Amendment. 1 602/14.300 F:\CLIENTS\IRVINE\CDP\2C-5.CDP September 1997 1 SECTION I: Introduction Page I-8 The Master CDP — Fifth Amendment reflects a concurrent NCCP boundary adjustment of approximately 7.5 acres for project grading and fuel modification purposes in Development Areas that abut the NCCP reserve area in Los Trancos Canyon (PA 12A). 4. Master Coastal Development Permit The original Master CDP for the Newport Coast (CD 88-11P) and associated Tentative "A" Tract Map No. 13337 (Vesting) permitted large-scale land subdivision and construction of all the master utilities, backbone infrastructure and drainage facilities for an approximately 2,800-acre subarea of the Newport Coast Planned Community. Planning Area 2C was included as part of this overall subarea and all currently constructed improvements have been completed in accordance with that approval. Amendments to the Master CDP have been subsequently processed to reflect more detailed design and engineering information as projects have been implemented. The project limits in this application are substantially consistent with the Master CDP — Fourth Amendment (PA 94-0149) approved on June 27, 1995. The Master CDP — Fourth Amendment incorporated applicable portions of the originally approved Master CDP, as well as the — First (CD 89-26P), — Second (CD 9005219001) and — Third (CD 900703001P) Amendments. The Master CDP — Fifth Amendment (PA 970076) is being processed concurrently with the PA 2C CDPs to establish the following: Committee Tentative "A" Tract Map No. ❑ Orange County Subdivision approval of 15393 (Vesting); ❑ Re-establish Vista Ridge Road (formerly Upper Loop Road) as a public street with the alignment approved in the Master CDP — First Amendment (CD89-11P), Tentative Tract Map No. 13337 (Vesting) and EIR's No. 485 and No. 511; ❑ Provide a community collector ("A" Street) for access from Vista Ridge Road through the central portion of PA 2C; ❑ Establish an additional community collector ("B" Street) providing access from Vista Ridge Road to the eastern portion of PA 2C; 602/14.300 F:\CLIENTS\IRVINE\CDP\2C-5.CDP September 1997 ISECTION I: Introduction Page I-9 ❑ Allow for construction of required infrastructure within Vista Ridge Road and two community collector streets to serve future residential development in NCPC PAs 2C 6, San Joaquin Hills Planned Community PA portions of and and 15; ❑ Reconfigure Development Area boundaries within PA 2C to incorporate construction -level site planning and grading within the same scope as analyzed in Phase III EIR No. 544A; ❑ Incorporate provisions from the LCP-Second Amendment, adopted subsequent to the 1995 Phase III CDP approval; and ❑ Approval of a technical revision to the Newport Coast PC Statistical Table, consistent with the Newport Coast PC Program Section II-11 (see Appendix, Section V). 1 5. Project Coastal Development Permits Two projects in PA 2C have been approved based on direct access from existing public roads. Residential development is underway north of Ridge Park Road in Newport Coast Development Area 2C-9 and San Joaquin Hills Planning Area 14, as approved by an Administrative Site Plan (PA 960065) on August 6, 1996. The combined project includes 89 single-family detached units on 28 acres and is being developed as the "Campobella" community. On June 24, 1997 the Planning Commission approved PA 960155 in DA 2C-la for 57 single-family detached units on 35 acres. DA 2C-la takes access from the current terminus of Vista Ridge Road and provides a portion of the alignment of "A" Street and the project entry pavilion. 1 1 1 602/14.300 F:\CLIENTS\IRVINE\CDP\2C-5.CDP September 1997 11 1� 1 1 r 1 1 1 ISECTION II: Project Development Components Page II-1 Planned Community The proposed Coastal Development Permits for the portion of Newport Coast (NCPC) Planning Area 2C consists of several master community -wide components, as well as development individual Development Area components. These community -wide elements (or project components) have been designed to unify, enhance and preserve the character of the planned community and specifically to offset and/or mitigate the environmental impacts associated' with development. The following is a description of the project development components intended to unite portions of Planning Area 2C together as one community and project. A. OVERALL SITE DEVELOPMENT PLAN ' 1. Overview The development projects contained within these CDPs are shown on Exhibit 2.1, Development Plan. The project area encompasses a combined total of approximately 164.9 acres (gross) and 265 dwelling units as indicated on Table 2A, Statistical Summary. ' Individual project densities range from 1.0 to 2.8 dwelling units per acre, averaging 1.6 dwelling units per acre. The 261.5 acre (gross) PA 2C is located to the east of Newport Coast Drive, adjacent to PAs 2B, 12D and 8, in the northern portion of the Newport Coast Planned Community. Planning Area 6 represents the eastern boundary of PA 2C, while the northern boundary ' abuts PAs 14, 15 and 20 of the San Joaquin Hills Planned Community. The site overlooks PAs 12D, 8, 2B and 2A, all at lower elevations to the west. The site also overlooks Los Trancos Canyon (PA 12A), which is lower in elevation to the south. The Newport Coast LCP designates PA 2C for Medium -Density Residential Development (3.5 to 6.5 DU/Ac). Ultimate development within PA 2C is composed of ten Development Areas (DAs 2C-1 through -10), planned with a variety of single-family detached and attached residential products (DA 2C-9 is under construction), both active and passive community recreation opportunities and the existing Signal Peak transmission ' towers in DA 2C-10. F 1 602/14.300 F:ICLIENTS\IRVINE\CDP\2C-5.CDP September 1997 mmmmm As IF IF It 0 > CL M N i \ a CP CA) CD . ....... C,3 Cl)Sv z z 0 R �O ME it z CD -0 -0 CD 4, Q TllAA';I i, • � 'R F 76\vv. y 11}E `�s�,Q;i(t 43 :ri8",:: F\\ ,.fit, ,� `�„ l:a' {.: 'C.: •!3'af Y.�?`r<\,` ' \ ;i^`tit: 'r�\&: \ \ 1' N "I V �Il�l,si.21,11 vv, �-X • C t _W v PIN. t W, K ."R 11J, k0\\ 41 'YAP M m1pnq n, P S Tim 'iria wag . ........ .. _4 WN IN 01 sx ��, •u Oj 71 b) in z 00 C: 0 ca zc c z -� mc) -n m 0 0 z > � Ii J,Yy• , A is .v \:�\: ;�\ � \ •�"'l „„�• �;'�:rli Z L . ...... .. H: . ......... Ai P—• .......... .... • 7:._ ............ .. 1000 �or,,v 2, z qtl'n m"'M — ... . ........ "0 ........ .. 'j, .... ....... .......... I SECTION II: Project Development Components Page II-3 TABLE 2-A NEWPORT COAST PLANNED COMMUNITY PLANNING AREA 2C (Portion) COASTAL DEVELOPMENT PERMITS STATISTICAL SUMMARY PA 2C CDPs ACRES ITS7 DENSITY DU/AC. 2C-lb 21.5 41 1.9 2C-2 43.6 66 1.5 2C-3 17.6 50 2.8 2C-4 34.6 61 1.8 2C-5 47.6 47 1.0 TOTALS'`) 164.9 265 1.6 (`) The current LCP - Second Amendment permits an estimated 490 dwelling units (905 maximum) on 258.9 acres for PA 2C. 602/14.300 F:\CLIENTS\IRVIN&CDP\2C-5.CDP September 1997 1 ISECTION II: Project Development Components Page II-4 ' 2. Access and Circulation The Master Coastal Development Permit — Fifth Amendment (PA 970076) master roadway improvements provide access to the PA 2C Development Areas in these ' applications. The extension of Vista Ridge Road (from its current terminus slightly northeast of the IRWD Zone 4 Reservoir) is under construction as a public road that will ' provide a 60-foot right-of-way. Vista Ridge Road will be a two-lane street with a 40 foot pavement width, standard curbs and gutters, and 5-foot sidewalks on one side of the street. Development Areas within the project site on both sides of the Vista Ridge Road extension will be served by two primary project collectors. "A" Street (west of Vista Ridge Road) and `B" Street (east of Vista Ridge Road) will each have a paved area 36- feet wide with an 8.5-foot planted parkway backed by a 4-foot sidewalk on one side and a 5.5-foot planted parkway typically backed by slope on the other side. On -street parking will be allowed along both sides of "A" and "B" Streets. Private streets within each Development Area will have 48 to 60-foot rights -of -way, with 28 to 36-foot pavement widths and 4-foot sidewalks on one or both sides of the street, dependent on the design of the residential neighborhoods.. The development concept also provides several private drives and 29- to 39-foot-wide cul-de-sacs with 4-foot sidewalks on one or both sides. ' All private streets within the projects will be constructed in a manner consistent with the Newport Coast Master CDP and Orange County street design standards or approved ' deviations for changes such as rolled curbs and sidewalk location in response to slope 1,000-feet in length, that conditions, cul-de-sac streets exceeding and radius curves accommodate the natural topography. Street lighting will be provided at intersections and at the ends of cul-de-sacs, consistent with the approved Newport Coast LCP. Two (2) gated entries are proposed (see Exhibit 2.1) along "A" Street at Vista Ridge Road, 540 feet south and 2,280 feet south (respectively) of the future intersection with Ridge Park Road. Additionally, one gated entry will be constructed on the southern side of Vista Ridge Road, providing access to Development, Areas 2C-4 and 2C-5. These gated entries have been designed in conformance with the Newport Coast Design Program CDP (CD 91-M02P, approved by the Planning Commission on September 18, 1 602/14.300 FACLIENTSIIRVINE\CDP\2C-5.CDP September 1997 ISECTION II: Project Development Components Page II-5 ' 1992). The gated entries may include a manned or unmanned gatehouse, vehicular/pedestrian gates, specially paved entry treatment, community walls, landscaping and signage. The entries have been designed to accommodate emergency vehicles and provide adequate vehicular stacking distance for automobiles per County Standard Plan ' 1107. IB. GRADING PLAN Approximately 4,000,000 cubic yards of grading per the Master CDP — Fifth Amendment and Tentative Tract Map No. 15393 (Vesting) will establish mass -graded pads, the alignment of ' "A" Street and "B" Street, and associated backbone infrastructure to provide service to the PA 2C CDP areas. The Master CDP balanced grading provides cuts from approximately 20 to 60 feet to provide fill material, including plans for a borrow site in the eastern area of PA 2C (outside the limits of the current projects). Mass -grading will also include construction of slope drains, retaining walls, and planted Loffel walls as shown on Exhibit 2.2. The mass -grading of all PA 2C CDP areas enables each individual Development Area to proceed independently with precise grading. The individual Development Areas each require less than 10,000 cubic yards of balanced grading to groom mass -graded slopes, establish building sites, and install local streets and cul-de-sacs. Contour grading techniques will be used along interior private streets to reflect natural topography and achieve the appearance of a gradual transition between manufactured and natural slopes. All grading activities will be completed in a manner consistent with the Orange County Grading and Excavation Code and Grading Manual, the Newport Coast LCP and Master CDP. Erosion control devices will be installed, and additional preventive erosion control measures consistent ' with NPDES requirements will be integrated into the project. All manufactured residential pads and supporting slopes will be constructed to achieve a County of Orange 1.5 factor of safety standard. k 1 602/14.300 F:\CLIENTS\IRVINE\CDP\2C-5.CDP September 1997 O c In v Z n m �n �z m z n r ' I \ N \ r � r \ cyst r + ID CD cu Cp CD CA) law �zlI aw + jjJ:l__ r RE IX '! a� 'Y-y!i« •? \ O. ;.,,i-ii r'{• ..v;ax, ` �,j '� •� :t''t2ia t'L'1' ir�;'! �i�: ,,: �•.\ `•./, t ai��'^:::::'?:F�t>%r: •,, 'rtie �/,! J \..7 ;'�r 7 \ \ ,�i' :S}'�• .. •v'':T?. \�,•' t;� /',:c, \ lie;, t.. ;. • ••�::r--wr, /%/ 1! el I ;l, �,:•. }`.R��Sy '�/.,, `jfJ y \\ `a•ri'�': i.f,'\/'":.._.. ;:...::''''�":)ii tiS• / .. I �,lii` :t:�•=;"•;ii �l., �..<•'; `, \ � t""'�E�7c%/;r'1'.. ..._... J ;N`; �:� ,1:: _.._ . I �, j $ I � i i \\.\`IR�'a • „e/''�":�. \ \\ ..,,..�,�w�,::>..:''k"I:,;. �� .•4. •...,^... I{ ^ N o { S2. D + / 5' N N ail DI ��,jil��`;ll al:til;��l��`:�l`tt �.iil r('�Z� !%'i' :,// ,•t' >a, 1 r. :it: rail / '\ •i ai \z./i}il:.. itl `:!.c• i i 1 it l Y' �J. .I• `t ii)tY j Nu -- $ Mo','S al fiii!•::l'�� \'@ • \\\ \ ;a=:.,p�t'ti•i i':• 'r'irf;;..i fg- Li 4i \ / l \\ . 1. `\ \\♦`: %f{•'... � •.. A aTM„Si%`p• ,�','.'`'�:,/ /: �Y\;``.•,,» a-'.; ✓'.'1/ -,T\ it x;afi��i>'/2:'';-,.`\'•',�::9� \\; I NIL, 4' ca cr IE IE \ T•r> \. t• .E 2 \ D � m •v r m C -o m o m 0 E m X �� z o z m CO)r o G) v n o 0 g o _ m z 0 c N �z V) z '0 m z Z 4 Z� 1 u tti 1�\ ` �\`�:. '✓/,•/�,, f�4' T j:;'yirtr;<=: 'i i Q / :R 7: ems;: �• / 8 - Y I I � - iii •' '� 5 I� i� Q r-i tirhil�i I ,it4? , .ii j%�1xy I ~Ji I tt'ti i I b g •itr�1 1 ' mod:, .. �I•.,,, \ ` �� � G � � \aZ ` t 0 J .- Jim \\\ � y�, •7f,. 1 •ii x.i r / a a.\ / Z., :z • %i /.�wo . \. \. , �%ttt.li iii \ CA ►9 1 SECTION II: Project Development Components Page II-7 IC. DRAINAGE PLAN As shown on Exhibit 2.3, the majority of backbone drainage facilities required to handle storm flows from the PA 2C CDPs are shown as existing, since they have been designed as part of the ' improvements proposed in the Master CDP — Fifth Amendment. As needed for gravity flow, the individual Development Areas will construct catch basins or short sections of drain lines ' required to connect to the backbone systems in Ridge Park Road, Vista Ridge Road, "A" Street, and `B" Street. All runoff generated by the site will be conveyed to natural channels or intercepted by storm drains that will be installed in conformance with the Irvine (Newport) Coast Refined Master Drainage and Runoff Management Plan. Exhibit 2.3 shows how the highest elevations in the northern portions of PA 2C will flow through local streets and easements to existing storm drains in Ridge Park Road that lead to ' detention facilities in PA 2B-3 before outletting in Buck Gully. The remaining portions of PA 2C drain through Master CDP facilities and a storm drain system to be constructed along the edge of PA 12D to approved detention basins in DA 2C-la (PA 960155) or proposed basins to the east of Vista Ridge Road. These detention facilities drain into Los Trancos Canyon at two outlet locations south of Vista Ridge Road. The proposed local storm drain facilities for the project are designed to convey runoff from a ten year storm event (twenty-five year storm events are used for design in some instances where local sumps are present) and include several thousand linear feet of small diameter storm drain pipes that connect small subdrains and grated inlets. The majority of the system consists of pipes that are 24- to 36-inches in diameter, with main discharge pipes ranging in size from 18- to 60-inches in diameter. Specific drainage facilities are described for each Development Area in Section III. C I ' 602/14.300 F:\C1IENTS\IRVINE\CDP\2C-5.CDP September 1997 #v - t , rb a /CD1 CL r 4 A CD y 1 Q ' — W t VI�P U� , /��?7 ,y, ' rah..• nr yAlkm "='•" - \� :;rYi,,�'' :: ---'`-1'.'./:.t,.�,r<;'`�'i'9irrc. ;`ijl [E Iffimm Y\ • •5 t•: v, • 5 ,I \ i — `:, :,a,.•_:": _ - ��+' �(� fix' v m v m n Z 0 Z ° 0 o z o 0 o � � v c A v C� Z m m m lire IIx r� IDCp ( ( j a'-\,`.t}:'• != �` 1-�'` 1 " it "� G � � ` C Mk i i'a CD �•,(,;;.;i;i: iieili'•:: i,:!iA•�L�r, ,:eiJY-f'`.-,� \\'\� v •'ii r; l,'.:i �'i'::!i'a �.�tCid •w+�l'�i. .�T�.` \ \ 1 _n1 r:rj!i%! m J -,:\.\\`x,�t, it! .:."`\`t-„i\':}`:i'i;:kiil„'t:}1. I ,<t •��:c- cf r. �.\1-`•`iii !!71� EIt.;3;;', ::/'f� tt £ fi%. �'�'j�irir': r1 i..r` •:ifj ly-; - �_ '. ``n \- ` \ -�.':' '•/i • ,), '"':'ii!„ :'irii� t'i•__::. \�:\1If �iii{ ``/y\/jl ;�,_.:. •.� � �: :c z:,;il ;! rj!%/r/11i;�;; ri lij ;ii •,• ,tii,.:i.. ,'��-!%7:Eyc�rS: ,t``s+'i'r•; :x+. rl,!�j\r(�\5:;:1F;;lEt:+ fa/r... '72hi� 'i r% • � .Frl.!J!:It.;.:' �1v1:{�i',i:it•jit:` •: s t:4� . 'r ,5 t.x I- q '✓r tl". .i i•, Y.r : 5 . : • r r ! ,r` / / > �i - �J:✓ %'„1} l:` • ':'.y::,t5 _: It b` a � rzc7fi: a:G: •fir t' � (p: t4°\�,,.\`,.;,i:'i W - / r' f - _ �r •\�•\•\..,, 35�' li li'%rft '<fi-i '}!';l trt; ^%Sy\•N\`., ,/ `'!t'r,'/"rt•',iI!CI �•',rll'�.