Agenda packet — Aliso Viejo City Council, January 19, 2022 (part 2 of 4)

RESOLUTION NO. 2022-______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ALISO

VIEJO APPROVING THE ISSUANCE BY THE CALIFORNIA

MUNICIPAL FINANCE AUTHORITY OF THE PORTION OF REVENUE

BONDS THE PROCEEDS OF WHICH ARE TO BE LOANED TO QCF/I,
INC., A 501(c)(3) NONPROFIT HEALTHCARE ORGANIZATION, AND USED TO ACQUIRE THE EXISTING FACILITY LOCATED AT 200
FREEDOM LANE, ALISO, VIEJO, CALIFORNIA; AND APPROVING

CERTAIN OTHER MATTERS RELATING THERETO
WHEREAS, Aliso Ridge Behavioral Health is an acute psychiatric hospital located in the City of Aliso Viejo (the “City”); and
WHEREAS, QCF/I, Inc., a 501(c)(3) nonprofit healthcare organization (“QCF”), has requested that the California Municipal Finance Authority (the “Authority”) participate in the issuance of one or more series of revenue bonds (the “Bonds”), not more than $325,000,000 of which is allocable to the Aliso Viejo Hospital Project described below, the proceeds of which will be loaned to QCF in connection with QCF’s acquisition, construction, expansion, rehabilitation, remodeling, renovation, and/or equipping of several hospital facilities, including the existing Aliso Ridge Behavioral Health and to fund reserves, interest on the Bonds and costs of issuing the Bonds (the portion of the Bonds allocable to the acquisition by QCF of Aliso Ridge Behavioral Health and related facilities and other related purposes is referred to as the “Aliso Viejo Hospital Project”); and
WHEREAS, pursuant to Section 147(f) of the Internal Revenue Code of 1986, as amended (the “Code”), the Authority has, following notice duly given, held a toll-free telephonic public hearing on January 5, 2022 regarding the issuance of the Bonds allocable to the Aliso Viejo Hospital Project; and
WHEREAS, solely for purposes of Section 147(f) of the Code and Section 4 of the Joint Exercise of Powers Agreement Relating to the California Municipal Finance Authority, dated as of January 1, 2004 (the “Agreement”), among certain local agencies, including the City, and for no other purpose, the City Council has been requested by the Authority to approve the Aliso Viejo Hospital Project and the issuance by the Authority of the portion of the Bonds allocable to the Aliso Viejo Hospital Project; and WHEREAS, the City Council understands that its actions in approving this Resolution do not obligate the City in any manner for payment of the principal, interest, fees or any other costs associated with the issuance of the Bonds, and said City Council expressly conditions its approval of this Resolution on that understanding;

NOW, THEREFORE, BE IT RESOLVED, BY THE CITY COUNCIL OF THE CITY OF ALISO VIEJO, AS FOLLOWS:
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SECTION 1. Approval of the Bonds. The City Council hereby approves, solely for purposes of Section 147(f) of the Code and the Section 4 of the Agreement and for no other purpose, the Aliso Viejo Hospital Project and the issuance of the portion of the Bonds allocable to the Aliso Viejo Hospital Project.

SECTION 2. No Obligations. The City Council expressly conditions its approval of this Resolution on its understanding that the City shall have no obligation whatsoever to pay any principal, interest, fees or any other costs associated with the Authority’s issuance of the Bonds for the financing of the Aliso Viejo Hospital Project or for any other purpose.

SECTION 3. No City Obligation. The adoption of this Resolution shall not obligate the City or any department thereof to (i) provide any financing for the Aliso Viejo Hospital Project; (ii) approve any application or request for or take any other action in connection with any planning appraisal, permit or other action necessary for the acquisition, improvement, rehabilitation or operation of the Aliso Viejo Hospital Project; or (iii) make any contribution or advance any funds whatsoever to the Authority.

SECTION 4. Copy to Authority. The Clerk shall forward a certified copy of this Resolution to the Authority in care of its counsel:

Ronald E. Lee, Esq.

Jones Hall, APLC
475 Sansome Street, Suite 1700
San Francisco, CA 94111
SECTION 5. Effective Date. This Resolution shall take effect upon adoption.

PASSED, APPROVED AND ADOPTED this 19th day of January, 2022.

Ross Chun
Mayor
APPROVED AS TO FORM: ATTEST:

Scott C. Smith Mitzi Ortiz, MMC
City Attorney City Clerk
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City of Aliso Viejo

AGENDA ITEM
DATE: January 19, 2022
TO: Mayor and City Council
FROM: Omar Dadabhoy, Community Development Director
SUBJECT: FIFTH AMENDMENT TO PROFESSIONAL SERVICES AGREEMENT WITH KOSMONT & ASSOCIATES, INC. FOR ECONOMIC

DEVELOPMENT CONSULTANT SERVICES
Recommended Action:

Approve and authorize the City Manager to execute a Fifth Amendment to the Professional Services Agreement with Kosmont & Associates, Inc. for economic development consultant services to increase the total compensation by an amount not to exceed $12,000 and extend the term of the agreement to June 30, 2022.

Fiscal Impact:

The Amendment provides for compensation not to exceed $12,000 for economic development consultant services for Fiscal Year 2021-22. The Consultant is paid based on actual hours performing services on an as-needed basis. Funds for this agreement amendment were accounted for in the FY 2021-22 budget.

Background:

Since 2015, the Consultant has provided economic development advisory services, including market and economic analysis and the preparation and implementation of business attraction and retention strategies to the City. Accordingly, Kosmont prepared marketing materials and conducted outreach to targeted businesses, property owners, developers, and brokers, and participation with industry groups in connection with opportunity sites identified within the City.

Most recently, Kosmont arranged and attended meetings with the City Council and Staff at the Innovating Commerce Serving Community RECon conference in Las Vegas.

Discussion:

Consultant activities include updating and refining the previously prepared Citywide and opportunity site marketing collateral and attendance/coordination of meetings and/or 193

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other industry conferences as decided by City and Consultant. The Consultant will conduct outreach; facilitate local commercial real estate broker collaboration strategies/meetings, meetings with major landlords, arrangement of site tours, and/or other recruitment and business retention activities, as deemed appropriate by City and Consultant; and assist with the pursuit and execution of potential economic incentives, funding sources, and/or financing structures, as appropriate. Additionally, the Consultant is available to perform additional economic development and real estate services such as analysis of possible fiscal impacts and economic benefits and/or project proforma feasibility as requested by the City.

Attachments:

1. Agreement Amendment

2. Proposal
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CITY OF ALISO VIEJO

FIFTH AMENDMENT TO

AGREEMENT FOR ECONOMIC DEVELOPMENT SERVICES

1. PARTIES AND DATE.

This Fifth Amendment to the Agreement for economic development services ("Fifth Amendment") is entered into on the day of 2022, by and between the City of Aliso Viejo (hereinafter referred to as the "City") and Kosmont & Associates, Inc. (hereinafter referred to as the "CONSULTANT"). City and CONSULTANT are sometimes collectively referred to herein as the "Parties."

2. RECITALS.

2.1 Agreement. The Parties entered into that certain Agreement for economic development services dated May 21, 2015 ("Agreement").

2.2 First Amendment. The Parties entered into a First Amendment dated June 1, 2016, to update the scope of services to be provided by the Consultant; provide compensation to Consultant for such additional services; and extend the term provided in Section 3.1.2 of the Agreement.

2.3 Second Amendment. The Parties entered into a Second Amendment dated August 16, 2017, to further update the scope of services to be provided by the Consultant; provide compensation to Consultant for such additional services; and extend the term provided in Section

3.1.2 of the Agreement.

2.4 Third Amendment. The Parties entered into a Third Amendment dated January 16, 2019, to further update the scope of services to be provided by the Consultant provide compensation to Consultant for such additional services; and extend the term to June 30, 2020.

2.5 Fourth Amendment. The Parties entered into a Fourth Amendment in order to further update the scope of services to be provided by the Consultant provide compensation to Consultant for such additional services; and extend the term provide in Section 3.1.2 of the Agreement.

2.6 Fifth Amendment. The Parties now desire to amend the Agreement in order to further update the scope of services to be provided by the Consultant provide compensation to Consultant for such additional services; and extend the term provide in Section 3.1.2 of the Agreement.

3. TERMS.

3.1 Pursuant to Section 3.1.2 of the Agreement is hereby amended to extend the term of the agreement to June 30, 2022. The City Manager shall have the unilateral option, at its sole discretion, to renew this agreement for no more than two additional one-year terms. 195
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3.2 Scope of Services. The Agreement is hereby amended to include the scope of services set forth in Exhibit "A," attached hereto and incorporated herein by reference.

3.3 Compensation. Consultant shall receive compensation, including authorized reimbursements, for all Services rendered under this Fifth Amendment at the rates set forth in Exhibit "B" attached hereto and incorporated herein by reference. The total compensation for the Services provided pursuant to this Fifth Amendment shall not exceed twelve thousand dollars ($12,000) without written approval of the City Manager. The total compensation for the Services provided pursuant to the original agreement and this Fifth Amendment shall not exceed one hundred seventy-six thousand, five hundred dollars ($176,500) without written approval of the City Manager. Consultant shall receive compensation, including authorized reimbursements, for all Services rendered under this Fifth Amendment at the rates set forth in Exhibit "B" attached hereto.

3.4 Declaration of Political Contributions. Prior to the City's approval of this Amendment, Consultant shall submit to City a statement in writing declaring any political contributions of money, in-kind services, or loan made to any member of the City Council within the previous twelve-month period by the Consultant and all of Consultant's employees, including any employee(s) that Consultant intends to assign to perform the Services described in this Agreement.

3.5 Remaining Provisions of Agreement. Except as otherwise specifically set forth in this Fifth Amendment, the remaining provisions of the Agreement shall remain in full force and effect
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SIGNATURE PAGE FOR FIFTH AMENDMENT TO THE AGREEMENT FOR

ECONOMIC DEVELOPMENT SERVICES BETWEEN THE CITY OF ALISO VIEJO AND KOSMONT & ASSOCIATES, INC.

IN WITNESS WHEREOF, the parties have executed this First Amendment to Agreement on this ____ day of __________, 202__.

CITY OF ALISO VIEJO
Approved:

By:

David Doyle
City Manager
ATTEST:

By:___________________________________
Mitzi Ortiz, MMC
City Clerk
APPROVED AS TO FORM:
______________________________________
Best Best & Krieger LLP
City Attorney

APPROVED AS TO COMPLIANCE WITH
BUDGET
By:___________________________________
Paul Espinoza
Interim Director of Financial Services
KOSMONT & ASSOCIATES, INC.

DBA “KOSMONT COMPANIES”
By:

Kenneth K. Hira
President
By:

Larry J. Kosmont
Chairman & CEO
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CITY OF ALISO VIEJO

DECLARATION OF POLITICAL CONTRIBUTIONS
Using the space provided below, please list any political contributions of money, in-kind services, or loans made to any member of the City Council within the last twelve (12) months by Consultant and all of Consultant’s employees, including any employee(s) that applicant intends to assign to perform the work or services described in this Agreement:

NONE.

To the best of my knowledge, I declare under penalty of perjury that the foregoing is true and was executed at:

City/County/State Date
Kosmont Companies Print Name
Signature
NOTE: THIS DECLARATION IS INCLUDED AS PART OF THE AGREEMENT AND MUST BE SIGNED AND ATTACHED HERETO.
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CITY OF ALISO VIEJO

ACKNOWLEDGMENT OF RECEIPT OF FRAUD POLICY
I hereby acknowledge that I have received a copy of the City’s “Fraud Prevention Policy” dated October 1, 2008. I understand that I am to promptly read its contents and distribute copies to employees assigned to perform Services for the City of Aliso Viejo.

To the extent that provisions of this policy conflict with previously issued policies or practices, whether or not such policies and practices were contained in written policies, this policy shall prevail.

Kosmont Companies Ken K. Hira
Name of Business Print Name
Signature
Date
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60367.01100\33489405.1
A-1
EXHIBIT “A”

TO FIFTH AMENDMENT TO

KOSMONT AND ASSOCIATES

SCOPE OF SERVICES
The scope of services shall include the following economic-development programs and activities:

Task 1: Ongoing Economic Development Advisory
Kosmont will be available to work with the City on Economic Development initiatives such as business attraction, business retention and assisting local businesses.

Kosmont activities will include the update and refinement of previously prepared Citywide and opportunity site marketing collateral and attendance/coordination of meetings at Innovating Commerce Serving Communities ("ICSC") and/or other industry conferences as decided by City and Consultant. Kosmont will conduct outreach through phone and email communication, local commercial real estate broker collaboration strategies/meetings, meetings with major landlords, arrangement of site tours, and/or other recruitment and business retention activities, as deemed appropriate by City and Consultant. These ICSC and local activities and meetings will either be virtual or in person as appropriate.

Consultant will assist the City with pursuit and execution of potential economic incentives, funding sources, and/or financing structures in the context of potential public-private transactions, such as, but not limited to, special districts / enhanced infrastructure financing districts ("EIFD"), site- specific tax revenue pledges, (taxable/tax exempt) bonds or notes, lease or lease/leaseback financing, and/or grants, as appropriate.

Kosmont is available to perform additional economic development and real estate services such as analysis of possible fiscal impacts and economic benefits and/or project proforma feasibility as requested by the City.
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B-1
EXHIBIT “B”

TO FIFTH AMENDMENT TO

AGREEMENT FOR ECONOMIC DEVELOPMENT SERVICES

COMPENSATION
Kosmont Companies
2021-2022 Public Agency Fee Schedule
Professional Services
Chairman & CEO $375.00/hour
President $345.00/hour
Senior Vice President/Senior Advisor $305.00/hour
Vice President $210.00/hour
Senior Project Analyst $195.00/hour
Project Analyst/Project Research $165.00/hour
Assistant Project Analyst/Assistant Project Manager $125.00/hour Project Promotion/Graphics/GIS Mapping Services $ 95.00/hour Clerical Support $ 70.00/hour
 Additional Expenses
In addition to professional services (labor fees):
1) An administrative fee for in-house copy, fax, phone, postage costs, digital/technological support and related administrative expenses will be charged, which will be computed at four percent (4.0 %) of monthly Kosmont Companies professional service fees incurred; plus
2) Out-of-pocket expenditures, such as travel and mileage, professional printing, and delivery charges for messenger and overnight packages will be charged at cost.
3) If Kosmont retains Third Party Vendor(s) for Client (with Client’s advance approval), fees and cost will be billed to Client at 1.1X (times) fees and costs. 4) Consultant’s attendance or participation at any public meeting, whether such participation is in person, digital, video and/or telephonic (e.g., City Council, Planning Commission, Public Agency Board, other) requested by Client and are beyond those specifically identified in the Scope of Work will be billed at the professional services (hourly) fees as shown on this Attachment A.  Charges for Court/Deposition/Expert Witness-Related Appearances Court-related (non-preparation) activities, such as court appearances, depositions, mediation, arbitration, dispute resolution and other expert witness activities, will be charged at a court rate of 1.5 times scheduled rates, with a 4-hour minimum.

Rates shall remain in effect until June 30, 2022.
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1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 I ph 424.297.1070 I www.kosmont.com Memorandum DRAFT
To: Omar Dadabhoy, Community Development Director, City of Aliso Viejo From: Ken K. Hira, President, Kosmont Companies
Fernando Sanchez, Vice President, Kosmont Companies
Date: November 22, 2021
Subject: Work Plan for Continued Econ. Dev. Advisory Services FY 2021-2022 - DRAFT
I. BACKGROUND
Kosmont Companies (“Kosmont” or “Consultant”) was originally retained in June 2015 by the City of Aliso Viejo (“City” or “Client”) to provide economic development advisory services, including market and economic analysis and the preparation and implementation of business attraction and retention strategies. Accordingly, Kosmont has prepared marketing material and conducted outreach to targeted businesses, property owners, developers, and brokers, and participation with industry groups in connection with opportunity sites identified within the City. The City has retained Kosmont to provide continued economic development advisory services for the last six years.

As requested by the City, Kosmont proposes the following Work Plan and Budget Authorization to assist with continued economic development advisory services in FY 2021-2022. This Work Plan serves as an Agreement when executed and retuned by Client to Kosmont.

II. WORK PLAN
Approach to Work Plan Scope of Services: The prospective assignment and consulting services that Kosmont will provide will be of a relatively limited scope and duration, and advisory in nature.

Kosmont will be making recommendations only, which advise the City and jurisdictions, including its elected officials, appointed officials and staff, which they can accept or reject. None of Kosmont’s staff will act in a capacity as an elected official, nor appointed official, nor as staff, nor as serving in a “designated” position.

Task 1: Ongoing Economic Development Advisory
Kosmont will be available to work with the City on economic development initiatives, such as business attraction, business retention, and assisting local businesses.

Kosmont activities will include the update and refinement of previously prepared Citywide and opportunity site market collateral and attendance/coordination of meetings at Innovating Commerce Serving Communities (formerly International Council of Shopping Centers) (“ICSC”) and/or other industry conferences as decided by City and Consultant. Kosmont will conduct outreach through phone and email communication, coordinate roundtable discussions between 202
City of Aliso Viejo
Work Plan for Econ. Dev. Advisory Services - DRAFT
November 22, 2021

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KOSMONT COMPANIES
1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 I ph 424.297.1070 I www.kosmont.com City staff and business executives, and schedule meetings and tours with local commercial real estate brokers, major landlords, and other major prospective businesses/tenants (e.g. research and development firms).

Task 2: Aliso Viejo Town Center Advisory Services
At the City’s request, Kosmont will be available to provide advisory and implementation services related to the proposed revitalization plan for the Aliso Viejo Town Center, including, but not limited to the following:
a) Pro forma evaluation / financial feasibility analysis for potential development b) Project fiscal impact and economic benefit analysis
c) Financial sources and uses analysis and public-private (P3) transaction structuring d) Pursuit and execution of potential economic incentives, funding sources, and/or financing structures in the context of potential public-private transactions, such as Development Opportunity Reserve (D.O.R.)
®
, special districts (e.g., parking districts, business
improvement districts, enhanced infrastructure financing districts [“EIFD”]), site specific tax revenue pledges, and/or other economic development tools e) Transaction/development negotiations, opportunity site evaluations, and other advisory tasks, as may be needed
Task 3: Meetings
Kosmont will host one (1) virtual (via the Zoom teleconference platform) or in person meeting each quarter to review and discuss progress.

III. BUDGET FY 2021-2022
The compensation for Tasks 1 through 3 is $30,000 for professional services (hourly) fees as shown on Attachment A. Budget may be increased by City request at any point in time.

Kosmont is appreciative of the opportunity to continue to work with the City. Thank you. [ signature page follows ]
203
City of Aliso Viejo
Work Plan for Econ. Dev. Advisory Services - DRAFT
November 22, 2021

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KOSMONT COMPANIES
1601 N. Sepulveda Blvd. #382, Manhattan Beach, CA 90266 I ph 424.297.1070 I www.kosmont.com

ATTACHMENT A
Kosmont Companies
2021-2022 Public Agency Fee Schedule
Professional Services
Chairman & CEO $375.00/hour
President $345.00/hour
Senior Vice President/Senior Advisor $305.00/hour
Vice President $210.00/hour
Senior Project Analyst $195.00/hour
Project Analyst/Project Research $165.00/hour
Assistant Project Analyst/Assistant Project Manager $125.00/hour Project Promotion/Graphics/GIS Mapping Services $ 95.00/hour Clerical Support $ 70.00/hour
• Additional Expenses
In addition to professional services (labor fees):
1) An administrative fee for in-house copy, fax, phone, postage costs, digital/technological support and related administrative expenses will be charged, which will be computed at four percent (4.0 %) of monthly Kosmont Companies professional service fees incurred; plus
2) Out-of-pocket expenditures, such as travel and mileage, professional printing, and delivery charges for messenger and overnight packages will be charged at cost. 3) If Kosmont retains Third Party Vendor(s) for Client (with Client’s advance approval), fees and cost will be billed to Client at 1.1X (times) fees and costs. 4) Consultant’s attendance or participation at any public meeting, whether such participation is in person, digital, video and/or telephonic (e.g., City Council, Planning Commission, Public Agency Board, other) requested by Client and are beyond those specifically identified in the Scope of Work will be billed at the professional services (hourly) fees as shown on this Attachment A.
• Charges for Court/Deposition/Expert Witness-Related Appearances Court-related (non-preparation) activities, such as court appearances, depositions, mediation, arbitration, dispute resolution and other expert witness activities, will be charged at a court rate of 1.5 times scheduled rates, with a 4-hour minimum.

Rates shall remain in effect until June 30, 2022.
204
City of Aliso Viejo

AGENDA ITEM
DATE: January 19, 2022
TO: Mayor and City Council
FROM: Omar Dadabhoy, Director of Community Development
SUBJECT: FIRST AMENDMENT TO PROFESSIONAL SERVICES AGREEMENT WITH MIKE LINARES, INC. FOR COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG) PROGRAM ADMINISTRATION FOR FY 2021-2022
Recommended Action:

Approve and authorize the City Manager to execute the First Amendment to the Professional Services Agreement with Mike Linares, Inc. for Community Development Block Program (“CDBG”) Program administration for FY 2021-22.

Fiscal Impact:

The City of Aliso Viejo will receive $213,835 in CDBG funds for Fiscal Year 2021-22 from U.S. Department of Housing and Urban Development (“HUD”). The CDBG program allows a maximum of 20 percent of the annual grant to be used for program administrative costs, including City staff and consultant time. Accordingly, for FY 2021-22 a maximum of $42,700 of the $213,835 may be allocated to program administration. The Consultant is paid based on actual hours performing services. Services are paid from the General Fund and reimbursed by HUD. The amendment would increase the total compensation under the agreement by $25,000. Funds for this agreement amendment were accounted for in the FY 2021-22 budget.

Background:

The City Council approved the original agreement with Mike Linares, Inc. (“Consultant”) on May 17, 2017, for CDBG consultant services for a four-year term, commencing July 1, 2017, with the ability to extend for one additional year at the City Manager’s discretion.

Discussion:

In 2017, the Consultant assisted the City with the transition from being a Participating Community under the County of Orange CDBG Program to an Entitlement City that undertakes its own program administration responsibilities through the preparation of the necessary documentation needed to becoming an entitlement city. 205

The Consultant prepared a Consolidated Plan to establish a multi-year strategy for the use of CDBG funds to address community needs. The adopted Consolidated Plan covers July 1, 2018, through June 30, 2023, and identifies an array of goals and activities that can be implement over the five-year period. Additionally, the Consultant prepares each fiscal year’s Annual Action Plan, which establishes a framework for that specific year’s CDBG expenditure plan. The Consultant also provides guidance to City staff, prepares necessary environmental documents for each year’s projects, monitors project activities and expenditures, and serves as one of the primary contacts for HUD.

This first amendment implements the City Manager’s ability to authorize a one-year extension to the agreement and increases total compensation by $25,000. No changes are proposed to the scope of services and all other provision of the original agreement, except as otherwise specifically noted in the first amendment, remain in effect.