`'I I = = = = m = m = = = = m = I ISECTION II: Project Development Components Page II-9 D. UTILITIES r1. Utility Services IAll utility services will be provided by the following companies: ❑ General Telephone — will provide telephone service, extending facilities into the project from existing and proposed facilities in Ridge Park and Vista Ridge Roads; ❑ Southern California Edison (SCE) — will provide electrical service, utilizing the 66 kv. transmission line south of the project to supply power, and the existing ' and proposed 12 kv. distribution facilities in Ridge Park and Vista Ridge Roads; ❑ Southern California Gas (SCG) — will provide natural gas services into the ' project from existing and proposed lines in Ridge Park and Vista Ridge Roads; and ❑ Cox Communications — will provide cable television service into the project from existing and proposed cables within Vista Ridge Road. ' All required utilities for the proposed residential development projects will be placed underground — extending from Newport Coast Drive to Ridge Park or Vista Ridge Roads and then through the internal circulation system to the edge of each lot. 2. Domestic/Reclaimed Water Domestic and reclaimed water will be provided by the IRWD, as shown on Exhibits 2.4, ' Domestic Water Plan and 2.5, Reclaimed Water Plan. Distribution of both domestic and reclaimed water will be extended from existing dual purpose transmission and distribution ' pipelines located in Newport Coast Drive, Ridge Park and Vista Ridge Roads to "A" and "B" Streets and then through connections in each neighborhood collector street and cul-de- sac street. ' 602/14.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 I/mmmmm 'o (D a (D CL CD Cq N 20 N AV w Az un fri OD CD CA) z 3: M > Cf) 03 1�".lt:�'i.'ri,:�!i�i.�.-.••i���:':r�.'',�.'ii.3.... •`": `Q..`" ♦.� `F �d1'It!I: �.:`-��.2,•: =,•� `,.,..eb, l4i:J:�i(t: ;lie: "kZ11 `V� \\:XllN I , lltf2i2��q am MR. 76 20 'IMj: •.i.lw:�'.�:. .�\ ..:` : 1 / l C:T:t c: _'__.`•-:�:%-.'':=_ ' f// -1 ;•i �ij!;!ii irrt,t, \ -ii;;:+i:: '•":;•i•t�! . IDIM, -v,,,I .. ........ ........... • ........... . ..W........ . ... < It ...... ..... ...... .. ... .... :�?tip \� `,``r�` 0 co "U =1 0 0 z U) n. m > Z z m m . . . . . . . . . . . A 1Vj .:4-'jf i 4 N ■===== m= m m m m m= m= m Z C5 > Am v0 Op v Q JJ U o � -i z m Z cn CCD p �� ♦ i CD N / NCL a CD Z5 // CD 1 EL CD :;1}" ,`\il i2:'X-.` .iti •,"r; i G ), . ,' �ii %J / / - "r._ \`,• =,:_ ...a: -' jr-s i. ill , �' L . _.Y:..- t t J w_,- ' !'•, QQ "�`?:: �: +;.`t. ')r r i•./J-''-�-�i7n;;�.:..>;,,y��\,x,'r ``?�xl-;i i• \\;t`:f;,, �:;:\'`��-.' i ; / • /, /'. - ``;`,C y++,, \�TJYr'� -rN•,c•''�`.�`•,�o+' 't•+j�;t'?'�: El:• 1- 1;' ��i1 \ I- ,., r_ / � lit, I;:ff; r, :� '' );i;.,•;. \ (n �► fiy ��J��iS'-'-'-:.i! r ,K'� f ! �;;%I:e :) !f ' Jy/*i ' `ma's`. \ . Y✓ tr'�;;i •:/: i�'. / :Ii', ••tit.•`., rs�?t � CD sy. y;�. i ,i:ffii!;l:•;•,.\�+; e_}-,ti-!�%;Y't�; ��\\, trl—._...-._.::_._ - !'i,,.,Zz.r.:•�_;:- .ris-�r�l't "``` 0\�t;ti�-�-,,-_ .. f:�/ r I � W =�-�c� • ,��•' k ,s�' •., i,'rR .i -; r,� .,../1.�:` •, TQ',� �,t, t,��. ::"".:.:: _._ 1..... '�� Iijs\�i`ti/ •it .Y i. �..i/,i z h •� \`^ �\ d ii(`: '�:�.':::: _''� •4i, 1:. .;j,tt \`-•� xJ. ..yi%`.� f �l rri•r •` :iT !�iiai�l::� •`'�t ; t�, \''l� � jJ M '�'�� "' • f-.:�:�i }fnJ_.-\�::t�.if 1 ; (i \�1,',1si\;K: e \.�\i�='x k yr !i1;t;;1'�„•e�•g�! > 's � � `• ;.-s`:;':r:='-_:..: .l,i/,•'iq',k¢: ryf.' , I ����� jti!t ;i\`"h, � \, !f i%!/i..:�' �/' in ;,•nr.:fl:�i k / --c' \ i..•i ';'%j,2��0\\ ^� //,�j/�-:%S �3' ,. .,, y,fil / '"�\, a�.r: t1; •+:;;'ti.:���A\• J � y:. ',/f, �i �'i 1. '\`.`;,.-.....1.;�ii\\:�. \� Ir//l � _wv—r• - \ \ -� i' `'� \ �`ilj�a'1t /i �� I k�TT'T�Y. 115+i?`�r "'�\\�\l,G .a,; •; ��„�°�'. 5�/ire s i.i IJE i En N ate: \\;,;>.` • \ `y�` _ - i. ... ;l_ : ., :=;=fit �`;c=�:": \`' __..- .�� ,��_`•- :`: \< a:: �: \ - �: - w __�: r _...c. .P—_:• fig f :\ E \\ D D m� \ M-0 Z CW CO , m m m m n n m v 0 1 " -V��3,'/ f ;: ' lilt 1` ` - % ���ri � �i'4/_:.._..,.� ..� , ::.. • . j _ %h�lil;i �{`,, � �Q ftx' %/'fi�', iSl'.tri; }✓;!•�'�r•1,"�, - _ i�'•-7iEli;,ii'` „ `.\,` \-%f3y�; if:,rfiy ,,;,J}yy •yi,;,ji•i,4r is 'f:l`'+f%7 ._ tt\'• :�-` ':w'.'\\.. -%!;' t:;!11: !�t�li t"'','1>r fr r 1 ; `/,iJi.ikl� ii 'i:fljat' jii�1i`�?h;(iii�f-fi!1. m = m = = m = = m m = = = = = = m m 11 SECTION II: Project Development Components Page II-12 Water service for all of PA 2C originates from a Zone 4 Reservoir and Zone 6 pump ' station to the south , and a Zone 6 reservoir and Zone 7 pump station on Signal Peak. A in Vista Ridge Road looped for domestic service to double pipe provides a system water all individual streets in the PA 2C CDP Development Areas. Reclaimed water service to the project area will be from the Zone G Reservoir located on ' Signal Peak, and the Zone D Reservoir located northeast of the Newport Coast Drive/San Joaquin Hills Road intersection. All community landscape areas will be irrigated with ' reclaimed water located throughout the network of individual streets. Reclaimed water is for landscape irrigation use only. ' 3. Wastewater ' Irvine Ranch Water District (IRWD) will provide sewer service for the project in accordance with the approved Newport Coast Subarea Master Plan (SAMP). The ' Wastewater Collection Plan is shown on Exhibit 2.6. ' The Master CDP — Fifth Amendment provided sewer lines in Vista Ridge Road, "A" and "B" Streets to accommodate wastewater for PA 2C. Sewer lines will be extended from ' the residential Development Areas through the cul-de-sac streets (or in slope easements as necessary for gravity flow) and connect with mains located in Vista Ridge or Ridge Park Roads. All sewer lines within the project areas measure 8 inches in diameter. k 11 1 1 602/14.300 F:\CLIENTS\IRVINE\CDP\2G5.CDP September 1997 Z 0m D NOi Q �� vM ® n 0 r r Om r� - T r. 0 � �n -o -p 9 2 m rn Li' CD CL CD w \ ( nn -- CO-0 iD% / ♦ '%St N CL W '� � t ZVO ID CA \_��i) ; � ri / •�' 'c�' ,�! �J !! ;t£ }`\�+v'\11:, °j}..1 f,:. y 'r °-��\`��'/ 'ci , }I'r;•!ViJ: ;:', r`, ,,, t(:,.' ••n:r ,L7 •� y\�-��fir.., _.:Ytz:�7.= � �_ �...� t,.�r';`-:.: u. 1 � C MR s^'f^" ,'/�r� D _:�,� `�) �� ,\,` .ram l^ _ _ . ,_� ;\\\1}'%�'•`��\\i,,S• j ' i t I - \♦\`:4 ,u-�[=rc;� tit 5'<,: �`',�';i�lftiS Al \\�-,sy'a ;.::yam' ��yK\�\\``n•` y)'rf'i t/!r() \1 / r \:-sGr%=- ' 1 \\\ \ �``,a•.14iy:r,1'+='r a�"..,,� �•C,a s ( (� "'O ��/ c:',ri�;i,,.l:,:!tl,t i+>i;,';: V •a.` +� \� 1 -� 'rt �i .. -: ...,: r1i; i,iiii•x• C$�i!a:'u�l'I S}r'T'�c: `•_ \�\� _M v_ : ra m -a p =j O z m F Z !/) O /p V) r r z m z m m m v .. _SS- '�`x•'/i i''r %r/'r ,ti��t �l .!Ijjt)i(�,FS:�%7` "_ ` 1 •<V % r "• a rrz• vI j , I� ;a AK�,�Z .. �;� USX i�.�;,-,,,"eif•✓.i \ \ � � 1. /,i ;�/•/� /.i � ///: /./(N'.. �I' Y ` \ .,Y•` it ;`'"� �-.'�`'-'',ice:/i/,,;ell�•1`};�;�c ./lam i1S ..r, :: — �,ili ,i� t i ! r - \ %. i ,t;'lr:�i-!"_�:=:.;:�:cii ==:: .. , ; : •t I • 4 �^^±'HF'�._'• fit,.;:; t • `ji �\._..:"i:'r ,: � ~=/;:,;;'! ; :i(,.�-=`-:- % - _ _ �:r.5s'-•'w M� \ .\\ \.... _ !! il.j , f�; ,j,.., ;,;V �\��t� � �z,t�l \'•";�1; / i .,t; ;.� i1,!lk;:i�;:'�-::::_.'i.:•._\`r?'lA/�/ �•........_ _ _ _ ' �==�+a,�` � /, ; � , .J i'i1!`•j:,t:; (li,i, ; Fr, r..,,,,_.,:y� f;� .),� r� - - -�� /,r. jii ''/'��`� � � _%�i, /(:•�i:./r:'i iyd!�1'i:%'!i:�`.�,-p;\\`\•`i4y''.""-`i-/' �-.yyr.�..; j' -=..z?;1:: ``�•�'i' '• - r{i'I,�'i i�l;° ;�,:;r'i.r;• ,:Sl` i' i17+�jj`! . ,:;,,i*` `\�: -t`.\> ':, h;i, ` !i•'Ii`�: i;•'�•i�('7 ��% ': i�ir• :�}!i i!!1 jp. }rl 1; 3�'o7�t+r•j• - _- 5�i(� �••\,\ _ . , l i ? j j' j . r . ! (t i-(((r �..%/ 't lr%i•+s��%\p°�.i\ "`;;� a: 6s . __ __ i't', ,_,\�\` -.� � :�� i r4S;j l:• I f !'i!(,4, !./ r i'i`il i,• �_= ._ �'3f,: iiX' . ...._'"."':�_ _..._>°l`e`t`„\\ ` tt . - . •i •f,'1'!Ir' :' ` � h?:I j i i?�!:: ) <,1,�...Cr.�i'�11GCs� .�e ".="�'s� _ �. I m SECTION II: Project Development Components Page II-14 IE. LANDSCAPE PLAN 1. Program Summary ' The Newport Coast LCP and Master CDP delineate a landscape concept for the project that is strongly influenced by the historic landscapes of the coastal Mediterranean region. ' These Mediterranean landscapes are characterized by a rich "layering" of plant material in which the ornamental landscape of developed areas is mingled with the natural ' character of undeveloped canyons and hillsides. ' The landscape program for the project is composed of a palette of trees, shrubs and groundcovers which unifies the separate neighborhoods into a coherent community. The ' theme emphasizes the usage of pines and eucalyptus trees in an open and informal planting concept that affords greater views, with transition areas of native and natural - appearing plant materials at the community edges. The Landscape Plan is shown on ' Exhibit 2.7, followed by the Proposed Plant List, Table 2-B. A separate Plant List (Table 3-A) is provided in the Section III for potential common front yard areas of clustered ' products in Development Area 2C-3. ' The landscape experience is hierarchical, progressing from major roadways through the neighborhood entries and along the private neighborhood cul-de-sac streets within the ' project. "A" and `B" Streets feature informal native or native character street tree plantings at regular intervals. Secondary loop streets are characterized by informal ' groupings of native or native character plant materials. Streets that have residential units fronting along them will feature traditional parkways and street trees planted at regular intervals. Accent plantings will also be located along community walls and community ' entries. u 1 1 602/14.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 n N in o vCD oo Z 0 -ug Z m Q � 4 7 7 V c \ �.CDN > > \ 1 . \ ' � \ • Est I S o D 1` a00 � co j • 4r i P ski t J{C ♦'� ;' I i� I �...;` `�, .. _ ip tit ! r=�C ♦ 1 Jf .LkL'2(' o CL NMI- jz ��3u' #i.�!i•�'i:±i� �:tf�< /� n � �:/,if , � � i i ��111it��i�1�llt�l��\tisf��� 1 �A: e��1\ . � .\� i 7 ANTUMI - W NEI _• Mv { m 00 m ... , ,..... 6m Z w _ m_ _ o 19 X b 0 Z �m cm m Ds os �b m m v� m m ca m 33 M n m 6 A m -o j 01 0 N ■ m = I 1� ISECTION II: Project Development Components Page II-16 ITABLE 2-B PROPOSED PLANT LIST COAMUNITY LANDSCAPE DAs 2C-1b, 2C-2, 2C-3, 2C4, and 2C-5 ' Newport Coast Planned CommunitX Plant materials of a similar character may be selected to substitute for those listed below subject to ' further soil testing and plant availability. The following plants are ornamental landscape area materials intended for residential Development Areas. Fuel modification plant materials are listed separately in Table 2-C. ' Botanical Name Common Name ' VISTA RIDGE ROAD STREETSCENE TREEs: Cupressus sempervirens Italian Cypress ' Eucalyptus lehmannii Bushy Yate Eucalyptus rudis Desert Gum Phoenix canariensis Canary Island Palm Pinus halepensis Aleppo Pine Pinus pinea Italian Stone Pine Platanus racemosa Western Sycamore ' Quercus agrifolia Coast Live Oak GROUNDPLANE SHRUBS AND GROUND COVERS: ' Acacia redolens Prostrate Acacia Arbutus unedo Strawberry Tree Arctostaphylos spp. Baccharis pilularis spp. consanguinea Manzanita Chaparral Bloom Carissa macrocarpa Natal Plum Ceanothus spp. Ceanothus ' Cistus hybridus White Rockrose Clarkia bonar Showy Farewell To Spring Comarostaphylis diversifolia Summer Holly ' Coprosma kirkii Creeping Coprosma Cotoneaster buxifolius NCN (no common name) Cotoneaster parneyi NCN ' Dendromecon rigida Bush Poppy Elaeagnus pungens Silverberry Encelia california Encelia Eriogonum parvifolium Sea Cliff Buckwheat Ericphyllum confertiflorum NCN Eschscholzia californica California Poppy ' Garrya elliptica Coast Silktassel Gnaphalium california California Everlasting 1 602/14.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 ISECTION II: Project Development Components Page II-17 Botanical Name Common Name ' Hakea suaveolens Sweet Hakea Heteromeles arbutifolia California Holly ' Lasthenia californica Lavandula dentata Dwarf Goldfields French Lavender Leymus condensatus Giant Wild Rye ' Lotus Scoparius Lupinus Bicolor Deerweed Sky Lupine Mimulus spp. Monkeyflower Myoporum pacificum NCN ' Opuntia littoralis Prickly Pear Osmanthus fragrans Sweet Olive Pittosporum tobira Mock Orange ' Plantago insularis Woolly Plantain Plumbago auriculata Cape Plumbago Prunus caroliniana Carolina Laurel Cherry Prunus lyonii Catalina Cherry Rhamnus californica Coffee Berry Rhaphiolepis spp. Indian Hawthorn ' Rhus integrifolia Lemonade Berry Rosmarinus officinalis Rosemary Sambucus mexicana Mexican Elderberry Tecomaria capensis Cape Honeysuckle Vinca major Periwinkle Xylosma congestum Shiny Xylosma Yucca whipplei Yucca ENTRY PLAZAS ' FOREGROUND GROVE TREES: Olea europaea Olive Pinus halepensis Aleppo Pine ' Quercus agrifolia Coast Live Oak ' EVERGREEN BACKDROP GROVE TREES: Pinus halepensis Aleppo Pine Pinus pinea Italian Stone Pine VERTICAL ACCENT TREES: Cupressus sempervirens Italian Cypress ' Phoenix canariensis Canary Island Palm 1 602/14.300 FACLIENTSURVINETMUC-S.MP September 1997 1 ISECTION II: Project Development Components Page II-18 0 Botanical Name Common Name ' GROUNDPLANE SHRUBS AND GROUND COVERS: Acacia Redolens NCN ' Bougainvillea spp. Bougainvillea Coprosma kirkii NCN Cotoneaster buxifolius NCN Elaeagnus pungens Silverberry Heteromeles arbutifolia Toyon Lavandula dentata French Lavender Myoporum pacificum NCN ' Pittosporum tobira Mock Orange Pittosporum tobira 'Tariegata" Variegata Tobira Plumbago auriculata Cape Plumbago ' Rhamnus californica Coffeeberry Rhaphiolepis indica India Hawthorn Rhus integrifolia Lemonade Berry ' Tecomaria capensis Cape Honeysuckle "A" STREET/'B" STREET GROUNDPLANE SHRUBS AND GROUND COVERS: ' Metrosideros tomentosa Olea europaea French Lavender Olive Podocarpus gracilior Fern Pine Quercus ilex Holly Oak PARKWAY GROUNDPLANE: Turfgrass INTERNAL LANDSCAPE SLOPES EVERGREEN GROVE TREES: Eucalyptus lehmannii Eucalyptus rudis Bushy Yate Desert Gum Olea europaea Olive Pinus halepensis Aleppo Pine Pinus pinea Italian Stone Pine ' THEME ACCENT TREES: Cupressus sempervirens Italian Cypress E7ythrina caffra Coral Tree Phoenix canariensis Canary Island Palm 1 602/14.300 F:\CLIENTS\IRVINE\CDP\2C-5.CDP September 1997 SECTION II: Project Development Components Page II-19 Botanical Name Common Name INTERNAL SLOPE GROUNDPLANE SHRUBS AND GROUND COVERS: Acacia redolens NCN Aloe arborescens Tree Aloe Bougainvillea spp. Bougainvillea Coprosma kirkii NCN Cotoneaster buxifolius NCN Elaeagnus pungens Silverberry Flax spp. New Zealand Flax Heteromeles arbutifolia Toyon Lavandula dentata French Lavender Myoporum pacificum NCN Pittosporum tobira Mock Orange Pittosporum tobira 'Variegata" Variegata tobira Plumbago auriculata Cape Plumbago Rhamnus californica Coffee Berry Rhaphiolepis indica India Hawthorn Rhus integrifolia Lemonade Berry Tecomaria capensis Cape Honeysuckle 602/14.300 F:\CLIENTS\IRVINE\CDP\2C-5.CDP September 1997 i 1 SECTION II: Project Development Components Page II-20 ' Internal common area slopes will feature a combination of native plant materials and ' compatible rich ornamentals that are low maintenance and drought tolerant. Where be by appropriate, existing or relocated rock outcroppings will retained and accentuated oak tree groupings. Along the perimeter of the project adjacent to acres of natural open space, the landscape treatment will consist of native and native compatible vegetation. All landscaping in these areas has been designed to be consistent with the Natural ' Communities Conservation Program (NCCP) criteria for non-invasive plant material that reflects natural conditions. ' 2. try En Features Gated entries are proposed to the west of Vista Ridge Road at the intersections with "A" and `B" Streets. Proposed entries will continue the project entry design concept approved for the entry pavilion located in DA 2C-la (PA 960155) for "A" Street. The second community entry to "A" Street (see Exhibit 2.8) will feature an informal courtyard and a ' rusticated guardhouse with specimen accent trees that have native character. Similarly, the community entry at Vista Ridge Road at the south end of "B" Street (see Exhibit 2.9) ' will also be an informal pavilion that has detention basins and rock outcroppings into the landscape design. The surrounding plant materials will be native or native in character. ' Both entries are designed to accommodate emergency vehicles and provide adequate vehicular stacking distance for automobiles per County Standard Plan 1107. A typical elevation of the stacked stone entry gatehouse proposed at both entries is shown on Exhibit 2.10. The gated entries will be manned or unmanned with key -pad entry - systems. Other features include vehicular/pedestrian gates, specially paved entry treatment, community walls, landscaping and signage. r H 1 602/14.300 FACLIENMIRVINE\CM2C-5.CDP September 1997 0 [; 92S v r m ZZz O D u3 y S� N o ® lm 0 �m arm I o 02 g m x M M \`9'S'\ 9�0 \ 96S 960 \9SS Rt m K m I = = m = E 11 11 1 H n 1 ISECTION II: Project Development Components Page II-24 ' 3. Community Wall Details and Temporary Identification Perimeter walls have been designed to match community design themes and maintain view conditions to the maximum extent possible (see Exhibit 2.11). As part of the overall ' community design for the NCPC, three functional variations in wall construction are proposed: 1) tubular steel inserts to permit through -views and security; 2) plexiglass inserts providing sound attenuation and through -views; and 3) standard solid masonry walls with either ornamental block or stucco faces. ' Model/sales office complexes for individual Development Areas will include temporary ' builder flags and signage as indicated on Exhibit 2.12, Temporary Identification. The details of each individual model/sales office complex are contained in Section III. C' r L I 1 [ I I 1 602/14.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 w w ww ww ww �w iw ww ww ww ww ww ww �w w ww w w� G M '0 0 O mw Z :• -0m O m 0m m -n F� mm 9 n . MZ, m m D .0 A m �m O Tm Zro o � m O s\ a r r T-f 6-O" M.RETAINING IN NG I CONDITION EXCLUDING LOFFELSTEIN RETAINING WALL LOCATION , i'-1" MAX 10'-0" MAX L 5,-O" 7-1" 1 R MAX. AI 0 6'-0" CONDITION E Rsj O O z it z { A o9 ?2zH p Pti z m Z r r� aim p� f k-l ?" 4._0" 3" F7 6'-O" OP m .r 4•-0" Avc. I a 1O'-D" MAX. O _! —1 m RETAINING CONDITION EXCLUDING LOFFELSTEIN RETAINING WALL LOCATION O1 L M n G! CD T i'-I" MAX 10'-0" MAX 4'-B' AVG. 7'-1" 10'-O" MAX. O 6' RETAINING _ CONDITION T� r- F F v m AZ ` ' m O Z D� m ro F 20 o iZ m Z, m 9 o n Z a" I - 4'-0' Z5 3" O O m O� -n-I m -u K � m -c rnm rnm Z m O m C _z a z -+ �m m a00 rm I1 mm M —j mm =z — a A m pm Z i- _ ON }}m m CO) ... v v MOM m = = = = m m ■ �r r rr rr �r rr rr rr rr rr rr rr r� ri rr r �r n �m O' No z 0 m N z m fro Q v Zro (Lou.UE) E)o � p u z = Ul m Nil it 4101 KM RR rP y g>S I'M m � i _0"A 9 in"' O O i = m am •, m 02 2 m S y m • mo fi 9 � -o 0 .4' > 5' 9" O m r v — w m z m O z v cn m ^�_ O J O CD nZ O y' z 3'-8" N �7rig m -a ---------------- ----------- ---------------- ---- ----- m v � m o .'F:e • F•r: . +i,+t rrr� •'ti �' il:t i•er. z F Ki$Y z g,+3, o M So 6 ' T T ZZ m m R, O D N m ,jO O m' m : i D g 6ca > g D N NNi -Zi y ii m cn n m m i 1 z 30' m = = = = = = r 1 SECTION II: Project Development Components Page II-27 IF. FUEL MODIFICATION PLAN ' 1. Program Summary ' As shown on Exhibit 2.13, fuel modification zones are utilized in DA 2C-lb, DA 2C-4 and DA 2C-5. A conceptual fuel modification program for applicable Development Areas has been ' reviewed with the Orange County Fire Authority (OCFA). Preliminary discussions with the OCFA regarding the needs for fuel modification are included in the Memorandum of ' Understanding dated June 5, 1997 located in the Project Appendix section of each Development Area bordering natural open space. ' The fuel for NCPC 1) comprehensive modification program the establishes: appropriate setbacks and depths for fuel modification; 2) amounts and types of vegetation to be thinned, removed and/or retained; and 3) proposed irrigation methods to reduce fire hazard potential. Generally, fuel modification zones are managed strips of land consisting of irrigated ' zones and dry or thinning zones of varying width depending on the local condition. On natural slopes, existing high fire hazard vegetation is removed and replaced with ' appropriate plants from the fuel modification plant list. Existing acceptable vegetation is thinned and pruned to reduce fuel load. Manufactured slopes are planted with acceptable ' plants from the fuel modification plant list (Table 2-C). The list is consistent with NCCP requirements for inclusion of native species plant material and design of landscape development buffers. Plants are selected from either a dark green palette or a light green palette depending on the existing adjacent condition. The principle goal of the fuel modification program prepared for the NCPC is to promote the smooth visual transition ' from the undisturbed natural vegetation to the homeowners' landscapes. Areas cleared of vegetation will not be kept bare. Low shrubs and ground covers should cover all exposed soil areas. As shown on Exhibit 2.14, the Fuel Modification Zone along the northwestern and southeastern limits of PA 2C will consist of the following zones: 1 602/14.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 ISECTION II: Project Development Components Page II-28 i Zone A ' Zone A provides a 20-foot setback as defensible space immediately adjacent to private yards and residences. The down slope in this zone is planted and irrigated. As ' necessary, Zone A is accessible by easements at the terminus of cul-de-sacs or along development edges in PA 2C. r Zone B (Wet Zone) Zone B is 50-feet of permanently irrigated landscaping to be maintained b the P Y g P g Y ' homeowners association. Zone B may include medium height, open tree groups near common property lines. Drought -tolerant and fire-resistant plant materials are required. 1 Zone C (Thinning Zone) Zone B is a 50-foot-wide thinning zone (with plants thinned to 50 percent of existing density) that will be maintained by the master community association. Natural vegetation is thinned to reduce the fuel load, and all dead and dying vegetation, debris and trimmings shall be removed from the site. Zone D(Thinning Zone) Zone D is a 50-foot-wide thinning zone to 30 percent, immediately adjacent to native Iopen space. I 1 1 602/14.300 F:\CLIENTS\IRVINE\CDP\2C-5.CDP September 1997 mmmmm mm MMMMMMMMMIMMM c CLM I:D 3 (13 Cl O� CID ra CL N) (D (C) (D go fit, Mn C-0) CL 'M (D cja A owl, a. M, NIN-1 -u W CD RPIL' "XI "Pl, A---- j4. �.. y.UO'S ."Rtv r. nl 0 i.p R W." 'Ifill 'I !Iq Molt it lt jF"7fWbMIil' nom 77 . . . . ........ ............... N�, . ...... . ..... . ..... ..... IF z C5 cr ­n z 0 z Z2 IZ a Z 2 5 0 6K 08 m N N 80 Zxz o A A p m --n P T u ro' o No M 0 z z N m m oz 20 > m M rn Z C5 rn o N Ko 60 N rn o 6 R R m 0 0 Z N 0 0 0 9 z Ul z m m M z T tr cr I M �4Zw 2- m m m I ISECTION II: Project Development Components Page II-30 TABLE 2-C PROPOSED PLANT LIST FUEL MODIFICATION ZONES DAs 2C-1b, 2C4, and 2C-5 Newport Coast Planned Community The following plant materials have been selected for their resemblance to plants occurring in the natural areas of the Newport Coast. All plants are also consistent with the approved NCCP list in revegetated areas. Plant materials of a similar character may be selected to substitute for those listed below subject to further soil testing and plant availability. IBotanical Name Common Name 11 L Achillea tomentosa Wooly Yarrow Arbutus unedo Strawberry Tree Arctostaphylos hookeri `Monterey Carpet' Monterey Carpet Manzanita Arctostaphylos uva-ursi Bearberry Artemisia caucasica Caucasian Artemisia Baccharis emoryi Baccharis Baccharis pilularis ssp. Chaparral Bloom Baccharis salicifolia Mulefat Bromus carinatus California Brome Carissa macrocarpa Green Carpet Natal Plum Ceanothus griseus horizontalis Yankee Point Ceanothus prostratus Squaw Carpet Ceanothus Clarkia bottae Showy Farewell to Spring Convolvulus cneorum Bush Morning Glory Coprosma kirkii Creeping Coprosma Coreopsis californica California Coreopsis Cotoneaster buxifolius NCN (no common name) Cotoneaster pameyi NCN Croton californicus California Croton Dichelostemma capitatum Blue Dicks Dudleya lanceolata Lance -Leaved Dudleya Dudleya pulverulenta Chalk Dudleya Elaeagnus pungens Silverberry Encelia californica California Encelia Eriogonum nudum Naked Stem Buckwheat Eriogonum parvifolium Sea Cliff Buckwheat Eriophyllum confertiflorum NCN Eschscholzia californica California Poppy Galvezia speciosa Bush Snapdragon Garrya ellipta Silktassel Gilia capitata Globe Gilia Gilia leptantha Showy Gilia Gilia tricolor Bird's Eyes 1 602/14.300 F:\CLIENTS\1RVINE\CDP\2C-5.CDP September 1997 F� ISECTION II: Project Development Components Page II-31 Botanical Name Common Name ' Gnaphalium califomicum California Everlasting Gum Plant Heteromeles arbutifolia Toyon Isocoma menziesii Coastal Goldenbrush ' Isomeris arborea Bladderpod Iva hayesiana Poverty Weed Keckiella antirrhinoides Yellow Bush Penstemon ' Keckiella cordifolia Heart Leaved Penstemon Lasthenia californica Dwarf Goldfields Leymus condensatus Giant Wild Rye ' Lotus scoparius Deerweed Lupinus bicolor Sky Lupine Mimulus ssp. Monkeyflower Myoporum `Pacificum' NCN ' Nasala lepida (Stipa) Foothill Needlegrass Nasala puchra Purple Needlegrass Nemophila menziesii Baby Blue Eyes ' Nolina Beargrass Nolina cismontana Chaparral Nolina Oenothera hookeri California Evening Primrose Opuntia littoralis Prickly pear Plantago insularis Woolly Plantain Platanus racemosa California Sycamore ' Quercus agrifolia Coast Live Oak Quercus Berber California Scrub Oak Quercus dumosa California Scrub Oak ' Rhamnus californica Coffeeberry Rhus integrifolia Lemonade Berry Rhus ovata Ribes ssp. Sugarbush Fuchia Flowering Gooseberry Ribes vibrunifolium Evergreen Currant ' Santolina chamaecyparissus Sisyrinchium bellum Lavender Cotton Blue Eyed Grass Trichostema lanatum Woolly Blue Curls n 11 1 602/14.300 FACUENTS\IRVINE\CDP\2C-5.CDP September 1997 r 1 1 1 1 1 1 1 1 1 1 W Q z O\ lLLb oW 2O N $U do O Z N Q — 2 z f z_ Z c� O z 0 ON W 0 C0 Z # 0 m LU LL U z LL NO O a Y ui W D 3 9 LL LU V ON Q Z 2 LLI LL J a 5Lli m LL ED CG U w z z U z NO Z O z 2W z N t 2 �z (V O Ua �c L U o. cnm Zo 01 Q U U" —ci Q v Om C N J � LU D co U- o U z i H v �m r< lieam CO) a. c m z I n 11 i 7 J F 1 SECTION III: Development Plans Page III-1 RESIDENTIAL DEVELOPMENT AREA 2C-5 ' 1. Location ' As shown on Exhibit 3.5A, Development Area 2C-5 is bounded to the north by Signal Peak and the Coastal Zone Boundary, and to the south by Los Trancos Canyon PA 12A ' and DA 2C-4. Vista Ridge Road is located to the west and the Master CDP — Fifth Amendment borrow site (future DA 2C-6 and DA 2C-7) to the east. DA 2C-5 surrounds ' 6-acre Signal Peak (DA 2C-10) (which is the highest point of this area of Newport Coast). ' 2. Site Plan ' Development Area 2C-5 will contain 47 single-family detached residential units on approximately 52.3 gross acres for an overall average density of 0.9 dwelling units per acre. Access to the project is via `B" Street through an entry plaza in DA 2C-4. The site includes five (5) double -loaded cul-de-sacs arranged in terraces. This development project is anticipated to be constructed in approximately three to six phases. The Site Plan for residential Development Area 2C-5, Exhibit 3.5B, has the following ' design characteristics: ' ❑ Residential units will be sited on individual lots that are arranged around cul-de- sacs which conform to the existing topography. ' ❑ The residential lots will be a minimum of 8,000 square feet in size and maintain minimum lot widths of 60-feet. ❑ The design is consistent with LCP setback standards for Medium -Density residential development in that 10-foot setbacks occur adjacent to streets and garages will be setback a minimum of 20-feet. ' ❑ Site design will incorporate fuel modification zones adjacent to Los Trancos Canyon, per the program described in Section H. 1 602/14.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 11 1 I 1 L 11 L Exhibd 3.5A DEVELOPMENT AREA 2C-5 LOCATION MAP Development Area 2C-5 Coastal Development PermitTHE IRVWE COMPANY ® NOT TO SCALE �UNi�9 971 10 m = = ISECTION III: Development Plans Page III-4 ' 3. Grading and Drainage ' Exhibit 3.5C shows the proposed grading for DA 2C-5. Five double -loaded cul-de-sacs running west to east are designed atop terraced levels established by grading for the ' Master CDP - Fifth Amendment that increase in elevation from south to north. The lots at the highest elevations are partially terraced into the hillside below and supporting DA ' 2C-10 (Signal Peak). Contoured canyon fills support lot development adjacent to Los Trancos Canyon. Precise grading is estimated at less than approximately 10,000 cubic ' yards to establish local streets, cul-de-sacs, and building sites. ' Surface runoff generated in DA 2C-5 will flow from each cul-de-sac to catch basins located in "B" Street. 24 to 30 inch storm drain lines will flow into two detention basins ' proposed in DA 2C-4 and located adjacent to Vista Ridge Road. Consistent with the Master Drainage and Runoff Management Plan (October, 1988) a storm drain will then be extended from the detention basins beyond the development limits and discharged ' directly into Los Trancos Canyon (PA 12A) through an energy dissipater. ' 4. Access and Circulation ' Development Area 2C-5 will be accessed from a manned or unmanned gated entry courtyard off -site on "B" Street at Vista Ridge Road in DA 2C-4. Five principal cul-de- sacs provide internal circulation, which connect to "B" Street and provide access to the individual residences. All cul-de-sacs will be designed and constructed in accordance with Orange County standards or approved deviations for intersections, radius curves, and cul-de-sac lengths. ' All cul-de-sacs serving this Development Area will have a paved area 36-feet wide with a 6-foot planted parkway backed by a 4-foot sidewalk along both sides. On -street parking ' will be allowed along both sides of the cul-de-sacs. Street lighting at intersections and cul-de-sacs will be designed in accordance with the LCP Development Standards. ' A combination of enclosed attached two and three car are provided and garages ' driveways will exceed 20-feet in length. 602/14.300 F:ICLIENTSURVINE MP12C-S.MP September 1997 A 1 • � • •IN o 99945 0 a � 4 s0 d W I [fl[flMH o o g z o m m g om z o G) C A z Emmm mm mm mmm = mm mmmmum - Aft \ ` � \ `, ,r_. �.. \ o n co 01 ..INN Aw, In+fir \ III AN �'= on ae Mulling III I 4*6 0 9445 0 1"e 0 00000 O W wom IN1�Xffij' 60 3K 1 1 r v ( m S m m n o z ozca . 'v _i z Z o 0 o v z z wo` N ISECTION III: Development Plans Page III-7 ' S. Model Complex The Development Area 2C-5 be the model/sales office complex will situated on southern- most cul-de-sac near the gated entry plaza as shown on Exhibit 3.5E, Model Complex, ' and will be immediately visible upon entering the Development Area. The design of the model/sales office complex includes three residential units, with a sales office located in ' the garage of one unit. A temporary asphalt parking area provides 10 parking spaces, including two handicap accessible spaces. A temporary buried single -wide sales trailer will be located off the parking lot. Screened, 6-foot chain -link fences may span the street as a barrier between the model complex and adjacent construction. ' The location of the model complex for Development Area 2C-5 is shown on Exhibit ' 3.5B, Development Plan. As indicated, The model/sales office complex includes a 42- fences between flags, inch high tubular steel trap the sidewalk and the street, temporary signs and walkways and will feature landscape and design features consistent with ' community design elements previously discussed in Section II (see Exhibit 2.14). F k I 1 602/14.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 m m m m m rn 0 K � v �v `J r)r j0-0 �m vz D� r Om ZCnm ----- 975 - 980 m Z v = m = 1 ISECTION III: Development Plans Page III-9 ' 6. Architectural Elevations and Floor Plans IThe architectural elevations for this residential development project reflect a combination of Mediterranean themes. Adjacent lots include varying pad elevations of one- to 5-feet, ' and building heights are between approximately 25- to 26-feet, within the Newport Coast LCP Site Development Standards of 35-feet. The proposed plans are shown on Exhibits 3.5F through 3.5I, Architectural Elevations/ ' Floor Plans. The plans range in size from 3,000 square feet to 3,600 square feet. Each plan provides a drive court leading to a two or three car (tandem) garage set to the rear of ' the property. Several options are available. Plan 2 converts the tandem garage space to optional hobby room ( with no bathroom facilities) or provide an optional library and ' optional fourth bedroom (with full bath). Plan 1 provides options for a bonus room on both floors half in the first floor. one or (each with -bath), place of a one car garage on Plan 3 provides an optional hobby room, converting a three car garage to a two car garage. An optional fifth bedroom can also be accommodated in place of a bonus room. n P H F-1 1 1 602/14.300 FACLIENTS\1RVINE\CDP\2C-5.CDP September 1997 i I n 0 C ri PLAN 3 I Exhibit 3.51F source: Scheurer Architects DEVELOPMENT AREA 2C-5 Newport Beach, CA ARCHITECTURAL ELEVATIONS -- Development Area 2C-5 Coastal Development Permit THE IRVINE DOMPAIVY Not to Scole +O"'•a JUNE 1997 1 1 1 1 1 1 1 1 1 1 1 1 1 gla-SUZ i O 0 LO IS c Co Q Y.. T <�T tzmm�\l� N i 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 El ''o86 4 U') I l� 0 OLL: co CD Lo T 8 x �'i 0 O J LL o� Z (A 00 �W y*' J T =L9Z rUg a W aNd crO a Li.. o <0a ZJ� Z W M-.O 04 Uf.,-jo- WW E �� O �UC Q Z CL 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 L LO Z� a W Piu ° N Z u. w� Z ��N O O t... LL1= C Q M Z L L „9-,8L u: T co M J FQ- Lol lJ FE 1 i i 1 1 1 1 1 1 1 1 SECTION III: Development Plans Page III-14 7. Project Appendix Vesting Tentative Tract Map No. 15509 is being processed concurrently for submittal and approval by the Subdivision Committee with this project CDP and is provided for reference purposes only. The County Planning Application, large-scale, fold -out exhibits and a Preliminary Fuel Modification Requirements Memorandum are also included. 602114.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 •ti 2 2 lJ _ 30 Ga t H11i If Ill pig— .