Prior to the completion of this five-year agreement, a Request for Proposals will be prepared and disseminated for CDBG consultant services. Staff anticipates presenting a new agreement for approval to the City Council in June of 2022.

Attachment:

1. Agreement Amendment
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SIGNATURE PAGE FOR FffiST AMENDMENT TO THE

COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG) ADMINISTRATIVE

SERVICES AGREEMENT BETWEEN THE CITY OF ALISO VIEJO
AND MIKE LINARES, INC.

IN WITNESS WHEREOF, the parties have executed this First Amendment to Agreement on this __ day of ___ ___, 202

CITY OF ALISO VIEJO
Approved:

By: ____________ _ David Doyle _�============
City Manager
ATTEST:

By:

Mitzi Ortiz, MMC
City Clerk
APPROVED AS TO FORM:

Best
City
Best
Attorney
& Krieger LLP

APPROVED AS TO COMPLIANCE

WITH BUDGET
_____By __________ _
Director of Financial Services
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60367.01 !00\33489405.1
MIKE LINARES, INC.
[If Corporation, TWO SIGNATURES,
President OR Vice President AND Secretary
OR Treasurer REQUIRED]
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!IB � Printed �ame: � f tlHPJ
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209
210
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City of Aliso Viejo

AGENDA ITEM
DATE: January 19, 2022
TO: Mayor and City Council
FROM: Omar Dadabhoy, Community Development Director
SUBJECT: THIRD AMENDMENT TO PROFESSIONAL SERVICES AGREEMENT

WITH BECKY CAHA, INDEPENDENT CONTRACTOR, FOR

AFFORDABLE HOUSING IMPLEMENTATION SERVICES
Recommended Action:

Approve and authorize City Manager to execute a Third Amendment to the Professional Services Agreement with Becky Caha, independent contractor, to increase the amount of the existing agreement.

Fiscal Impact:

The amendment will increase the existing agreement by $15,000 for a cumulative amount not to exceed $65,000. This agreement amount will be paid out of the Community Development Department’s Contractual Services account which has funds allocated for the specific purpose of administering affordable housing services in the City.

Background:

On May 17, 2017, the City entered into a three-year agreement with Becky Caha to provide affordable housing implementation services, for an amount not to exceed $25,000. On June 22, 2020, the parties amended the Agreement to extend the term of the Agreement to June 30, 2021. On August 10, 2020, the parties amended the Agreement to increase the total compensation by $25,000 for a cumulative amount of $50,000 and extend the term of the Agreement to June 30, 2022.

Discussion:

This Third Amendment will allow an increase in the total amount of the agreement by $15,000. Ms. Caha will continue to provide affordable housing services which include administering the resale and refinancing of affordable units, responding to inquiries from the general public regarding affordable housing opportunities in the City, verifying compliance of all affordable unit property owners via annual ownership recertification and follow up, assisting staff with the review of documentation provided by the developments 212

with affordable rental units, assisting staff in any required code enforcement action against individuals that do not comply with the applicable affordability restrictions and terms, and assisting staff with the provision of data pertinent to affordable housing based grants. Ms. Caha has also been instrumental in the City’s recent acquisitions of affordable housing units.

Staff has been pleased with Ms. Caha’s performance with the affordable housing implementation services and is respectfully requesting that the Council approve the amendment so that she may continue to provide these services.

As is the City’s practice, prior to July 1, 2022, Staff will also conduct a new RFP for housing related services and present the agreement to the City Council prior to the expiration of this Third Agreement.

Attachments:

1. Agreement Amendment

2. Scope of Services
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CITY OF ALISO VIEJO

THIRD AMENDMENT TO

AFFORDABLE HOUSING IMPLEMENTATION SERVICES

1. PARTIES AND DATE.

This Third Amendment to the Agreement for Affordable Housing Implementation Services (“Third Amendment”) is entered into on the ____ day of ________, 202_, by and between the City of Aliso Viejo (hereinafter referred to as the “City”) and Becky Caha (hereinafter referred to as the “Consultant”). City and Consultant are sometimes collectively referred to herein as the “Parties.”

2. RECITALS.

2.1 Agreement. The Parties entered into an agreement entitled Affordable Housing Implementation Services dated May 17, 2017 (“Agreement”).

2.2 First Amendment. On June 22, 2020, the Parties amended the Agreement to extend the term of the Agreement to June 30, 2021.

2.3 Second Amendment. On August 10, 2020, the Parties amended the Agreement to increase the total compensation under the Agreement by Twenty-Five Thousand Dollars ($25,000) for a cumulative amount not to exceed Fifty Thousand Dollars ($50,000) and extend the term of the Agreement to June 30, 2022.

2.4 Third Amendment. The Parties now desire to amend the Agreement in order to increase the total compensation under the Agreement by Fifteen Thousand Dollars ($15,000).

3. TERMS.

3.1 Term. Pursuant to Section 3.1.2 of the Agreement, the term of the Agreement shall be through June 30, 2022, unless earlier terminated as provided in the Agreement.

3.2 Scope of Services. The Agreement is hereby amended to include the scope of services set forth in Exhibit “A,” attached hereto and incorporated herein by reference.

3.3 Compensation. The total compensation for the Services provided pursuant to the original agreement and this Third Amendment shall not exceed Sixty-Five Thousand Dollars ($65,000) without written approval of the City Manager. Consultant shall receive compensation, including authorized reimbursements, for all Services rendered under this Third Amendment at the rates set forth in Exhibit “B” attached hereto and incorporated herein by reference.

3.4 Declaration of Political Contributions. Prior to the City’s approval of this Amendment, Consultant shall submit to City a statement in writing declaring any political contributions of money, in-kind services, or loan made to any member of the City Council within the previous twelve-month period by the Consultant and all of their employees, including any 214
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employee(s) that Consultant intends to assign to perform the Services described in this Third Amendment.

3.5 Continuing Effect of Agreement. Except as otherwise specifically set forth in this Third Amendment, the remaining provisions of the Agreement shall remain in full force and effect.

From and after the date of this Third Amendment, whenever the term “Agreement” appears in the Agreement, it shall mean the Agreement as amended by this Third Amendment.

3.6 Adequate Consideration. The Parties hereto irrevocably stipulate and agree that they have each received adequate and independent consideration for the performance of the obligations they have undertaken pursuant to this Third Amendment.

3.7 Counterparts. This Third Amendment may be executed in duplicate originals, each of which is deemed to be an original, but when taken together shall constitute but one and the same instrument.
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60367.01100\33489405.1
A-1
EXHIBIT “A”

TO THIRD AMENDMENT TO

AFFORDABLE HOUSING IMPLEMENTATION SERVICES

SCOPE OF SERVICES
219

SCOPE OF SERVICES
For this engagement, I propose to provide “turn-key” staffing services wherein I would be available to handle some or all of the tasks identified in the Scope of Services as follows:
 Respond to inquiries from the general public regarding affordable housing opportunities in the City.
 Determine eligibility for prospective homebuyers purchasing deed-restricted affordable units to include the following components:
o Affordable Housing Resale Restrictions;
o Escrow Instructions; and
o Payoff processing and reconveyance/release preparation.  Coordinate with escrow and title on the resale of properties and the refinancing of affordable units.
 Review terms to determine eligibility to refinance first trust deed loans.  Prepare subordination agreements as required for refinancing.  Maintain eligibility income data and records for homebuyers purchasing deed-restricted affordable units.
 Verify compliance of all affordable unit property owners via annual ownership recertification and follow up.
 As necessary, assist City staff with the review of documentation provided by the developments with affordable rental units.
 As necessary, assist City staff in any required code enforcement action against individuals that do not comply with the applicable affordability restrictions and terms.  As necessary, assist City staff with the provision of data pertinent to affordable housing based grants.
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B-1
EXHIBIT “B”

TO THIRD AMENDMENT TO

AFFORDABLE HOUSING IMPLEMENTATION SERVICES

COMPENSATION
221

FEE QUOTE
As the individual who has been providing these services for the past 10 years I am well‐versed in the City’s requirements to be able to administer these activities in an accurate and timely manner.

This knowledge will allow the City’s housing program to move forward without lapse in coverage or time needed to bring someone up to speed on all required activities. The fees for anticipated services are as follows:

Eligibility Review $325.00 per loan
Loan Document Preparation/Processing Fee $400.00 per loan Eligibility review fee will be due upon eligibility determination. The loan document preparation and processing fee will be due upon close of escrow.

Occupancy Monitoring
I will continue to provide the City with monitoring services for compliance of the requirements of this affordable housing program. I will be responsible for the annual monitoring of the occupancy of the affordable units to ensure that the units are owner occupied and no unauthorized transfer has taken place. If requested by City, an annual report will be prepared outlining the specifics of the annual monitoring endeavor, as well as outlining any remediation activities that will need to take place in order to ensure compliance with the occupancy requirements of this program.

It is my understanding that the City also has 20 studio and one‐bedroom rental units in the Vantis development; along with 2 senior developments, Vintage Aliso and Liberty at Aliso currently under construction with a total of 398 rental units that will be affordable to households earning lower incomes. I am available to work with the City in the administration of these developments at whatever capacity may be needed, including, but not limited to, review of developments’ annual reports, review of rents and tenant incomes, and any tenant qualification review required.

Contract Budget Amount
As outlined above, the eligibility review and loan processing will be billed on a fixed fee. Any other activities under the Scope of Work will be billed on a time and materials basis. My hourly billing rate is $125 / hour. It is anticipated that this annual fee will not exceed $25,000. My fee is based upon an estimate of the number of annual hours needed for each task. If the Scope of Services is substantially changed in the future, I will notify the City and request a fee adjustment.

The annual fee will be subject to an annual inflationary adjustment in accordance with the published Consumer Price Index pertinent to Orange County. 222
I do not charge clients for travel or mileage, parking, standard telephone/fax expenses, general postage or incidental copies. However, I do charge for messenger services, overnight shipping/express mail costs and teleconferencing services. I also charge for copies of reports, documents, notices, and support material in excess of five (5) copies. These costs are charged back at the actual expense plus a 10% surcharge.

Invoices will be issued monthly and are payable upon receipt, unless otherwise agreed upon in advance. Invoices identify tasks completed to date, hours expended and the hourly rate. 223

The annual fee will be subject to an annual inflationary adjustment in accordance with the published Consumer Price Index pertinent to Orange County. 225
I do not charge clients for travel or mileage, parking, standard telephone/fax expenses, general postage or incidental copies. However, I do charge for messenger services, overnight shipping/express mail costs and teleconferencing services. I also charge for copies of reports, documents, notices, and support material in excess of five (5) copies. These costs are charged back at the actual expense plus a 10% surcharge.

Invoices will be issued monthly and are payable upon receipt, unless otherwise agreed upon in advance. Invoices identify tasks completed to date, hours expended and the hourly rate. 226
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City of Aliso Viejo

AGENDA ITEM
DATE: January 19, 2022
TO: Mayor and City Council
FROM: Omar Dadabhoy, Community Development Director
Jennifer Lowe, Senior Planner
SUBJECT: PLANNING APPLICATION PA21-016 (SDP/AUP/EP) FOR A SITE

1. Open and conduct a public hearing;

2. Find that the request is exempt from the California Environmental Quality Act pursuant to State CEQA Guidelines Section 15302 (Replacement or Reconstruction); and

3. Adopt a Resolution making findings under the California Environmental Quality Act and approving Planning Application PA21-016 (SDP/AUP/EP) for a site development permit to demolish an existing building and construct a new restaurant with a drivethru; an administrative use permit for outdoor dining; and an exception permit for a parking deficiency below 15% at 26641 Aliso Creek Road.

Fiscal Impact:

No fiscal impact will result from this report.

Background:

The existing restaurant building was approved in 1996 under Site Plan PA950206 by the County of Orange. The site plan approved 355,400 square foot retail/entertainment center

54.5 acres. Construction of the restaurant building for Romano’s Macaroni Grill was completed in 1997. Due to the change in industry preferences and then further impaired by the pandemic, Romano’s Macaroni Grill officially closed its operation in Aliso Viejo in 2020. The Applicant, Amy’s Drive-Thru, is a restaurant establishment that offers organic, vegetarian versions of classic American fast food. The restaurant was started in 2015 by 227
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the founders of Amy’s Kitchen. There are three locations in Northern California including one at the San Francisco airport.

Discussion:

Site Development Permit – New Building & Site Enhancements The Applicant proposes to demolish the existing 8,168 square foot building and develop a 4,558 square foot restaurant, 615 square foot outdoor dining area, and drive-thru (“Project”). Pursuant to the requirements established in Aliso Viejo Municipal Code (“AVMC”) Section 15.74.020, the Project requires a site development permit to ensure that new development conforms to the development and design provisions of the AVMC, including but not limited to permitted uses, development standards, and supplemental regulations. The application for the SDP included review of architectural, landscape and related development plans.

The overall design is an agricultural/farmhouse mixed with modern and sustainable elements, which reflects Amy’s Kitchen’s commitment to organic foods and sustainability.

With a highly visible location at the intersection of Aliso Creek Road and Enterprise, the Applicant includes several unique elements that add to the character of the development but also reflect the Amy’s Kitchen branding and goals.
 Living Roof. The building includes a living roof, which will incorporate climateappropriate plantings of varying colors, sizes, and textures. The roof provides an aesthetic and functional purpose. In addition to increasing the overall aesthetics of the site and adding a unique element to the building, the living roof increases the insulation value at the roof while reducing the energy required for interior climate control.
 Water Tower. The Project includes a water tower painted in colors reflected in Amy’s branding scheme in the open space area located at the corner of Aliso Creek Road and Enterprise. The water tower would not be functional but would serve as an art feature at this intersection. Due to the highly trafficked nature of this intersection, the water tower feature adds to the overall aesthetic of the corner while highlighting a prominent corner of Aliso Viejo Town Center.  Carport. A portion of the drive-thru is covered by a decorative carport that provides shade while adding an additional architectural feature to the site. The carport also adds vertical elements to break up the large views of parking lot.  Family Park. The Family Park is adjacent to the water tower and provides some seating area. The park is not proposed to be used as dining space but intended to extend the green space and add additional pedestrian-level features to the site.  Landscaping. Landscaping was designed to reflect the Applicant’s agricultural roots and combine the natural and built environments The Project includes significant upgrades to the plant palette, irrigation, and increased square footage. 228
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The Applicant is proposing to add accent colorful plantings and update the overall palette of the site. Landscaping extends vertically, onto the building through the incorporation of a living roof.

Administrative Use Permit – Outdoor Dining
Outdoor dining may be permitted as an accessory use subject to the provisions of AVMC Section 15.22.190 if an administrative use permit is approved in accordance with AVMC

15.74.040. The proposed 615 square foot outdoor dining area is accessory to the main dining area. To ensure there is minimal impact to the nearby residential neighborhoods, the outdoor dining area will be subject to the hours of operation, operational characteristics, and conditions of approval for the in-restaurant dining. Additionally, the attached Resolution includes conditions of approval that prohibit amplified sound without an approved exception permit by the Community Development Director.

Exception Permit – Parking
The parking required for the 5,173 square foot restaurant, parked at the shopping center rate of 1 space per 220 square feet of gross floor area, is 23 spaces. The parcel for the Project proposes 32 parking spaces onsite, meeting City parking requirements. However, all uses within Town Center share parking through a series of reciprocal agreements for parking, access, encroachments, and utilities; therefore, parking is evaluated on all uses within the shopping center. To add the drive-thru, 25 parking spaces will need to be removed. The table below provides a summary of the parking for the project in relation to Aliso Viejo Town Center.

ALISO VIEJO TOWN CENTER PARKING SUMMARY
Parking Space Requirements
Use Square Footage/
# Seats
Parking
Requirement
Parking Spaces
Required
Shopping Center 310,408 s.f. 1:220 s.f. 1,411
Movie Theater 4,225 seats 1:3 seats 1,408
Total Number of Parking Spaces Required 2,819
Parking Space Inventory
Existing Spaces in Aliso Viejo Town Center 2,429
Demolition - Spaces Removed (25)
Total Number of Spaces Onsite 2,404
Total Number of Parking Spaces Required 2,819
Parking Deficiency/% 415 / 14.7%
While Amy’s will meet its individual parking requirements onsite, Aliso Viejo Town Center has a current parking deficiency of 14.2% (404 parking spaces from the total number of spaces required) with the existing 8,168 square foot restaurant. Compared to the previous restaurant use, Amy’s Drive-Thru has a reduced building footprint and is primarily a drivethru establishment, with the Applicant estimating 60% of its patrons will be for the drivethru. The proposed drive-thru provides a stacking area for 16 vehicles and 2 pull-ahead 229
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spaces. A Traffic and Circulation Analysis prepared by Kimley-Horn and Associates determined the stacking area with the pull-ahead spaces would be adequate for the number of vehicles using the drive-thru under normal restaurant operations. Additionally, the Project site is located away from the higher density, multi-tenant areas of Town Center. Parking in this area is primarily used by the two single-tenant buildings. With the minimal increase in parking deficiency from 14.2% to 14.7% (difference of 11 parking spaces) and based on the described operations and Traffic and Circulation Analysis, the alternate parking standard will provide sufficient parking for the uses served. Pursuant to AVMC 15.38.120(B), a reduction in the required number of parking spaces of 15 percent or less shall require approval of an exception permit subject to the findings referenced in AVMC 15.74.070 and with evidence that the alternate parking standards will provide sufficient parking for the use(s) served.

During staff’s research and analysis of the parking for the project, staff noted that several jurisdictions credit drive-thru vehicle stacking toward the parking space requirement since the drive-thru absorbs some of the parking demand for restaurants. Although the individual parcel is conforming to parking standards, the overall shopping center is considered deficient. AVMC Section 15.38.040 does not count vehicle stacking areas toward meeting the parking requirement; therefore, increasing the overall parking deficiency. Staff is in process of developing an update of the parking standards identified in AVMC 15.38. To ensure City parking requirements are appropriate and sufficient to meet with current demands in parking and traffic, staff will be proposing an adjustment in the parking requirement for drive-thrus, subject to City Council review and approval.

Traffic/Circulation Analysis
To avoid impacts to public rights-of-way and internal circulation patterns within the shopping center, staff required the Applicant to submit a Traffic and Circulation Analysis.

The study evaluated three scenarios: Existing Conditions, Opening Year 2022, and Opening Year 2022 Plus Project. Furthermore, the study provided existing and future conditions of four intersections: Enterprise at Town Center, Enterprise at Project Driveway, Aliso Creek Road at Enterprise, and Aliso Creek Road at Project Driveway.

Currently, all intersections are currently operating at a level of service consistent with the thresholds established by the Aliso Viejo General Plan. The project is estimated to generate 204 morning peak hour trips and 150 evening peak hour trips. After applying pass-by reductions, the development is projected to generate a net addition of 104 morning peak hour trips and 75 evening peak hour trips. Under Opening Year 2022 Conditions and Opening Year 2022 Plus Project Conditions, all study intersections would continue to operate at an acceptable Level of Service.

The transportation consultant determined the characteristics of the restaurant and drivethru were similar to the Amy’s Drive-Thru in Rohnert Park, California. Drive-thru queuing observations were prepared by TJKM and included in the analysis by Kimley Horn. The study reports that the maximum queue observed was 12 vehicles on a given weekday and 18 vehicles during the weekend. The proposed Aliso Viejo drive-thru lane would have enough stacking distance for 16 vehicles 2 additional vehicles in the “pull-ahead” spaces 230
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near the pick-up window. Based on data provided by Amy’s Drive Thru, their restaurants are experiencing a 60-40 split with 60% of patrons using the drive-thru and 40% entering the restaurant. The Applicant estimates the time from placing an order to receiving an order at the pick-up window is four to six minutes. If a customer is expected to be at the window longer than 45 seconds, they are asked to move to the pull-ahead spaces. Based on Institute of Transportation Engineers (ITE) queuing formulas, the analysis indicates that average queuing length to be approximately 6 vehicles with the probability of an 18- vehicle queue at 0.97%. Additionally, the study concludes the occurrence of the queue exceeding 18 vehicles is estimated at a low probability of 6% and of minimum duration.

The drive-thru as proposed is expected to fully contain the vehicle queue 94% of the time.

The attached resolution provides conditions that grant the City the ability to require modifications to the operations of the drive-thru or, potentially, modifications to the site in the event the vehicle stacking area become inadequate impact ingress, egress, and circulation.

Aliso Viejo Community Association
A portion of the project along Enterprise encroaches into an Aliso Viejo Community Association (“AVCA”) landscape maintenance easement. Improvements in this area consist of landscaping, drive-thru menu board, and fencing. Applicant representatives have been working with AVCA to transfer responsibility of the area to the property owner of the Project site. The Applicant will be required to provide documents that show the transfer of responsibility prior to issuance of any permits for the project.

Environmental:

Staff recommends the City Council find the proposed project categorically exempt from the California Environmental Quality Act (CEQA) Guidelines, pursuant to Class 2 exemption – Replacement or Reconstruction (CEQA Section 15302) as it consists of the replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced, specifically “(b) replacement of a commercial structure with a new structure of substantially the same size, purpose, and capacity.”
Public Notice:

On January 6, 2022, a public hearing notice was published in the Aliso Viejo News and mailed to all owners of real properties within 300 feet of the subject real property.

City Attorney:

The City Attorney has reviewed the staff report.
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Attachments:

1. Resolution for Planning Application PA21-016 (SDP/AUP/EP)

2. Amy’s Drive-Thru Project Description

3. Amy’s Drive-Thru Project Plans

4. Kimley-Horn and Associates, Inc. CEQA Analysis

5. Kimley-Horn and Associates, Inc. Traffic Circulation Analysis

6. Presentation
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RESOLUTION NO. 2022- ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ALISO

VIEJO, CALIFORNIA, APPROVING PLANNING APPLICATION
PLANNING APPLICATION PA21-016 (SDP/AUP/EP) FOR A SITE

DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING BUILDING
AND CONSTRUCT A NEW RESTAURANT WITH A DRIVE-THRU; AN
ADMINISTRATIVE USE PERMIT FOR OUTDOOR DINING; AND AN
EXCEPTION PERMIT FOR A PARKING DEFICIENCY BELOW 15% AT
26641 ALISO CREEK ROAD AND MAKING FINDINGS UNDER CEQA
WHEREAS, on July 21, 2021, the Applicant, Golden Property Development on behalf of Amy’s Drive-Thru, submitted Planning Application PA21-016 (SDP/AUP/EP) for a site development permit to demolish an existing building and construct a new restaurant with a drive-thru; an administrative use permit for outdoor dining; and an exception permit for a parking deficiency below 15% at 26641 Aliso Creek Road (Project); WHEREAS, pursuant to Aliso Viejo Municipal Code (AVMC) Sections 15.74.020, the purpose of a site development permit is to ensure that new development conforms to the development and design provisions of the Zoning Code; WHEREAS, pursuant to AVMC Section 15.74.040, an administrative use permit shall be required for individual approval or denial of land uses requiring such permits based on the low to moderate potential for adverse impacts on surrounding properties, residents, or businesses under the Zoning Code;
WHEREAS, pursuant to AVMC Section 15.74.070, an exception permit shall be required for provide for minor deviations from certain development standards set out in this code, including a reduction in the required number of parking spaces of 15 percent or less subject to the additional findings identified in AVMC Section 15.38.120(B)(1); WHEREAS, pursuant to AVMC Section 15.70.050, at the discretion of the Community Development Director, applications for different types of actions may be combined and processed concurrently in one application with one fee deposit so long as all applicable processing requirements are satisfied;
WHEREAS, pursuant to AVMC 15.70.50(A), for a combined application requiring a public hearing is combined with one not requiring a public hearing, the combined application shall require a public hearing and the final decision on the combined application shall be made by the highest applicable decision-making authority pursuant to AVMC Section 15.70.030;
WHEREAS, pursuant to Title 14, California Code of Regulations, Section 15367, the City of Aliso Viejo (“City”) is Lead Agency for purposes of the Project; 233
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WHEREAS, the City has reviewed the proposed Project and has determined that it is Categorically Exempt from environmental review under the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Sections 15302 (Replacement or Reconstruction);
WHEREAS, the City has determined that none of the Exceptions to the Categorical Exemptions listed in Title 14, California Code of Regulations Section 15300.2 applies to the Project; and
WHEREAS, on January 19, 2022, the City Council held a duly noticed public hearing as prescribed by law and considered public testimony and evidence and recommendations presented by staff in the agenda report and oral presentation related to Planning Application PA21-016 (SDP/AUP/EP); and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ALISO VIEJO, DOES HEREBY RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:

SECTION 1. Determination of Recitals. The City Council hereby finds and determines that all of the recitals set forth above are true and correct. The above recitals are hereby incorporated as substantive findings of this Resolution.