� IRIQ I y Y# M y M p M p It ."- N ? 1 ? i R F N P 'rd s r+ P P r S. N- Ae ii'R�#}• � � ����� !�� .����i��b H11 as YAli sA zi g. w X P 1 Y w 1 r�r rr rr rr r rr rr rr rr rr rr rr rr rr rr rr r rr FJ 1 k County of ara rige ENVIRONMENTAL MANAGEMENT AGENCY • PLANNING APPLICATION Application *: PA970081 Date Filed: 05/28/1997 Application Type: COASTAL DEVELOPMENT TO PC Application Name: AREA 2C-5 NEWPORT COAST Parcel(s): 15509 OTM 00/00/00 Address(es): Location: PA 2C-5 NEWPORT COAST; TTM15509 Project Area: 25.00 ACRE Public Project: N Initial Study Required: Y IS Charge #: P53537 Application Charge #: P55094 Owner Information Name: IRVINE COMMUNITY DEVELOP. CO Address: 550 NEWPORT CENTER DR. NEWPORT BEACH CA ATTN: NORM WITT Zip: 92660 Phone: 714 720-2129 IS Summary #: 082 Summary #: 404 Applicant/Agent Information Name: FORMA Address: 3100 BRISTOL STREET STE:100 COSTA MESA CA ATTN: CRAIG HOFFMAN Zip: 92626 Phone: 714 540-4700 Zoning: PC / PA 2C APN: 47804110 CAA: 47 Census Tract: 626.17 Supv District: 5 Coastl Zone: YES LUE: 1B Comm Profile: 1.4 PC/SP: NEWPORT COAST Previous Apprv: PA940149; CONCURRENT FILING PA970076 MCDP 5TH AMEND.; EIR 544A Project Proposal: COASTAL DEVELOPMENT PERMIT FOR CONSTRUCTION OF 54 DET SINGLE FAMILY RESIDENTIAL UNITS IN TTM 15509. DEVELOPMENT AREA 2C-5 OF THE NEWPORT COAST PC. (THIS PROJECT REPLACES PORTIONS OF PA94-0149 FOR PLANNING AREA 2C) CONCURRENT FILING OF TTM 15509 DEPOSIT SUMMARY Total Deposit: 4,000.00 Payments: 4,000.00 Balance Due: .00 I �, I . %_ - I.1 � - . . , � , � I I , I . � . I � I I � I � � I - � - . . . - . . .� I 1� I I I � � I I t _1� , . ­�, I * , . I . I I . . I I . I . " I . I . I . . . I I I . . . � I .1 . . - . I . I . . . . , � , , . I - I I . I , . . : , ''. , , " , , � I . . 1� . I I I . � - . ­ I . I . , . I I � I � . .. - I I . I - . . _. . . - I I � . � 1. . I � � � . � ,, I � � . , . I I I . , I I � I ____ - ___ __ __ . -1. � . . . I_ ---- I \1 ­_ PA 19 I \ , : , W if ---, ! . -1 , ,--_-------" ) L-_ - k� , - ----- - \ I , 11 "-' '11� _/ '1/ 11�1��. I Vj/ 11 t1__%..:�FL;;F _111:� -­"--- k\ \�_,�, � , ( I ,- � ___,j -,. � - - - ; . I I I .- , .r __ f -,------,t,.! - 1: ��,� ____1 1--Z I I I . 1) \((( ( //1 >� '10 //,_1 :: : - �� __� - I � . I � I I _____ � - ___­Z� , � --I- __ _� � ___ �� - �� \\w\ � / J � , ,� � �� . - : � � -M - - - " Z// " -� I f � �!�; : i z_,_��___,: __`, '>--'. ��,� - - \ --- I 11 ' I ��� __ ",� ,.O, , / - ----------- I : : � - 11 ____� 11 .F / ___� di;4 : : : "I a I'll I ,/ / -- "-------------- ::: �Z�_ , . . . I Private �� ------ :; I � 1���/________,_ I -_---------- i I I // .. � // f Z�___ . � -- -- - - . : __�, - - � ./I . . �. 11 z --�-­-------g: \ - , I L_11�_J - _� I ___11 /,//,,��� , -_ ,/ ,-,,�!:�� --, \ ��4�_M : -_ �_:� i ��! 1 ___,_ � I . I I I �\ . __�� ____� I I - 1, -% -�_ V , 1� ,\\" �\ \ ___ I / I, :�:__��_:_ - i 201___M - , , , / //__,__� � Z1_i17> _,; \,\ V_ \\'��_ , " , ,\\� ��/�� / / /,J '"Z�_ -_ - " N, 0 S �,/d / I . \ \\ , \ \ 1\ ,/ / /,- ,,� \ � �� , _�� i_iz__,_�� 11 � � � i --� _,- � / x \ I ------ � '4� ; 1, ____ _MM : I.. � i� - I N \ �,--_-, \ \ -0 , t f,---- I / ; ____, _: I / - , , I f __ I � ( � 11 � z z z: 7 M,N �',�-- -� - pen p , I 4# I � ( / / - %:: E_:_:� 1�=�_ - 0 - - -" . ,,�� _", �� / Z VVI , �, --- __f�E ---------- �0 N I __ I 7 1 1 � E12J �,- 4,- ,-,,- / ���_ _�7:�� ==-�--_�--�E_�tz : __-7� � _-_�- \\ ---,�,-�_ " - -----: �-: -�-- g- ��;_ - I �_ � - --� I �D4 ��_,- Z_zz_:__�__Z�Z___ \ , , ,�,; ,� , __� 11 I I � I . I I -- '_ � / \�,- --_ I �,", " 1z, I _. , . 5 __� ____,11� — - :_:�_ ____W_ . I I . / .N Z�) ____ __�, \ � 1b 11 :�X�/_�11 � 0 X ��, // __------ _��_�_____�, M_Z�!,: �,:�� . I . I C�l I ��_ ____ I " / �,-,- / /// "', �v __� 1, -1 �V� . , ,/ "O / . I . "� 11 I I - � I--- - , I f . __,Z�_�__, �� __ % . . - \ -,� 1� — . �, %\ " , \ � ,. - ,� I . I 1'�� I I " I ___�__� \ . I � .1 � ,� - " ... 'J, I . I I 1*_� � I � / I / /_� � \�, ... k N �,,- - I \ , , � - . Z'Z� %_ ) -- , . �_�, -_ � , --_ I , , I I I . I . , - in Hills . 1�1 , ,\ ,_,,- ��*�_, 11 / / "',"/1 % S " � 'j, I I - I . San.Joaqu. :��� \,�', � � / - i I - _� -11-�'� " i N.::��_.._��4 \ 11 I I . ,� �� �� � : . I . I I I I 1_�z - %,\ ))� --- � I . . . . � I �'/' __ I til , ,/ \' ,/,/ ____ . __�� . % - 1 7/, 1 L lzl._�_, � :-N �1 1\1 � . � 1, i \ . . i - \ r/-- . - �_ HU , - I - . , F --- . __-� --�­-- \ � I �,� I I \-,- �,,�-_.W-W _� - �, ��_ \ ,7;j / � --� , � " _..Qz-�� -, -, -- \ �� - 1\ ,/ ; � ) � I .- -, I I ,,--- I I \ - . - - - - - - - - - ,��,::��\ I-- ,\ I : IT i , , ,-- I � I I . I I - - \ - X\�, , - - \ ))��! , , ,---- , -- '� I �\�' N _____ `�­ X \\ \� ­­.. ---, _�\� \ I \ � . . \ ,, ____ - 1-41 / '-- -_ - � -- �-.:�-,- / , . Planned Community Boundary \ �1, /� � __ "_"_� - __1. � '� __ �_ _�2 / � 7/�/// �_�,_:::� I / - I I ...... 4. 2U- ��I�t .. . I., ... � �_ ------- I '\\' -�, / _7" ,� .. 11. . I 11� '117 � I - - / ___ \\\\\\\\\�,�\/ ,\,\\ , : ( � \ . , — ..." I-- - - � ��__ - I , \\\��___ _�_ - ----' I I .. , - , " �_, �N �( 7--,,-A . - . " 11\ — — — /_/ I / __ � .. "I - " , \ ( - -L- - ______ ------- � 1 :7!�-� r-,___11�, / Z� __111�' I- I T :��� 11_��!��', \ �\ - � \ :x I . ____1 W I . " , ,\�\\ \ " � \ 1, ` . I -_ I . �_, I V I ��__ __1 �Ot,o \`1 I , � ::��,_Is �\ � ., . / . � )_ �/ � " - , -::A\W11\V � 1�1_ \, " _\ I 1_\ \" ,�� � � � , \ _1 _\ \ ,-- . . - I 1. , , __ I , , \"\\�' '' t . N .__�� -00 .1 \ -,:.\\ , I .. I 1­1 I-, 95 - e I �_,_� � _� � ", �, �_,, AX N �** -f--, � �11 I . � . . . _� . 11______ , ��." � " 1�\X\ t ,\,N \ , - � / ,�� '-7 -, __ . . V \ ,� ,',� \�' -\ , -1 N. " . Newport Coast ____� . . / '1� , �\ ��, - � IV -�� __� ) I ,�<��,\\\ A \" , f;2� \ � I I 11 , I _U /,*i:-____ -- I _,__,�' " , \_1 , , _�f,� - - I . G � 1^ I I-- . \ , \\.,., . I . U I " _____ "*' r, I Y ! U --' 1, /",/ 11 " " N �� �\"_ � - --- .. I ___�,_ . \ ----- , '. , \ � I , , - n',�. 1� i!ji� �\ \\v�'�, � \ % , ,,�_ -, .�. � I I I L__.-,�4 N - ��x -,, \ '1% __;;� ----,\ \0 \\ ­­�, N , -,-, ,\, \ 1�. \\\ N I" )))))�,)\�\,�\"\\ r\ _,t:!S:- - "\ � . . . � I/ — - , - _,� 1� , , - - --I----- _____ . , , , , ---�-,�\\"-:"\,\,\"\".�,\\\\\"�\ \, � � � k I �i �t \�\ J� -,:, -\, - \" , , , I . . , --- ", \,\"\ I �\ \,' 1�1�_W�-----_-- I . I \ - _____ � \ \ I \ "\,\ " "^,) . - . . . � - . I . , I I I ­­ N \ I , ,_ \ � , ,\ \ ' I ) , / � ------ ,�— " � -_ —, , . - . I I , \ , - � � �', \ -,, . _� , \ . ) :�:;�" 1_*1 __", \ � �y "/ ,� . I 0 ity Boundary : ", \ I --,/,�:,, �,__ , ________� RA 1 5 ,3-�--:�--\--,\\,v' \ �\� � �­,�--- I -- . - z 1. 1_� Planned Commun _� �_�, \ V �_ �? " I , �, \ � 2k - __� -_ � ,,�,\ i � � ( ,,, __1 , , \ � �� C5 . � �_, 1-1 I i 1_�<__, �__,_'- �., I �\ % � pace., I - :\-: ", \ ,,, ,,�.�_ � ,�`\NY ­ - � I _1 I �� () L.;� ,� �� 0� x \ X \ ��_ �\: � ,% 1� \ '1� � - / _______ ____ , — -, I )) ��__ --,-,' / \ ( �\W\\\ 'X\ \ \��\ ,,, \ \ � \\ ) t � C� _:�J �, _7_---�_-\�' . - ­ . 7 �_ _�_ \ % I � - N_-__A\"\\X - pneirinnfinli ___ '\11 - I \ . - I I I I . � I I/ � � - - I I . I � 1_� . . � . I / . I I . - . I I --- I . . . � I . � . - z ..J . I'll � . I �� � . I ,__� DA 8-1 . 11 I , / �1 - I . � 11-1 ­ ,--- -. . .. . . . / I � . I . 1_� __1 I Residential � ) 9/1 e I-- - - �- ---- ---- , - - - / .. . 11 " I- \ lee�_, I Z I R . I , 1 1 1 i �_­ / // / "_ �,_ I . ,�v, I I / ,\� \ � , \ ,_ _,__________._,_ _____ ., ,,�', �,\�,_ - � . . I . / / � , 1�. - : A ) / '____"� \ , . I I / -,-----., , 1, .� , __��__­_ " "I _�\ --- � I I /I I \ , � I � \ I I � , (/ / , � // I V\ \ / .. " I ,� " 0 / 1 , 4 1--, I., \ \ // , I \ . " . I �1 , '. N \ " _____ _-, -_ I , I ., '�_,�._ �/ .A. .. � , -- I . . I . . \ � ��,-�� �1', , / /: "111 I * I , - \ \ I , 1'�, 1, . � ... 'I _-�� /""�/ �,\� � - a V - - C__1D / ff.. ,%WWI -:��) 1%, A,7��,� ) \ \ ) I . I I , � I �, I,r,, -Fr --- - " , I \\,\, "I _� \1', 1'\ 'I, , __,�'__ I I � - I- I I / 11 " / . I � [ I i , , , ��, , \ \ \ -� \ I -- - -- - r I `�, . - L-3 � � , ( / ,/ .,� I �, I 1 I . I " I I , , . I I I- I , \, I " \ , \, �� - I , . 4 -----_ \,- lk \ ,-N � - I I � ) I I / I /I " ,_ 7 i V \! " " -,. .\ I I ,� " I \ \ \ __ ��_ _7___ - - _- I- 11 , , . I , / V� " " � - , � / , I I- - - \ .� / '. \ \1 - 1_� ­� .�� , ..�_� - - \ � . r , I 0 ?� I I I I t4,�--, \� 'N I I I � ) __1 __-__�5_ �___ / ." - . I � . / � 3 RV � 1, - ­3- - ' , / - I_ I / , " � '. I - ­C:-- ­7z:�-;;� - 11 . \ �_,�,� I \)�� 'i � \\\_�,, ,\, ,\\\ �, , . \ " k 1* / - 1, , � 1. I , ---�-- --- --- . 11 ... , � ­\ . . \ " / ______1\ \ � F__��::_7_ -7�,­ 1 1 / t ;, -­ �, I . I I \ -_ --,--- - -_ 11 ,_ - , 14�, I �, _---� .. I , , - I . � . . 1, , � \ \ � �� -, I , . \ -� --- - � 11 I ( � . � , ts Q I "_� , , \1 � 'r I / I , / \ -'------ - - (�\ i I I . \\ � - , , - � . , \1 , , " I I ; I 11 11 I I" . I I 'I- , 1�1_' i -�� \ � / / ,� I / I \ , "'� 1- , , I 11 , � "I . I I _�__ '__ , - . I \ \ / I ,_ � . � \ \ . \� , ,,�,:, "' I I i , 1 '14, -_ � \ \ I -, . �, , I I I 1. 1, I I I I I / / I . 1� - I- %\\ \ ,,,, , , " , \ � 0 - ,� . 11 /. - - -, __/ -- I . 1, . --, ,\ 'I -,, �\­ , 1\ � , \ \.�,-�� \ '��, I ( , / I li � I I I �\ , - � , I i / , ., 1 �./ � \ -_ � / I � 0 , , , , 10�11 I R / I / /, / '_ a / / / /, // i, � (( \X� . . A� .� \,\ \, / \ �: I- \\,\�\`\ Y. -a_ �-\, \� � � �,, \ ) , 1�) \ , \ I I I -, ,� � f � � il ( 1� , - , \" ,�,\") �- ) I I I / / _­ ,_ ,,- r . I . . . I . . I-/, �,,_- - ,� N \ `� - - )\ . / 11 ; --_ . .. . ,� /' J . � I � �, I 1�1 I . 7, / J, '. �, - . 9 V� \\ I � - , / //,/I/ I � ) 1", / . /I - - . - /, ,1 /,,,I',- I . ., I I 1_� I I I � � :_-/�', " \--\ k \--, � ) - , . "I ------ — 7 / -' J / / / / / / / J � I k / I I ,� f- � _,�­ 11 / /' /' , -, ", - --��- " I I I I . � I � I I . - \1 \ P , � ,_1 , _4 .�, , , I/ / / / 1� . __ I-- /; . ! ", �- "' \,\ I- . I I I 1_,�, - - I 1� � I I , " " /_� �; - - - - - I . I I I I ,� , -, , - I I ­ I/ (� - --- 1-1 " / /I " - ,�" IfFj�, �` I I I I I . . I - I -, rr � I - , I 11 11 �� — \� I- 7 �- , ��` ,.; :::�� �� :::;� \, \ -\\ V -- I ,,, . __1 � I , ,<� 1, " � \ � I - , I / '�\ -,/ / ?� I \"-� _;/,�, , / / / J / -, . � � . I 11 " I - �,� , " -2, , 1, , \ 1:,� � I \� � � \\"� 0000M � / . �. I � I " , ,-, "I �' � -- �,�e, I I I , . I . r I . - 1, I- -- � - -_ -- , . I / /, , ,-- , , �, -�,,l C'5, , I . '. 7. . � � . , I . ... '� /. � __� , ,�,� --,- �� --, � , - " , , - - f , '\ � - i � / I � - .. ....... I I-- � ��, � \\\�\\, \ , � � - '�� ]k , - \ I i ,11 , - , , ,,/ .", , �/, / �_ ,_ " ,,, ..", / I . . . I . I ,__�� - . I I I I � � __ I 1,�, N, -\,\ ,� '� N \ " � �_�_, - � I :1 ��, � _�� -, "I -, _. �/'__-1'11�/ , '4_ __ ) 1, I /� / /I/ / ) � 1, � \X , � , \ \ .- 1, I --ve / / � _� ,�� ,/ " � ") ,:" � I . . ",*� ( I �. V �-,\ � , -, � �_, _­1 �O \ "\C� -- � _�o / ��, � _*___ -/ I ; \\\',\ . �1 , , �V-L\�- Z�- `\�'\�\�� - , - . I � \ , \. k 1� . � � I 2R - I I � � , �� , , - '-, / I I � � . ___ I 11 - . P �­ \'\ � \'\'\. \ J 2 __,� , � - � I- , \ 1\ , , A , ,___ 7 �__::_f�l _�_ )/" ,_ 1", - 1� . . . . I .� . �__ , �� _� � , \ I /, I I -- /_1 - '� 'N'. �. I '\`�_ � . I - " � " 11 " - - � I � . . I I . I . ., . � . I I ' ' � \� , , \ \ , , , //, �._ \ \N)r,� - , , 1� - - - -_ / / , // / , , - I . - C 1'1� - ,� �) �, / / , ,,,, 1\ �' . I r . / � " - ,,,- � I - , I . . I --- r / � �� ", 1\� I , I L� \. 11 1-1 - ;;��Xl I � ,,, , _�', \ � . I 1XI , lq44 ,;;,��, I , I �� . , \ � I/ , , I ,� I . , � I . 1IN I � � ,I " - 1:� ,/ f � ) 11 � � L I . - I . i I , \ , - ", � `�� -- �__ "I I k, ­_ :1�-,\, - - ", /,�', '�/,/,�) / I ! � � I I . .. . -N, I',-' - , , I -------- / ,/",/ / / / / �, " , _,:_� . , I �, / , i , , � I I � I I . � I . . I , I I . / � . I __� 1�lj � � � . ­ I �� I I . � I . . I � I I I . . ,-, , ,5. / \ � \ ,-, " - I I ,�� � ! . . , -- -- � I . . , . . - I . '��� . I ­ r - � �� --- I " \ - a / I I I , �', �� \ \ \ \ \0 , 1� , / I I J " --,-�-\ \,-, ,��., / . , / I � . . . L a ,_-_ � �_ �__ / 1_1,� . � . ( -- 1� 1____q . . -, , , - I , \ I I, ________::� , , � .1 � I - _� - - �;��, --- \�,V,\\ - '\ I . . .� . . I _____ I/ I/ , , I / I , (' I " � '\ .__� ' i , , 11 / I " , .� I � . I � 11. I . . � � � . . . . . _� � . . ------* " :> - * ) ,., -, 116A/ i � -� �. # � 1 �� ! �. . - I . I . .. I � . 0 / 4O - - - / . � ) " \ \ , � \ � ..� - 11 ) � ) 6-'. " 1. J I . � 1 1 1 . ,� \ --- - _­ - / I �. " -� . . I I I � - .. . . I - 7 ,- -_ * a . , / , .�\ , " �' -�' , \ ;�- ,��., I I ,� .:.� �. � � . . � I , -�-_ ". " /�/ // /',/ ",/,/ / '1% --- ._�, - i I , I - , . I . - - I ", ,P , , _�\ - , , , 0, ��,� / , , \ � I I . - . � . . ­,-­_ — i, / , // . �_ N �_ - . .1 / . . / , - -� ,�J , J " I I I'll ��" . ,. .. . . - , . \ . % . _�_ � .. I . I . / . "" I I I I . I � P I , . ) .. I . . .��: / f N 0 ", , . ,/ I '. . I ��� / _AJ�7�7 ­ �. � I �., I I . . .. . . I . . . . ,,, � /, .", _____,11. I I I . /"�//" r. `/-1, . , , ,/ / / / , \ -_ - ��, I .1, , � . I I , I �� - - / I / /. \ --.-- - " " 1 I � . ,._ ,� . .. ,. � ... � " ,.. �1. �� 11 . .. .. . t I ... I . � 1. .11" , - . . . . .. .1 ,, ) . � ,� ,.. � , I . . . I ­ : . I 1* I �' I I .. __M - Ic I/ J, ,V _,� - I ,:.- - 11� I . . I / / . . . � ; � ( ,,, / � 11 / \ 1.� I _________.__1J _____ -/,/,/ , /[ A\ - ,�� -- "' " I . I I . .1 , �. . . " I . I * I . I � r . I I . I . . . . ; I . . _____� --- , I . ':�_J ,,l, I X ______ -_ - — — /I I , �, .. It '.. . . I I . . I - / ,/, � a 'i / // \ � :::::� ,, "r / 1. I . I , ... �. .� - I I � � ... _� -.o -, . - , � . i 1 - ��,__ I . I I . .. ��� _. .1 . . I- I . . I I . I . . I I . � I . ____ .. i � I -----,-----�: _—:��/ -- ., �/A�,,,,,�_ I I , _�_ . . / / I I . .. . � .. . ,� \, � 1, o �Z/ I .1/ I � . . I . .. I � .,� I I I � � ,TV �� .. -----' I--- -, , , ,1-..F::-- . ( , . 1. W I -I.,. I : " . I I I . - __< - I . _�__ :: . \ �, )�� \ \ . I I .. . . I , . ��� . . . � I � I . . � I . I . I . I 1, _� I- . I I , / . � <l­,'4b,,4 7 I I � -------.#,' ""I /I I . . 11'.:, . I '' - - I I ." I I 1 I I . . I . . I I - _�Z�-� --------/ 4�-�, I . Xt � � / , �� �, ", I 11 . I .. I ___ _____� . .�� -1 I -, C �-2 , 11 V I . . . -- >-� I . ­,;" '�,. _-.1."'...'. ------- . . - r =--:m -11 11 1 I :1� - t , � � r . . � ; . � . . . .� I/ - I I � - , � ,­ " . ". � . - I . I . . I �W S __�____ � '� .,''�_- ..'' I . . 1. . I i�� _� ",//"/// I �.� ­i ­.. I . I � I . I �. . . 1. I . � ��) -- � I I � . I I.. 'I., 11 �,,�-,, - . I . , . . . I i I - �__ ,.�L�__ - .�. - I-- . - 1: � .".: ;:: " ... .., . �1. . .,:. . �. . . . � � i , : _- I I I , I k - � __10 . r I ", -i , _11A --�-_t I I . __1 , / . I � I-. 11 -.1 - : . ''... I .1 ... ."�, __ I.. I ,,,, - P// 1�1 I ___,_ p'ly\ , I -,.*"- ./ 1/1', , � � � 1. � � . . 1. - /. : 2 �u ��, I � )�_�_.� I` ..ee I/ . . - 1- � - ,. . . . . .. I I I ." " . 40 _ ,_ , ,� � -- -- / . . I � , �.. :-: , � - . I . . . .1 . � . . I . . I r 3 � � 1 3 1 . --- I . , --- ,---�--- I ,_-, _____ / --- . �1� I--,'. � 1, - , I , � , '. �, - , : ,Z.�­ , , , � . � . I . . I � I � . --_ ____1 V - I .1 _____-- I _/ I ,�,`,` ­­ . �, , :.. I �. . I . I I 1. I . 1\ \ \1 , - / �1.11 , - - - I . I I � , : .. � , . . . I . . I I . . . I . . . . I � . __/ . -1 �_ . � . . . , . : , . I . � . - ,. \ \\,��_� . �_� � I . I . t I \ ��N ,,*' ,/ �, , , - I I . . . . I . . - .:::��,_� I/ I . \ / / I - - I . I �______�_. . . . ^ \,- --- � �, .. ..:, , .; " �,�, - I . . � . . . I :::��. - "� UPI I ., . " .,. I . . . 1,R � . � , I �1 140 I :�,, , : ',� , � I I ". " - � . I �, I I- � � I . � ; , I I . . . . ,." - - - . I 'R I . U I / 11 I � I 1� . . . I --- I 1 __., \ � �\ -- -,_,�,,�, - "I � � k \ I �_:­:, :�-. , " I . .. I ,' I I . I I I . � - - I . . I . . � � i I ­ . .� - I I I �, e - , I/// r .�-, � \ - I - I \ 'k \ �/ �. . .­. I I I I i��, � , � , � , " - .., . . I .. . I . . I I . I I . I - � � 7---,--,- - 7 7 _17. , - � 1 �� -///, / // I "I . :� , , , 1.1'� , r I . �'.�_, . . � � . . I I � - " �__ . - - I I ___ '� , ., , "' , . �- - . � I I . � . .. - -, - , �/ I � 1 � \.- r, , ' - I C I � I ___/ ,�;, , I � - . � I . . � I . . .. . I i � I � -1 I , , ["r � I I . � , , . - � 7 1 , - I � . I 1� \ \ . � ,,, : ,- , ., -_ I . I . - . - � I I � ... , :: " " ­� :.'' I.. . . I . I �� .. . . . . - . . I . I I I . -,--� / I /1) " - __1/ ` -7-- " � / �, k � " :1 . .- :1, - 1: . I I . � , A\-, \ ) I N \ , " - " . �� " - '., , " . I . I , 1. � - , , � . _� � . \ I . -,.� 1, ­7 - �.,: - , I "'­,.,�. :,L. ­'. ,� � .'I- , , , .1 . � I I . I . . � I . . ( I , , . I �_"".-,Z,, ____ \1� , 1\ , , � \ - , il , . . . . . I . . I - . . � � ,I'- . . . . . � I . . . , �, . f . . - I � \ // , , ,� , - - , � - , . . I I . . . � '. _� - I" , . , Z/ �,�_ - " . ,i� . I � .. � � i:1 � I 4� . I . � 11 � , �., , . . I . , . " , � % . � I . , , ,�� , I I �E�7<�­,�<,_ J I , , - , - � , *1 *, , '' , . 1, : . . I - I .. � � 1. . I 1, . �'',: , , 1� �11;1�_ �, ) 1;, - 'a 3-1 , � ", . - , �/ / U/ -, . '. " , �,_ .. . 1. - . . I � ; I . �. . :, �`:�. All� G . � .1 �.. I I . I ,- 11 . . . I . . � I 11 I . � . . 