SECTION 2. Compliance with CEQA. The City Council finds the proposed project categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Class 2 exemption – Replacement or Reconstruction (CEQA Section 15302) as it consists of the replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced, specifically “(b) replacement of a commercial structure with a new structure of substantially the same size, purpose, and capacity.” Improvements associated with the project involve modifications and alterations to existing parking lot areas to accommodate a new drive-thru, outdoor dining, accessory structures, and landscape upgrades. Furthermore, the modified parking standards for the shopping center negligibly affect the total the amount of parking available. Therefore, the proposed project is exempt from CEQA pursuant to State CEQA Guidelines, section 15302.

To the extent the Class 2 categorical exemption applies to the proposed project, staff has determined that none of the exceptions to the application of the exemption apply under State CEQA Guidelines, § 15300.2. Specifically, the proposed project is not located in a particularly sensitive environment. Improvements will be installed on existing structures in urbanized/developed areas. The project would not result in a cumulative impact from successive projects of the same type in the same place, over time. The project site and surrounding area are designated for commercial uses. The project involves the redevelopment of a site within the existing Aliso Viejo Town Center 234
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shopping center by demolishing an existing building and constructing a smaller building in its place. The proposed project is forecasted to generate approximately 1,956 daily trips, with 104 trips in the AM peak hour and 75 trips in the PM peak hour. The Traffic Circulation Analysis (Kimley-Horn, November 2021) concludes that all study area intersections would continue to operate at acceptable levels of service with the project.

Because the proposed project can be classified as local-serving commercial and is less than 50,000 sf, a less than significant VMT impact would occur. No project-specific or cumulative traffic impacts would occur. The project is not located within an officially designated state scenic highway. Thus, the proposed project would not have an impact in this regard. Similarly, the building is not located on a site designated pursuant to Government Code section 65962.5 (Cal/EPA Hazardous Waste and Substances Site Lists). Finally, the proposed project does not involve any improvements, modifications, or other changes to a historical resource. Therefore, none of the exceptions listed in Title 14, California Code of Regulations, section 15300.2 applies. Thus, the categorical exemption outlined above remains applicable to the proposed project.

SECTION 3. Approval of Project and Findings for Site Development Permit. In accordance with AVMC 15.74.020(D), the City Council hereby approves Planning Application PA21-016 (SDP/AUP/EP) major exterior renovations to a property, subject to the conditions set forth in Exhibit “A” and project plans set forth in Exhibit “B”, which exhibits are both attached hereto and incorporated herein by reference.

1. Consistency with General Plan. The project is consistent with the General Plan and any applicable specific plan.

The Land Use Element of the General Plan designates the project site as Town Center Commercial (“TCC”). The TCC designation provides for a mixture of uses within the Aliso Viejo Town Center (Town Center), including community retail and commercial services and restaurants. Under the General Plan, the City is encouraged to “provide a diverse mix of land uses to meet the future needs of all residents and the business community” and Land Use Policy LU-1.2 “attract a broad range of additional retail, medical, and office uses providing employment at all income levels and making a positive contribution to the City’s tax base”. The Project includes demolishing a vacant restaurant building and construction of a new and smaller restaurant. Based on the description of the TCC land use designation and Land Use Policies and Goals as defined in the General Plan, the Project is consistent with the Aliso Viejo General Plan.

2. Consistency with Zoning Code. The land use and associated development conform to the permitted use provisions and development standards of this Zoning Code and is consistent with this Code and any applicable specific plan.

The Zoning District for the subject property is Town Center Commercial (“CT”). The CT District is similar to the General Plan TCC land use designation as Aliso Viejo Town Center is a mixed-use center intended to function as the community’s urban core, central business district and community shopping area. Examples of permitted 235
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uses include community retail and commercial services, offices, theaters, art galleries and entertainment facilities, hotels/motels and restaurants, and recreation and community facilities. In addition to conformance with municipal and building code requirements, all site improvements are subject to development and operational standards established in then AVMC. As conditioned in Exhibit A, prior to issuance of a Certificate of Use and Occupancy, the Applicant shall be required to provide operational and security plans for review and approval by the Director.

As proposed, the Project meets the following Zoning Code development standards in the CT zoning district:
(a) The maximum structure height of 45 feet (45’-0”) in the CT District. The tallest addition is the water tower feature, which has a proposed height of 28 feet 4 inches (28’-4”);
(b) The minimum perimeter setback is 40 feet (40’-0”) from Aliso Creek Road and 20 feet from Enterprise – all structures (trash enclosure, generator enclosure new building façade, vehicular gate arms, and shade structures) are not located within the setback areas;
(c) The minimum interior landscaping within parking areas of 2.5% will be met with

5.2% of landscape coverage in parking areas;
(d) The minimum interior landscaping within non-parking areas of 2.5% will be met with 51.6% of landscape coverage in non-parking areas;
(e) The minimum average boundary landscaping of 15 feet will be met with boundary landscaping depths of 20 feet along the perimeter of the project; (f) The minimum drought tolerant landscaping of 50% will be met 95% of droughttolerant landscaping; (g) The screening of mechanical equipment, trash enclosure, and service yards conform to the requirements established in AVMC Chapter 15.62; (h) Lighting and other security elements are consistent with the Crime Prevention through Environmental Design (“CPTED”) requirements as established in Appendix A of AVMC Title 15; and
(i) The parking deficiency requires an exception permit for a reduction in the required number of parking spaces of 15 percent or less subject to the additional findings set forth in Section 5 of this Resolution.

3. Compliance with CEQA. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. 236
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See Section 2 above. Based upon the whole of the record, including the staff report for this Resolution, as well as attachments to that staff report, the City Council hereby finds and determines that the proposed project is categorically exempt from the California Environmental Quality Act (CEQA) Guidelines, pursuant to Class 2 exemption – Replacement or Reconstruction (CEQA Section 15302) as it consists of the replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced, specifically “(b) replacement of a commercial structure with a new structure of substantially the same size, purpose, and capacity.”

4. Architectural Design. The architectural design of the project, including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style are compatible with surrounding development.

The overall architectural theme is agricultural/farmhouse with modern and sustainable elements. The main building is designed to resemble a modern farmhouse with its use of a gabled roof, wood siding, and outdoor patio. Working with the building form, screening elements, and orientation, the Applicant designed the Project to maximize thermal comfort and design preferences associated with diners. As a result, the scale of the proposed building is reduced from existing conditions to allow for a more expansive design that merges the built and natural environment with proposed landscaping upgrades, outdoor garden, and patio areas.

Additionally, the living roof provides indoor climate control to the building while also further extending the open space into the built environment. The trash enclosure, service yard, and rooftop equipment were designed to create a cohesive theme throughout the site by coordinating and mimicking the color and materials of the main building. Colors chosen for the site highlight the modern farmhouse theme while representing the Amy’s Drive-Thru branding. Since the site is highly visible at Aliso Creek Road and Enterprise and includes an open space area at the corner, the architectural details and design integrate the use of natural materials while providing a modern design to the 22-year-old shopping center.

5. Site Design. The site design of the project, including but not limited to project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development.

The orientation of the proposed building is designed to use existing utilities and take advantage of the views from various drives. The Project does not propose changes to number of vehicular entrances. The proposed drive-thru location was selected based on existing conditions of the shopping center regarding vehicle entrances and the locations of existing buildings and drive aisles. Additionally, the selected location allows for a design that accommodates a 16-vehicle queue and 2 pull-ahead stalls to avoid overflow into the main drive aisle. In conjunction with a traffic and circulation study prepared by a qualified planning and engineering firm, the site design will 237
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facilitate adequate ingress, egress, and circulation in the parking lot. The Project includes modifications to the main parking lot areas to bring the property into conformance with accessibility and clean air/electric vehicle requirements. Bicycle parking will be located south of the front of the building. A portion of the passive open space area between the building and intersection of Aliso Creek Road and Enterprise will be enclosed with 42-inch (42”) railing and activated with the installation of a water tower feature and family park area. This area will not be used for dining service but offer an extended green space for patrons. The open space area will include seating areas along the existing pedestrian walkways from the site to the public right-of-way. The Applicant proposes to install a 40-inch (40”) cedar fence along the drive-thru to establish a boundary between the pedestrian and vehicle areas. The railing and drive-thru views will be screened by new trees and shrubs. The trash enclosure will be located within the parking lot area and constructed to satisfy all design and water quality requirement. All service areas and equipment will be adequately screened from view and exterior lighting is consistent with Appendix A: CPTED of AVMC Title 15, Zoning Code.

6. Landscape Design. Project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project.

Landscaping was designed to reflect the Applicant’s agricultural roots and combine the natural and built environments. Square footage dedicated to landscaping is significantly increased throughout the project site in both parking and non-parking areas. The plant palette incorporates a variety of species classified as water efficient, ecologically appropriate, and aesthetically pleasing. The design also extends the landscaping vertically, onto the building through the incorporation of a living roof. The roof will include climate appropriate plants of a variety of color, size, and texture, adding a unique aesthetic to the building while also serving to increase the insulation value of the roof and reducing the among of energy required for interior climate control. The proposed plant palette will soften, complement, and emphasize prominent design elements, screen undesirable views, and provide an overall unifying influence to enhance the visual continuity of the project. The location, type, size, color, texture, and coverage of plant materials will be required to be designed to provide visual relief and complement the building and accessory structures. Additionally, the proposed landscaping visible from Aliso Creek Road and Enterprise are intended to provide a harmonious transition between adjacent land uses, providing an overall unifying influence, and enhance the visual continuity of the project.

SECTION 4. Approval of Project and Findings for an Administrative Use Permit for Outdoor Dining. In accordance with Section 15.74.040(C) of the AVMC, the City Council hereby approves the AUP for Planning Application PA21-016 238
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(SDP/AUP/EP) subject to the conditions set forth in Exhibit “A,” attached hereto and incorporated herein by reference.

1. Consistency with General Plan. The land use is consistent with the General Plan and any applicable specific plan in that:

The proposed use is consistent with General Plan Goal LU-1: “Provide a diverse mix of land uses to meet the future needs of all residents and the business community.” Within that goal, the following policies apply to the proposed use:

General Plan Policy LU-1.1 – “Work to achieve a balance or surplus between the generation of public revenues and the cost of providing public facilities and services” and Policy LU-3.1 – “Promote development of revenue-generating land uses.” The use is consistent within the TCC land use designation which is described as a designation with “retail stores, restaurants, lodging, community facilities, personal services, business services, and financial services of a citywide or regional nature,” as the outdoor dining complements primary restaurant use and the proposed accessory service introduces and provides additional options to patrons.

2. Consistency with Zoning Code. The land use and associated development conform to the permitted use provisions and development standards of the Zoning Code and is consistent with the Code and any applicable specific plan.

AVMC Section 15.22.190(A) states outdoor dining may be permitted as an accessory use subject to the provisions of this section if an administrative use permit is approved in accordance with AVMC 15.74.040 and additional findings listed in AVMC Section 15.22.190(C). The proposed 615 square foot outdoor dining area is accessory to the main restaurant building and accounts for only 12% of the use’s total square footage. The outdoor dining area will be subject to operational requirements and limitations of the primary restaurant use.

3. Compliance with CEQA. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act.

See Section 2 above. The proposed project is categorically exempt from the California Environmental Quality Act (CEQA) Guidelines, pursuant to Class 2 exemption – Replacement or Reconstruction (CEQA Section 15302) as it consists of the replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced, specifically “(b) replacement of a commercial structure with a new structure of substantially the same size, purpose, and capacity.”

4. Surrounding Uses. Approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. 239
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The site is located within an existing shopping center. The site is immediately surrounded to the south and west by other areas the shopping center with the Commons at Aliso Viejo Town Center to the north across Enterprise and are residential uses across Aliso Creek Road to the east. There is no indication the use will create conditions materially detrimental or injurious to the properties, improvements or land uses in the vicinity. Standard conditions of approval have been incorporated into Exhibit A that limits the outdoor dining area to the hours of operation and operational characteristics of the in-restaurant dining and prohibiting the use of amplified sound in outdoor areas.

5. The proposed outdoor dining is accessory to the eating and drinking establishment.

The proposed outdoor dining is an accessory use to the main restaurant use at 26641 Aliso Creek Road. The outdoor dining area is only 615 square feet in comparison to the 4,558 square feet indoor restaurant area and accounts for only 12% of the use’s total square footage.

6. The accessory outdoor dining area will not result in the reduction of existing parking spaces below that required for the restaurant use.

The accessory outdoor dining area is located within areas that are currently within the existing building area. Portions of the outdoor dining area will encroach into existing parking spaces; however, the Project includes an exception permit for a reduction in parking to accommodate this reduction. Furthermore, the restaurant is primarily a drive-thru establishment with approximately 60 – 64% of patrons using the drive-thru over dining in. As a result, the demand for parking is reduced.

SECTION 5. Approval of Project and Findings for Exception Permit for an Modifications to the Required Number of Spaces. In accordance with Section

15.38.120(B)(1) of the AVMC, the City Council hereby approves the EP for Planning Application PA21-016 (SDP/AUP/EP) subject to the conditions set forth in Exhibit “A”, attached hereto and incorporated herein by reference.

1. Consistency with General Plan. The exception is consistent with the General Plan and any applicable specific plan.

The Land Use Element of the Aliso Viejo General Plan identifies Town Center as being located in the TCC land use area. The TCC land use designation provides for a variety of uses that serve the needs of nearby neighborhoods, including retail stores, service stations and restaurants. The Project is consistent with the General Plan as it would allow the Applicant to maximize its use of the site for its operations while providing a mix of land uses to meet the future needs of all residents and the business community (Land Use Goal LU-1). Furthermore, the EP could facilitate a broad range of uses that provide additional employment and make a positive contribution to the City tax base (Land Use Policy LU-1.2). 240
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2. Consistency with Zoning Code. Except for the deviation allowed under this permit, the land use and associated development conform to the permitted use provisions and development standards of this Zoning Code and is consistent with this Code and any applicable specific plan.

Town Center is characterized by a variety of uses (including retail, restaurant, personal services and office uses) that are permitted outright or with a use permit.

Aliso Viejo Town Center currently has a parking deficiency of 14.2% (404 parking spaces from the total number of spaces required) with the existing 8,168 square foot restaurant area requiring 82 parking space. Compared to the previous restaurant use, Amy’s Drive-Thru has a reduced dining area and is primarily a drive-thru establishment, with the Applicant estimating 60% of its patrons will be for the drivethru. The proposed drive-thru provides a stacking area for 16 vehicles and 2 pullahead spaces. A Traffic and Circulation Analysis prepared by Kimley-Horn and Associates, a planning and engineering consulting firm, determined that the stacking area with the pull-ahead spaces would be adequate for the number of vehicles using the drive-thru under normal restaurant operations. AVMC Section 15.38.120(B)(1) allows for a reduction in the number of parking spaces of 15% or less if an exception permit is approved pursuant to Section 15.74.070. Additionally, a parking exception can be approved if alternative parking standards will provide sufficient parking for uses served and the alternate parking standards comply with the purpose and intent of Chapter 15.38. Except for this deviation, the proposed project is consistent with development standards in the AVMC.

3. Compliance with CEQA. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act.

The Project is a well-established commercial center characterized by retail, office, restaurant, personal services, and automotive uses. The current Project proposes a reduced dining area compared to the previous restaurant use and the primary operation as a drive-thru. Additionally, the traffic and circulation analysis concluded that over 60% of the operations would be drive-thru services; therefore, approval of 241
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the EP will not create conditions material detrimental to the public health, safety, and general welfare or injurious or incompatible with other properties.

5. Given the specific conditions of the site and the adjacent area, the alternate parking standards will provide sufficient parking for the use(s) served.

AVMC Section 15.38.040 requires 1 parking space for every 220 square feet of gross floor area for shopping centers. Based on existing square footages, Aliso Viejo Town Center requires 2,819 parking spaces; however, there are 2,404 parking spaces onsite. With the minimal increase in parking deficiency from 14.2% to 14.7% (difference of 11 parking spaces) and based on the described operations and Traffic and Circulation Analysis, the alternate parking standard will provide sufficient parking for the uses served. Due to the varying peak hours of operation for the uses within the shopping center, the primary nature of the restaurant as a drive-thru establishment, and information provided in the traffic and circulation analysis, there is sufficient parking in Town Center.

6. The alternative parking standards complies with the purpose and intent of this chapter.

The purpose and intent of AVMC Chapter 15.38 is to provide for the demand of offstreet parking generated by various land uses; ensure the health, safety and welfare of the public by ensuring safe access to homes and businesses; and provide for properly designed parking facilities with adequate numbers of parking spaces in order to reduce traffic congestion promote business and enhance public safety.

Based on the parking regulations established in Chapter 15.38, each new tenant may be required to obtain an exception permit for parking. Off-street parking is required for all land uses in accordance with this chapter. These regulations are intended to: (1) provide for the demand for off-street parking generated by the various land uses in the city; (2) ensure the health, safety and welfare of the public by ensuring safe access to homes and businesses; and (3) provide for properly designed parking facilities with adequate numbers of parking spaces in order to reduce traffic congestion, promote business and enhance public safety. As described in the parking, sufficient parking is available for patrons of the proposed use.

SECTION 6. Filing of Notice of Exemption. The City Council hereby authorizes and directs staff to prepare, execute and file with the Orange County Clerk a Notice of Exemption for the proposed Project.

SECTION 7. Location of Documents. The administrative record for the Project is maintained at City Hall located at 12 Journey, Suite 100, Aliso Viejo, CA 92656. The custodian of records is the City Clerk.
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PASSED, APPROVED AND ADOPTED this 19th day of January 2022. _____________________________
Ross Chun
Mayor
APPROVED AS TO FORM: ATTEST:
_____________________________ _____________________________ Scott C. Smith Mitzi Ortiz, MMC
City Attorney City Clerk
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STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.

CITY OF ALISO VIEJO )
I, MITZI ORTIZ, City Clerk of the City of Aliso Viejo, California, DO HEREBY CERTIFY that foregoing Resolution No. 2022-___ was duly passed and adopted by the City Council of the City of Aliso Viejo at their regular meeting held on the 19th day of January 2022, by the following roll call vote, to wit:

AYES:

NOES:

ABSENT:
___________________________

MITZI ORTIZ

CITY CLERK
(SEAL)
I hereby certify that the foregoing is the original of Resolution No. 2022-__ duly passed and adopted by the Aliso Viejo City Council at its regular meeting held January 19, 2022. ___________________________

MITZI ORTIZ

CITY CLERK
(SEAL)
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EXHIBIT “A”

CONDITIONS OF APPROVAL
General Conditions

1. This approval is for Planning Application PA21-016 (SDP/AUP/EP) – a site development permit to demolish an existing building and construct a new restaurant with a drive-thru; an administrative use permit for outdoor dining; and an exception permit for a parking deficiency below 15% at 26641 Aliso Creek Road, Aliso Viejo, CA in accordance with all plans and exhibits as presented to and approved by the City Council on January 19, 2022.

2. The application is a plan for location and design of uses, structures, features, and materials submitted by this application and shown on the approved plans.

Development shall be consistent with architectural design guidelines and all other development standards specified in the Municipal Code. Any relocation, alteration, modification, or addition to any use, structure, feature, or material, not specifically approved shall require an amendment to PA21-016 (SDP/AUP/EP) unless the Community Development Director determines the proposed change complies with the provisions and the spirit and intent of the original approval, and the action would have been the same for the amendment as for the approved project. The Director may approve a minor amendment without requiring a new public hearing and may modify conditions as needed to ensure consistency with standards and criteria established by the Municipal Code.

3. Failure to abide by and faithfully comply with any and all conditions attached to granting of this permit shall constitute grounds for revocation of said permit.

4. For the purpose of Planning Applications PA21-016 (SDP/AUP/EP) and as referenced in the conditions, “Owner/Developer” shall apply to Amy’s Drive-Thru, business owner, business operator, and any and all future successors and assigns of the approved establishment.

5. The Owner/Developer, and Owner/Developer’s successors, heirs, and assigns shall indemnify, protect, defend, and hold the City, and/or any of its officials (appointed or elected), officers, employees, agents, departments, agencies, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, conditional or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and other such procedures), judgments, orders, decisions, and monetary claims, including but not limited to fines, fees, penalties, expert witness fees, attorneys’ fees, and other related costs and expenses (collectively 'Actions'), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, 245
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set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M.

Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Community Redevelopment Law, Code of Civil Procedure Sections 1085 or 1094.5, or any other federal, state, or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with applicant in the defense of the Action at applicant’s absolute and sole cost.

6. The Owner/Developer and Owner/Developer’s successors in interest shall be fully responsible for knowing and complying with all conditions of approval, including making known the conditions to City staff for future governmental permits or actions on the project site.

7. The Owner/Developer and Owner/Developer’s successors in interest shall be responsible for payment of all applicable fees along with reimbursement for all City expense in ensuring compliance with these conditions. All fees and expenses shall be paid in full prior to a final inspection for commercial structures. Prior to issuance of the applicable City approvals or permits for commercial structures, the Owner/Developer shall be fully responsible for reimbursing the City of Aliso Viejo for all expenses incurred to process all requests for development review and to assure compliance with all conditions of approval.

8. Design, maintenance, and operation of the permit area and facilities thereon shall comply with all applicable regulations of the City, and all requirements and enactments of Federal, State, County, and City authorities, and all such requirements and enactments shall, by reference, become conditions of this permit whether or not they are listed as conditions.