1� : � , . . ; . - �. . . I I / I :::::::��,:::�::::�� _� i � , �, . I I � � . . . , , . . . il I . . - . i, i; . . .. . I , / Z_ X',- I I ,� ,�� � . / ),lt ( / 1 ) - ­�� I � I ,: � , r I . : , I ,� ., .. � ,. . I . I I I I I . I I I � . . I 11 I . � .1 . I I 12FZ � � I I I" <>1 I --,,, , . - . � � I �, � . I � � . I .11 , I r . . � � . 1. I . I I ". . . I . I I , � ,,� . . V. I . 2 � Z. , - - � ".-T,_ I . � I \ -- " "-- 1\ - , � ? / . , . � . .1� � .,. 11. , , , . 1. � , � . _�� �, � ,,i * � '\ , i � . . I � � . .- . " - � ) . I I , DA 2B 3 � I . � , .1 ,e ��;r '', .. .11 . - I � I . . ,�n,// /, __<Z7 ,q - t ,a I I � 4 _�., � � . . ­�. �. � . I. � I.. . I . . . /./ Lo.�, . I ,�--�-,,�,�� , i; ��,�",. - I . f� �;, r �'i � I .. '. ,� .� I ''.. � '­� .., , -/ I <� 1U __1 - ,I/,", .1 I 11, ... I i. I : - , � I,.:. . . I .. - . . . . . . 1. . . . 11. "I., IZ7-� V ) _.�_tt;;�94 M . - - ,�'. , (M ��.I� �___� -,-- � It / I �, �, 1� . 1. . I , � , " - I �. I �,__-- I I ��"'\', \ . I - I ''.., . 1_ I ',� - - --- I '�:j­ 1.�:.. I - I . . __­:�,__:� ,,::�z ,­-, I . . . .:. .1 � . . �., - � . � , //,/ .. -,,, I A�. \ __,� , . I 7/�)/)/ � T! / 1, .\ t I . , . . . .�_ " I j � i . 1, . � I � �,, S \1 _-, - \,- \ '. - J \," /1. V41 11 . . I .. !: , I.. . 1. I. - � L - ­ I . . . . .11, I I ��,,X�,/ it '. - \ \ k �:.,�O__ -,­-:��, , \ I _�� __�, f1fil, I . I 1. ..; .... - r _�� ,h.i 1 1 , v\ I I .. I . I I ti. I " r " - . I :, ____�, I .. ,\ .,.,\, -_ - 0., _,� - // 11 , jl::R L 13 � / / 11 . � _. . I � . I . .1 . . . . � I . . . I I I I . I . . . � . , I . 1. . ,. I . :��] I __ - , , � 0 IR . I I _/_ : 1. � � I " \ \ 1- 11 ��, , I I / , la Y \.", ) ( I /�, , r I � , � � I ) , / I j i , I I ., . .. � I \\\\ -, - ---,-- - -- � / / il / // / / I . I ., :*1 . 11, I '. . I I . . I I _� ,� / I I I � ��, \�� � \ re� r:��_J,�!-J I " � , I I - I I . . I I i 1( I . . . ,�. I I I . I I . . . I . � . . � I - - ��,,:��,�. � I" ( , - 1Y . , - I I . � I 1� I . � I . . . . . I " � � , \ / // / � I . I I I . . . . . � . . . . . I . I . , � I . 'I, . . . . � . . . ., \V . ::F . 1-1 � 1 �2_ , I � , -,,- � [ __ ) I . _ _ . I � Reside i ,a : t:�,�. 'I' __ 3 ... / I . \�,\�,,_�"'x \ I �p - . - - ---,-Z/ 1 7_�,2,' /' I ) // . . : � I'. � . `4'.": . . I .. , . I . I . I , I I I . . . I . � . . . . I H. I / X\,� � � �, __, �, , ,' . . . . I � r I - I . . I �: 1� I I 11 . I . � . � �� I . . .. . . . . I I I IR I . � 1W I \ N�W, e\� \ , . . . I I . I I I I . ,.. .1 , � �. I r I �' � I., ,�� r � ­ - I I I . I . . ' . I I R . I . . 1��_ , " - _71�� 1 - / . . . 1. . . 1:­ I I . $ , 11 ,. .. I � � I .. I I I I . � .. I I I . . ,�. . I . . . . . , 'I . , * . .. . .. .. r r / / , \",\\ I \ \\ - ) �', �� I / J "'!" I ) I )�) wl',� - "I T � � I � I . I I . � � . � I , , . . "' I I I , \ // // / I 1. . . : 1: . . , . I . ,�, . . , I.. � , " . �­;. r . . ." : : . ., . ; . _� , - .. . . ', I I . I . ... I . �'. I . . . I - . I I . I . . I '.,�, � � , "I ,� . I � I r I '.. 1. :. �,�/�- . . . I . , I , \, \ ,�::� . " F , , , I �; , '. , ,� ,,� �, , , / ,,,,�� , I . , . . - " * . I , . '', . . I. . . I . \ " � - , ,z ./ , � / - , I / / 1-i- I .. . . � .. I . . . ­ I . . I I ., . :� . _7 , V I � . . ­ . !I' I .- , , I I . . � . I I "I � �. , I ./ I- / /.� , ,,7V,,,-,/_�'���" / / . , I . . .I., � . - , . , . � - . . , . I . . . . � . � I � 1. � . I � I . � _., � I 1, I 1// .,.//,/ / /I / )) \ "'�/ �', /I , , . 1. � I . I . I �� . , . , .-, " I , � 1, . - . / / / / -��r ,// / . . . I . ­". I . I , I � , I ; - , M;� ///", , , "/,/ . . I . . � . . . / / \ // - () �. ) )). , ,,�� I � I . I I (EXisu in I -, I - � �, 1. . (,:., ..I � . I I I g). . ., ..� .. , . . I I .1 � I NJ I �` T, � "'� I . I � . ...� . I I . I . . I . .. . I ;- IR I � \ - I _1� , 11 _ ." / ,, /, � / �6 I , . I . � � . ­1. I . � ­ . . .., I z . . I . ..*,, , , ,� , I I I , I . . . . - .if, - / I �Z , " / , , I// �, I I . I . . � 1, - I I . I I � I - 1� / 'K /� \ \ - \ . - . ., I . �,,, , - '. . I � %, . , ". I :­, I . , I . . � � - . I � 'I'' � I , , - , I /// ,//'� " / / / / / / ", / ,,'��/ / , ). V . I I . . I , . �:,,,�� 1. . � - ,,,,, ": , � , , , I . . �� I . I . - -% ,� I i I . ­1 �� , / I I . , , . . ­ , I I - . '. . . . v . / . F " " /�, � . I . I I 0 i , / ,� -:� - , X -, "'I" I" . . r . :, '. , , � I Ivil, , . . . �� . - I . . . � I . - I � / / / , , , � " , l, / , , , � , , . � 71 _< is � I � ­1 . I I . �D �� , , I \ �­/,/Z, , " .., . 1, 11 . . . I .� - : . , I � ,, :� " I - . I . . 1. �__ � �, , - � �' / 1 _/ . ," , / i I I I (, / / 1A .. / . . � ': . i 1. 11'.11:', . I R . , � : - ta .�� - I r. ., . I - ,/// " / I /,-," " I . . . . 1- I , . � I . . � � .: . . . I I . I I , /�/// . I . � : -...-- I - 1. . � . : � � l, % \ 1// / � / , I . . . t� , .. ''. I - � _.. . I 1. 1:, �'. - "': � ��.; .., � �. .1. .1 . . .I. /11 " "V//,� � - / 1/ (" /I I / / . I I . . . ., I . �_ I . .1. - I I . ) , / � r- , . . -, � �_ ,'Ili ­ ' I . :,.'' _:­�p , ' � I I . 1. . . i " -, 1�r� I -1. . - . . / . , / 7�ff-7!-- /,�- ! �� . . . 11 , ,:'.,:� .".- .. I 1. . � ) -,- I ... . I . . .1 .. - .,�. -, % . .. .. . - I �. 11 I � .1, , � ' � I /, , I I \ -1. / / / 11 �Ml I W, HI�W � . . I � - I � .. - . �_., . I . � . . � . . . � J2 FR��LJA 1 7 / :,�_�_ // I *"// / - _-, � - . I .. . - � I . . . � I'll 1. . . �.. .1 P,/ I . � I \---) �kT-V * // � "''! � ,� � L- - .1 , . - I ,- �. ... I I � . . . . 0 . . . - - � - � . - I � ... . . 11 . .. - I . - . / V/ 11 1� "/ . i "I .1 . . % - , �,� .. .i. . ".� " - . . . I I .. . .1 .. . - 1. . - . I - . .- I I .:�' - I I . .. . I , � I I . . . . . I . 1. . � I I .:,*. ... I I . .� ,- - - . I . ., 1. . I . //// 111// / /, ,, � /, . I . I . �. ­ 1. ­'. � � I ., �. .". - 6,, . . ,:1. I I , � . I., I I , I - . I . . . ". �, I \ " - , ./ / X, I . . . ..... . . I. I . . 1. , , .....- I 111'1,�­ I . I . � � : .� I I - I 1. . . � � . . . � 11. 1. . \ I I � /' - . I . . , . 1. :1., ].. . . . , , , , . �., ., I . 1.� /I / � i / 11 ntial - . 1 I . . . I 1'�'..'��,, ;, , ... I . I __1 I . . .. 1. ­'. I - �._ I .I.. ­'j-, . . - "/." �, I � / . . � �.. � : I.r, 11- I .�... ": 1. !,-, " - , ,��,',. . I 1. �. I 1_� � .� . . . � . �­ � _...". - . (' / MM \\\\\ " � , I `� , � � - . " f*- _ . �.. . . . �_ � . . I . I . . � � - I/ /'/17 . /// I -� ��-,,-- \ � /_/,////,// / ( I � I I I- I .. I . .,�".,:, . I.". 7 � I.. .I.:,. - I .1. 1. ­. . � . . . . . � . .. "r � ­� �: .1 ­ , . �,\-\ \ , ____1 1 1.4, � - -�,f_ L. , . , , . �, 1. - 1: . :, "' ,�'"'%.. ,: I ­'. 1, " : . .. . . I � . 1, I . I I - 1\ I \ -) / "I � I ,/ '' � . . .11 ­11t ­.'�11,1' . : I /,- - f ',-/ �. If . r I, �, . ,� .. .1, .I.I.. ­,i . - " I I � I .. . , I ­ . 1.r ­ . ­ _. I . � - .... ":. .. . 1. :1 ; - . -_ . I -<- - \ \' , * , , /1 f 117T 1 .1 I iI'j / // - . , ._­ �', ­r. I . � . . ".. I I . . %.. . 1. . .. ... .�. I .... I.. - _,,� I ,,, �- �/_o i __ �:.' . , .. , . ­_. I 1. � - 00 . . . 1, V, , ,,--, 1� � , � I .,..,, ,�, � � . ­ .. 11 ,..I - . 1. I . . . 1. :1 I . - �,/\/� / � -I'.", /"I / , ,/�/. I' 'J�­-) 11 �i / i * I I ... .."'. ., I I �, - . .. . 1. I . . I . I .1 . � I .11 \ \ /11 _', �11)). t i . . . ; , �: 1, ­_ - .. . . I I . � . I. ­ . . I.- . .11 ; . I . f /" / � V// . �_ . I. .. �, .1-...... 1. .. I .. �..�.,�.i ;..I 1. l' . I . �, . � .. , . . . . I � . . . . . I � , - 3 � � " / , �,, -,��-,'�, " - / , , " 9,1-1)1 ! / t I I - I . . 1. I . I I . I I I � �: - . 1: 1. . .. . "I .!. . � I .; " : , I ; : . . �1 1. . , � � . I 11 . I I . . . , , . ­ � I - / \ , - , , /_/// / " I I ( � � , i I .. . I , . 1. � . . .; I . . . . . . .. "I - , ,�,, ,x� ////// / / . . . ,: . , I I �. . . , . , ," 1/� �� i . . ,� . I I � � . I . 1. . . I . ., '. �, , I / , , , ,�21�, , / / 11 . I I � �� . ­ I . I . I I � . 77 / \\� -_ . t . �, , , , , 71, , / ,,- � ,, : I I ;, . . I . ." - .1 I I . 11 . I I , I . � . \ , / - - // ,_,,,�, 4, " , " I I I 1��_ , ) � I I . . .. . . : . 1, I . . . 1% r, . :� - � I . �. . I I r I.. 1. I . 11 �. . . - . I - � ..� I . . . . ,.. . 1, . "I , � , � " , , ,. - ,.;, . �� �,/ " I I i I � , . I - x Y"//, / / I 1. . , I . I - ., - . .. � .. � ­ - rr . . . . 1__� I . 1. , . : I I % I / " / �� , � ", � I I /. � . � . . . � `.� � I � � . � ;; . - I . � I � , , ,. , - . I I . - I ; " � ­ . . � . \_� -, / I - , /p, ''/.",/ / , , ";�"/�, / I "I / '! / / , � I . . . . I , � I . I I . , . . I ..­ , . - I . - , � ., . . . . I . . .� . . - . . � I x . . ,� X"', " , I I I ' I . I . I I � . . � � , . . I . I I I / , J"If W p,p -- k / � '� �4 " , - ,� " / / I � I � I I I I , � � . � I . I I I � 1. . . ., . 1 '17" ----, ,//,//."" . /, i 11 1 1 III [" / � " � " � / I � . . . � . t i . . I r I , - ", , , , , / I I I . I ; . �, , , - , � , . I I I . I:, � -, I I � . - 11, I , �W/ ( I I . . , , //, //. /I // I . ,� . I . . I I . I � I . � .1 I -, 1, . I . . . , _. , /. , I . -/ , , , / / // / / I ''I I �Wi I . I . I I . � .. I . I. .., . . . %_ I I I . I . I � I , I . .. I I .. I . � . � . . . I . I . / 11� ip . : VP /)' - ___" � � , // �P, I i I, I -1,� I I . � . I - .1 11 . 1. I - � . . ... . - . I . - I . . .. . I I , . � I ­ . I � . - I .1 . I . . ; . " / / ) / I � , /P, / I / I I - \ I �, . / /, � 11 , . I t ,, . , � I. . , . I I . I . . " .. I . � I � . .. I., . ­. �_ � . , I � . ,. �, - �.. " li . -(�, //1' // !��01 ,//'/' \ //I ,- ­-,',7/'­�'/�///"//' /'-,,,/.//"/ / // // 1,111,111111111, I 11 . 1. . . I . .. I.. I ­....;.. I.. . _. - - .�.,. -1 ... . - .. I .. . I . .1 ,� - I � I t. ­\ - / � m : I./ ,1_111 , , , / . . I . � ­.. I �� 1. - I - �` . - . . - � . . I I . I I � . I I � . . - . . I/ - �. . , / " -."/" " / - I � '*,\ I . . . . .­.. I I I., ,'' I — I 1­'' - I � I. � . I . .1 . I � � \\ . . , /. '' /;/./f / / . I I I .. 1­ I.. I . . . . . . . 1, I � ... . . , \'1_W__�_1 I I /� -�,,,�-/, ", ,// , ''' I � ­. I . � I �. . . - . . . I �./' A tN , / - /I - /I/ ,,� ,,, , / / /' I � I - . . r I I I � 11., /, " ,". . � I ,J/t " / � 1, 1, I � . - . . I � � -, . , '' , . .��,, - 7'. 1 1 . � .1 I . . � I - I . . . . . . . . I - \ � � I ) � � / , I " ////I';' " � , , ' / / / 11 I / - / / " , , I- � � � �\ . I . . . I I . - � . I ., I � � :, - - . ': , . I I . , I � ; - � . . . 1_\ I � : I I , I k I � . ''� � I- /// / .I/ ! , , , � , I . I . � ( . - .. . . . � I I I - W -�� - �__ f- , /I , k,j �, ", . )ii ! � \\ r)U � ! � / ,_ - / / � I \ ��>- � (..L ( i , I ( i . . . . � . I I . - I : , I , L \\,\,\\ / I 0 I ,� / , , . . � � -- , , / / / / . . I . I . � . 1. . . I - . I . . . � . - - . 41y //, i � � I — I � Z / I ,// , " , /, ,_r ; . . I / / , , , / , " i . . � . I I , � " . I - , I . I . . . \ . I . I � - . . I ;Z��_ / ., ' ' / I " �, 1/', "'.", / �/ I I , _ __ I / / I / V 1, I i,-k-1, \` � . I � I � I I � . . . � � , �'. I . . . - . I , . I .. �: � � , . '. , - , / / i �, � ?I . i � I I , , . , , , . I . . x . I �. I � L.. 1, -1 . - . - . I I -------- / I�D ­� I , r� i . . , / / ; "// . . . . I - - _n \ . �,\ - �:�__��, ! j I )� - , - � �) I i�l � !__H`� 'i, / 2 , �]k,�L�,�- \ � - "W��� , i �. ( -,e ,;7 1 � � � �/,/ /I I �1� N )\ . , . � I r I . I I I I I � � - � I . I I I � i, -� , � � � � I I ,, � , , , / , / , , / " I ­ I . . �:: ,-. . . . , . I � I , f ki . I I I I , / / / , / / , I I . � I I I . . . . . .. : I � . r . . � I I I 1. . � �, �. /, I \ \ \ A I ) T f - \4 y I �/ I - ; tr,- \ I , __ , , , / /., I / , // /�",/ '/ . '. ,�, / , , / / 'i , / , � . k , . . . I I . I .1 .1. � . I �� _. - . . � 11 .. I :, - � ­� , , -1 , , I I � . � ­ . I . � I I " , - 1 I f 1 /7, /, ! , , / , / / � � . I . - - I - , � - I . . . , � . � . . - t .. � . . � I . . I . - . I . . I " --, ,-,,-. \\\��\"�,',',,,, 41-L 2 ,� ,� ,_1 , , 7! ii , ;� i� I I I 1, I I I _1 '� V ./ , I � 11 // / " . . � ­ r - � , . I . - � r I . 1� I I ( '/ � - I - . . 11 I i , � I � , , / / i � I , /"/ i 1. ,�k . 41! 1 , \ � ) ))/,)/ , ,/ I - . I � , . , -� �\ , / \ , � !, I . I ': � . I � I � ,/' , I t ! k � I , 5) � k � ( � I I . i k I 1, .1 � � . . . . � .. I , �, �, .. I � . I . � � . . I . . . ... . N . I \ I . ) il / ,/,/ ,,, " - - - , J­ I I � f - , I . " f / , V ( (, r �, , - I t :, I . � � �, - . p i I . . . 11 , I � 16 11 .... f 1 1 1z 1 / , '/,/ , , , , / / , . � . I � - , � ,,�,, - I ____ , I - I I I � 1 11 //,/.O,' ��4 � �. �,� "I '�,, I ',� � �, \, k\ \ ', � 1, ,\ ,� � � i , I � � / � / i� i , / , ,\"" " , - . "I I . I . f I I I I .., I , . . . I � I *1 , 'X I ,,, " ,,, �� \ , I ( ( I � , I i / - I I � I I . � i -- � J / / / /- , -.",� " / � ;) � I , 1 I . '' - � I : 1 . I � � ,. I � 11 . . i - - - . .. -j-, \-,/ "",/,/,,I / -"�"-' -� (,// - im / -, -_ - I . , I I I . � .� . � , . t. I N , " �, , , �� - �, I . I - .1 I � . I : .. . I . I I . . , \� \ , - qi,�_l /� � � � I -), K .1 ,� �, � � - - M -_ - I .. .. . � I . I ... . . . I . . , ,� � I ,�_Z' � f , / � - �/ � ��), , � . I . . . . / P , // , , , " 0 " � / llz�,�".�,/V ,�ele;- - . � - I L . . . I , - -_ / :-- S��,��____� - "_ - , / ,�, // / ,/ ('<�, / ./ / 0,4-i""Y , , ", / -, I � �, �, 'i . .1 . I . . I . . . I I . . I . . . . I r �J . I // /, // / I t1l, 46,,T_,:Z�_�_- . - - - I / I/ . �/ � . � I I . I I . . . . .. . . � . . . I � . / . // / / I ,�/,"/ - � , , , ,11 � "// /// , , /, ,'F , ,,/ '/ / / '� f, J f / I . . I DA,2B-2 _/. 7 / /#//, �, I ; . . � ­ \ I // ,� , 1) , /Ij I i I I I . . . . i . . I . I I I I I . .1 1. *r .. V /// / I I /' "i" , ./, -r.r I / , � , . . I I 9 . � . ( , / \ . I : . . 'W" /� .. '. . . . �_M_ 4i �"/`,// I _:��. - 11 � - 11 _/�"" / /",//, / / I I I � t � " � . - . . � I . . , . Z, . I / �__ _�'�",_� /1""k( I / "', I .. . - .. . '. . I . .. �­ , 4, . / P >0-_Z,�",­_._ 9/`1111f/W!FxW/.,1 W , I/ i I � I I _.- ,­ I . .". - . . . . . . . I . I I I , , \ . I . . �J " k � �n I I /// � 1��Q(l . I ,:� "I ,/,) " �, -,,O, y (' � - I. i'-1 � � I I - � 1; I I i � I . . . . . . � , - -.:.`_�­.� " . I . . . � . _; .. � I . 7 i , I . 1� I . . : . =_ I - -�,- , i . . I . I I I I . . I., . . I . � I / - "' ,�� � - , / // ////,/-"".-"�, . - , . � , - � . , 11 /) . .Residential" I _� .::::::�� � It � ' , - , I I � 1. 1. . . . I . . . I I -__��,� , ., I/ ) . � � '! �� ; I I . I I - I I . �- .� � : , . I . - I I - Z��::�/�///),,/4WF / ,�, \, � � � , � , / , '), ( I I ! , . . I � . . . 1� . . . , � (� ( � I I . . I I . . . . . . I I . . . . . - I . I . � - . . . � .1 1. // 7 f , , - / /////�/"-� � �� �' I 1, L E G E N D. I - I I . I /\ �\\\", - . .;1! i i /!)) il ,,, . I . I . I . ... i., . �:� -, "I,- - . . . I � � '.. .. . .\ �__.�,-1�1_ ii(, P,,;E�­,- � -- -- - � " � \'J� �'k �)l i / I . I � � .1. . . . . .... � � . I I . t - . � . . I I - VJ L, e__�) i I. ./ / " / // I I . � ,_ I '/ / " ", 4 1/1 , " ;,, I " � 11 / I f ,� � / , i I . . I -_ - - - _____ . . . . . I . . . � �� . .. I � . . � . . . I . I - � I . . / I " _�-� , - ,-,,,, ,::/�� /), / // / I i /' , , , / " / / / / / ", , , � , . . r / i / , I . - . . I , I � I . I I - - I - I . . . 1. , f\ _ '/ .,%-:��',-',, � , I '/,,, - - :, >�� - ��, -,: _-�------� ­, " , 4� '17 / . . � . . : \ I -��:� - :�_­� 7/�/// , / I . ; - , I .. . � I - . I . , / 11 " , , i � : � I . , I t -i.: . - E i tin I , . / I . . . I 1� - . , _ I I I I � '_ - - - Q . ,�, - " ,,� , � , . '. , � , / , I r, � / / , I r I T. . . � I., � . . I . I . I . . � .. I . I . - 1 7 . r-�-��Q, - -�,<�- I . . \�,_ ,_._$�11� �11, f / /` / / , 1, " � " , " ", , f f / I I l I I . . I I . � . . I I . . q : - I . . ,. . � � .., .. .. _1 , , I I I I .. . � . . . / , " ", " ',- ,,�,,' . _-_7 . 1. , , /,7,f 1 if / / / /' / f " / i 1, . . . . � I . . . . I . I . 1 3.511. 1 // I � /. q, , , - r ; , I I � � . . , . -- - I 'r� � 11 . . .. _� 41 � - - . , -,- -,, , " . . -1 , �( x s ,g) . . . .. 'k� _ , _<:� ,� , ,_.iW,. . . � , " . � , . . . , \72r / - , "MiCi �, / rA�� �� ! / " . I � 0. / .7,//// / / ,�� I � . � . \' , //�//,�, ,_,.-,:�/,�, � . ; I "I - .. � .. . I . � � A �\ 1. -_ 'O" %LJ7 \ \\ r X,W* -1 , ,/ , / C . . I . - I 11 I I . . . � , , . J - \ - U W, :�,-Y� f( �, -.--, - � .� -1 .� _/� , , ,� /I ! ; / /" / " " / / /' / / / / . . I 1�. i I I . . I �. I . . I . .. '. .. I .1 . . . � '/ , , , . - , 1� � "'� , - / 11 . I :�,Y� 'o.., ' ______� _'__ " / I / , /, ' , ' , / / I I . . . . , , , . . .. . . . - - - I J­ � . r . . � I � " - lell'l - /, / -, � / � (CET QN, 440K �, � " �r�� '\"�*"�'�'�___:_�_-7:__ ",�--:�--��'/r/"/"/�'/�/'.�;� ,'/'[" J , / / ,,� / / / ,, - - - - __ - . - .� M Wk a � . � . . �_ . I . � . � � 0, �,F, o '1V 'f� f _ , / 1�1,� ( (� �_ - � I )) ", Y / // , / f � i " ,,, /, / I I . � , / I- I �, I . . . I. . . . -J 11 ­.�' , " � , A, ' - / , � , , " - ,-,,, " // ., . , . . � 1-i 11'', 1 ` / � I I I / I 11 "I , / , , " P I r, i , ,,, / / ! ,,, I / I / 1: . . � \ \�\�,4v 1 1 ��,____,�, I - 'r , , � - . � \%\. I I - . . '1�.. .... I .1 . : � � . , _�>Z�. \ \ \ //`O��o��`/�X�,�.,, � N�_)'�) '/,/��,//­_­�,/ 1*_�-'_'%-'____�� I - __/ , / /// , , / / - . .. e . � . I . I � I - . . I , I I I - "W, / ; / , , 11 /// ,/,\ \\ 1. �_ � _�:�77E��- _�� - � '71 '/ '�, ,* �� / I I I / , , / f I . . . , , , I - e . . . � I � 1� __Z�_ I - ,- e"/o , 11 - . . , I . I . . . . I . I . " . . \ , (,;�' �/,�/g/// " , -, ///, " " ��, 1� -- I,/ 4F-1, , - _� �_�,--,­- " )l � I I , . I . I ! I .1 � I � . / ,� . ::� I , '. , , ///-,- .',// \ \ _�� , I 11� , , / / 1, , / i � f 2 I / / i i , � , I . . . � � . , , A �, �-:i:i��_­,,,�:�_- / � , � , / I / f " � . , I I . . ,�_ . '. � � . / . . . " a � / / , " // / - �__ r,:_­ 0" ` / / / It / / /` / / " I , / " , I f I I ( . I _. I ", � I . '. . - . � . � t �_ -/- 1 % , / 1) F\V\ ,';:�, ___7 . I - . I . � .. (1.V_ -� * �_�)_J . P / / __7 �__7_� ___ 7�� -I - 1/1 "////" / /, ,- i I I I / .;. -1 . .� , -) Ill" . ��//�,�,/// / .- , , � .. - � I - _. 11 / , / / / I ,� 1) / i / , , , , I '! _�",� I . I . , '11/ / .1 "/,"//`/ , ) ) , - - ,,-,-, � � ��� ��_ '3;;�� - � �;�� - I/ I I F, I i i I � � . .... . . I . . I ; . . . � ., I � F N I `�,� 0 I i` , - : � . . I.I., � - . � / . . � I I %��_A? , e \ I ", I - , . / / I .1 / 1 I I . . / )�,�)�\��,_ -,--- ,/ . . . .. /K ///' / / - / ."', , 11 � � 1p -, , " / I / � / /,Y �, \ - . . , , 11 , , 4�2_ 7�i_ - / , , I . /. / 4 '/ � I F ; V I I 'I , - " � " �11 ,,I .. \ ­, ; , / /I " I ___� , � - - . ­ I I � � I � . . - . . I '. * --�-, � - - f I '. - I . 1. I . ,��' " // . �� - . , � . I . I I . I I �__ 11 " ,,, a // , ;��7,!� / - I , I . ., I / . � I I � I - \ I , , / / e � � ��, /,, .� / I I , I .L_ - , , .� - , I I , . . . --- ',,� -0 /, . " / / / -) I I � i I i `\ ,�,Lol . �. - . . . I I . . . I I '\ - . �/ ,/ , , / - � i / ( /I / i 1 �\ \ 11 . .� .. . . I . . I I I . . I I I . I . . . . - �� ,. / _X_,�/, e _�,2, , '--, I I ,/// / W I �/ �\ , , " , - ,_ _- / i I I . . - :�� \ \ , 1� . 11 -, I I � �� __:::� - � 1, \,"\, ,,� � \ , \\\ \ I I - ,--- - '�, - � I , , , __ - � �, "I ..... ��\"�:,�,�:::�� ____ _---- I I 11� � \' --- . . � , 1:��,,"�_'�,_ 1, , , \ I , I I r�_J I , 4-L /" . _-_7�-- \� � C,.,, � \ .,::� - - - ,-.-- __ I � ,� I 1�', I I \ \ , " " \ \,\, \\��,�\\\ \ ", , , \ \ \ \ � I �� I ,,-,,----- I LI \ "� <:::� 11""': ""' \ \ � � I I I i - I \ � \ \ , I -_ - "" L"' \\ \ \ x - - - � � I I - �, , 1�� x \ \\\\)4, 1, � - ___ . "\,�,\" \ � ,\ 1� , 1� , --- _:::�, ...... - -- - . I I . I - � , V\�'- \,\- I I N, V __� '­ . __�� I I . " . , \�_ \� , 5� ;� . � , -- \\,\ , , �� x: � 0 I � �,"IN\-1* �11, � \ -- / _____ , 10 - ',�_," 1____7l/ _��5 � \ - � _�_� \ " 7_�__ - __� ., I , , . - �,\ �.L ,----,- -.- --- - I . I - �, ,-- - , � ­1 - ��, . -, �,\� � I,, \ �\ �11 \1 J1, , , � - - _�� 1�1�� ----* \, \ � , I � \ .� \ \ \ \ .. I � . 1\ 1, ) � , , , , ) , �_-- . . . , ,;- . ',�' � �, ','��X" "_��, \ "'V \,\:,\ - ----'�-_____ " "I, I 1;1� I 11 ,�,� 7W Pi 1 --- - lft� - , \\ \ )� , - --�L�-�­�_�-, 7 ------"-- � ___� , i�i; / �_ - _-, .,- - I I 11 __,,,_� " '�_ �_� I " ",.\� \ ,,��' "' ` \ � � " � I , I- , ­�- ----, -t-,__ __� - I �:� / I , / 1-1 ,--'- ,�_, - I � �__ \ - I - x . /1, 4v_[�_ k f (( L " I - .. I - 1_� � __------ _______­<�,,, , ,-_� -__ - . �, " \ ,\. k" , ", . . ------I- // / . .. / , / "�x - I . / - ­� -.--- . ,\�,���­7__ � , - - - --..---I_- I // , 1-11 - �__� ____ ___1 I I I _­� - -_ I , k \ I 1��_, " -A 11 / .1-1 ,---_<:� -- 0 1 / ,_,� P W -,-,-:\��,, ,,----, ._� I . , __Z:7__ - --- . : W_ .1 I 11 ,\\,,�\, �,, �-- 1W I �_ I 1�, -1 � --- �( 1� I- . --- , T-�,x ,\ :1,1�_� \� \ k 118_t_�� _� � - __ I , _��_� 'I- �__�:_ . - . 1/1' , .� " 7'�f 7 , _,:::,." ___� L t I , � _.�, �'- \,..,--- ,, - N � , - - - - ____ - __�� I - - ,----- , �� � , 0- , / , fl-,x / /, . ­�,�\\��-.4.5--_____ �W'1_ � I , _,,_,��,x . � , . ­ - , ", --- __J. I - . .--_ 1� �� _`W, - , �11 ,��\ I ______ I "��":' � �( , \1 _L�__�_----___ I ;.1 . �""�- I ­-,."�_ I / ., � - - _____ �. I I­_ __ - \ I . .1 I I ,� -L-­-��_- I I - I I . . I � I .. �11 lb '�, �% . I — . " I I. . � ,� I � I . 1 / / / �6 00,-, ----___ :::�-_�---_ "_ " � 1� -1 - . . I �- --I-,-- I � _:��_ 11, _0_U_n ----t ----*! I _______ (-' _:�, I Z__ �� �__, a 11 ��_,\ ,� - / // .., I/ / " �, 111W \ --c I I --- ­_ - �, v I :::_: .---- I / I - --- - , ��, �.,:F�7:- � ��. . I ,­­­­_-��­ 11-- . I - � 1_41'_01:__A___ / , _rw,1111�__ - - __ I ­_ I 1, - ,----�----�_, . . . I - ,_ 11 I I 0 I_ - �, - , - (,_'�� , ,V'/ / � -- �, / 11 - I I , / // � .% ----A �) I ------- � � ------,- � ,__ ._--__�- '-'-. . I I , , '1� . - h \ '­­�'­ "_­-, , I., -, � --- __S _ ,- \_ / / �: , I r '+4, " - - - / , I / ,,- , , -1 I ��(, 11,�\ I " , � .� , I _-, , 1- ______ --- . "� / ) "I /'11 \ \\�,. , , , ___1. - - // . / , / ,,/' / , �//; , _____<,1�_,��x__ - / / / I , 1,1\ , __�______ "" I k\ � �, , 'I', �1, 1�,, 1", � -1 �__",__ �__-__�____�_"�___ � - I / / /., . \\, \\ \ I \ - _�,_ 1, I , . I - "\ �1� _� - - �­" -, 11, , �'\ .__---- -J --- -_ � 1"� - I \-, -, --. , I , ,�, . � " / / // I , - , - ,-,\ ,/., ----\ I I \, � . , ," " \ 1, \ \, -- -_J - ---,-.-. � - / ) , ,'� , � 1, " , ,,-,'- I " \ , - , \ I % \ _______ft__ / , , " , , t' "" * I --'-- . \N,�\,\\\ \,,-� - " � � .\, \ _�___ � - __- --- -- . ___� �, . " �"// � "I I / � ,-,-- L z:� , �,\" I , . 7 / / / // ( ­( __ �__:::: 1-11 -11 ( � �� /'t" ,\�\, I �", . - - - / 1-1 I ;,W / t \\1 , f / / -11 , I --------- I , I , \ _-, ,-,---,---- , I "� (�/, , , '. 4�­::E_ ,---- _,::�� ,_ I �0 I:Z� igaa.,v, / � 0 �� - , � " � -1 � 'o, �, / , " (, �, I / / __ I Nil //l . .1 �.­,-- - - ''I I " 1'\M,_,..,,� I i \ \, '1� ___', ��­ _­�_____', ,_ - I / /,/ff I I ! T/ ; � \�l \\ --,, \_-_-_----t1___, - , � / 00-11-', _,___� I � � ____ IJ ---_----- . � , , 1117 " A , � -_ -, - " , - � � , - I /� /­ , � , I -I-,- _____� .." 1,� \ \ \) � \. ,________, -­_ ____, . __,�.___ I I/ , - I "I " / /* //// / i -- " ___��\ I � \1 , \ I- __ ',�_ _1_1___R_ - I,-- ,7-,A- �,,,- /// �"` / I ; � , __ , ) N , " - - -11 / , � )/j ,\ I � , --_ '. 11 I / I � � � I 1_� 7P 3 / � � \ \ I � I / I \ 1--,-) I ) ) i I ) ; f - ,_ I 'L " V , It , � I � ". I '-_-_______-----�_ � �, I _', " -, , , - - , � - _ , - -"-, __ , � I / _�__ I , - , / , I i - \ ,� . ,\, � I \, \ -,,, , 11 ----------- ­--- __� � 1, �, \, ____ ----i - -- , \ - __11 / \ I I I � __1' I '1� / /I \ I \ ,� ____, �_� - I � I . , I � - - ;��____ � . � . 1�1 / // � ,.-_� , - ) � I -1 \ " - , r - ,� I 2R � - , - I ,� 1- \ � � 11 1, �� - --- -_ 11. '_____-��_­ -, . --- - I --- ___� IR ) \ , \ \ - - " �, -r - ___, \ f , ____�, / // ", .., \ " , - I , I \ - �_ -- -- ---,- .�_ -",. -,\ --- ____ -1 ____ �, -11. _" . � I I - , � I \'�, ,'�­ ",\.> "� W- -� -------- / \ ,.�:::�:��:7_:�_ ___:�-,_ �,_� ___�_ �11� � ( � ,____._____,�/ . ,-- / I / \ %,-,\, , I I I I k--,/) - A -,,:. -.- -� I � f // k " \ I - - -, '-- \\ ( - ( � - , \ . __ � --t � I ---- - I I 1-1 _______� 1, - - _-, ;;� _���,��,__�-, --�_ . - — - ----_ ---- ____ �_ ____ - __ ___ - ". _____ -___ � -------- - , __ - __ __ I t - __ - - - _::___� 1 , -------- - R 11, - I/ ____ - __� . . I . . ____ - 1__�:�_�� -_ / �, � I � — ___________� .... �� I . . // I / / / // I ____,____�� ( � \ \ // I / / I A,-41--, �,_�_�,__�f �__, I I ! / \,� -, -_�, " - . I / I ,__��_/ , -- " , --, . � / — I --, - , -, -, ---�7 I - , " , _.W " I I i I 1�;r",�' I . . . . . . . . _. . � . . .. 1. .1- I . . . " , I " I " / I � \ // I . . . . . I I . I - . . I . I � I . � ­ . I I �. I i I � I _. 1. I E , / I - , . / / , , I I � 4', , ---"!"' , . . I . ,�. I I . . I I . I � . . . . _. N I , OF I � \ , /1, ",/ -,"", / / I 1�1 � � i . .. - , /" J / , ,.-�/ /� "/ �) - " , I . .1 . I.: - . /. ��. - - / ,��,,,�j ��,`�5 - I . I I . I I .. . . 1. fA .,.,( ./ _��_ /"////�' � N � '' 4 1 1 . I ,//,/ "YX . . .. � I . I . 1. . I ... . I . ... . I- :NrffM--,,,\ � � 1, I � (� . . . � . � " � � . ;�, I / ,/111W.J.1qr, --, I.J , I �, I 1, \ � . . . " , , . - - . . �rl/"'/,/ , '?� (" .I., I " . . . I I''.. I ... .. 1. . I I . � . . � 0 1-%vil;'S7--,, - I I , / \i,�, ,/, / , ��,, , � \ I /�11 Ile . . . I . . .. .. . I . K ..., . . �, I . I . . . ..� . . . I 1i � / I �_� - _� N, - I / ( / ,"/,?, / " " . / / /,4 1 .1 \,\ � V � \ , \ 11_�721 �� __ , . 1, . : I I . . I . - . I I : .- I � ,. . I . . I . . I I � -, � C) 7� . - / / , /fl, J _��, " � " � I . i, ,1 � I I �� ', " � " �� \ �� � I \ � / '. . i '. I ; . . I .�-_ I I � . � . I � . I ��_, I ,,, / // / ' ' ' / / 41W ' / ' / 1\ \ � ".., " � ,,1�7'� '11\ . - � \ .� IV \ \ '. I _/ I "I . . . . . . . I .�. I � I I .1 � : I �. - ­1 , " I, _::�/) I � 1, , � - �,, 4 � r:�-�-\ \�N t , -; - : . . � / " . I . . - I I ) � 1 ,- - . I -, NZ ,��,� ; , _.� \ " " , , ,-��,__ I I . I I ( lil) i4 �� Y \ , , / I ) 1� � � , \ "I,/ '' - -- -- - - - - - - - - - - - - . . . I I -, . .. 1 I . . � I . r I -_ . I , I I �, 1_'� ------, . I � . N, \ , . . � - . - . . . I I I . I I I �� . \ IR I . 'W/ / / - . . , I . I it V� 2 1 1 1 , AIL / , , \ x`-�,' , " "', , " - / , � I ) i � - \ 'A \ \-/,/ x ---- /1, . V� / Z I . . I I � '� , '��- 1-­�,_�-�-_) , I I li '%, ''I I . I . . .. I � . I . ,.�_ � � _­1 - I . / � /. � �� ��\\�' �� -, 11 ��, , L I I . I � I. � 1" . Z��_ � I I '/ / / � I . . . ,- � , � \ \ / . , I , I I I .. I . . I � . - , // � , � . 14b I I I _� � - � .( I � - / -., , ,� , " i , . . ., � . . . . . * J / , / / 1. .; . . I . � ... . ." :� . .1 I 11, . . . I . I I . . , I. � . - ... x z / �., (7-1 , � ,�, ,� , / . I / � � \ \ \ -\ , �:* �, - '.. � � ,-. I . . � . � - ! I I . . . . L \ \ � - I /,/ .'�, � // / ", / \ I-, -'---, - ,,f Sf I ,- l / \ I '� I ,;,��; \ ­_0 , I I I � I � I . . . . I - . . , , I �, � - /�,�,/� , /. -- I ., - , � � �_, -7 j- -- - , , I , I . � ­ I . I I --, _J . %:1 ,\��:��, f , , , �� � , I . � - I , ; � I . . . . . .. � 11 ".. .. . 1�� ) -,_� - IN, �\\�\ 11 N t -, ,�, . 2R . 1 1 1 / ." / . / I 1, " � . � , \ � , 1 � I J / / � . I I I i \ , , . . . � - , . . , \\ , , \� (� I I I , \ I , \ I : . I Q 0 i � 1� \ ,\ / � I . . . I ".. � � ,�\ h � ... 7 11 I/ / / / I J k � I f� , / � / I I I \ , I . . I . I � . \, ... ­:""z -- - i ? y _/ �� / _____,,� � I � I . . I . I I . . I I . I \ " . I / /� , T $ Ar \ . 1, - . .11% I �. . . . . - I 11 . I . . . . . I 11 � . . . A - ,,/- , ­ 1. '­ � - I ,/ I ., /� ,-, ,. \ \ \\ . I � I I I . I . I J I . � . � . I - ) I i ) - ) , ,4 - � . . . I � � . 1 �4 1 , " / ___� "'� , 11 / / � I ( I ., I . i I I I - ,� � . I - I . .. . . � 11 I . ? I /____1 I ,� ------- , I -,� \, -\ �, - .1 ) 1 � " / / ___11 I " / " f I " \ \' _� .f I I I I . . � . .1 I - � , �� i \ " I I � I � . � I .� . , � . . � I I , I . � ______� - frz�_' ____ / I I \ . , � F - . . I � . . . , . I . . I / W". /­ J�Arzi\fllul . f � , , -_ _____��_ � - / `// "Ad, Iii I / I f f I k �� , \ \ " . I ; I .. . -1 , I . . . . : * - - - :_� . Y / / - .;;F��_ \ I . I � , � 1I � . �' , - I----, / , I t � / I - I I . . I , . - I �:�� z / � , \ � I I � I I . I . .. \ I ��'/, I � � J � I \ I � : I I I . . � . � � .. I . � I . � . 11 1, � ')ki'/ / - -4 - , , , T 1' � � "\ � � � ( 1i - I ;1 i � \ , "I . I . I % . i I . . .� � . . � . . : � . � . . - � � . . I Y � � �'-��_ �::�-�,/ /- //z / / 11.9 A. i 1. . 11 I - - . . 1. . I I .. :: . � 'R . . I / I I -- . - /// , \ k I \ \ 1\ "I \ \ ,11z / . I . '� . � � � .. � - - . :11 I 1. � � � . . I I . - \ V/ 1� /I // ii ) U , \-�- .- '/ I I \ , . \ . i I . . � I I * , � __�, /// /' )�;/, It � \ I V. I I - I . I I . . I . . \ i I 1) I / I / /11 � - . . �% - ­�, - - - ,,, I i \,, I \ \ . \ A I ,11 I _____ 11 /, , �. I �, ;. I I , - . t . � . . .� I IV\/ . 0" I I / , ) , -I- \,, �-,, 11 - / I/ // // I-, � I �1 V I . I.W I . " k 0- / - , / // - - . , - \ . \ \ - . -\ , \ I � I % . � / .- , , I I . . . , 'i � --) ) --i . '7� , // I Ill/ / / " / __T - -- '\ --,,,, \, ,�� I I , I I 11. 1. I.. ''I . . I - - . - �/t.� (\ �� -, .! -- --, - . � , � , , . 1. ­ . I I , ''. . � I � . � . I * . , ( I �X,/ //,--_,:""::� " /I . I ) // / /_ - � ,. If 11 I � 1, � : . I ., **%� -_ 11�ky �.�_­ . /,�,/ .--,�r- ", \ , / � ,/ /' . � . I - . , � � . . I . I : . 1, � . , ­ . . - )4±,�\. , ,�, �'/ .� 0 1 / )) \1 � \� M", ( (�t , , .1) � � � li'l ,/ � . 1� 'el, 'I\,--- \ � ).-) - .f - 10, - >,�� I . I / /)�., " , - . I 4r, / 7" -7:��, �P \' , - I � , , , - - � '_ --",e' 1/1 -- ----/ I --- p I . . . . , - Y - / ________� . , � � ,,�-�� I , , �::7 ) 1 . . I I . . �'­ . . i � , 1�t�� \� / ill _` - / / �/ , , � � � " �_�.��__ �, ,, _ ,� "" / I / . 1. . I I I . 1. � , , I , � , , . , -% 44 " I - � , " / 'I , I . I � . , ,/. , . r I / , , �� ,z�,�_,-,� . , " I I " / / - . I I , . � , r1%. � - ,�/ �/// / "!'�,­,,-�, 0, , ,::�� , / / . ... . . . � . . I I .x "I � - , � I I \N / , JR I , / >__::f� - , ,�'. �r / ,41 / , / , '. �a / * , ///,'.'/4p' � . . . ,�, 1,� I // , / /,W ,/ 1J_ ',�____ '-_­--,!/, � �, / I " , 'r r If .1� . . I �,>, " �', % -",,� -F " \ I\ � � < / , .. - \ "4 " I / .1 I . . I � . - � ,� , I - . � . , , :� _0�_�� /, ,/ , , , / / I I __ ==!=__'_)Y1A\ / / .11 1* /I / I , / I -____�__ , , . . . , / / "A \ -7� f f �/. - // - / / / -1 / / / / / / / , I I \ " " , - :::� / , , - -_ , / , ,----- - '4\ ::�, - I / / /' " , / , I 11 I i . . . I . . . I I . I . , � I . . I I \ . , \ ` - , - -1 // �;� � 1\� / / / / //, 1 /� 1�/v///, / 11 , I I . . . . . � , ,� ­ _7_" , J 1 7 1 ,/, �, , I I I �, . . . . I , . ''I 11 ­/ /I / / / / - ____:::� �_ / I I // / , / / / . � . . � . : . . , _: z '/ "//"// / / / ,,, I/ / -, 11 -,,�- - / / ,,,. " / //, .. . , I I , , , , / �\ . / 7--:�,�_ � - / �/ . , . . , - - -"/ /� / / 1:�_ , . I . I . I . I . , " . ..__001* I �_ . .1 I . " " " , / /I) / / / f , "'� ___::�� � " ) ) I � A .P ,;, i � I , . / . , , I . , , I . . I : I I : . I I I I \ I 1�0 " � - �, / !I / / , I A4 ___:� - �� / - .�' �' " I / / f / ,I / / / � � . I I : * � . . I . . _______________________�_ N-11 - -, \ ., I /"/ Z/ / / / " , / / 1__� I I , __ - & , I / . � , / " � / / I / / / I . , ,P' 't ", I" , I � r / / " / . . ( __1 � /' , , __�_ /I I , ,41 _, ,,, " 11 /` , F 1* / / / / , . . 7 5�,, -I - / W. I I I , _ :. . . .. I . . . � . I I I ', \\�\` " �k - __:::��::,: . �� _� --- " " 2P '0��, --- / , / I I i , , / , ,// ,-/ ,--- � / ,`,-,,--,// I , // " / / , ; . I . . - I � I I . 4 � \ \_� :::::�,__ " �' I -, / / Z / I-,` - � I '. / . � . . . 1, I I . ",\ \ --".S7, \ -, -- - ____ I "I �,_ --- // / I /,/ / '// / � � ,/ , - - I I / / I I I � / i � , I . I I I i . / / "I ,.� /I ',Ile ,/ ,, " / � � / / ", " :_�f/ , I'l)"; I - I " . I . I I -- . *1 � [ / / I I � . . , � " I/ � -�­,,___ . I , I . ,��, -,\L, , ,�-- / ��--�J /)-"'./_/1// //,/Z/ I ,��,_---�___--,/, / / �, / ,,- ----*,, I I/ esi, vai . � . . � , , / / � i , " '/, " /11 / / // / . I . . . I . . I _-, . . -w/-,_------ '//' � � -�,-,'1,,-'.A%#1 / / . . . I � �. I � � .. . �� 0 . >,, , , y ���J � //, -1 V/, /, . " " �, � 7 I., I . I . �. .... . .., \�\ ___," - , -- -_ ,*T1 / I / , 'I., 1, 1 / - ------Y' ''//, //,/,// ". / // / I . ) .11 I I ., � .. 1. I . . \�\\ I � �J/ A' I � 2�\ 11,\,��: I'(" - � � -,-,/ , / --��/ �),)�� // ///,4v� " ,/ -7 /,',-',,­.//./ / // / ) 11 11 11 . . ... �, . . . . � 1, I' �, \11�N� �\�\ $_,�_/d� �, �1: ,,'Z,,,�'..,-�� I I //)) )- ,- 1� , , / �__._ I / / i '' � I I (I", I � /,/��-�',-- .,/ / / ./ ,/ ,.-.,. . � . . . I " 11 1�_:;:� 1�' / / 11 , ,,, / / , I 11H . I... - � I I � - 'I, I . . � \ ,/ i �,'l \ ( .............. � - " // - �� _� I. . . . i � . , . � ,/ I �i /� , / / I . . I I i rl -// I " 471 ` I I / I � . 1. I I 11 � .�, 1. I 1__­ - -��/','� / /11 I 1�' /,. �/ / " / / ,//�,, /,-��,_­ -- I I , /111' '' I I � I � , , . 11� . I I , / / / " . : 1, . .. . I � � , "I."" - �, / - ,.�� I � ( / _, I . � .. . I I . I 111;'11"', ill"' " I / _::::::��"//", 11, / I : I / / I I / / I � - 1. . . . � I I I I . . I . I � 1­1 111 - . , / . � � . . � . I... - . ., I' H - /1'. I/ � / '! . . 1. I 1. I I I I . � 1, . I I I � - - I . ". .1 ­ - ; I si i .1 / / ,. , / / / I ./ i. / H, � I I — I . . I �/--//, , I � I .1 . - � I . 1, �1_ 1�1 -1 - ", -, , / / - �11��,' I - - - 1, . � -1 ", 11 I , / I / / tr, I ­ 11 '. . � � , ,/'Y , / z �:,,� � . I . I . . , . I ,-,.. � "I `� . � I . � . . I I - li�(-; , . ((((�,// _�_ /I/-' I � I .. � I . . ! . - 1. , I - . . I � I . ( 1_---� --,,�/, .11 1� JA,, 1, -_____- - '� 11 . I , I / , I : I / / / / , , , UMZ . 1 I . - - , 'I I / f 1 I �, , I 7 / X , ", , I , , / i, / � I , t I s -_ __!,, �j )� , , / / /I ) I i / �J - � , / / I , . . I . � - "I � I I . I - / , / 11 I I // I I / / / / . - . � - . I . I �� � ti , �'� , " -­_ .11 , I / / / . - , ef.1 _� - / , - � I I , , , / I . I � . . . I . : � I I � Y�// /� �'J 11, (�'/ ----,, I / 't , 'y' , - � � I / I , I , , I ; i /J / 1,1 . � . , .. 1. 'i �\ -�,,�,_ --' 0 , /./ - - / i / f t . . � . . i ,� I k I it, ::7 "// "r /./ k-�� i I / I 01-1 I ",-/ " , ,.,, , I I f li I " I I I , ____� 1�/z � I - I , It / / � I 7�, � I � I � � � . I . IR I \ , --- /"� "I I,/ I I 1 i I - -. -� ,;;"�// ,� 11 . , , I � . I � I I � I a I,/ � , I I / I � /, / -7 I" - / I . . I . / I " ( .1 . I . . 