9. The Owner/Developer shall obtain a temporary use permit for the temporary placement of a trailer or relocatable building or the temporary use of a permanent structure on an active construction site as a construction and/or watchman’s office, and the establishment of a temporary materials and equipment storage yard subject to the requirements established in AVMC 15.22.170 prior to issuance of any permit.

10. In the event that the City is made aware of potential safety and security issues at the construction site during afterhours, the Community Development Director and Chief of Police Services may require additional security enhancements and operations may be required.
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11. The Owner/Developer shall use combination locks at each gate of the Project site.

Combinations for access at each gate shall be given to the City of Aliso Viejo, Orange County Sherriff’s Department, and Orange County Fire Authority.

Combinations to each lock shall not be changed without immediate notification (within one hour) to the agencies referenced. The Community Development Director or Director of Public Works may require modifications to the locations of the gates based on any queuing or traffic issues which may occur.

12. If any hazardous waste is encountered during construction of any portion of this project, all work shall be immediately stopped on that portion of the project, and the Orange County Health Care Agency (OCHCA), the Orange County Fire Authority (OCFA), the Orange County Sheriff’s Department (OCSD), and the Director of Public Works shall be notified immediately. Work on that portion shall not continue until clearance has been issued by all of these agencies.

13. The Owner/Developer shall utilize prudent and reasonable measures to prevent unauthorized persons from entering the work site at any time and to protect the public from accidents and injury arising from the construction of the project.

14. All workers and visitors to the site must observe a 10-mile per hour speed limit in the construction area.

15. All portions of the project site shall be continuously maintained free of litter or debris during construction per SWPPP and CAL-OSHA requirements.

16. Landscape planting and replacements shall conform to the following minimum size and planting density standards:
a. Trees.
i. Minimum size: eight feet high (measured from the top of container) with at least 30 percent to be minimum 24-inch box size. ii. Maximum spacing in parkways, entry drives, street medians, parking lot planter strips, and project boundary strips: average 30 feet. Trees may be planted either in irregular clusters or at equal intervals provided the preceding average spacing is achieved. b. Shrubs.
i. Minimum size: one gallon minimum with at least 30 percent to be five-gallon.
ii. Maximum spacing: average 10 feet.
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c. Vines. As required to augment groundcover and/or provide screening for retaining walls.
d. Groundcover. Hand-planted plugs with minimum density of one foot on center, or other density as approved by the director, or hydroseeding utilizing seed mixture approved by the director. Either of the preceding methods or a combination of the two shall be sufficient, in the director’s judgment, to meet a goal of 100 percent slope coverage within one year of planting.

17. An agronomic soils report will need to be acquired and a copy of the soils test is to be included with the planting plans with construction document package.

18. Parking and on-site circulation requirements as shown on the approved plans shall be maintained at all times to the satisfaction of the Director of Public Works. a. All pavement markings and signage including parking spaces, directional designations, no parking designations and fire land designations shall be clearly defined and said signage and markings shall be maintained in good condition at all times.
b. Parking site circulation and street surfaces shall be maintained in good condition at all times and shall be swept at least as frequently as public streets in Aliso Viejo.
c. All areas of landscaping shall be permanently and continuously maintained by the property owner.

The Project shall incorporate traffic calming measures into the design such as speed humps, signing and striping.

19. During construction activities, the Owner/Developer shall ensure the following standard measures are implemented to reduce short-term (construction) air emissions:
a. Controlling fugitive dust by regular watering or other dust palliative measures to meet South Coast Air Quality Management District Rule 403 (Fugitive Dust).
b. Maintaining equipment engines in proper tune.
c. Phasing and scheduling construction activities to minimize project-related emissions.
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d. Project compliance with Aliso Viejo General Plan Final EIR MM AQ-1 requiring a Dust Control Plan that specifies dust control measures to control fugitive dust emissions.
e. Compliance with South-Coast Air Quality Management District Rule 402 (Nuisance) to reduce odors from construction activities.

The Project shall ensure that during site preparation and grading operations, all contractors shall comply with all applicable measures listed in SCAQMD Rule 403 to control fugitive dust, including the application of water to all exposed surfaces a minimum of three times per day.

20. The Project shall use low VOC cleaning supplies.

21. Construction activities shall be limited to between the following hours: a) 8:00 a.m. and 6:00 p.m. Monday through Friday, and b) 9:00 a.m. to 6:00 p.m. Saturday. No construction work is to be done on Sundays or City-observed holidays.

Construction personnel shall not enter the site prior to 7:00 a.m. on permitted construction days. Construction work on Saturdays will require payment of a premium for City inspection services and may be further restricted or prohibited should the City receive complaints from adjacent property owners.

22. Construction staging areas stall be located the furthest distance from existing residences.

23. The City will review construction vehicle and delivery activities and may recommend modifications if necessary.

24. Before commencement and construction, the Owner/Developer shall attend a preconstruction meeting with an OCFA inspector. Call OCFA Inspection Scheduling at (714) 573-6150 at least five days in advance to schedule a preconstruction meeting.

25. After installation of required fire access roadways and hydrants, the Owner/Developer shall receive clearance from COFA prior to bringing combustible building materials onsite. Call OCFA Inspection Scheduling (714) 573-6150 with Service Request

26. The Owner/Developer and its contractors shall ensure that either water-based or low-VOC coating with a VOC coating of 50 grams per liter (lower than SCAQMD Rule 1113) be utilized to apply the architectural coatings. In addition, the Project shall utilize transfer or spray equipment with high transfer efficiency. For example, a high volume, low pressure (HVLP) spray method coating application system operated at an air pressure between 0.1 and 10 pounds per square inch gauge (psig), with a 65 percent transfer efficiency. Manual transfer with brush or roller has 100 percent transfer efficiency.
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27. The Project shall require the use of paints with VOC content of 10 g/L or lower.

28. Security cameras shall be installed per the satisfaction of the Director of Police Services. The security camera footage shall be kept for at least 30 days and available to the Orange County Sheriff Department within 24 hours if such usage is necessary.

29. The sale or service of alcohol is prohibited. The Owner/Developer must obtain an administrative use permit from the City of Aliso Viejo and appropriate alcohol license from the California Department of Beverage Control prior to dispensing any alcoholic beverages at the restaurant.

30. Live entertainment, including music or disc jockeys, and/or dancing as a primary or accessory use shall not be permitted without a separate use permit from the City.

31. The outdoor dining area shall be subject to the existing hours of operation, operational characteristics and conditions of any use permit applicable to the overall establishment.

32. Amplified live music shall not be permitted outdoors unless an exception permit is approved pursuant to AVMC 15.74.070. Unamplified live music may be permitted if included as part of the outdoor dining administrative use permit.

33. All doors and windows leading to the outdoor dining area shall remain closed while indoor amplified music or live entertainment is being played.

34. Fences, walls, roofs or similar barriers shall serve only to define the outdoor dining area and shall not constitute a permanent all-weather enclosure.

35. The outdoor dining area shall be limited to the area delineated in the approved plans and must not impact existing drainage gutter in parking lot. No tables and/or chairs shall be permitted in the area between the building and the outdoor dining area.

36. The property and outdoor dining area shall remain clear of any storage of merchandise, equipment, or materials at all times. Furthermore, proper procedures for cleaning this area and disposal of wash water, solid waste and hazardous chemicals shall be used. No hosing down is allowed.

37. The Owner/Developer shall ensure that pedestrian safety is maintained at all times. The Owner/Developer shall ensure that pedestrian crossings shall be adequately visible to motor vehicles through signage, lighting, and/or markings.

38. The Owner/Developer shall ensure that vehicles queuing at the drive-thru shall not block ingress, egress, or circulation of any drive aisle outside of the designated drive-thru lane. In the event vehicles are found to impede ingress, egress, or circulation or if there are adequate concerns for the safety of other vehicles or 250
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pedestrians, the Community Development Director, City Engineer, or Chief of Police Services shall have the discretion to bring this permit back to consider additional improvements, conditions, and/or modification to operations to mitigate the impacts.

39. In the event of adverse impacts on the health, safety or welfare of the neighborhood or public, or receipt of substantiated complaints directly related to the Applicant’s operations and/or alternative parking plan, the Community Development Director shall investigate and, if significant adverse impacts directly related to the Applicant’s business are found to exist, the Director or Chief of Police shall have the discretion to bring this Permit back to consider additional improvements and protective measures, additional conditions, amended conditions, or permit revocation.

40. The facility shall operate at all times in a manner that will allow the quiet enjoyment of residents and tenants of surrounding properties. The Applicant shall institute whatever securing and operational measures are necessary to comply with this requirement. This shall include ensuring the operations do not generate negative impacts in regard to noise, odor, and views of the site. In the event that the City receives a substantiated complaint in regard to potential impacts generated from the Project site, the Director may require additional requirements to mitigate those impacts.

41. Signage for the property shall be reviewed separately and is not part of the approval of this Project. Prior to any sign installation, the Applicant shall submit a Sign Permit Application to the Community Development Director for approval and a permit shall be issued by the Building Official. All proposed signage for the building shall be submitted to the City and processed pursuant to AVMC 15.34 standards and/or any applicable planned sign program affecting the property. No advertising devices shall be permitted on or off the project site visible to the public.

42. This Resolution and Conditions of Approval shall be incorporated into building plans to all applicable reviewing agencies or authorities.

Conditions Required Prior to the Issuance of a Grading Permit or Approval of Infrastructure Plans
Building Department Conditions
No Conditions.

Fire Department Conditions

43. Prior to issuance of a Grading Permit, a fire master plan (service code PR145) shall be submitted and approved by OCFA.
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Planning Department Conditions

44. Above ground obstructions (utility cabinets, mailboxes, etc.) are to be placed within right-of-way landscaping areas whenever possible and shall be screened subject to the approval of the Community Development Director. When above ground obstructions are to be placed within sidewalk, a minimum five (5) foot clear sidewalk width must be provided around the obstruction.

45. All backflow preventers, transformers, and other above-grade utilities shall be appropriately screened from public with walls and/or plantings, unless prohibited by another governing agency.

46. Roof-mounted mechanical equipment such as air conditioning, heating or ventilating units or ducting shall be screened from a horizontal line of sight. Such screening shall be architecturally consistent with the building and an integral part of the roof design so as not to appear as an architectural “afterthought.” For flat roofs, an architecturally consistent screen enclosure behind the parapet wall may be used if it is made to appear as an integral part of the building. The groundmounting of mechanical equipment, with appropriate wall or landscape screening, as an alternative to roof mounting is encouraged.

47. The trash enclosure shall be designed and constructed as follows:
a. The enclosure shall be constructed on a concrete pad provided with a floor drain connection to the sanitary sewer system or other approved containment method to the satisfaction of the city engineer. Interior concrete or metal curbs shall be provided to prevent damage to the enclosure’s walls from collisions with heavy containers.
b. The enclosure shall be constructed on a concrete pad provided with a floor drain connection to the sanitary sewer system or other approved containment method to the satisfaction of the city engineer. Interior concrete or metal curbs shall be provided to prevent damage to the enclosure’s walls from collisions with heavy containers.
c. The enclosure shall be provided with a solid overhead cover integrated into the enclosure design and approved by the planning director and city engineer.
d. Enclosures shall consist of a solid wall on three sides at least six feet in height and a solid self-latching gate on the fourth side at least five feet in height. Gates shall be metal or metal-framed, of heavy-duty construction sufficient to withstand hard usage and shall be attached to metal posts securely anchored into the ground. Gates shall be maintained in good working order and shall remain closed except when in use. Walls and gates shall be consistent with the colors and finishes of nearby buildings. 252
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e. The use of plastic or corrugated metal for enclosure walls or overhead covers is prohibited.

48. The Owner/Developer shall obtain all necessary approvals from any applicable property owners’ associations prior to issuance of any permit. Copies of written approval shall be submitted to the Department of Planning Services.

49. The Owner/Developer shall provide documentation that the property owner interest for the area of improvements in the dedicated easement for Aliso Viejo Community Association has been legally transferred to the property owner.

Police Services Department Conditions
No Conditions.

Public Works Department Conditions

50. Prior to issuance of a Grading Permit, a construction phase Solid Waste Management Plan shall be prepared and submitted to the Director of Public Works for review and approval. This plan shall include specific measures to reduce refuse generated by construction of the proposed project. The Owner/Developer, property Owner/Developer, or successor in interest shall prepare a waste management plan, which shows how construction materials will be recycled, consistent with the City of Aliso Viejo Waste Reduction Ordinance.

51. Prior to issuance of a Grading Permit, a Solid Waste Management Plan for continuous solid waste handling shall be submitted to the Director of Public Works for review and approval. This Plan shall assure compliance with AB 939, AB 1594 and AB 1826 provisions to maximize recovery and recycling of solid waste generated on-site including green waste and organics. The plan shall include provisions for storing and handling of solid waste, including location and design of solid waste storage areas. Each area shall conform to the City’s Municipal Code and be designed and constructed in such a manner to be properly screened to prevent precipitation from entering waste containers and to assure water quality standards are maintained for any storm water which may enter a solid waste enclosure, and to provide adequate space for separation of wastes for recycling. The plan shall be reviewed by the City’s franchise solid waste hauler and appropriately modified to assure effective operations.

The Project shall require that the Solid Waste Management Plan reduces waste to landfills by a minimum of 75 percent

52. All existing and proposed utilities shall be placed under ground, where feasible and acceptable to the utility provider, as approved by the Director of Public Works. 253
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53. The Owner/Developer and its contractors shall use their best efforts to protect in place all survey monuments during construction. Disturbed monuments shall be reestablished.

54. Prior to issuance of a Grading Permit, the Owner/Developer shall have a geotechnical report prepared to the satisfaction of the Director of Public Works and at a minimum, the geotechnical report shall address the following:
a. The Owner/Developer or subsequent Owner/Developers shall contract with an Engineering Geologist and Geotechnical Engineer to quantify engineering properties of the on-site soil materials, to assess potential for weak soils or bedding layers which may affect cut or natural slopes, and to verify that grading planned within the project boundary will be remediated to result in an increase in landslide stability consistent with factors of safety approved by the city’s consulting Geotechnical Engineers. This geotechnical study shall, as deemed necessary by the Director of Public Works and consulting City Geologist and Geotechnical Engineer, further assess slopes adjacent to existing residential development areas. Further assessment must also address stability and mitigation measures for slopes adjacent to residential areas, as well as potential off-site impacts along access streets. Findings and recommendations of the geotechnical assessment shall be incorporated into the final design for commercial and residential structures.
b. The Owner/Developer will determine with subsequent geotechnical studies, the location of any landslide or unstable slope areas. Landslides and slope areas shall be removed and re-compacted during grading to the satisfaction of the Director of Public Works and the City’s consulting Geotechnical Engineers. All cut and fill slopes, foundations and structures, shall be designed and constructed to comply with the California Building Code (CBC) and applicable City and County Grading Ordinances. Modification to these standards shall be permitted only with written concurrence of the Director of Public Works.
c. An engineering geologist shall define final grading requirements for the site.

All geological recommendations shall be reviewed and approved by the Director of Public Works. Foundation designs in areas where fault traces are identified that have been deemed inactive should address enhancing stability of buildings in the event minor movement occurs as a secondary effect of ground shaking.
d. An engineering geologist shall study all unanticipated faults exposed during grading to detect any evidence of possible recent activity and submit the findings to the Director of Public Works for review. No structure shall be placed within 50 feet of any fault trace.
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e. Prior to issuance of a grading permit, the Developer shall submit to the Director of Public Works for review and approval, a detailed Geotechnical Engineering Report certified by a California Registered Civil Engineer. The Geotechnical Engineering Report shall include an investigation with regard to liquefaction, expansive soils, and seismic safety. Also, the Report shall discuss contents of the soils as to presence or absence of any hazardous waste or other contaminants in the soils. Should additional geotechnical studies be generated or required as a result of the geotechnical investigation, additional plan check fees will be required. The Developer shall reimburse the City for all costs including the City’s administrative fee for this review.
f. All recommendations included in the approved Geotechnical Engineering Report shall be implemented during project design, grading, and construction in accordance with the approved project. The Director of Public Works shall review all plans for conformance of grading plan-check the Developer’s geotechnical engineer shall sign the plans confirming that the grading plans incorporate recommendations of the approved soil report(s).
g. ROG, NOX and dust during construction grading shall be suppressed by the following activities:
i. The Project and its contractors shall ensure that, during construction, contractors shall turn off all diesel-powered construction vehicles when those vehicles are not in use and prohibit idling of vehicles for longer than three minutes.
ii. All diesel engines used in construction equipment should use highpressure injectors. iii. All diesel engines used in construction equipment should use reformulated diesel fuel if commercially available.
iv. Fuel injection of all diesel engines used in construction equipment should be retarded two degrees from the manufacture’s
recommendation.
v. All material transported off-site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust.
vi. All active portions of the site shall be either periodically watered or treated with environmentally safe dust suppressants to prevent excessive amounts of dust.
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vii. Construction vehicles and trucks exiting the project site during grading operations shall be required to have the wash-downs to minimize dispersion of dust or other debris onto local streets. h. The Owner/Developer shall submit a detail method and procedures with support analysis for review and approval to the Director of Public Works for backcut and installation of buttress fills for cut slope remediation located throughout the project.

55. Backfill of any pipe or conduit shall be in conformance with the approved Geotechnical report or as otherwise specified by the Director of Public Works.

56. Soil testing for trench compaction shall be performed on all trenching in conformance with the approved geotechnical report or as otherwise specified by the Director of Public Works.

57. Prior to issuance of a Grading Permit, the Owner/Developer shall submit to the Director of Public Works for review and approval, street improvement plans including drainage plans and hydraulic calculations prepared by a California Registered Civil Engineer and shall post sufficient surety guaranteeing the construction of the improvements.

58. Truck noise from hauling operations shall be minimized through establishing hauling routes that avoid residential areas within the City. The hauling plan must be identified as part of the grading plan and shall be approved by the Director of Public Works prior to issuance of a Grading Permit.
a. The Owner/Developer shall ensure construction equipment is fitted with modern sound-reduction equipment.
b. Stationary noise sources that exceed 70 dbA of continuous noise generation (at 50 feet) shall be shielded with temporary barriers if existing residences are within 350 feet of the noise source.
c. Designated-parking areas for construction worker vehicles and for materials storage and assembly shall be provided. These areas shall be set back as far as reasonably attainable from or otherwise shielded from existing residential neighborhoods.
d. Prior to commencement of grading operations, immediately surrounding property owners, shall be notified in writing of construction schedules for major grading, including when clearing and grading is to begin. Content of this required communication shall be approved by the Director of Public Works.
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59. Prior to issuance of a Grading Permit, the Owner/Developer shall submit to the City for review and approval, a grading plan for each phase, prepared by a California Registered Civil Engineer, and shall enter into an agreement and shall post sufficient surety guaranteeing completion of all grading approved by the Director of Public Works.

60. Off-site import or export operations requiring transport of an excess of 500 cubic yards of material shall require City approval prior to commencement of hauling or staged grading operations. The Project shall require that the site preparation and grading contractors limit the daily disturbed area to five (5) acres or less.

A haul route plan is to be submitted for review and approval by the Director of Public Works and Community Development Director. Additional surety for cleaning and or repair of the public streets shall be required as directed by the Director of Public Works. No stockpiles shall be placed on-site or off-site within the City without a grading plan approved by the Director of Public Works.

61. All requests for staged grading shall be submitted in writing to the Director of Public Works for review and approval (the amount of disturbed area shall be minimized to accommodate only the specific construction phase being constructed.)

62. Temporary irrigation, hydro-seeding and/or erosion control measures shall be implemented on all temporary grading. Temporary grading is defined to be any grading partially completed and any disturbance of existing natural conditions due to construction activity. These measures will apply to temporary grading activity that remains or is anticipated to remain unfinished or undisturbed in its altered condition for a period of time greater than thirty (30) days or the beginning of the rainy season whichever comes first.

63. Maximum gradient for any slope shall not exceed a 2:1 slope inclination except where special circumstances exist. In the case of special circumstances where steeper slopes are warranted, a certified soils engineer will review plans and their recommendations will be subject to review and approval of the Director of Public Works.

64. During grading, the following requirements shall apply:
a. Grading may occur during the rainy season from October 15th to April 15th subject to approval by the Director of Public Works and installation of erosion control facilities. Erosion control measures shall be in place and functional between October 1st and April 30th. In order to comply with the October 1 date, revised erosion control plans shall be submitted to the Director of Public Works no later than September 1st of each year from the start of grading or clearing operations to the time of grading bond release. 257
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b. Prior to any work being conducted within the City right of way, the Owner/Developer shall obtain all necessary encroachment permits from Director of Public Works.
c. During site preparation and construction, the Owner/Developer shall minimize disturbance of natural groundcover on the project site until such activity is required for grading and construction purposes. During grading operation, the Owner/Developer shall employ a superintendent for National Pollutants Discharge Elimination System (“NPDES”) compliance. The NPDES superintendent shall be present, on the project site Monday through Friday and on Saturday if the probability of rain is 40% or higher and prior to the start of and during all grading or clearing operations until release of grading bonds. The NPDES superintendent shall have full authority to hire personnel, rent equipment and purchase materials to the extent needed to effectuate Best Management practices. The NPDES superintendent shall provide proof to the Director of Public Works of attendance and satisfactory completion of courses satisfactory to the Director of Public Works totaling no less than 8 hours directed specifically to NPDES compliance and effective use of Best Management Practices. Proof of such attendance and completion shall be provided to the Director of Public Works prior to employment of the NPDES superintendent.
d. During clearing, grading, earth moving or excavation operations, regular watering or application of other dust palliatives acceptable to the Director of Public Works shall be used to control dust. In addition, the following measures shall apply:
i. Water (with potable or reclaimed at Owner/Developer’s discretion) all site access roads and material excavated or graded on or off-site to prevent excessive amounts of dust. Watering shall occur a minimum of at least two times daily, preferably in the late morning and after completion of work for the day. Additional watering for dust control shall occur as directed by the Director of Public Works. The grading plan shall indicate the number of water trucks that will be available for dust control at each phase of grading.
ii. Cease all clearing, grading, earth moving, or excavation operations during periods of high winds (greater than 15 mph averaged over one hour.) The contractor shall maintain contact with the Air Pollution Control District (APCS) Meteorologist for current information about average wind speeds. Water or securely cover all material transported off-site and on-site to prevent excessive amounts of dust. iii. Keep all grading and construction equipment on or near the site, until these activities are completed.
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iv. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized to prevent excessive dust generation. v. Clean mud and dirt off heavy-duty construction vehicles before they leave the site.

65. After clearing, grading, earth moving, or excavation operations, and during construction activities, fugitive dust emissions shall be controlled using the following levels.
a. Apply non-hazardous chemical stabilizers to all inactive portions of the construction site. When appropriate, see exposed surfaces with a fast growing, soil binding plant to reduce wind erosion and its contribution to local particulate levels.
b. Periodically, or as directed by the Director of Public Works, sweep public streets in the vicinity of the site to remove silt (i.e. fine earth material transported from the site by wind, vehicular activities, water runoff, etc.), which may have accumulated from construction activities.