1 I I .1 . '. . i I . I , . . I __ - � � "I '( ., 11�f i , I--,'. __� " I . . ­ .. I I � � � I . . Y�f It (( ��,_ \11\ . .. .. I � I . Z, /, � � � / � � � I , " � r% / , 1. . I Project yf ,,-�,N/ I ��./'��/�,,�', I � \ \ " � ///, / / / , - . . I.. I . . . . � .. - . / Q. Ll�=,Ilr_ / ) (� , - E`A, 1, \ 11 �, . I I / " ////// " , , I . . . 11�/ . I � ,IV_ \-\ -___-� / , \ � - . " '', . I . . . . 11. . I � 8 �, \ \ , � \ 4 // / /. / � . /I/,/,.,/./// / . .� I ''�', . - ,,,\ \ _/ \\ 11, , / / - ___� - / - \\\ \ f I I . I ''i ,.. / ��_�:-�I\�\ \ 1� , %\ \ � \ // 0 -­� / / I/ / ­/ � I 11 . 1, / . / N� ,_",�`//// / "', / I I , A / // / I/ , I . . I 1. . - - ,,, "bo ___ 1___-,� , - I Z// "--, , '. / , if," _/ , / /Ir / i'll, 'I'' / � "' � . : _;P ;;�� - - / ,,---��, -- /-"�!��'\��,\ � \ . . - . i�,;­ . . I - . ��__�� , '' - I f /,/,/ i llf �, / � �//, " \ . I . . - I - � I �/ _1� \ \ /___0 - // . I . f I . I I . (Amva ourt _<;111 , ,l-, \1_1__"/' / / _-, // , --- ,__ . I " ,�, / / / � .\ !//,//,/ =:� , I I � , I , , , , . I I I , I , , / / . I . . . �\�,.��', , � .� r I" /I/ ,,,, -,-- ': '. - 1/6" I / " / I /;/_ / .. . . � - I ,�, I - _,�// / '/ 1, 1, -1 ­,/1 " � � " I I 1// I /// / // / / I I . , , , , 1/;",//�"//, � � . a �_ -,# 'A , / / "I - � � , , it, , , I ,,, , I . ­;;-, . . _i�S�_�____::� 711 / / ,- I / / / / / , . �,,_,y,,�,, / /I I /I / / / / /,./ / I . - . - -- ,�, , , / / — , / 11 I I I I / I I / / , I � . . I % 'i__ _'�._ / / , / / , /I I / I / / I , / / " - If 1, / " / X / /I " . . WIL11 UdLt:f nuu%j -if __". - _1� �� �_�_��_ , , " ,,��' ,�/./ "I" / /� / /,)/, /,/"//, `/// . . ,,,/ 1 7 / , , / / _-__:::� " ' " /- �/�/ �F //// � "�/ - / ,// -/ ,,�- /�,,` / / '/ , . . ). - ,,,��,��"_�%��;�� �_ =__--�,�- , 11 __ 1�__7__ __ / ) ) � -�,/ 41� �/ It I / / / , , � __,_� _- __- - - L� 11 // / 0"A.0 //' / , - I - - �;- �_ ::�� - / / / _/ ) / / // � / / / / / ///,//,/".�,,- , /, / / , I / / / / - � ,�__���/ , ,/// I / I -, - ,�-Iie#) / J / /, / / I / // // I . / / I/ .� � I I . . V / I . / I /�,//// /// � // ,/ / I . . , ,( I / . / I / . / / / , / , , // / / _. I � ��_�__ -17--///// K , , / J_ , I //,////"////,///, 1// , I . I �,____::���, /" '/ / / , / .. I � � / / / /, / � I / / / / I / // 1�� . - . . � . � � I ��_ �___ __:7_______-� ----*-- , / / / , / " " / I � . . I I z I I // / , I I I , - / / , , . I/ // / 11 // I . � . . � I . I I I , I I / / I I / / / / I I/ /' , ////, Y , / ". , / � .. / I I .. I � , . I / / . , / . �/ / /� . . . . . r ( �, / I , /�� � I , , / /I / / / // / . ./' . , /, ,// ///,X, / / / , / I " /" / �,// . I I . I i / ( � � 'I ; / , , "� ,� / J# / / . I DEVELOPMENT � . . -1. - � . . . ACRES . I i . � � I . I'UNITS I 1­4 - ____ . I I DENSITY , I DU/AC.. . . I � 2C-1 b . . � 121.5 I I I I � .� 41 . I � - I I 1.9 - � � 2C-2 - . � 43.6 . . I I ; - 1� 66 ' I ( . . : - 1.5. . I . * . 2C-3 � . I. - ' 17 6 . . � I . . � 1 .50 . . I 2.8 1 . . . 2C-4 . . I . . 34.6 ; � 1 61 - . . ' 1.8 1 2C75 � - . 47.6 ' ' 47 - I . 1.0 I I . .. TOTAL . � 164.9 - ��N_ , 265 � I I . . I ' . .1.6 I . I . I I - I . . . I I � I ,� I I / 1/, � -1 ,/, / I f ,,�� ., � I . . . I �, . I I � I I I . .1 � I., I - . � . .- � . I � . / I U4811), F, // / / /X/ /, / /"" , ,,, / / . . � - 11""),"0211 //////I"f 00P I �4 I . 11 1_ . 7-,- P77 ­�77 IN -7 775 z. r , - t­,­ I - :. � - , ­7 7 "'ji j _77 ..... ... r ., " , / / #, I �%4�,2 t Y 5 PA 13 Residential PA 19 Private inntmnRin Levy 4ft /* C7 ::�- 4J - ------------- , A, -N Planne San Joaquin Hills �y -j Boun-dary d Community V _"A 2 Newport Coast \X1,\' _24 Dilanr ari rinry mtjnitv Boundary PA 15 Z) 7 _J F ac C Residentia I- I I I I IV e n- Z 126 DA 8-1 A lip 00 11)rl r 105&0 vp Residential _\_1 4A 1 -,- , i - -- ", I" , I � I - . .1 ____ 11, __1 , - , , I --- 1053.0 If \ 1"1 --- , N\ , "-, /.",/ /I A ­F� 1050.0 1052.0 1052.5 Lj_1__ Ar 95 N y", 1051. 41 \ If 110425 v 0 1 D 1036.5 I UU I.V 43 It If V 'IX W\ 1OR I vi W If 1049.0 1068 1084 A\d 0, W, Y_ - --------- 107 �Ihz it 1013 1064,3 VI, 1077.7 085 08 11 \N 1081 1065.2 N 108 1065.6 j 14 1051, , �:Z:E V 0 '7 /1080 c 1066. 2 ==717 105 1050 If 40- 1066.6 8 00� 1049 IYJ 1+ I t 1 1 V14 10 4 1048 1046 AN V�l . n 7 A DA1045 '.1 0, 1100.0 1 898.0 . 9/U.O+ 1068.3 1 A 1050 nA ?R-2 h 1069.0 4E 1046 900.0 V. . . I I 'Ir I,, ,, / � /1 1, 1',\ - t 1� //// / 972.0 104 1070.0 48 Re e sid" nti I 1070.0 A F1 I V-t 1050 If 1015 1107.0 (Ex'*isti ng) I,/// Mtf 676.1161 1 941 /A 11 0.0 10 4/ j v :1071 5 0 I V1jV It t nTial 916.0 91 1015 1012 014 V �J V, 1013 1013 92, YK I V I I I c 1 0, 896.0 1015 995.0 -luz/.0 1074.0 10 015 It hir )6.0 980 938.0 895.0 978 1013 1074.0 977 014 It 014 976 940. 1015/ V1 I If I' I 1072. DA 213�2 980 7 ;,T! 97 980 Residential /j Off, A � 1,11,11(f, � "'I � ii "''! L E,G E N D ­7� If .977 \0 j r /7P (Existing) 976 J, If C k I f V _�x D TtO d-�, A V 1 //, . 40, v /V,,/, " " 0, C� W 4iWl f 1 1 SOURCE: CDC ENGINEERING INC. I RVI N E, CA /4W 9 4.'D 49 936 940 -BA 0000007 10 100 41# 930 921 D 76 922 935 925 9 919 20 If �4 If /A 917 925 /A/ ------ If �i lip 1, 916 7 '00e, � �, , 1 1 INI NI v� /P� If It If F� �W 923\ 0 916 ®r WS 917 51 IV 1( \XV 917 V 9,18 V 91 ­V, 91 B -W 918 "000e I, r 919 919 LV 919 T :j 3QF% Niii If Til I N IfP I! If 0 919 92 V M )20 4�, V H If X IN If 1A/ 57� Exhibit 2.2 MASTER. GRADING -PLAN.' NCPC DA'S 2C-1 b,-2,-3;-4, AND -5 COASTAL DEVELOPMENT PERMITS 150 JUNE .1997, c PA 13 Residenfi,q San Joaquin nm5 Planned Community Bounds .MMMM-M� mom vm� Newport Coast Planned Community Bound. DIA 8-1 Residenfi2 HOW 1JA-- 2 BIIIIIIIIIIIII13 Res identic IFY'istina) DU.RCE: HHP -LanDesign ceK1 re eKie t"0%,A ftntyj 10 1=4[91 JA 1!;.� ►irk• •�� - ��Am Ili it • �7��►�%� !�� I�lr'� a'1i ���';� rb DYAI! IRS PI I / 1...�A 0 ft /.sue- i I. w 072 j 2AA0 0�' .�.,.�IM I DYA�vlws 'N.r; 7;I ►OP fsll so PA 15 :Residentia =IM ®1! 7-1 PA 6-1 :ResicJentia ® M V 110 fl 91��s:� � ►r WINOMMMOM nlw ■�■w 91 M*OUTM I MMIOLVAI WTIGIMMO, I MIME DE V 11. L :- G R C .LSIDE VI QTI('AI /1 k T Ek M16111 I 19 9101TAM Mwlostvjn L VIASTE H =3.-4. AND oil ►I_ ILTJ=r_3►IDMIOUON Dl:t0, . AM, .r� _ +;�` r' (` { f' Mx i4'i i �ti ats y ,f �S'`4,Mc .� ¢a , '� - - w' _ i- S : Y , f _ i , , . t L `T.•- r`, a`- a a b'. k r \'• _ 11 _ , .i Jq• fir. ,ry � r y,, V t Y "�{ ` ri�F-v r. = { t >P :ti,' a' _ {f. xi _'e:. ' 2.''. r .. f , e i•ti ' r % b` 4." ' , .. t - : r:. .. '4 � `F" `. Mr .''z.... ' i+ 4: :-'' - 'a- mt%'1 y ;x I' F' ' F .T r{t' f •i -..F !� .i',. . A" it �, - .:Yi €. ya} r 3�r 't- . - sl r ,V M. +F` r y4 `1 „A _ t•':. , S ..r. _ i5_ . • r, . ,r a i ` 3' , , i s., _ `. ,, i^ j �- • ;c,i; :� e� F-. - f 1 11, r • _ , `.3 •'✓ v ^"S, ` ''M Y •ice c - ti•r \T i } w .F - ,% *ir i� c ` ," x' 'L' A . zz1. r_ t S , t. :ix.:, �s t s `a t� rn �2 _z :.�,fw `t r.4 `' _r. - _ SAP•'. �'i'r:�r `a r i %f^ t. r � "4 ' 3 N.' r - ,' ti� ,t ?r i . h t '1 _ a' �': + fir:•' - : �}.: �.: .F 5 a a ,. F r _ `: * . A y :i°' i P , .r-� ;'i' i a %. Y '+l` i i 11- . �, .g. x . ;i�. e a . n J .f` ti M a ,+, _ rc _ , ! [ .. - _ ., ,^ gg, My - ..., � ., _ A , a a ., '..a . t :` ��!" '"F✓ %S:, - n S �+: " 51n'lJ X i .i. 1 'Ly n `.4 - .$ _ - r rr 'L' i F- r } . yt, e i` . , a{ ,i s� i.` 4•r ,r �., rs M7•- 1' r o a' 3 �$ }, r 3. f' FI � 1.-•„ -C` iv 4 I' �l' e ✓. L ,A tr +J v _ 'E �E l�� _ h Y a bA2 _ a _ 9 Y' is h, Y jv J • 3e t :, t f. ,(tiP �• i {' ti cl . of t F v`' 5` K, i ,• . - w J elf ` e- sd -- �' px .a Sr . . n�° �Ils y \. 5 S .:,? p K a y �x 7• e. a is ` 6 - - �vr + � [` f' ♦ Ill r2 i@S er n J i }. , '.#r S� Y 3@. _ U 'BO �d �- Pi+ o m rt un a ��:� �..�_ 1 -i a m 4 `4` •S, .KY'/` V, ✓. r 't - %' k., • i } `F, r� �i Y+ P _ k` � , - + - •,;' i V r t• K 1 b:` r 3 _ ; `` ' %err J f 9 TP I T= AN D- B N 00 R � 2 F U! -1 G 1 '2-t ' �i' e f'J ,'­­1,Z-1 ., �$ :Ne o o� t- .a a , . r��C s �r Aa:- k 1: Ss --",;- � . . Ir � 1. I . I I : I e- " . IIU N TYP . ,_ `-N I - . ;3�� rie Cr,o m � n B �u da ,­ I. .. .t� d m ui T. 4 ` r. .�� 't a a�` I t` 1 ti . - -I r 1 �r ".. I x i+ s .�6 r "r v F. :� z i Y t, r f . J 2�. A _ a '• F�zt A S J- Y LiLLY / /t/ 5 fk A 'S f r(j rf, `'r r v'' t , r 1 'r' '.,{; M T�� R P E D E N /�� EV , - r„ , f. , ` ,a ..r _ , , , , 4.: C ` mm, M. ` isM I , t: 1 � 1 7 ,I , I - - . m"� - � P f' _ _ - �'tf d ;. . � r' . .-:�: . � I`k S. yr' � � I I �- . I . � . .- In - r'_ aARY I >' -B U N 1 O I.. f .h —I , � . . - I �, - `3 i fit' K` FM Yy „.„ ti =a �' - . t J� � -4 - . , .. , /tj f s •s Aa ^2 F - "s d M1•, kr• T .t: //1 1 yy Y'•- r 8 E _ T, } 4 1 J l7 i" r• / 4 I �, ' r R , I. t`ry 9 •r 11 2 _ , jJJj � t{j\ `: aay 'vf , !S3 9., a� - } - .. / / , I . - _ / i i 1F Y - _ _ n ,, . ii y , S' :-:r . a , +'i y� 11 // 4 1 - 1 1*1 a' - ,1 `i` _ . f , _.\, Ifr ^es as - s +a 6oee3 } } N r } t: -k $. .n _ _ - - ' _ �I' 1.5', ,1 �" - � . I ,� / 1f � ��' �• �' �� � r �x ,,/1S•.�.!��l e_' �'' w � , '� - r• ��: t f' �' ���.' �� � �:. -� e r" 1 �•'a +� �* - k t fT ' J+ f i ,t to p , r`r Y ,, FJr' C. 'i y' y ..ry - t'N 't. � . .>a y, , # R , 'Y , r' 3 k! 1 1 1 COUNTY OF ORANGE ENVIRONMENTAL MANAGEMENT AGENCY RECEIPT ------------------ 05/27/97 15:23 Receipt Number: R9713591 Activity Number: PA970081 Payment Date: 05/27/19,97 Payer: IRVINE COMMUNITY DEV Address: 550 NEWPORT CENTER NEWPORT BEACH CA 92660 Phone #: Trust ID: IRVIN COMM Applicant: FORMA Address: 3100 BRISTOL STREET STE:100 COSTA MESA CA ATTN: CRAIG HOFFMAN 92626 Phone #: 714 540-4700 Job Address: .Parcel: 15509- 0-TM - Additional Info: ACCUMULATIVE CHARGES Fee Item Description Charges Coding 1060 LAND USE FEE DEPOSIT 1,000.00 300327 92000015 1066 ENV. ANALYSIS - IS TRUST 1,000.00 300327 92000010 2200 SUBDIVISION - DEPOSITS 2,000.00 300327 92000018 I Method: TRUST Total Charges: 4,000.00 Total Payment: 4,000.00 CURRENT PAYMENT Notation: IRVINE COMM Check/Cash: Trust: Total Paid: Balance Due: Operator: EARLC .00 4,000.00 Account No.: CT000179 4,000.00 .00 �I L. J HRP LANDESIGN PLANNING June 1611997 LANDSCAPE ARCHITECTURE URBAN DESIGN ' PREI 1*U*7ARY MTi MQItANDUM OF UNDERSTANDING NEWPORT COAST PHASE Ili - D.A. 2C-1, 2C-2, AND 2C-3 ' PRELIMINARY FUEL MODIFICATION REQUIREMENTS This Memorandum is for the purpose of summarizing verbal agreements reached during the meeting of November 21, 1996, with O.C.F.A. (Dave Oatis); HRP (Richard Roy and Glen Sharrar); LSA (Bill O'Connell) and Cal Pae Homes (Ralph Chenier) concerning fuel modification zone requirements for the Newport Coast, Phase III, PA. 2C-1, 2C-2 and 2C-3 project. The following agreements were reached and will be represented on Preliminary Plans/CDP documents: ' l . D.A. 2C- l: R. Dave Oatis (O.C.F.A.) feels there is a need for "fuel management" at the north ' end of "H" Street adjacent to Lots 66, 67, 68. b. The proposed twenty foot (20') sewer and storm drain easement which is part of ' the "A" and "B Zone" will be constructed with `Geoweb' drive -on system with irrigated turfgrass. This may also serve as a Fuel Modification Maintenance Access Easement. C. O.C.F.A. requires a ten foot (10') access easement every five hundred feet (500') which is maintained by the HOA. D.A. 2C-2: a. Because D.A. 2C-2 is surrounded by either commonly maintained manufactured ' slopes or other development segments, O.C.F.A. feels there is no need for fuel modification in this area. ' 3. D.A.2C-3: a. Because D.A. 2C-3 is surrounded by either commonly maintained manufactured slopes or other development segments, O.C.FJL feels there is no need for fuel ' modification in this area. Transmitted By: Glen Sharrar GS:pjm (A/JUN 97/CCBMHM3.D0C4A4073) 3242 HALLADAY SUITE 203, SANTA ANA, CA 92705 / (714) 557-5as2 / LICENSE 1364 zoo (A 1019aaKY7 dHH TZ9L L29 tTL M ZZ:4T NOR L6/9T/90 �l `1 1� 1 n j 1 ZOO CN Nz 0 4 I I I SECTION IV: Consistency Analysis Page IV-1 ' The consistency analysis provides an evaluation of relevant policies at the overall PA 2C level as well ' as conditions unique to individual Development Areas. Policy statements are derived from including County General Plan Zoning Code the regulatory documents the and (where applicable), Newport Coast Local Coastal Program - Second Amendment, EIR 544A and relevant Initial Study/ ' Addendum(s) and the Master Coastal Development Permit - Fifth Amendment (being processed concurrently). All development projects with the Newport Coast Planned Community (NCPC) are subject to ' approval of a Coastal Development Permit in compliance with LCP Chapter 10, 'Discretionary Permits and Procedures, "and conformance with County of Orange Zoning Code Section 7-9-118, ' "Coastal Development" CD - District Regulations. Newport Coast Local Coastal Program Among the primary goals of the California Coastal Act is the need for protection of the environment ' and sensitive utilization of coastal resources. In recognition of this, the 1996-certified Newport Coast LCP Second Amendment establishes land uses, open space, and resource protection which, on ' balance, is most protective of the environment, the public interest, and private property rights. ' The LCP Open Space Dedication Program is consistent with the requirements in Section 30007.5 of the Coastal Act, protecting specified resources including major canyon watersheds, visually ' significant ridgelines, stream courses, archeological and paleontological sites, riparian vegetation, coastal chaparral and wildlife habitat. This dedication program is part of a large-scale master plan for ' the NCPC allowing permanent preservation of large, contiguous open space areas rather than the discontinuous habitat that from protection of smaller, areas result a project -by -project site mitigation approach. The proposed project has been designed to be consistent with the requirements of Coastal Act Section 30250, in that the proposed future residential project has been located 'contiguous with (and) in close proximity to, existing developed areas able to accommodate it... " In furtherance of Coastal Act ' Section 30240(b), this development will be clustered on the ridges away from sensitive habitat areas in the canyon bottoms. 1 602/14.300 F:\CLIENTS\IRVINE\CDP\2C-5.CDP September 1997 SECTION IV: Consistency Analysis Page IV-2 ' The Medium and High Density Residential Planning Areas of The Newport Coast Planned Community (including PA 2C) are established to provide for predominantly multiple -family housing ' while also permitting the various single-family detached/attached and duplex housing types and uses. ' The land uses and design of the residential Development Areas are fully consistent with LCP Implementing Actions Program, Section II-C for Medium and High Density Residential Planning ' Areas in that: ❑ The proposed projects are consistent with the intent of providing a variety of single-family attached and detached housing types, as well as recreation uses, community facilities, and other ' structures accessory to the principal uses; ' ❑ The projects implement the LCP Land Use Plan's Residential Policies Section 1-4-D, subject to the requirements of the LCP Land Use Plan's Policies in Chapters 3 and 4; ' Single-family detached residential development in DAs 2C-1b, -2, -4, and 5 and single-family attached development in DA 2C-3 are consistent with the applicable LCP Site Development Standard ' provisions (LCP II-4-C-6) based on the following: ' ❑ Building site area: Two thousand five hundred (2,500) square feet minimum for detached single-family developments; ' ❑ Area per unit: One thousand (1,000) square feet minimum gross land area per dwelling unit, ' regardless of the slope of the land; ❑ Building site width: No minimum; ❑ Building height: Thirty-five (35) feet maximum; ❑ Building site coverage: No maximum; ' ❑ Buildingsetbacks: Ten 10 feet minimum from an exterior roe line or roe line () Y property rtY property rtY ' abutting a public or private street. From any side or rear property line not abutting a street, no minimum; 1 602/14.300 F:\CLIENTS\1RVINE\CDP\2C-5.CDP September 1997 ISECTION IV: Consistency Analysis Page IV-3 ❑ Garage and carport placement: The point of vehicular entry to a garage or carport is twenty (20) feet or more from the back of side -walk, or, if there is no sidewalk, from back of curb; and ' ❑ Off-street parking: The detached and attached single-family dwellings contain a minimum of two (2) covered spaces. Driveway widths and maneuvering areas have been designed per ' Orange County Zoning Code Section 7-9-145. ' The proposed infrastructure improvements in the Development Areas 2C-lb, -2, -3, -4, and -5 are consistent with the applicable LCP standard provisions (LCP H-4-c [page II-4.19-23]) based on the following: ❑ Street lights will be designed and located so that rays are aimed at the site'; ❑ Areas of disturbed soil will be hydro -seeded to control erosion; ❑ Manufactured slopes along development edges will incorporate contour -grading techniques; and ❑ The principle project collector roads will maintain 40-feet of paving with 4-foot-wide sidewalks. ' Roadways and ads for building sites were established b the Master CDP - Fifth Amendment. Y P g Y ' Grading is terraced to conform to the general topography. Terraces have variable heights to avoid uniformity. Through the use of meandering interior roadways, a stair -stepped appearance is avoided. ' Perimeter edges have been treated with daylight cuts and fills following the existing topography where from 2:1 flatter, into the topography, possible. Slopes are varied and and contoured existing and at terraced along the project interface with Ridge Park or Vista Ridge Roads, integrating the slopes created by roadway construction with grading for residential projects. Thus, the graded slopes will appear natural, blending into the existing environment and mitigating the potential visual effects of ' grading. (LCP I-3L-L-8 [page I-3.34]). Precise grading for Development Areas 2C-lb through -5 will remain consistent with the mass -grading completed in accordance with the Master CDP, with ' approximately 10,000 cubic yards or less of earthwork required in each Development Area in order to create individual building sites. 