66. Prior to commencement of grading activities, the Owner/Developer shall coordinate with utility and service organizations regarding any construction activities to ensure existing facilities are protected and any necessary expansion or relocation of facilities are planned and scheduled in consultation with the appropriate public agencies.

67. Prior to issuance of a Precise Grading Permit for any production phase, the Owner/Developer shall submit to the Director of Public Works and Community Development Director a letter from utility and service providers confirming availability of services (i.e., water, wastewater etc.) to and from the site.

68. During site preparation and construction, the Developer shall construct temporary storm water diversion structures as approved by the Director of Public Works.

69. There shall be no sheet or concentrated flow of drainage leaving the project site and crossing adjacent property or draining into the public right-of-way.

70. Prior to issuance of a Grading Permit, the Owner/Developer shall submit to the Director of Public Works for review and approval a Water Quality Management Plan to address water quality impacts of the project which is consistent with NPDES Permit (R9-2015-0100; R9-2013-0001 as amended by R9-2015-0001) and the current Orange County Model WQMP at the time of plan submittal. The plan shall address low impact development (LID) and hydromodification requirements.

The management regime recommended in this Plan shall be the governing document for long-term maintenance of water quality features included in the project. The City shall periodically monitor adherence to plans and management 259
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guidelines contained in the Plan and may initiate action as necessary to ensure compliance by the property Owner/Developer with all conditions established by the plan.

71. As required by the State Construction General Permit and City of Aliso Viejo Stormwater Quality Management Program, a Storm Water Pollution Prevention Plan (SWPPP) shall be developed by a Qualified SWPPP Developer (QSD) to address pollution prevention and solid waste management during construction activities. Temporary erosion control measures shall be used during the construction process to minimize water quality impacts. Specific measures to be applied shall be identified in the project Erosion and Sediment Control Plan. A Qualified SWPPP Practitioner (QSP) shall be onsite during all construction activities. The following water quality assurance techniques shall be considered for implementation to the satisfaction of the Director of Public Works, as deemed necessary.
a. Provide temporary soil cover, such as hydro-seeding, mulch, binder and erosion control blankets, to protect exposed soil from wind and rain. b. Incorporate silt fencing, berms, straw rolls, filter material and dikes to protect storm drain inlets and drainage courses.
c. Incorporate rough grade contours to reduce flow concentrations and velocities.
d. Divert runoff from graded areas, using straw bale, earth, and sandbag dikes. e. Minimize soil exposure during the October through April rainy season. f. Install sediment traps or basins.
g. Maintain and monitor erosion/sediment controls.

72. To minimize water quality effects of permanent erosion sources, the following design features shall be considered for implementation into the project-grading plan to the satisfaction of the Director of Public Works. The Director of Public Works shall review and approve the grading plan to verify compliance with Best Management Practices features including, but not limited to the following:
a. Drainage swales, subsurface drains, slope drains, storm drain. b. Inlet/outlet protection and sediment traps.
c. Check dams to reduce flow velocities.
d. Permanent desilting basins.
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e. Permanent vegetation, including grass-lined swales.
f. Design of drainage courses and storm drain outlets to reduce scour. g. Infiltration areas.

73. Prior to issuance of a Grading Permit, Owner/Developer shall prepare an Erosion and Sediment Control Plan to address construction impacts and long-term operational effects on downstream environments and watersheds. A qualified Civil Engineer shall prepare this plan. Use of jute, polymer, or other artificial cover or alternate means as approved by the Director of Public Works will be required for all graded slopes during the period of October 1 through, and inclusive of April 30.

Proposed erosion control methods shall consider provisions for use of vegetative filtering in preparation of detailed erosion control plans, as well as appropriate use of temporary debris basis, silt fences, sediment traps and other erosion control practices. The proposed plan shall also address all relevant NPDES requirements and recommendations for use of best available technology. The erosion control plan shall be reviewed and approved by the Director of Public Works prior to issuance of grading permits for grading.

74. The Owner/Developer shall be required to obtain all clearances as administered by the Regional Water Quality Board and State Water Resource Board. These permits shall be obtained prior to initiating any grading permits or clearing and grubbing activities not covered under the City’s Grading Ordinance.

75. All development areas and lots shall be designed so surface drainage is collected by an on-site private storm drain system prior to leaving the site and connecting to the existing municipal storm drain facilities.

76. Drainage plans and calculations shall indicate the following conditions before and after development: quantities of water, water flow rates, major water courses, drainage areas and patterns, diversion, collection systems, flood hazard areas, sumps, sump locations, detention facilities and drainage courses.

77. Hydrology shall be per the current Orange County Flood Control Standards except as follows:
a. All storm drains shall carry a 20-year frequency storm. b. All catch basins shall carry a 20-year storm.

78. Surface drainage to adjacent landowners shall not be increased or concentrated by this development. All drainage measures necessary to mitigate storm water flows shall be provided by the Owner/Developer.
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79. All flows from V-ditches, ribbon gutters and similar devices should be deposited into the storm drain system prior to entering streets as determined to the Director of Public Works’ satisfaction during final engineering. If necessary, the storm drain system shall be extended beyond the public right-of-way through easements to eliminate surface flow between parcels. Both storm drains and easements outside the public right-of-way are to be maintained by the Property Owner/Developers Association unless otherwise approved by the City Council.

80. Prior to issuance of a Grading Permit, the color of all concrete drainage structures shall be as approved by the Director of Public Works and the Community Development Director, and to the extent possible shall incorporate natural structure and landscape to reduce their visibility.

81. Drainage for the development shall be designed and installed with all necessary appurtenances to safely contain and convey storm flows to their final point of discharge to the satisfaction of the Director of Public Works.

82. The Owner/Developer shall use reasonable efforts to minimize surface drainage over sidewalks and driveways on the site, subject to the Director of Public Works’ satisfaction during final engineering.

83. The Owner/Developer shall provide all necessary on-site and off-site storm drain facilities to the satisfaction of the Director of Public Works to accommodate storm flows. Facilities, as shown on existing drainage studies and approved by the Director of Public Works, shall be delineated on the final drainage plans.

84. The Owner/Developer shall be in compliance with the National Pollutant Discharge Elimination System (NPDES) Requirements as follows:
a. Prior to issuance of any construction or Grading Permit and commencement of any clearing, grading or excavation, the Owner/Developer shall obtain coverage from the State Water Resources Control Board under Order No.

R9-2015-0100 (R9-2013-0001 as amended by R9-2015-0001) and submit evidence, to the satisfaction of the Director of Public Works, that the Notice of Intent (NOI) has been filed with the State Water Resources Control Board.
b. The SWPPP shall identify potential pollutant sources that may affect quality of discharges to storm water and shall include design and placement of recommended Best Management Practices (BMP’s) to effectively prohibit entry of pollutants from the construction site into the storm drain system. c. The Owner/Developer shall also comply with NPDES objectives as outlined in the “Storm Water Pollution Control Guidelines for Construction Sites.” 262
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d. Prior to grading permit issuance, Owner/Developer will provide facilities to comply with NPDES requirements. Runoff from development areas shall be infiltrated on-site through use of pervious construction materials, diverted to detention basins, or underground oil and grease traps or other Best Management Practices (BMP’s) to the satisfaction of the Director of Public Works. A California registered Civil Engineer shall propose and design these devices as part of the drainage improvement plans for the project.

Basins, traps and all other structural and non-structural NPDES facilities shall be maintained. Provisions CC&R’s shall be made by the Owner/Developer to provide for maintenance of said facilities in perpetuity, which shall be approved by the Director of Public Works. e. Prior to City issuance of the initial Grading Permit, the Developer shall obtain all necessary NPDES related permits. Grading permits issued for the development shall require Developer to provide schedules and procedures for onsite maintenance of earthmoving and other heavy equipment and documentation of proper disposal of used oil and other lubricants. f. Project construction plans shall note and incorporate that the contractor shall comply with the “California Storm Water Best Management Practice Handbooks” – Best Management Practices (BMP’s) applicable to the development and to the satisfaction of the Director of Public Works. Said requirements shall include implementation of the following requirements by the Property Owner/Developers Association:
i. All onsite storm drain inlets shall be labeled “Don’t Dump Drains to Ocean.”
ii. No outdoor vehicle maintenance shall be allowed. For purposes of this condition, car washing shall not be considered vehicle maintenance.
iii. All common area property shall be maintained free of litter and debris.
iv. All on-site storm drains shall be cleaned using approved methods at least twice a year, once immediately prior to October 1 and once in January. The Director of Public Works may require additional cleaning during the construction of the project.
v. All common sidewalks, walkways, and parking areas shall be swept regularly to prevent the accumulation of litter and debris. When swept or washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged into a storm drain system. Wash water shall not be discharged to the storm drain; wash water shall be collected and discharged to the sanitary 263
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sewer. Discharges to the sanitary sewer are subject to review and approval of the Moulton Niguel Water District.
vi. Grease interceptors shall be installed for all commercial food preparation spaces. The Developer shall provide the City with a maintenance program for such devices. The CC&R’s shall include a requirement that the grease interceptors are maintained in a manner consistent with requirements of the Maintenance Program.

85. Prior to issuance of a Grading Permit, a final drainage plan shall be submitted for review and approval by the Director of Public Works. The drainage plan shall follow criteria and requirements of the Orange County Flood Control District Hydrology Manual, Orange County Local Drainage Manual, and Orange County Flood Control District Design Manual.

86. The Owner/Developer shall design detention basins in such a way that they will be aesthetic, safe and easy to maintain, and that the basins are not an “attractive nuisance.”

87. The Owner/Developer shall demonstrate all habitable structures and other nonflood proof structures will be protected for 100-year return frequency flood level.

88. The Owner/Developer shall cause surface water to be conveyed into the underground drainage system on site. No parkway (under sidewalk) drains shall be allowed.

89. Owner/Developer will be required to have all contractors and sub-contractors have all construction materials be recycled in conformance with the municipal waste reduction ordinance.

90. Prior to issuance of a Grading Permit, Owner/Developer shall prepare a hydrology study for review and approval by the Director of Public Works. The hydrology study shall include hydraulic calculations addressing the surface drainage system and the off-site system to accommodate the project generated flows.

91. Prior to commencement of grading activities, the Owner/Developer shall coordinate with utility and service organizations regarding any construction activities to ensure existing facilities are planned and scheduled in consultation with appropriate public agencies.

92. Car washing shall be prohibited on the property unless an area is designated and designed to meet all requirements for water quality. If desired, prior to issuance of a Precise Grading Permit, the Owner/Developer shall locate and design an area on the site to be dedicated for car washing by residents of the development. The plans shall be reviewed and approved by the Director of Public Works and Community Development Director.
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Conditions Required Prior to the Issuance of a Building Permit Building Department Conditions

93. Prior to issuance of a Building Permit, the Owner/Developer shall obtain all necessary and required approval of project plans from all City Departments, County of Orange, and all other applicable outside agencies.

94. Prior to issuance of a Building Permit, the Owner/Developer shall submit payment, or proof of payment prior to issuance of a building permit for that particular phase any and all applicable plan check, school, water, sewer, Transportation Corridor, and other public benefit fees, if not previously paid. Owner/Developer shall submit evidence of said payments.

95. Prior to issuance of a Building Permit, the Owner/Developer shall provide rough grade pad certification confirming the site has been graded in accordance with the approved grading plan.

96. Owner/Developer shall furnish, three (3) complete sets of plans (structural, mechanical, electrical, and plumbing). Said plans submitted shall contain two (2) copies of soil reports, liquefaction investigation reports and structural calculations.

97. The cover sheet of building construction documents shall contain a blue-line print of the City’s Conditions of Approval and it shall be attached to each set of plans submitted for any construction or demolition or shall be printed on the title sheet verbatim.

98. Building addresses shall be located facing street fronting property for each building approved by the Building Department and OCFA.

99. All plans shall be designed in conformance with the 2019 editions of the California Building Code, California Plumbing Code, California Mechanical Code, California Electrical Code, and the Aliso Viejo Municipal Code.

Fire Department Conditions
100. Prior to issuance of a Building Permit, an architectural plan (service codes PR200- PR285) shall be submitted and approved by OCFA.
101. Prior to issuance of a Building Permit, underground piping for private hydrants and fire sprinkler system (service codes PR470-PR475) shall be submitted and approved by OCFA.
102. Prior to issuance of a Building Permit, a fire sprinkler system plans (service codes PR400-PR465) shall be submitted and approved by OCFA.
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Planning Department Conditions
103. Prior to issuance of a Building Permit, the Owner/Developer shall include in the construction plans provisions to allow for solar thermal and photovoltaic systems to be installed if warranted.
104. Prior to issuance of a Building Permit, the Owner/Developer shall submit to the Community Development Director and the Director of Public Works for review a current title report, which clearly states all interested parties and lenders included within the limits of the project as well as any easements that affect the property. 105. Any planned entry monumentation shall not interfere with sight-distance or turning movements. Landscaping shall be provided appropriate to the entry that will not interfere with sight-distance or turning movement operations. Entrance landscaping shall extend along the full frontage of the project to provide traffic calming, consistent with current landscape design practice consistent with the requirements of the Aliso Viejo Municipal Code and applicable sign program. 106. Lighting shall comply with applicable standards of the Aliso Viejo Municipal Code.

Proposed on site lighting shall be shielded and confined within project site boundaries. No direct rays or glare are permitted to shine onto public streets or adjacent single-family or multi-family residential sites or create a public nuisance. 107. Prior to issuance of a Building Permit, the Owner/Developer shall submit a Lighting Plan to the Community Development Director and the Crime Prevention Specialist for review and approval. The Lighting Plan shall identify type and location of proposed lighting fixtures for buildings, parking structures, open parking lots, walkways, and access thereto, including height of said fixtures, with an associated photometric analysis modeling showing lighting effects such as spill coverage. The Lighting Plan shall conform to the following criteria:
a. Maintain the minimum illumination level required by CPTED, while limiting spill onto adjacent properties to the maximum extent practicable. All exterior lighting shall be directed downward and away from adjoining property, major public roadway or public area, with luminaries shielded to prevent unnecessary glare.
b. Lighting standards for parking areas shall be the same throughout the project.
c. Exterior lighting devices serving security purposes shall be protected by a weather and vandal-resistant covering and be illuminated from dusk to dawn.
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Police Services Department Conditions
108. Pursuant to Zoning Code Appendix A: Requirements for Crime Prevention Through Environmental Design (CPTED), nonresidential buildings shall display a street address number conforming to the following specifications:
a. Numerals shall be located where they are clearly visible from the street on which they are addressed. They shall be of a color contrasting to the background to which they are affixed. Method of attachment shall not include the use of 2-sided tape or any material not resistant to weather conditions.
b. Numerals shall be 6 to 8 inches in height if located less than 100 feet from the centerline of the addressed street or 18 to 24 inches in height if located further than 100 feet from the centerline. The numerals shall be illuminated during the hours of darkness using a light source provided with an uninterruptible A.C. power source or controlled by a photocell device. c. The rear doors of all buildings shall have address numbers 6 to 8 inches in height which shall be of a color contrasting to the background to which they are affixed.
109. Pursuant to Zoning Code Appendix A: Requirements for Crime Prevention Through Environmental Design (CPTED), buildings, open parking lots, walkways, and accesses in nonresidential complexes shall conform to the following lighting standards:
a. All types of exterior doors shall be illuminated during the hours of darkness, with a minimum maintained 1 foot-candle of light, measured within a 5-foot radius on each side of the door at ground level. The light source shall be controlled by a photocell device or an uninterruptible A.C. power source. b. Recessed areas of buildings or fences, which have a minimum depth of 2 feet, a minimum height of 5 feet, and do not exceed 6 feet in width and are capable of human concealment, shall be illuminated with a minimum maintained 0.5 foot-candIes of light at ground level during the hours of darkness. This requirement only applies to defined recessed areas which are within 6 feet of the edge of a designated walking surface with an unobstructed pathway to it that is not hindered by walls or hedge row landscaping a minimum of 2 feet in height. The light source may be motion detectors with a photocell device.
c. Stairways shall be illuminated with a vandal resistant light fixture with a minimum maintained 1 foot-candle of light on all landings and/or stair treads, during the hours of operation and darkness. The interior service stairways shall be painted a light, highly reflective color. 267
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d. All interior or exterior corridors, passageways and walkways in any hotel, motel or inn shall be illuminated at all times with a minimum maintained 1 foot-candle of light on the walking surface.
e. All exterior pedestrian walkways, interior common corridors, and open parking lots shall be illuminated with a minimum maintained 1 foot-candle of light on the walking or driving surface during the hours of operation and darkness.
f. The light source utilized to comply with this section shall have a rated average bulb life of not less than 10,000 hours.
g. Accessible luminaires utilized to meet the requirements of this section shall have vandal resistant light fixtures and be not less than 3 feet in height from ground level when used to illuminate walkways and a minimum of 8 feet in height from ground level when illuminating surfaces associated with vehicles. Light fixtures shall be deemed accessible if mounted within fifteen feet vertically or 6 feet horizontally from any accessible surface or any adjoining roof, balcony, landing, stair tread, platform or similar structure. h. A site plan shall be provided showing buildings, parking area, walkways, detailed landscaping and a point-by-point photometric calculation of the required light levels. Foot-candles shall be measured on a horizontal plane and conform to a uniformity ratio of 4:1 average/minimum. Landscaping shall not be planted so as to obscure required light levels. i. All lighting on the property shall be designed to prevent spillover onto neighboring properties.
110. Pursuant to Zoning Code Appendix A: Requirements for Crime Prevention Through Environmental Design (CPTED), to maintain sufficient illumination for security purposes, landscaping plans shall be designed so that trees and other landscaping do not obstruct light sources from outdoor fixtures, including parking lot lighting. 111. Pursuant to Zoning Code Appendix A: Requirements for Crime Prevention Through Environmental Design (CPTED), landscaping shall be designed so that trees and other landscaping do not obstruct views of traffic signs or address numerals on buildings.

Public Works Department Conditions
112. The Owner/Developer’s Landscape Plan shall be prepared by a State licensed landscape architect and shall include all proposed and existing plant materials (location, type, size, and quantity), an irrigation plan, a grading plan, an approved site plan and a copy of the entitlement conditions of approval. The 268
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Owner/Developer shall post surety guaranteeing the construction of the improvements. The Plan shall be reviewed and approved by the Director of Public Works and the Community Development Director.
113. The Owner/Developer’s Landscape Plan shall include elements to the extent practicable to protect existing and proposed pavements from root damages. 114. The Owner/Developer’s Landscape Plan shall conform to the City’s current Water Efficient Landscape Regulations at the time of submittal. 115. All graded slopes shall be permanently planted in a timely manner meeting the approval of the Director of Public Works and in compliance with the approved Landscape Plan with groundcover, trees and shrubs that will stabilize slopes and minimize erosion.
116. Pad certification by the Design Civil Engineer and Soil Engineer is required prior to commencing construction of any building foundation or structure.

Conditions Required Prior to Concealing Interior Construction Fire Department Conditions
117. Prior to concealing interior construction, fire alarm system plans (service codes PR500-PR520) shall be submitted and approved by OCFA.

Conditions Required Prior to Final Building Inspection or Occupancy Permit Building Department Conditions
118. Prior to issuance of a Certificate of Use and Occupancy, the Owner/Developer shall obtain final approval for all City departments and County agencies. 119. Prior to issuance of a Certificate of Use and Occupancy, the Owner/Developer shall submit final compliance report from all independent deputy inspection firms involved in the project outlining each area of inspection. 120. Prior to issuance of a Certificate of Use and Occupancy, the Owner/Developer shall submit a final compliance report from Structural Engineer of Record. 121. Prior to issuance of a Certificate of Use and Occupancy, the Owner/Developer shall provide copies of all Title 24, Part 6 Certificate of Acceptance Forms including all lighting, electrical and mechanical.
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Fire Department Conditions
122. Prior to issuance of temporary or final certificate of occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy (temporary or final) requested.

Inspections shall be scheduled at least five days in advance by calling OCFA Inspection Scheduling at (714) 573-6150.

Planning Department Conditions
123. All temporary units, equipment, and fencing shall be removed from the site prior to final inspection for the final building construction project on site. 124. Prior to issuance of a Certificate of Occupancy, the Owner/Developer shall schedule an inspection by the Department of Planning Services to ensure the project was completed to the satisfaction of the Community Development Director and be in substantial compliance with codes and applicable standards.

Police Services Department Conditions
125. Prior to issuance of a Certificate of Occupancy, the Owner/Developer shall schedule an inspection by the Aliso Viejo Police Services Crime Prevention Specialist to confirm the implementation of CPTED standards and security hazards have been mitigated to the satisfaction of the Crime Prevention Specialist.

Public Works Department Conditions
126. Prior to issuance of a Certificate and Occupancy, the landscape architect shall provide written certification to the City stating installation is in substantial conformance with the approved landscape plans. If there are variations, the variations shall be approved by the Director of Public Works and Community Development Director.
127. Prior to issuance of a Certificate of Use and Occupancy, the Owner/Developer shall provide a written certification for the operation of all backflow devices. 128. Prior to issuance of a Certificate of Occupancy, construction of all street and common area improvements in a given phase of the project shall be completed to the satisfaction of the Director of Public Works and the Community Development Director.
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06/16/21
09/24/21

PLANNING SUBMITTAL

PLANNING COMMENTS

G R O U P

ARIA GROUP ARCHITECTS, INC.

Aria Group Architects, Inc. shall retain all common law, statutory and other reserved rights. These drawings and related documents shall not be duplicated, disclosed or otherwise without written consent of Aria Group Architects, Inc.

Contractor shall verify all figured dimensions and conditions at the job site and notify Aria Group Architects, Inc. of any dimensional errors, omissions or discrepancies before beginning or fabricating any work. Do not scale these drawings. !"#$%"&!'()
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REVISIONS
Drawing Title
Job No. Drawn
Scale DateSheet No.

Issue Date
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Author

SITE DETAILS
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NO. DATE REMARKS
214691
PER PLAN 11/04/21
123
11/04/2112/10/21

PLANNING COMMENTS

PLANNING COMMENTS
CS
COVER
SHEET

PLANNING PERMIT APPLICATION RE-SUBMITTAL
26641 ALISO CREEK ROAD, ALISO VIEJO,CA
DECEMBER 10, 2021

ALISO TOWN CENTER

PROJECT SITE

ENTERPRISE

ALISO CREEK RD

PROJECT SITE

AMY'S DRIVE-THRU1650 CORPORATE CIRCLE, SUITE 200PETALUMA, CA 94954707-781-7650 (TEL.)CONTACT: DAVE WOLFGRAM

LOUISE SELIN
ARIA GROUP ARCHITECTS, INC.830 NORTH BOULEVARDOAK PARK, ILLINOIS 60301708-445-8400 (TEL.)708-445-1788 (FAX)CONTACT: JIM LENCIONIJOE JUNIUS, KRISTIN MROZINSKI BKF ENGINEERS4675 MAC ARTHUR COURT, SUITE 400NEWPORT BEACH, CA 92660949-573-1369 (TEL.)CONTACT: BRUCE KIRBY, LLOYD BUENDIA

CAMP AND CAMP ASSOCIATES2520 CAMINO DIABLOWALNUT CREEK, CA 94597925-941-6490 x105 (TEL.)CONTACT: ROCKY AVITIA

HENDERSON ENGINEERS8345 LENEXA DRIVE, SUITE 300LENEXA, KS 66214913-742-5345 (TEL.)CONTACT: BRANDON MANNINGHANNA LA LONDE '2
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&&+()$")(#2:()"&92(+"'(#'282',"$9#"#%+&!#&
&!#((&',)"')9&(#(
2)"#((0
!#&#((
&!#((

"7)"&&"#"%()2(
"7)"&&"#"%()2(

9#$+2"')2(
2)"$")(#2(1
2)"$")(#2(
"&2"')%"%":2"2)",)-")&'2#(

9#$+(&"(2;9(&"!)(+"

2!
2)&*
9#$+()$+(&"(2;9(&"!)(+"
2!))(#+&222;9(&"!)(+"
2!&";9&"$2)"&2!+!(
02)2&%$"$(&>+<:),&"&)*#"= 02)2?&"-($"&!(&>+&";9&"$22,(&"$$"%"#-")(&>+@".')):'")"&'--"&'(#

01'(#!&(<'(=
9#$+'$"(&)0))#"0
%#8001'("#"')&'(#'$"01'(""&+*'$"))#"0 (&)01'(+&""
9#$+2)($(&$2'$"))#"0
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+'$"))#"0
(&)
01'(&")(#!$'$"8&(+"'9)*"%&-")(#,"(#),01'(!&"'$"(#2%"3-9'(#'$"

3 3
3 3
3 274
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EXISTING

CONDITIONS
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DEMOLITION
PLAN
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G R O U P

ARIA GROUP ARCHITECTS, INC.

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PLANNING COMMENTS
C300
SITE

IMPROVEMENTS
PLANS
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COMPOSITE

UTILITY PLAN
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WQMP

SITE PLAN

EXHIBIT
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Aria Group Architects, Inc. shall retain allcommon law, statutory and other reservedrights. These drawings and relateddocuments shall not be duplicated, disclosedor otherwise without written consent of AriaGroup Architects, Inc.

Contractor shall verify all figured dimensionsand conditions at the job site and notify AriaGroup Architects, Inc. of any dimensionalerrors, omissions or discrepancies beforebeginning or fabricating any work. Do not scalethese drawings. !"#$ %"&!'()
'*&+,)

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PER PLAN 11/04/21
12 11/04/21 PLANNING COMMENTS3 12/10/21 PLANNING COMMENTS L-1.0

LANDSCAPE

COVER & TREE

REMOVAL PLAN
21-026 RA

ENTERPRISE

SO CREEK ROAD ALI
ENTE
0 10' 20' 40' 60'

TREE REMOVAL PLAN
L-1.0

PLANT PALETTE,PLANTING NOTES, &PLANT IMAGES
L-3.0

AMY'S DRIVE THRU
L-2.0 LANDSCAPE PLAN 26641 ALISO VIEJO ROAD, ALISO VIEJO, CA

LANDSCAPE PLANS FOR ENTITLEMENT SUBMITTAL

LANDSCAPE COVER &
L-4.0 IRRIGATION NOTES & LEGEND
L-4.1 IRRIGATION PLANL-4.2 IRRIGATION DETAILSL-4.3 IRRIGATION DETAILSL-4.4 IRRIGATION DETAILSL-4.5 WATER USAGE CALCULATIONS 282
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Aria Group Architects, Inc. shall retain allcommon law, statutory and other reservedrights. These drawings and relateddocuments shall not be duplicated, disclosedor otherwise without written consent of AriaGroup Architects, Inc.

Contractor shall verify all figured dimensionsand conditions at the job site and notify AriaGroup Architects, Inc. of any dimensionalerrors, omissions or discrepancies beforebeginning or fabricating any work. Do not scalethese drawings. !"#$ %"&!'()
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LANDSCAPE
PLAN
21-026 RA
1/16” = 1’-0”

ENTERPRISE

ENTERPRISE
0 8' 16' 32' 48'
3 3
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Aria Group Architects, Inc. shall retain allcommon law, statutory and other reservedrights. These drawings and relateddocuments shall not be duplicated, disclosedor otherwise without written consent of AriaGroup Architects, Inc.

Contractor shall verify all figured dimensionsand conditions at the job site and notify AriaGroup Architects, Inc. of any dimensionalerrors, omissions or discrepancies beforebeginning or fabricating any work. Do not scalethese drawings. !"#$ %"&!'()
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PLANTING

NOTES & PLANT
IMAGES
21-026 RANTS

TREES SHRUBS
SHRUBS CONT.

GRASSES
Arbutus 'Marina'
Marina Strawberry Tree

GROUNDCOVERS
Cercis occidentalis
Western Redbud
Chitalpa tashkentensis
Chitalpa
Agave attenuata
Fox Tail Agave
Hemerocallis 'Stella de Oro'
Reblooming Daylily
Festuca glauca
Blue Fescue
Muhlenbergia rigens
Deer Grass
Pennisetum alopecuroides 'Hameln'
Fountain Grass
Lantana montevidensis
Trailing Lantana
Anigozanthos 'Bush Ranger'
Dwarf Kangaroo Paw

GREEN ROOF PLANT MATERIAL
Verbena lilicina
Cedros Island Verbena
Ceanothus thyrsiflorus var. griseus 'Carmel Creeper'Carmel Ceanothus Dietes bicolor
Fortnight Lily
Phormium tenax 'Jack Spratt'
Jack Spratt New Zealand Flax
Dianella revoluta 'Little Rev'
Little Rev Flax Lily
Nandina domestica 'Harbor Dwarf'
Harbor Dwarf Nandina
Mahonia repens
Creeping Mahonia
Phormium tenax 'Duet'
Duet New Zealand Flax
Rosa 'Iceberg'
Iceberg Rose
SHRUBS CONT.
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IRRIGATION

NOTES &
LEGEND
21-026 IS

IRRIGATION NOTES

1. THESE IRRIGATION DRAWINGS ARE DIAGRAMMATIC AND
INDICATIVE OF THE WORK TO BE INSTALLED. ALL PIPING, VALVES,

AND OTHER IRRIGATION COMPONENTS MAY BE SHOWN WITHIN

PAVED AREAS FOR GRAPHIC CLARITY ONLY AND ARE TO BE
INSTALLED WITHIN PLANTING AREAS. DUE TO THE SCALE OF THEDRAWINGS, IT IS NOT POSSIBLE TO INDICATE ALL OFFSETS,

FITTINGS, SLEEVES, CONDUIT, AND OTHER ITEMS WHICH MAY BE REQUIRED. INVESTIGATE THE STRUCTURAL AND FINISHED

CONDITION AFFECTING THE CONTRACT WORK INCLUDINGOBSTRUCTIONS, GRADE DIFFERENCES OR AREA DIMENSIONAL DIFFERENCES. IN THE EVENT OF FIELD DISCREPANCY WITH

CONTRACT DOCUMENTS, PLAN THE INSTALLATION WORK

ACCORDINGLY BY NOTIFICATION AND APPROVAL OF THE OWNER'SAUTHORIZED REPRESENTATIVE AND ACCORDING TO THE CONTRACT SPECIFICATIONS. NOTIFY AND COORDINATE IRRIGATIONCONTRACT WORK WITH APPLICABLE CONTRACTORS FOR THE

LOCATION AND INSTALLATION OF PIPE, CONDUIT OR SLEEVES

THROUGH OR UNDER WALLS, ROADWAYS, PAVING AND
STRUCTURES BEFORE CONSTRUCTION. IN THE EVENT THESE

NOTIFICATIONS ARE NOT PERFORMED, THE CONTRACTOR ASSUMES FULL RESPONSIBILITY FOR REQUIRED REVISIONS.

2. THE CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE CODES, STANDARDS, AND REGULATIONS. ALL WORK AND MATERIALS SHALL BE IN FULL ACCORDANCE WITH THE LATEST RULES ANDREGULATIONS OF THE NATIONAL ELECTRIC CODE; THE UNIFORMPLUMBING CODE, PUBLISHED BY THE WESTERN PLUMBING OFFICIALS ASSOCIATION; AND OTHER STATE OR LOCAL LAWS OR REGULATIONS. NOTHING IN THESE DRAWINGS IS TO BE
CONSTRUED TO PERMIT WORK NOT CONFORMING TO THESECODES OR REGULATIONS. THE CONTRACTOR SHALL FURNISH

WITHOUT ANY EXTRA CHARGE, ANY ADDITIONAL MATERIAL AND

LABOR WHEN REQUIRED BY THE COMPLIANCE WITH THESE CODES
AND REGULATIONS.

3. THE CONTRACTOR SHALL COORDINATE INSTALLATION OF

IRRIGATION SYSTEM WITH LAYOUT AND INSTALLATION OF THE

PLANT MATERIALS TO INSURE THAT THERE WILL BE COMPLETE AND

UNIFORM IRRIGATION COVERAGE OF PLANTING IN ACCORDANCE
WITH THESE DRAWINGS, AND CONTRACT DOCUMENTS. THE

IRRIGATION LAYOUT SHALL BE CHECKED BY THE CONTRACTOR AND

OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO CONSTRUCTION

TO DETERMINE IF ANY CHANGES, DELETIONS, OR ADDITIONS ARE REQUIRED. IRRIGATION SYSTEM SHALL BE INSTALLED AND TESTEDPRIOR TO INSTALLATION OF PLANT MATERIAL.

4. THE INTENT OF THIS IRRIGATION SYSTEM IS TO PROVIDE THE

MINIMUM AMOUNT OF WATER REQUIRED TO SUSTAIN GOOD
PLANT HEALTH.

5. IT IS THE RESPONSIBILITY OF THE MAINTENANCE CONTRACTOR

AND/OR OWNER TO PROGRAM THE IRRIGATION CONTROLLER(S)

TO PROVIDE THE MINIMUM AMOUNT OF WATER NEEDED TO
SUSTAIN GOOD PLANT HEALTH. THIS INCLUDES MAKING

ADJUSTMENTS TO THE PROGRAM FOR SEASONAL WEATHER
CHANGES, PLANT MATERIAL, WATER REQUIREMENTS, MOUNDS,SLOPES, SUN, SHADE AND WIND EXPOSURE.

6. IT IS THE RESPONSIBILITY OF A LICENSED ELECTRICAL CONTRACTOR TO PROVIDE 120 VOLT A.C. (2.5 AMP DEMAND PER CONTROLLER) ELECTRICAL SERVICE TO THE CONTROLLER LOCATION(S). IT IS THE

RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO COORDINATE THE ELECTRICAL SERVICE STUB-OUT TO THE CONTROLLER(S).

PROVIDE PROPER GROUNDING PER CONTROLLER MANUFACTURER'S
INSTRUCTIONS AND IN ACCORDANCE WITH LOCAL CODES.

7. PROVIDE EACH IRRIGATION CONTROLLER WITH ITS OWN
INDEPENDENT LOW VOLTAGE COMMON GROUND WIRE.

8. SCHEDULE A MEETING WHICH INCLUDES REPRESENTATIVES OF THE

IRRIGATION CONTROLLER MANUFACTURER, THE MAINTENANCE

CONTRACTOR, THE OWNER AND THE IRRIGATION CONTRACTOR AT

THE SITE FOR INSTRUCTION ON THE PROPER PROGRAMMING AND
OPERATION OF THE IRRIGATION CONTROLLER.

9. IRRIGATION CONTROL WIRES: SOLID COPPER WITH U.L. APPROVAL FOR DIRECT BURIAL IN GROUND. COMMON GROUND WIRE: SIZE
#12-1 WIRE WITH A WHITE INSULATING JACKET. CONTROL WIRE SERVICING REMOTE CONTROL VALVES: SIZE #14-1 WIRE WITH
INSULATING JACKET OF COLOR OTHER THAN WHITE. SPLICES SHALL BE MADE WITH 3M-DBY SEAL PACKS OR APPROVED EQUAL.

10. INSTALL TWO SPARE CONTROL WIRES OF A DIFFERENT COLOR ALONG THE ENTIRE MAIN LINE. LOOP 36" EXCESS WIRE INTO EACH

SINGLE VALVE BOX AND INTO ONE VALVE BOX IN EACH GROUP OF VALVES.

11. SPLICING OF LOW VOLTAGE WIRES IS PERMITTED IN VALVE BOXES ONLY. LEAVE A 36" LONG, 1" DIAMETER COIL OF EXCESS WIRE AT EACH SPLICE AND A 36" LONG EXPANSION LOOP EVERY 100 FEET ALONG WIRE RUN. TAPE WIRES TOGETHER EVERY TEN FEET. DO

NOT TAPE WIRES TOGETHER WHERE CONTAINED WITHIN SLEEVING OR CONDUIT.

12. INSTALL BLACK PLASTIC VALVE BOXES WITH BOLT DOWN, NON HINGED COVER MARKED "IRRIGATION". BOX BODY SHALL HAVEKNOCK OUTS. ACCEPTABLE VALVE BOX MANUFACTURER'S INCLUDENDS, CARSON OR APPROVED EQUAL.

13. VALVE LOCATIONS SHOWN ARE DIAGRAMMATIC. INSTALL IN
GROUND COVER/SHRUB AREAS.

14. FLUSH AND ADJUST IRRIGATION OUTLETS AND NOZZLES FOR

OPTIMUM PERFORMANCE AND TO PREVENT OVER SPRAY ONTO
WALKS, ROADWAYS, AND/OR BUILDINGS. SELECT BEST DEGREE OF

ARC AND RADIUS TO FIT THE EXISTING SITE CONDITIONS AND

THROTTLE THE FLOW CONTROL AT EACH VALVE TO OBTAIN THE
OPTIMUM OPERATING PRESSURE FOR EACH CONTROL ZONE.

15. SET SPRINKLER HEADS PERPENDICULAR TO FINISH GRADE.16. INSTALL A HUNTER HCV SERIES, KBI CV SERIES, OR APPROVED EQUAL

SPRING LOADED CHECK VALVE WHERE LOW OUTLET DRAINAGE
WILL CAUSE EROSION AND/OR EXCESS WATER.

17. WHERE IT IS NECESSARY TO EXCAVATE ADJACENT TO EXISTING TREES, USE CAUTION TO AVOID INJURY TO TREES AND TREE ROOTS.

EXCAVATE BY HAND IN AREAS WHERE TWO (2) INCH AND LARGER ROOTS OCCUR. BACK FILL TRENCHES ADJACENT TO TREE WITHIN TWENTY-FOUR (24) HOURS. WHERE THIS IS NOT POSSIBLE, SHADETHE SIDE OF THE TRENCH ADJACENT TO THE TREE WITH WET BURLAP OR CANVAS.

18. THE IRRIGATION SYSTEM DESIGN IS BASED ON THE MINIMUM OPERATING PRESSURE SHOWN ON THE IRRIGATION DRAWINGS.

VERIFY WATER PRESSURE PRIOR TO CONSTRUCTION. REPORT ANY

DIFFERENCE BETWEEN THE WATER PRESSURE INDICATED ON THEDRAWINGS AND THE ACTUAL PRESSURE READING AT THEIRRIGATION POINT OF CONNECTION TO THE OWNER'S AUTHORIZED REPRESENTATIVE.

19. IRRIGATION DEMAND: REFER TO PLANS.

20. PIPE SIZING SHOWN ON THE DRAWINGS IS TYPICAL. AS CHANGES

IN LAYOUT OCCUR DURING STAKING AND CONSTRUCTION THE
SIZE MAY NEED TO BE ADJUSTED ACCORDINGLY.

21. PIPE THREAD SEALANT COMPOUND SHALL BE RECTOR SEAL #5.22. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR MINOR

CHANGES IN THE IRRIGATION LAYOUT DUE TO OBSTRUCTIONS NOTSHOWN ON THE IRRIGATION DRAWINGS SUCH AS LIGHTS, FIRE HYDRANTS, SIGNS, ELECTRICAL ENCLOSURES, ETC.

23. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR

CHANGES IN THE IRRIGATION LAYOUT AND VALVE ZONING DUE TO

VARIATIONS IN THE EXISTING SITE CONDITIONS SUCH AS EXPOSURE FROM BUILDINGS, TRELLISES, TREES, ETC., AS WELL AS SLOPE AND SOIL CONDITIONS. THE CONTRACTOR SHALL NOTIFY THE
LANDSCAPE ARCHITECT AND IRRIGATION CONSULTANT OF THEPROPOSED CHANGES PRIOR TO INSTALLATION FOR APPROVAL.

24. WHEN WORK OF THIS SECTION HAS BEEN COMPLETED AND SUCH OTHER TIMES AS MAY BE DIRECTED, REMOVE ALL TRASH, DEBRIS,SURPLUS MATERIALS AND EQUIPMENT FROM SITE.

25. CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLEMENTAL HAND

WATERING OF ALL PLANT MATERIAL WITHIN DRIPLINE AREAS UNTIL THE PLANTS ARE SUFFICIENTLY ESTABLISHED.

26. VERIFY LOCATIONS OF ALL IRRIGATION COMPONENTS INSTALLED

WITHIN A VALVE BOX WITH LANDSCAPE ARCHITECT PRIOR TO
INSTALLATION. DO NOT INSTALL UNTIL LANDSCAPE ARCHITECT
PROVIDES ACCEPTABLE LOCATIONS.

SYMBOL

OPERATING

DESCRIPTION PSI
NOZZLE
GPM

OPERATING

RADIUS (FEET)
DB-15-PC-CV-E TORO BUBBLER, MIN. 2 PER
TREE. REFER TO BUBBLER

DETAIL FOR QUANTITY OF
BUBBLERS PER TREE SIZE.

0.25 30 TRICKLE

IRRIGATION LEGEND
33-DNP
SCHEDULE 40 PVC PLASTIC PIPE. COVER TO BE AS

INDICATED IN SPECIFICATIONS OR AS INDICATED
ABOVE FOR PIPE DEPTH OF COVER.
3/4" AND LARGER:
1120-SCHEDULE 40 PVC PLASTIC PIPE WITH
SCHEDULE 40 PVC SOLVENT WELD FITTINGS.
12" COVER.

RECYCLED PURPLE
LATERAL LINE:

PURPLE SLEEVING:

RAIN BIRD 3/4" TWO-PIECE QUICK COUPLING VALVE (PURPLELOCKING RUBBER COVER) 570-DRIP-IND TORO POP-UP DRIPLINE INDICATOR WITH SIDE INLET.

T-YD-500-34 TORO DRIPLINE AIR RELIEF VALVE
WLT-0500-T NDS SCH 40 BALL VALVE OR APPROVED EQUAL
975XL2SEU-1"/
VIT SBBC-22AL/ PBB-20

WILKINS REDUCED PRESSURE BACKFLOW ASSEMBLY WITH VIT
STRONGBOX ALUMINUM ENCLOSURE AND FREEZE BLANKET.

1.5" THROUGHOUT:1120-SCHEDULE 40 PVC PLASTIC PIPE WITH
SCHEDULE 40 PVC SOLVENT WELD FITTINGS.
18" COVER.

RECYCLED PURPLE
MAIN LINE:

MODEL NUMBER
P-220-26 SERIES

RWSG-KIT

TORO REMOTE CONTROL VALVE

LGT-XX-SS LEEMCO STAINLESS STEEL GATE VALVE (LINE SIZE) DZK-700-MF

RWSG-KIT
TORO DRIP ZONE KIT WITH IRRITROL 700 SERIES REMOTE CONTROL VALVE, PRESSURE REGULATOR (40 PSI) AND A 1" FILTER
WM-100-1.0-RS-P NETAFIM SUB WATER METER

CONTROLLER AND STATION NUMBER
AREA (SQ. FT.)

FLOW (GPM)

REMOTE CONTROL VALVE SIZE (IN INCHES)

ASSOCIATED REMOTE CONTROL VALVE

WATER USE CLASSIFICATION OF ZONE
APPLICATION RATE (IN/HR) or DRIPLINE SPACING
or
DRIP ZONE:

TORO DL2000 SERIES DRIPLINE WITH DL2000 INSERT
FITTINGS, PART #RGP-212-E. TUBING TO BE INSTALLED
4" BELOW GRADE IN A 12" O.C. GRID ACCORDING TO
DETAILS. SIZE EXHAUST HEADERS AS FOLLOWS: 1":
0-10 GPM, 1.25": 11-20 GPM. ALL EXHAUST HEADERSSHALL BE 1" SCH 40 PVC OR 1" SCH 40 FLEXIBLE PVC.

USE SCH. 40 PVC SOLVENT WELD FITTINGS. EXTEND

PVC HEADERS TO THE ENDS OF ALL DRIP ZONES TO
BALANCE FLOW IF REQUIRED. SEE DETAILS FOR
FURTHER INFORMATION.

DRIPLINE REMOTE CONTROL VALVE

APPROXIMATE CONNECTION POINT BETWEEN

DRIPLINE TUBING AND PVC SUPPLY WHEN DRIP
ZONE IS LESS THAN 3 GPM AND NO PVCSUPPLY/EXHUST HEADERS ARE NEEDED. REFER TO DRIPLINE TUBING CONNECTION DETAIL FOR MOREINFORMATION.

DRIPLINE REMOTE CONTROL VALVE
3/4" AND LARGER:
1120-SCHEDULE 40 PVC PLASTIC PIPE WITH
SCHEDULE 40 PVC SOLVENT WELD FITTINGS.
12" COVER.

PURPLE DRIPLINE
LATERAL LINE:

PVC LATERAL
SUPPLY
HEADER

EXHAUST
HEADER

DRIP ZONE

EXTENTS

PVC LATERAL
XX
STATION #

COLOR HATCHOF ZONE
XX
STATION #

DRIP ZONE

EXTENTS

COLOR HATCH

OF ZONE
CIM-5YA 5 YEAR EXTENSION OF WeatherTRAK Central.

WTPRO3-C-18-
SWM
WeatherTRAK ET PRO3 18 STATION CONTROLLER IN A STAINLESS STEELWALL MOUNTED ENCLOSURE.

WT-WRS WIRELESS RAIN SENSOR SYSTEM. AUTOMATICALLY SHUTS THE SYSTEM OFF AS SOON AS IT STARTS RAINING.

MV WT-MV-100G-SNO WeatherTRAK 1" BRASS MASTER VALVE (NORMALLY OPEN) FS WTFLOW-HD-P-100 WeatherTRAK 1" FLOW SENSOR
Irrigation Consultant:
2760 Camino Diablo
Walnut Creek, CA 94597
tel 925.939.3985 •• • • fax 925.932.5671
www rmairrigation com

APPROXIMATE ROUTING OF FLOW SENSOR AND
MASTER VALVE WIRES IN SEPARATE 1" CONDUITS.

REFER TO DETAILS FOR MORE INFORMATION.