1 602/14.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 ISECTION IV: Consistency Analysis Page IV-4 The proposed projects are consistent with LCP Section I-B-3 in that future residential areas have been located contiguous with and in close proximity to existing developed areas able to accommodate it. ' Additionally, development is located on ridges away from the sensitive habitat areas in canyon bottoms. Development projects within Planning Area 2C have been designed to comply with LCP Visual Quality policies which protect views of major landforms in a comprehensive manner as depicted in LCP Exhibit C. None of the PA 2C Development Areas are depicted on Exhibit C as containing ' visually significant lands. The proposed projects comply with the LCP Circulation Policies in that: ❑ Roads are designed to meet County safety standards; ❑ Roads will be landscaped; ❑ All internal roadways are curvilinear and all slopes contoured into the existing topography; ❑ Residential areas are served by private streets an/or driveways; ' ❑ All modifications to existingroadway standards have been carefully considered and justified b Y Y J Y ' safety and circulation conditions; ' ❑ Roadway grading has been blended into existing topography by contour grading, where feasible. Retaining walls and other structures have been used to minimize grading impacts; ❑ Traffic Management Program measures have been incorporated into the projects where appropriate; ❑ Road design and sections for entry roads, collector roads, residential streets, and private ' driveways have been designed to be consistent with LCP Exhibit P, Residential Entry Road & Residential Streets — Typical Sections; 1 602/14.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 ISECTION IV: Consistency Analysis Page IV-5 ❑ All roadway improvements established in LCP Exhibit P, Newport Coast Arterial Roadway ' Phasing Summary, will be installed on or before the triggering mechanisms called for in Exhibit P; and ' ❑ All roadway improvements will be consistent with those established in the LCP, Exhibit P or as otherwise approved on Tentative Tract Maps. The proposed development projects are consistent with LCP Archaeological Policies Section I-3-G in ' that: ❑ The Master CDP conditions of approval requiring that a County -certified archaeologist complete a literature and records search and a field survey has been completed; and ❑ The Master CDP conditions of approval requiring that a County -certified archaeologist conduct subsurface tests prior to grading to determine site disposition will be completed in accordance ' with the requirements of the Orange County Grading Manual. ' The proposed development projects are consistent with LCP Paleontological Policies Section I-3-H in that: ' ❑ The Master CDP conditions of approval requiring that a County -certified paleontologist complete a literature and records search and field survey has been completed; and n 1 ❑ The Master CDP conditions of approval requiring that a County -certified paleontologist conduct pregrading salvage and resource surveillance will be conducted during grading activities in accordance with the Orange County Grading Manual. 602114.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 I- SECTION IV: Consistency Analysis Page IV-6 ' The proposed projects comply with the LCP Erosion, Sediment, Grading and Runoff Management policies contained in Sections I-3-E, -I, -J, -K and -L in that the project will be developed in accordance with all of the applicable requirements of the approved Refined Master Drainage and Runoff Management Plan (MDRMP) prepared by Rivertech, Inc. The MDRMP recommends that detention basins be converted to desilting basins during construction. ' During the design stage and prior to the initial grading operations, configuration and structural details of these desilting basins will be prepared as part of the submitted design. The erosion control design ' plans will reflect the Orange County Grading Manual. The MDRMP was approved by the County in connection with approval of the Master CDP 88-11P. The MDRMP addresses, in a comprehensive manner, the policies contained in Sections I-3-E, -I, -J, - K, and -L of the LCP. It provides data on existing water quality and quantity, and an assessment of project impacts on water resources, existing and proposed riparian habitats, and off -shore marine life. Mitigation measures, long-term maintenance, and a monitoring program are described. This report demonstrates compliance with the applicable LCP policies, and its findings demonstrating such compliance are incorporated herein by reference. Specifically: ❑ Plans for sedimentation and erosion control will respond to requirements for reseeding and planting disturbed soil. (LCP I-3-I-2 [page I-3.29]); ❑ Erosion control devices will be installed. Additional preventive erosion control measures described in the Orange County Grading Manual and the City of Irvine's Sedimentation and Erosion Control Manual will be integrated into the site plan, as appropriate. (LCP I-3-I-3, -4, and -5 [page I-3.30]); ' ❑ Vegetative cover and temporary mechanical means of controlling sedimentation will be established and conducted as described in the MDRMP and in accordance with Orange ICounty's Grading Manual. (LCP I-3-J-2 and -3 [pages I-3.30 and I-3.31]); 602/14.300 F:\CLIENTS\IRVINE\CDP\2C-5.CDP September 1997 11 SECTION IV: Consistency Analysis Page IV-7 ❑ In order to maintain channel stability, Rivertech has identified a number of locations where ' detention basins may be constructed. Two detention basins will be located on this site. Chapter VII of the MDRMP includes a detailed study of the mechanics of Buck Gully downstream from Newport Coast Drive. That chapter identifies and describes size and configuration of the ' facility required to maintain the stability of the downstream reach of Buck Gully. The sediment yield to the beach is expected to be less than existing and will approximate natural conditions. (LCP I-3-J-5 [page I-3.311); ' ❑ Except during the construction, Rivertech foresees no long term need for sediment catch basins. (LCP I-3-J-5 [page I-3.31]); ' ❑ Hydrologic computations performed by The Keith Companies revealed that peak discharges ' from the study area at Pacific Coast Highway after development would not exceed the existing discharges by 10 in the The Keith Companies peak more than percent major canyons. utilized a number of swales in the golf course and Lower Wishbone as detention basins to achieve further reduction to the less than existing within Pelican Hill and Wishbone Hill watersheds. Subsequent to The Keith Company's hydrology computations, Rivertech has identified a ' number of additional potential locations for detention basins. These detention basins are proposed to achieve channel stability. (LCP I-3-K-1 [page I-3.31]); ❑ Impact a energy dissi ators with riprap are proposed to reduce the flow velocity and shear P type gY P ' stress to non -eroding values at the outlet of storm drains. (LCP I-3-K-5 [page I-3.32]); ❑ Based on analysis performed by The Keith Companies, all structures draining into the study have to the design discharges. Runoff from the area adequate capacity convey proposed development will be released to the natural water courses. The exact terminus location of each storm drain will be determined during the design stage, based on geotechnical, hydraulics, and stream mechanics analyses. (LCP I-3-K-6 [page 1-3.32]); ❑ Soils and engineering studies have been submitted to the County (LCP I-3-K-6 [page I-3.32]); ❑ The MDRMP addresses grading from October 15 through April 15, and identifies those g g g P measures necessary for adequate erosion control. (LCP I-3-L-2 [page I-3.33]); ' 602/14.300 F:\CLIENTS\IRVINE\CDP\2C-5.CDP September 1997 ISECTION IV: Consistency Analysis Page IV-8 ❑ Project plans call for appropriate permanent and temporary stabilization techniques as identified ' in the soil and geotechnical reports for each Development Area. (LCP I-3-L-3, -5, and -6 [pages I-3.33 and I-3.34]); and ' ❑ Stockpile locations for topsoil will be identified in the final landscape plans. ' Storm runoff from Development Area 2C-1b will be captured in a series of catch basins at cul-de-sac bulbs, and transmitted via easements and local streets to detention basins in DA 2C-la for release into Los Trancos Canyon. Southern portions of DA 2C-2 drain into catch basins located in neighborhood street and are transmitted to the 2C-la detention basins for release into Los Trancos Canyon. Northern lots in DA ' 2C-2 drain via local streets and an easement to existing facilities at Ridge Park Road. Ridge Park Road facilities connect to a detention basin located in DA 2B-3 for release into Buck Gully. ' Storm runoff in DA 2C-3 is accommodated by two separate drainage systems. The central area drains into Master CDP - Fifth Amendment facilities in Vista Ridge Road for release into Los Trancos Canyon via detention basins constructed in DA 2C-4. Northern lots in DA 2C-3 drain to existing facilities in Ridge Park Road for release into Buck Gully. ' Storm runoff in DA 2C-4 is accommodated b catch basins and drains established in "B" Street b the y y Master CDP - Fifth Amendment. These facilities drain into an on -site detention basin for release into Los Trancos Canyon. In order to maintain channel stability, Rivertech has identified two detention basins in DA 2C-4, which will be designed and submitted with the project grading plans. Storm runoff in DA 2C-5 is accommodated by drain lines in "B" Street (approved by the Master CDP ' - Fifth Amendment) that lead to a DA 2C-4 detention basin that releases runoff into Los Trancos Canyon. The manufactured slopes located at the rear of the lots along the perimeter of DA 2C-lb (near private ' open space in PA 12) and DA 2C-4 and 2C-5 facing Los Trancos Canyon will be planted with materials consistent with Table 2-C Proposed Plant List within Fuel Modification Zones. These materials resemble the plants in the natural areas of The Newport Coast and Los Trancos Canyon and provide a transition from natural areas to the development edge. ' 602/14.300 F:ICLIENTSURVINETI)MC-S.MP September 1997 i ISECTION IV: Consistency Analysis Page IV-9 The fuel modification program approved in Master CD 89-26P allows three methods of fuel ' modification - expanded wet zones, expanded wet zone with thinning, and wet zones at roadways. In expanded wet zone areas, fuel modification will include shrubs, meadows, and groundcover. This variation in methods has been developed to avoid the visual impacts often associated with fuel ' modification. All of the fuel modification will occur within Development Areas 2C-1b, 2C-4, and 2C-5. The depth of fuel modification will meander depending upon topography. Conceptual Fuel Modification Plans for the project site have been reviewed by the County Fire Authority. Emergency access points to the fuel modification edges have been identified and annual maintenance will be the ' Homeowners Association responsibility (LCP I-3-M-4 through -10 [pages I-3.36 through I-3.40]) ' In accordance with Section 30007.5 of the Coastal Act, the LCP Open Space Dedication Program protects certain specified coastal resources and offsets adverse environmental impacts in residential ' development and recreation areas which are otherwise not mitigated. Permanent protection and preservation of major canyon watersheds, visually significant ridgelines, stream courses, archeological and paleontological sites, riparian vegetation, coastal chaparral and wildlife habitat is ' provided by dedication to a public agency. Large-scale master planning and dedication programming for The Newport Coast enables the permanent protection of large, contiguous open space areas rather than the protection of smaller, discontinuous habitat areas that might result from a project -by -project site mitigation approach. A much greater degree of habitat and open space protection can be ' achieved by dedication programs that assemble large blocks of habitat area contiguous to Crystal Cove State Park than would be possible with project -by -project mitigation measures. The Newport ' Coast Dedication Program will result in approximately 7,234 acres devoted to open space and recreation use which includes 2,807 acres in Crystal Cove State Park, 2,666 acres in Wilderness Open Space, 1,161 acres in Special Use Open Space Dedications, and over 600 acres in the Golf Course and other non -dedicated recreation areas. Boundary adjustment were established by the Master CDP - Fifth Amendment along the edge of Los Trancos Canyon and DA 2C-4 and DA 2C-5. The modified boundary maintains the ability to promote an effective subregional natural Communities Conservation Planning (NCCP) Program -and will not have a significant unmitigated impact upon Coastal Sage Scrub habitat. 1 602/14.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 SECTION IV: Consistency Analysis Page IV-10 INewport Coast Development Agreement ' The proposed project is fully consistent with The Irvine Coast Development Agreement (DA 87-16) as approved by the Orange County Planning Commission in Resolution 88-24, dated March 29, 1988 ' and the First Amendment approved November 5, 1996. I Master Coastal Development Permit ' The Master CDP - Fifth Amendment was prepared to incorporate the following modifications into the Master CDP document: 1) Modifications to the alignment of Vista Ridge Road, previously known as Upper Loop Road; 2) A refinement to the boundary between NCPC Residential PA 2C and Recreation/Private ' Open Space 121); 3) An adjustment to the Planning Area boundary between PA 2C and 12A (Los Trancos Canyon); and ' 4 An adjustment to the bounds line between NCPC Planning Areas 2C and 6-1. J boundary g ' The Planned Community Statistical Table - Second Revision, reflects the adjustment in acreage which ' are the result of minor modifications to Planning Area boundaries. These revisions consist of minor technical changes that reflect updated design and engineering information. ' The Fourth Amendment to the Master CDP (which also evaluates the area of these PA 2C CDPs) was evaluated in EIR No. 544, and approved by the Planning Commission on June 27, 1995. H 1 602/14.300 FACLIENTS\IRVINE\CDP\2C-5.CDP September 1997 1� 1 a 1 ISECTION V: Appendices Page V-1 The Newport Coast Master CDP - Fifth Amendment was prepared to incorporate the following modifications into the Master CDP document: ❑ Re-establish Vista Ridge Road (formerly Upper Loop Road) as a public street with the ialignment approved in the Master CDP - First Amendment (CD89-11P); ❑ Reconfigure the extension of Ridge Park Road eastward of its current terminus at Signal Peak for future access to residential DA 2C-7, DA 2C-8, PA 5 and PA 6 and open space PA 12G, the Moro Sliver; ❑ Provide a community collector ("A" Street) connecting Ridge Park Road to Vista Ridge Road through the central area of Planning Area 2C; ❑ Establish an additional community collector ("B" Street) connecting Vista Ridge Road to Ridge Park Road through the eastern area of Planning Area 2C; ' ❑ Allow for construction of required infrastructure within Vista Ridge Road and two community collector streets to serve future residential development in NCPC Planning Area 2C; ❑ Reconfigure Planning Area 2C and Planning Area 12D boundaries to incorporate construction - level site planning and grading within the same scope as analyzed in Phase III EIR No. 544A; ❑ Incorporate provisions from the LCP - Second Amendment, adopted subsequent to the 1995 ' Phase III CDP approval. ' The Fifth Amendment to the Master CDP was evaluated in an Initial Study/Addendum to EIR 544, prepared for the County of Orange Land Planning Division and an analysis by LSA Associates, Inc., which also evaluates this project CDP. 1 602/14.300 FACLIENTSURVINMCDMC-S.CDP September 1997