FLOW SENSOR/
MASTER CABLE:

NTS
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IRRIGATION
PLAN
21-026 IS
3 1/16” = 1’-0”
286
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12 11/04/21 PLANNING COMMENTS3 12/10/21 PLANNING COMMENTS L-4.2

IRRIGATION

DETAILS
21-026 ISNTS
SCALE: NONE
6 GATE VALVE - 3" [75mm] AND SMALLER
1 BACKFLOW PREVENTER

TOP VIEW

SIDE VIEW

ISO VIEW
SCALE: NONE
POURED CONCRETE BASE - 6" MIN. THICKNESS -
EXTEND 4" BEYOND OUTSIDE DIMENSIONS OFENCLOSURE
8 2

ALUMINUM BACKFLOW ENCLOSURE-LOW

PROFILE
2 1
3 4
5 6
78 1

ALUMINUM BACKFLOW ENCLOSURE-USE VIT
MODEL SBBC-22AL (3/4"-1" BACKFLOW) OR
SBBC-30AL (1.5"-2")
23 HINGED DROP DOWN DOOR. PADLOCK AT TOP.

WATER SERVICE INLET PIPINGWATER SERVICE OUTLET PIPING
45 6 3/8" "L" STYLE ANCHOR BOLTS SET IN CONCRETE BASE
SECURED ANCHOR PLATE MOUNTING BASE INCONCRETE WITH 3#8" J BOLTS (4 PLACES). 2 7
3"
10" PURPLE ROUND PLASTIC VALVE BOX WITH BOLT DOWN LID.
8" CLASS 160 OR SCHEDULE 40 PVC PIPE (NOTCH TO FIT OVER MAIN LINE PIPE).

PURPLE PVC MAIN LINE.

FINISH GRADE.

PEA GRAVEL OR 3/4" DRAIN ROCK - 4" DEEP (NO SOIL IN VALVE BOX).

BRICK-2 TOTAL.

GATE VALVE WITH X-TOP HANDLE.

MALE ADAPTER. REFER TO LEGEND FOR FITTING TYPE.
1234
56 89

REFER TO

IRRIGATION
LEGEND
1 23
456897
7 19 GAUGE 1/2" SQUARE WIRE MESH. WRAP UP SIDES OF BOX.

REMOTE CONTROL VALVE WITH FLOW

CONTROL AND MANUAL BLEED (PRESSURE
REGULATOR WHERE SHOWN ON PLANS).

SCHEDULE 80 PVC 90° ELBOW
(TxT).

PURPLE PVC MAIN LINE.PEA GRAVEL OR 3/4" DRAIN ROCK- 4"
[100mm] DEEP BELOW VALVE (NO SOILIN VALVE BOX).

SCHEDULE 40 OR 80 PVC TEE. REFER TO
LEGEND FOR TYPE.

VALVE CONTROL WIRE- PROVIDE SEAL
PACKS AT ALL SPLICES AND 3' [1m] OF
EXCESS UF WIRE IN A 1" [25mm] DIAMETER
COIL.

REFER TO IRRIGATION SPECS.

SCHEDULE 80 PVC THREADED UNION.

PURPLE PVC LATERAL LINE.

BRICK-1 EACH CORNER.
19 GAUGE 1/2" [12mm] SQUARE WIRE
MESH.

SCHEDULE 80 PVC NIPPLE- LENGTH AS
REQUIRED.

FINISH GRADE.
1 234
5 6
789
10 11 12 13
1415
1617
5643
2 1
7 11
12 10
9 8
13141516
17 SCHEDULE 80 PVC UNION BALL
VALVE (ONE PER VALVE).
18 18
SCHEDULE 80 PVC NIPPLE (3 TOTAL).
3" [75mm] MIN, 6" [150mm] MAX.

SCALE: NONE
7 REMOTE CONTROL VALVE
USE A NDS PRO SERIES 14" X 19"
RECTANGULAR PURPLE PLASTIC VALVEBOX WITH BOLT DOWN LID FOR 1" VALVES. FOR 1.5" AND LARGER VALVES

INSTALL BALL VALVE WITHIN A SEPARATE
10" ROUND BOX OR ONE BALL VALVE PER
MANIFOLD OF VALVES. GATE VALVE SIZE

SHALL BE SAME AS LARGEST VALVE
WITHIN MANIFOLD. ONE VALVE PER BOXNO EXCEPTIONS. INSTALL BOX AS SHOWN IN BOX INSTALLATION DETAIL.
19 19 SCHEDULE 40 MALE ADAPTER
6"typ. RED BLK
SCALE: NONE

INSTALLATION DETAIL - MASTER VALVE/FLOW SENSOR
VALVE CONTROL WIRE: SOLID COPPER, DIRECT BURIAL
WIRE. POSITIVE: DIFFERENT COLOR FROM RCV WIRES
12-1, NEURTAL: WHITE 14-1. PROVIDE WATERPROOF
SPLICES AND 36" OF EXCESS WIRE IN A 1" DIAMETERCOIL.

FINISH
GRADE

TO CONTROLLER

MASTER VALVE
PEA GRAVEL-4" DEEP BELOW VALVE (NO
SOIL IN VALVE BOX), TYP.

BRICK-ONE @EACH CORNER, TYP.

PURPLE MAIN LINE TO BACKFLOWPREVENTION ASSEMBLY

TO CONTROLLER
18 GAUGE AWG DIRECT BURRIAL WIRE. FLOW
SENSOR WIRE MUST BE RUN IN 1/2" PVCCONDUIT FROM FLOW SENSOR TO CONTROLLER ENCLOSURE.

FLOW SENSOR MUST BE INSTALLED WITH INSERT (TOP)

POSITIONED VERTICALLY AND BODY (TEE) POSITIONED
HORIZONTALLY.

SCH. 80 REDUCINGCOUPLING, TYP.

FLOW
SENSOR
10 PIPE DIAMETERS

DIMENSION
'A'
5 PIPE DIAMETERS

DIMENSION
'B'

NO VALVES, REDUCERS,

OR ELBOWS IN THIS
AREA
3 SCALE: NONE
1 REDUCED PRESSURE BACKFLOW ASSEMBLY
INSTALL A FREEZE PREVENTATIVE BLANKET AROUND BACKFLOW ASSEMBLY. BLANKET SHALL BE GREEN.

NIPPLES AND FITTINGS TO BE SAME IPT SIZE AS BACKFLOW ASSEMBLY.

DO NOT SOLDER CONNECT FITTINGS WHILE THREADED INTO BACKFLOW ASSEMBLY.

THIS MAY CAUSE DAMAGE TO DEVICE.
1 3456
78 REDUCED PRESSURE BACKFLOW
ASSEMBLY.

WROUGHT COPPER MALE ADAPTER-2
TOTAL (SOLDER x THREAD CONNECTION).

COPPER TYPE "K" PIPE (LENGTH
AS REQUIRED).

WROUGHT COPPER 90° ELBOW-2 TOTAL
(SOLDER x THREAD CONNECTION).

PVC MAIN LINE TO POINT OF
CONNECTION.

BUSH AS NECESSARY FOR SIZE
TRANSITION.

REFER TO IRRIGATION LEGEND.

FINISH GRADE.

CONCRETE SUPPORT BLOCK.

SCHEDULE 40 PVC MALE ADAPTER-2
TOTAL.
10 11 PVC MAIN LINE TO IRRIGATION SYSTEM.

NOTES:

1. 2.3.
9 FLOW
1 9
6 7 8 11
10 2345
2 16"[400mm] 12
12 SUB-METER.

EXTERIOR WALL
INSTALL 12" [300mm] BEYOND

EDGE OF HARDSCAPE
120 VOLT LOCKABLE WEATHERPROOF ON/OFF SWITCH PROVIDED UNDER IRRIGATION CONTRACT.
120 VOLT SERVICE TO CONTROLLER LOCATION PROVIDED BY CONTRACTOR.

IRRIGATION CONTROLLER.
120 VOLT SERVICE IN RIGID STEEL CONDUIT.

FINISH GRADE OR HARDSCAPE.
56 432
1 1
432 5
6 50" MAX.
[1270mm]
18"[450mm] MIN.

SCALE: NONE
4 CONTROLLER - EXTERIOR WALL MOUNTED
LOW VOLTAGE WIRE IN SCHEDULE 40 PVC CONDUIT. PAINT CONDUIT ABOVE GRADE TO MATCH BUILDING SURFACE COLOR.
1 2
3 4
1 NOTE:
5 2
3 5
4 3
1 MAXIMUM LINE OF SIGHT FROM RAIN
SENSOR TO RECEIVER IS 300 FT.

DISTANCE IS LESS IF OBSTRUCTIONS
EXIST. SENSOR MUST BE INSTALLED IN
"CLEAR SPACE" WHERE IT IS EXPOSED

TO UNOBSTRUCTED RAINFALL AND IS
CLEAR OF IRRIGATION SPRAY.

SCALE: NONE

WIRELESS RAIN SENSOR-WALL MOUNT

WIRELESS RAIN SENSOR TRANSMITTER (WALL MOUNTED)

MOUNT RAIN SENSOR ON WALL
WALL

CONTROLLER

RAIN SENSOR RECEIVER
5 VALVE I.D. TAG (CONTROLLER AND

STATION NUMBER) AND PURPLE
RECYCLED WATER WARNING TAG (2

TAGS TOTAL)
287
06/16/21
09/24/21

PLANNING SUBMITTAL

REVISIONS
Drawing Title
Job No. Drawn
Scale DateSheet No.

Issue Date
000000
"

Author

SITE DETAILS
0
(
'55&
(
%56'(10

NO. DATE REMARKS
214691
PER PLAN 11/04/21
12 11/04/21 PLANNING COMMENTS3 12/10/21 PLANNING COMMENTS L-4.3

IRRIGATION

DETAILS
21-026 ISNTS
SCALE: NONE
1 WEATHERPROOF WIRE SPLICE ASSEMBLY
SCALE: NONE
2 TREE AND SHRUB BUBBLER
SCALE: NONE
3 QUICK COUPLING VALVE
INSTRUCTIONS:

RCV
A12

TOP VIEW
EDGE OF WALK, FENCE, CURB, ETC.

CONTROLLER AND STATION

VALVE TYPE
12"
SCALE: NONE

CENTER VALVE BOX OVER REMOTE CONTROL VALVE TO FACILITATE SERVICING VALVE.

SET BOXES 1" ABOVE FINISH GRADE OR MULCH COVER IN GROUNDCOVER/SHRUB AREA AND FLUSH WITH FINISH GRADE IN TURF AREA.SET RCV AND VALVE BOX ASSEMBLY IN GROUND COVER/SHRUB AREA. PLACE BEHIND SECOND ROW OF SHRUBS (TYPICAL).

SET BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE OF LAWN, WALK, FENCE, CURB, ETC.

AVOID HEAVILY COMPACTING SOIL AROUND VALVE BOXES TO PREVENT COLLAPSE AND DEFORMATION OF VALVE BOX SIDES.

INSTALL EXTENSION BY VALVE BOX MANUFACTURER AS REQUIRED TO COMPLETELY ENCLOSE ASSEMBLY FOR EASY ACCESS.

1. 2.3.

4. 5.

6. 10" DIAMETER

PURPLE ROUND
VALVE BOX. FOR

QCV AND GATE
VALVE.

HEAT BRAND

LETTERS AND

NUMBERS INTO LID

AS REQUIRED
14" x 19" PURPLE

RECTANGULAR
VALVE BOX.

HEAT BRAND

LETTERS AND

NUMBERS INTO LID

AS REQUIRED
PURPLE
VALVE
BOX
COVER
12" 12"
SHRUB
NOTE:

SIDE VIEW

TOP VIEW
1" [25mm]
10" PURPLE ROUND PLASTIC VALVE BOX
WITH BOLT DOWN LID.
1 1/4" x 1 1/4" x 3/16" [30mm x 30mm x
5mm] ANGLE IRON 30" [760mm] LONG
W/2 STAINLESS STEEL STRAPS (ONE
AROUND QCV).

PURPLE PVC MAIN LINE.
3" [75mm] LONG SCHEDULE 80 PVC
THREADED NIPPLE.

QUICK COUPLING VALVE WITH PURPLE
CAP.

SCHEDULE 80 PVC THREADED NIPPLE.
10" [250mm] LONG SCHEDULE 80 PVC
THREADED NIPPLE.UPC APPROVED SCHEDULE 40 PVC TEE
OR ELBOW.

SCHEDULE 80 PVC THREADED 90° ELL.
1 2345
6 789
10 NIPPLES AND FITTINGS TO BE SAME SIZE AS
VALVE IPT INLET THREAD SIZE.

REFER TO

IRRIGATION
LEGEND
1 2
3 4
6 59
101112
FINISH GRADE.
78 19 GAUGE 1/2" [13mm] SQUARE WIRE
MESH.

BRICK - 2 TOTAL.
11 12

VALVE BOX INSTALLATION (PURPLE)
PEA GRAVEL OR 3/4" DRAIN ROCK- 4"
[100mm] DEEP BELOW VALVE (NO SOILIN VALVE BOX).
13 13
INSTRUCTIONS:

1. STRIP WIRES APPROXIMATELY 1/2" FROM ENDS TO EXPOSE WIRE.

2. TWIST CONNECTOR AROUND WIRES CLOCKWISE UNTIL HAND TIGHT, DO NOT OVERTIGHTEN.

3. INSERT WIRE ASSEMBLY TO BOTTOM OF GEL-FILLED TUBE. CHECK TO MAKE SURE

CONNECTOR HAS BEEN PUSHED PAST LOCKING FINGERS AND IS SEATED AT THE BOTTOM OF THE TUBE.

4. PLACE WIRES WHICH EXIT TUBE IN WIRE EXIT HOLES AND CLOSE CAP UNTIL IT SNAPS.

5. INSPECT FINAL SPLICE ASSEMBLY THAT IT IS SECURED.

NOTE:

MAXIMUM # OF WIRES PER CONNECTOR:
3-#14 GAUGE 2-#12 GAUGE
STEP 4 STEP 5
STEP 1STEP 2
STEP 3
UPHILL

TREE BUBBLER PLACEMENT EXAMPLES
UPHILL

SLOPED GRADE LEVEL GRADE
1 456
78 BUBBLER (TO BE INSTALLED ON TOP
OF ROOTBALL).

FINISH GRADE.

TREE OR SHRUB ROOTBALL.
1/2" IPS FLEXIBLE PVC. USE WELD-ON
795 SOLVENT CEMENT OR EQUALWHEN BONDING PVC HOSE TO
FITTINGS.

PVC TEE (SST), ELBOW (ST) OR FEMALE
ADAPTER.

PURPLE PVC LATERAL LINE.

TREE OR SHRUB.

EDGE OF ROOTBALL (TYPICAL).
1011
1 56
78 1011
1/2" SCH. 40 MALE ADAPTER
(2 TOTAL).
2 3
2 4
3 6" STAPLE.
9 9 TREE STAKES.
1 NOTE:

SUGGESTED QUANTITY OF BUBBLERS
PER TREES AND SHRUBS SIZE:
SHRUBS = 1 BUBBLER 15 GAL OR 24" BOX = 2

BUBBLERS
36" OR 48" BOX = 4 BUBBLERS

REFER TO

IRRIGATION
LEGEND
4 2
SCALE: NONE

REMOTE CONTROL VALVE (DRIPZONE)
1 FINISH GRADE
2 1
3 3
4 5
6 8
10 9
11 12 13
14 15 16
16 DISC FILTER
5 SCHEDULE 80 PVC UNION BALL VALVE
(ONE PER VALVE)
5 REMOTE CONTROL VALVE
6 7 SCHEDULE 40 MALE ADAPTER
PURPLE PVC MAIN LINE.
8 BRICK-1 EACH CORNER.
9 10
SCHEDULE 80 PVC NIPPLE-(4-TOTAL)
LENGTH AS REQUIRED.
11 12 PEA GRAVEL OR 3/4" [20mm] DRAIN
ROCK - 4" [102mm] DEEP BELOW VALVE
(NO SOIL IN VALVE BOX).
19 GAUGE 1/2" [13mm] SQUARE WIRE
MESH.
13 SCHEDULE 80 PVC 90° ELBOW
(TxT).
14 15 VALVE CONTROL WIRE- PROVIDE
3M-DBY SEAL PACKS AT ALL SPLICES
AND 3' [1m] OF EXCESS UF WIRE IN A 1"
[25mm] DIAMETER COIL.

PURPLE RECTANGULAR JUMBO PLASTIC
VALVE BOX WITH BOLT DOWN LID. ONEVALVE PER BOX- NO EXCEPTIONS. INSTALL

BOX AS SHOWN IN BOX INSTALLATION
DETAIL.
74 SCHEDULE 80 PVC THREADED UNION
17 PRESSURE REGULATOR (40 PSI)
17 SCHEDULE 40 OR 80 PVC TEE. REFER TO
LEGEND FOR TYPE.

SCALE: NONE
6 TRENCHING
2 1
356
CLEAN BACKFILL MATERIAL.

FINISH GRADE.

PURPLE LATERAL LINE.

PURPLE MAIN LINE.LOW VOLTAGE CONTROL WIRES, TWO-WIRE CABLE, OR CONDUIT WITH WIRES. FOR MULTIPLE WIRES, TAPE AND BUNDLE WIRES AT 10 FT. INTERVALS.WIRING SHALL BE LAID OUT LOOSELY IN THE TRENCH. 4 3" DETECTABLE WARNING TAPE OVER MAIN LINE. INSTALL 3" ABOVE MAIN LINE.

USE CHRISTY MODEL #TA-DT-3-BIRR FOR POTABLE IRRIGATION SYSTEMS OR #TA-DT-3-PRW FOR RECYCLED IRRIGATION WATER SYSTEMS
NOTES:

1. ALL MAIN SUPPLY LINES AND LATERAL LINES SHALL BE PLACED IN SLEEVES UNDER PAVED SURFACES. INSTALL LOW VOLTAGE WIRES WITHIN A SEPARATE CONDUIT UNDER PAVEDSURFACES. DO NOT TAPE WIRES WITHIN CONDUIT.

2. REUSE SALVAGED EXCAVATED FILL AND COMPACT TO ORIGINAL DENSITY IN LANDSCAPE AREAS. ALL OTHER AREAS SHALL BE AT 95% COMPACTION. BACKFILL MATERIAL SHALL BE THE EARTH EXCAVATED FROM THE TRENCHES, FREE FROM ROCKS (ANYTHING LARGER THAN 2"), CONCRETE CHUNKS, AND OTHER FOREIGN OR COARSE MATERIALS.

3. WHEN 12" POP-UP SPRINKLER HEADS ARE USED, INCREASE THE DEPTH OF LATERAL TO 18" AT THE SPRINKLER LOCATION ONLY.
8"-12"
MIN.

LATERAL, MAIN, AND
WIRES
6"
MIN.

MAIN AND

WIRES ONLY

LATERAL
ONLY
6"
MIN.

MULTIPLE

LATERALS
6"-12"
MIN.
4"
18"
12"
4"
213465
SCALE: NONE
7 TORO DL 2000 CENTER FEED LAYOUT
SCALE: NONE
8 TORO DL 2000 END FEED LAYOUT
11 10
8 9
1 2
3 4
5 6
7 FLUSH VALVE PLUMBED TOFLUSH MANIFOLD AT LOW
POINT

MANIFOLD-TO-ELBOW
CONNECTION (TYP).

PURPLE PVC LATERAL LINE
FROM VALVE. MINIMUM
SIZE TO BE 1" UNLESS
OTHERWISE NOTED.

MANIFOLD-TO-TEE
CONNECTION.

DRIPLINE LATERAL.

AIR/VACUUM RELIEF

LATERAL, BLANK POLY
TUBING CENTERED ONMOUND OR BERM.

AIR/VACUUM RELIEF
PLUMBED TO BLANK 5/8"POLY TUBING AT EACH
HIGH POINT.

PERIMETER LATERALS 2"
[50mm] TO 4" [100mm]
FROM EDGE.

AREA PERIMETER.
12 DRIPLINE OPERATION

INDICATOR LOCATED AT

THE ENDS OF EACH
DRIPLINE ZONE.
11 10
8 9
1 23
4 5
6 7

MANIFOLD-TO-ELBOW
CONNECTION (TYP).

DRIPLINE LATERAL.

AIR/VACUUM RELIEF VALVE
PLUMBED TO BLANK 5/8"

TUBING AT EACH HIGH
POINT.

AIR/VACUUM RELIEF
LATERAL, BLANK 5/8" POLY

TUBING CENTERED ON
MOUND OR BERM.

PERIMETER LATERALS 2"
[50mm] TO 4" [100mm]
FROM EDGE.

AREA PERIMETER.

DRIP OPERATIONINDICATOR LOCATED AT

THE ENDS OF EACH
DRIPLINE ZONES.

AUTOMATIC FLUSH VALVE

PLUMBED TO FLUSH
MANIFOLD AT LOW POINT.

NOTE:

1. THE TOTAL LENGTH OF ALL INTERCONNECTED DRIP LINE OFF A SINGLE PVC

SUPPLY LINE CONNECTION OR A SINGLE RUN OF DRIPLINE SHALL NOT EXCEED 300 FT.

2. INSTALL DRIPLINE 2-4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED.

PVC FLUSH MANIFOLD.

MINIMUM SIZE TO BE 1"
UNLESS OTHERWISE NOTED.

PURPLE PVC LATERAL LINE
FROM VALVE. MINIMUM
SIZE TO BE 1" UNLESSOTHERWISE NOTED.

NOTE:

1. THE TOTAL LENGTH OF ALL INTERCONNECTED DRIP LINE OFF A SINGLE PVC

SUPPLY LINE CONNECTION OR A SINGLE RUN OF DRIPLINE SHALL NOT EXCEED 300 FT.

2. INSTALL DRIPLINE 2-4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED.

PLAN
FVFV
AV
PVC SUPPLY MANIFOLD.

EXTEND TO END OF
ZONE/EXHAUST HEADER.
1 2
3 4
5 6
7 8
9 10
11 12 2 1
PLAN
FV
AV
10 9
8 7
6 5
4 32
1 11
PVC FLUSH MANIFOLD.

MINIMUM SIZE TO BE 1"
UNLESS OTHERWISE NOTED.

PVC FLUSH MANIFOLD.

MINIMUM SIZE TO BE 1"
UNLESS OTHERWISE NOTED.

NOTE:

ALL VALVE BOXES TO BE PURPLE IN COLOR AND LABELED "RECYCLED WATER FOR IRRIGATION".

VALVE I.D. TAG (CONTROLLER AND

STATION NUMBER) AND PURPLE
RECYCLED WATER WARNING TAG (2

TAGS TOTAL)
288
06/16/21
09/24/21

PLANNING SUBMITTAL

REVISIONS
Drawing Title
Job No. Drawn
Scale DateSheet No.

Issue Date
000000
"

Author

SITE DETAILS
0
(
'55&
(
%56'(10

NO. DATE REMARKS
214691
PER PLAN 11/04/21
12 11/04/21 PLANNING COMMENTS3 12/10/21 PLANNING COMMENTS L-4.4

IRRIGATION

DETAILS
21-026 ISNTS
SCALE: NONE
1 TORO DL 2000 ISLAND LAYOUT
SCALE: NONE
4 TORO DL 2000 CENTER FEED MANIFOLD
PLAN
7 6
5 4
32 1
9 8
10 11
12 13
14 PVC TEE (SxSxS).PVC ELL (SxS).

TORO TRI-LOC ELL
(TL-E).

TORO TRI-LOC TEE (TL-T).

BLANK 5/8" [16mm] POLY

TUBING AT SUPPLY AND

FLUSH END OF EACH
ISLAND.

REFER TO DRIPLINE TO PVC
CONNECTION DETAIL.

AIR/VACUUM RELIEF VALVE

PLUMBED TO TUBING AT
HIGH POINT.DRIPLINE LATERAL.

MANUAL FLUSH VALVE

PLUMBED TO TUBING AT
LOW POINT.

DRIPLINE OPERATION

INDICATOR LOCATED AT

THE ENDS OF EACH
DRIPLINE ZONE.

ISLAND PERIMETER.

PERIMETER LATERALS 2"
[50mm] TO 4" [100mm]
FROM EDGE.

FVFV
AV
FV
AVAV
141213
4 3
2 1
5 6 7
9 8
10 11
1 2
3 4
5 6
7 8
9 ISOMETRIC
9 8
7 6
4 5
3 1
2 NOTE:

THE TOTAL LENGTH OF A SINGLE DRIP LINE RUN SHALL NOT EXCEED 300 FT.

FINISH GRADE.DEPTH OF TUBING PER
IRRIGATION LEGEND.

DEPTH OF PVC LATERAL LINE

PER IRRIGATION LEGEND
DRIPLINE TUBING.

BLANK 5/8" [16mm] POLY

TUBING, LENGTH AS
NECESSARY.

PVC TEE (SxSxT) WITH 1/2" [13mm]
FPT OUTLET.

PURPLE PVC LATERAL LINE FROM
REMOTE CONTROL VALVE.

TORO TRI-LOC TEE (TL-T)
NOTE:

1. THE TOTAL LENGTH OF A SINGLE DRIP LINE RUN SHALL NOT EXCEED 300 FT.

2. INSTALL DRIPLINE 2-4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED.

PURPLE PVC LATERAL LINE
FROM VALVE. MINIMUM
SIZE TO BE 1" UNLESS
OTHERWISE NOTED.

PVC FLUSH MANIFOLD.

MINIMUM SIZE TO BE 1"
UNLESS OTHERWISE NOTED.

SCALE: NONE
7 DRIPLINE-FLUSH POINT
375421
BRICK (1 OF 2)
NOTE:

ALLOW A 12" MINIMUM OF PVC HOSE IN

VALVE BOX IN ORDER TO DIRECT FLUSHED
WATER OUTSIDE VALVE BOX.
2 4
5 1
6 6 7
1/2" SCH 40 THREADED BALL VALVE.
6" PURPLE ROUND PLASTIC VALVE
BOX.

PEA GRAVEL SUMP (6" DEEP).

FINISH GRADE
AV
FV

NOT TO SCALE

AV PLAN
FV
7 6
5 4
3 2
1 8
9 10
4 7
11 NOTE:

1. THE TOTAL LENGTH OF ALL INTERCONNECTED DRIP LINE OFF A SINGLE PVC

SUPPLY LINE CONNECTION OR A SINGLE RUN OF DRIPLINE SHALL NOT EXCEED 300 FT.

2. INSTALL DRIPLINE 2-4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED.

SCALE: NONE
2 TORO DL2000 TRIANGULAR LAYOUT
11 10
8 9
1 2
3 4
5 6
7 FLUSH VALVE PLUMBED TOFLUSH MANIFOLD AT LOW
POINT

PURPLE PVC LATERAL LINE
FROM VALVE. MINIMUM
SIZE TO BE 1" UNLESS
OTHERWISE NOTED.

PVC SUPPLY MANIFOLD.

DRIPLINE LATERAL.

PERIMETER LATERALS 2"
[50mm] TO 4" [100mm]
FROM EDGE.

AREA PERIMETER.

DRIPLINE OPERATION

INDICATOR LOCATED AT

THE ENDS OF EACH
DRIPLINE ZONE.

MANIFOLD-TO-ELBOW
CONNECTION.

TORO DL2000

AIR/VACUUM RELIEF VALVE
(YD-500-34) PLUMBED TO

SUPPLY MANIFOLD AT HIGH
POINT.

TORO TRI-LOC TEE (TL-T)
3 1/2" SCH 40 MALE ADAPTER.

NOTE:

1. THE TOTAL LENGTH OF ALL INTERCONNECTED DRIP LINE OFF A SINGLE PVC

SUPPLY LINE CONNECTION OR A SINGLE RUN OF DRIPLINE SHALL NOT EXCEED 300 FT.

2. INSTALL DRIPLINE 2-4" BELOW GRADE AND STAKE DOWN EVERY 4' OR AS REQUIRED.

SCALE: NONE
3 TORO DL2000 ODD CURVE LAYOUT
10 8
9 1
2 3
4 5
6 7

FLUSH VALVE PLUMBED TOFLUSH MANIFOLD AT LOW
POINT

PURPLE PVC SUPPLY
LINE/HEADER FROM VALVE.

MINIMUM SIZE TO BE 1"
UNLESS OTHERWISE NOTED.

DRIPLINE LATERAL.

PERIMETER LATERALS 2"
[50mm] TO 4" [100mm]
FROM EDGE.

AREA PERIMETER.

DRIPLINE OPERATION

INDICATOR LOCATED AT

THE ENDS OF EACH
DRIPLINE ZONE.

MANIFOLD-TO-ELBOW
CONNECTION.

TORO DL2000

AIR/VACUUM RELIEF VALVE
(YD-500-34) PLUMBED TO

SUPPLY MANIFOLD AT HIGH
POINT.

TORO TRI-LOC TEE (TL-T)
2 1
3 4
5 6
7 9
8 4
10 SCALE: NONE

DRIPLINE MANIFOLD TO ELBOW CONNECTION
1 2
3 4
5 6 FINISH GRADE TORO TRI-LOC MPT
ADAPTER (TL-M50)

DRIPLINE TUBING

SECTION/ELEVATION

NOT TO SCALE
1 8
2 3
6 TORO TRI-LOC ELBOW (TL-E)
5 7
4 DEPTH OF TUBING PERIRRIGATION LEGEND.
7 SCH 40 PVC TEE (SxSxT)
WITH 1/2" FPT OUTLET.
8 DEPTH OF PVC LATERAL LINE

PER IRRIGATION LEGEND

TORO TRI-LOC MPT
ADAPTER (TL-M50)
PVC FLUSH MANIFOLD.

MINIMUM SIZE TO BE 1"
UNLESS OTHERWISE NOTED.

NOT TO SCALE

SECTION
SCALE: NONE
5 REFER TO

IRRIGATION
LEGEND
4"
1 FINISH GRADE
1 2
3 4
6 7
5 8
2 CARSON 708 OR EQUAL.

COLOR: PURPLE FOR
RECYCLED WATER SYSTEMS.
3 DRIPLINE TUBING
4 TORO TRI-LOC TEE
6 7
8 BRICK (1 OF 2)
8 PURPLE PVC LATERAL LINE SUPPLY.

MINIMUM SIZE TO BE 1" UNLESS

SIZED DIFFERENTLY ON
DRAWINGS. USE SCH 40 PVC
1"x1"x1/2" TEE OR 90° ELBOW.
5 TORO TRI-LOC MPT
ADAPTER (TL-M50)
SCH 40 PVC TEE (SxSxT) WITH
1/2" FPT OUTLET.

BLANK 5/8" [16mm] POLY

TUBING, LENGTH AS
NECESSARY.

BLANK 5/8" [16mm] POLY

TUBING, LENGTH AS
NECESSARY.
1" IPS PVC HOSE FROM EXHAUST HEADER OR BLANK DRIP TUBING.

PVC FLUSH MANIFOLD.

MINIMUM SIZE TO BE 1"
UNLESS OTHERWISE NOTED.

DRIPLINE TO PVC CONNECTION-SINGLE SOURCEDRIP AREAS ONLY NOTE:USE ONLY WHEN THE TOTAL LENGTH OF DRIP LINE SERVICED FROM THIS PVC CONNECTION IS LESS THAN 300 FT.

SCALE: NONE
8 570 POP-UP DRIP OPERATION INDICATOR
FINISH GRADE.
3 570 POP-UP DRIP OPERATION INDICATOR ASSEMBLY (TORO MODEL570-DRIP-IND) INSTALLED AT FURTHEST POINT DOWNSTREAM OF ZONE VALVE. 2 1
PVC OR SWING PIPE SWING JOINT ASSEMBLY.
4 PVC DRIP ZONE FOOTER.
5 DEPTH OF PVC LINE PER SPECIFICATIONS.

NOTE: TEFLON TAPE ALL THREADED JOINTS
1 2
3 4
5 6
289
06/16/21
09/24/21

PLANNING SUBMITTAL

REVISIONS
Drawing Title
Job No. Drawn
Scale DateSheet No.

Issue Date
000000
"

Author

SITE DETAILS
0
(
'55&
(
%56'(10

NO. DATE REMARKS
214691
PER PLAN 11/04/21
12 11/04/21 PLANNING COMMENTS3 12/10/21 PLANNING COMMENTS L-4.5

IRRIGATION DETAILS,

WATER USAGE

CALCULATIONS &

SCHEDULES
21-026 ISNTS
SCALE: NONE
1 AIR VACUUM RELIEF VALVE IN DRIPLINE
1 2
3 4
5 6
7 8
9 NOTE:USE ONE AIR/RELIEF VALVE FOR EVERY 7 GPM PER ZONE. LOCATE AT HIGH POINTS.
6" PURPLE ROUND PLASTIC VALVE
BOX. HEAT BRAND "AR" ON LID IN 1"
HIGH CHARACTERS.

TORO DL2000 AIR/VACUUM
RELIEF VALVE (YD-500-34).

TORO TRI-LOC TEE X 1/2" FPT
ADAPTER (TL-T-F50)
TORO DL2000 TUBING/ AIR-RELIEF
LATERAL.

BRICK SUPPORTS (2 COMMONBRICKS REQUIRED).

FINISH GRADE.
1" ABOVE FINISH GRADE.

PEA GRAVEL (4" DEEP).

NATIVE SOIL PER SPECIFICATIONS.

SCALE: NONE
2 AIR VACUUM RELIEF VALVE ON PVC ELL
123456789
1 2
3 4
5 7
8 9
NOTE:USE ONE AIR/RELIEF VALVE FOR EVERY 7 GPM PER ZONE. LOCATE AT HIGH POINTS.
6" PURPLE ROUND PLASTIC VALVE
BOX. HEAT BRAND "AR" ON LID IN 1"
HIGH CHARACTERS.

TORO DL2000 AIR/VACUUM
RELIEF VALVE (YD-500-34).
1/2" SCH 40 PVC COUPLING (TxT)
BRICK SUPPORTS (2 COMMONBRICKS REQUIRED).

FINISH GRADE.
1" ABOVE FINISH GRADE.

PEA GRAVEL (4" DEEP).

NATIVE SOIL PER SPECIFICATIONS.
6 1/2" SCH 80 PVC NIPPLE (LENGTH AS
REQUIRED).

WATER USAGE CALCULATIONS
Irrigation Consultant:
2760 Camino Diablo
Walnut Creek, CA 94597
tel 925.939.3985 •• • • fax 925.932.5671
www.rmairrigation.com
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Job No. Drawn
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Issue Date
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"

Author

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NO. DATE REMARKS
214691
PER PLAN 11/04/21
12 11/04/21 PLANNING COMMENTS3 12/10/21 PLANNING COMMENTS LR-1

ROOF PLAN

LIVING ROOF

VEGETATIVE BUILDING SYSTEM
KF

3.83.8 )*
)*

3.11 3.10

3.13 3.3

3.14 3.1

3.23.6 22' - 8 3/4" 28' - 4 1/2" 28' - 4 1/2" 9' - 5 5/16" 45' - 0"
54' - 4 1/2"

1

0 3.1

3.9 3.2

1
+

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0

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/ 0 2' 4' 8'

PLAN NORTH
8 52
34 7
6 1
4 Sebastopol CA 95465
707-824-0314
www.symbiosdesign.com

PLANTING CONCEPT

LIVING ROOF
Overall the planting scheme willprovide a diverse, interesting andpollinator-friendly vegetativerooftop landscape. All of theplants will provide year-roundinterest (evergreen) while alsoexpressing seasonal changes. Adiversity of form, texture, colorand flower types among thespecies will create an artfuldynamic landscape while beingenvironmentally responsive tothe site's location.

Plant species will be chosen tofoster healthy plant communitiesand successful roof coverage. Theselected plant species are a mix ofhardy succulents with someperennials. The succulent plantspecies that were selected are bothcold and drought hardy.

KEY NOTES - ROOF PLAN

LEGEND - ROOF PLAN
Non-vegetative -ballast zonesVegetative roofingsystem
1 Inspection c hamber over roof dr ains2 Ballast - non-vegetative zone gravel - drain rock
3 Edge restraint system4 Vegetative planted area
5 Roof curb
6 Lower flat roof7 R idge
ROOF PLAN - MAIN BUILDING 1 1/ 4" - 1' 0" Planting plan - schematic 8 PV solar array - below
9 Access ladder
Sedum moranense
4 Bulbine frutescens 'Tiny Tangerine'
4 Teucrium chamaedrys
Tulbaghia violacea 'White'
3 Sedum hybrid 'Immergrunchen'
5 Sedum ellacombianum
1 7
Sedum hybrid 'Plum dazzled'
1 1
5 1
5 5
5 5
6 6
6 6 4
4 4
4 4
4 3
3 3
2 2
2 7
7 7
7 3
2 3
1 1
5 1
5 5
5 5
6 6
6 6 4
4 4
4 4
4 3
3 3
2 2
2 7
7 7
7 3
2 3

KEY NOTES - ROOF PLAN
Senecio serpens
2 6
N.T.S.
291
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REVISIONS
Drawing Title
Job No. Drawn
Scale DateSheet No.

Issue Date
000000
"

Author

SITE DETAILS
0
(
'55&
(
%56'(10

NO. DATE REMARKS
214691
PER PLAN 11/04/21
123
11/04/2112/10/21

PLANNING COMMENTS

PLANNING COMMENTS
(&>+ (&"(
(&>+ (&"(
(&>+ (&"(
(&>+ (&"(
")&*
'#"& 8
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2"&%'" *(&$ #($2'("$
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(#2 '&""> &$

0 (&>+ 2('"2 &"&)*
A8
1 4444 4 10
A8 4444444444444444444 A8
12 8 SPOTS
9 SPOTS
70' - 6"
&"#'()"$:()"&
7
'(&&)2)&9')9&"
4 SPOTS
2 SPOTS
4 SPOTS
5 SPOTS
"72)+ $&%" (2#"
EV

CHARGING
VAN EV

CHARGING
24' - 0" 16' - 0"
18' - 0" 24' - 0"
"72)+)&(2!&-"&
65 LINEAR FEETOF FENCE
74 LINEAR FEETOF FENCE
EXISTING ROCK WALL, N.I.C.

NEW SIDEWALK
EXISTING DEVELOPMENTMONUMENT SIGN, N.I.C.

NEW SIDEWALK
T
17' - 0"
27' -2"
18'
- 0"

EV CHARGING STATION
PP-CA
PP-CA

PP-CA PP-CA
PP-CA
PP-CA

CLEAN AIR PARKING
ADAADA

ADA VAN
9 A8 4444444444444444444 2)
(& ($ 2)
2+2 D $&%" (2#"
24' - 0"
8' - 0"
4' - 0"
6' - 0"
4' - 0"
21' - 0"
6 3'
-
6"
106' - 0"
C C 0C
C C
1 1
1 2
2 2
3 3
3 A1
SITE
PLAN
1 SITE PLAN 1/16” = 1’-0” N

PROPERTY LINE P

PROPERTY LI
N
E OP R

PROPERTY LINE RP
1 STORY EXISTING

RESTAURANT
N.I.C.
33’10” STORM AND SEWER EASEMENT NA MR O

STORM AND SEWER EASEMENT WE A SE SEM TN STO E T STORM SEWE SE NT A WE EN

STORM AND SEWER EASEMENT

STORM AND SEWER EASEMENT
STO
R
M AN

D SEWER EASEMENT RE
M
O
R 4 10
LEGEND

PROPERTY LINEEASEMENT LINELANDSCAPE AREA
292
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ARIA GROUP ARCHITECTS, INC.

REVISIONS
Drawing Title
Job No. Drawn
Scale DateSheet No.

Issue Date
000000
"

Author

SITE DETAILS
0
(
'55&
(
%56'(10

NO. DATE REMARKS
214691
PER PLAN 11/04/21
123
11/04/2112/10/21

PLANNING COMMENTS

PLANNING COMMENTS
A2
FLOOR
PLAN
1 FLOOR PLAN 3/16” = 1’-0” N
0 7

)"&
0 7

)"&
7

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0 7

0 7

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2"&%'" *(&$
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1' - 1 3/4" 5' - 7 1/4" 6' - 8 1/2" 2' - 3 1/2" 9' - 8 3/4" 2' - 3 1/2"6' - 8 1/2" 5' - 4" 3' - 8" 2' - 0 1/2"
9' - 5" 15' - 7 1/2" 11 1/4" 9 1/4" 68' - 11 1/2" 9 1/4" 1' - 1 3/4" 6' - 5" 5' - 2 3/4" 8' - 2" 1' - 6 1/16" 8' - 0" 1' - 5 15/16" 8' - 2" 51' - 2 1/4" 7' - 2 3/4" 6 3/4" 8' - 6 1/4" 4 3/4" 8' - 3 1/4" 9 1/4" 11' - 1" 7 1/4" 11' - 1" 6 1/4" 46' - 1 3/4"
22' - 2 1/2" 4 3/4" 23' - 4" 6' - 4"
1 A7 4444444444444444444 1A7 4444444444444444444 11A8 4444444444444444444 10A8 4444444444444444444 + ! " $ '
1

(
0 16' - 5 1/4" 9 3/4" 12' - 1" 1' - 2 1/2" 3' - 10" 1' - 11 3/4" 2A7 4444444444444444444 2A7 4444444444444444444 1

+

! "0 '1

( (
0

1 1
1 1
293
06/16/21
09/24/21

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G R O U P

ARIA GROUP ARCHITECTS, INC.

REVISIONS
Drawing Title
Job No. Drawn
Scale DateSheet No.

Issue Date
000000
"

Author

SITE DETAILS
0
(
'55&
(
%56'(10

NO. DATE REMARKS
214691
PER PLAN 11/04/21
123
11/04/2112/10/21

PLANNING COMMENTS

PLANNING COMMENTS
A3
ROOF
PLAN
1 ROOF PLAN 3/16” = 1’-0”
N

3.83.8 $")(',"$
'#"&8
!&""@"&
'%"&"$2"&%'"*(&$
)*
)*
1 A7 4444444444444444444
1 A7 4444444444444444444 3.8 3.8

3.10 3.3

3.14 13' - 5 1/4" 22' - 7 1/4" 28' - 4 1/2" 28' - 4 1/2" 9' - 5 5/16" 45' - 0"
54' - 1 1/2"

+ ! "
$
'
1

(
0 70' - 8 1/4"

FLAT ROOF HIGH POINT

3.9 2
A7 4444444444444444444 2A7 4444444444444444444

1

+

! "0 '1

( (
0

3.83.8 3.11

3.10 3.13

3.4 3.3

3.14 3.1

3.2 3.6

3.1 3.1

3.12 3.12

3.9

1. ROOFER AND MECHANICAL CONTRACTOR TO VERIFY ALL ROOF ELEMENTS PRIOR TO CONSTRUCTION AND NOTIFY ARCHITECT AND MECHANICAL ENGINEER OF ANY INCONSISTENCIES PRIOR TO COMMENCING SCOPE OF WORK.

2. CONTRACTOR TO VERIFY LOCATIONS OF ALL ROOF PENETRATIONS, INCLUDING BUT NOT LIMITED TO ROOF VENTS, ROOF TOP UNITS, PITCH BOXES, AND ROOF HATCH OPENING.

3. ALL PENETRATIONS THROUGH ROOF BY ROOFING CONTRACTOR - COORDINATE FLASHING DETAILS WITH EXISTING ROOF WARRANTIES.

4. ALL WOOD THAT IS USED ON THE PROJECT SHALL CONFORM WITH SECTION 603 OF THE INTERNATIONAL BUILDING CODE WITH RELATION TO FIRE TREATED WOOD CONSTRUCTION. PER THIS SECTION IT DOES NOT INCLUDE: INTERIOR FLOOR FINISHES OR INTERIOR FINISHES, TRIM AND MILLWORK SUCH AS DOORS, DOOR FRAMES, WINDOW SASHES, AND WINDOW FRAMES.5. REFER TO MECHANICAL DRAWINGS FOR EXACT LOCATIONS OF ROOF-TOP EQUIPMENT AND PLUMBING CONNECTIONS.

6. VERIFY ALL MECHANICAL UNIT OPENING DIMENSIONS & LOCATIONS IN FIELD PRIOR TO INSTALLATION, TYP.

2#" $&"')!2#"
#()+(&"(
2#(&("#2
2)($+2"(--")(#'(*

3.1 ROOF LEADERS IN WALL.3.2 BUILT UP, TAPERED, RIGID INSULATION TO CREATE 1/4" PER 12" SLOPE."3.3 LOCATE WALKWAY TREADS SURROUNDING ROOFTOP EQUIPMENT WITH OWNERSHIP, REFER TO DETAIL 7/A3.2.

3.4 EXTERIOR SIGNAGE BY OWNER'S VENDOR, SHOWN DASHED. REFER TO EXTERIOR ELEVATIONS. REFER TO E-SHEETS FOR POWER INFORMATION.G.C. TO PROVIDE BACKING AS NEC."

3.6 ROOF HATCH.3.8 VEGETATIVE ROOF SYSTEM OVER COLD APPLIED POLYURETHANE-BASED WATERPROOFING SYSTEM.

3.9 PHOTOVOLTAIC PANELS.

3.10 HOOD EXHAUST, REFER TO M-SHEETS.3.11 MECHANICAL ROOFTOP EQUIPMENT, REFER TO M-SHEETS.3.12 STANDING SEAM METAL ROOF.3.13 ROOFTOP EQUIPMENT SCREEN WALL.3.14 SIKAPLAN ROOFING MEMBRANE FASTENED 60 ENERGYSMART WHITE - WITH A MINIMUM TOTAL SOLAR REFLECTANCE OF 0.70 WHEN TESTED INACCORDANCE WITH ASTM C1549, ASTM E903, ASTM E1175, OR ASTME1918 AND A MINIMUM SOLAR EMITTANCE OF 0.75 WHEN TESTED INACCORDANCE WITH ASTM C835, ASTM C1371 OR ASTM E408. 1 1
1 294
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REVISIONS
Drawing Title
Job No. Drawn
Scale DateSheet No.

Issue Date
000000
"

Author

SITE DETAILS
0
(
'55&
(
%56'(10

NO. DATE REMARKS
214691
PER PLAN 11/04/21
123
11/04/2112/10/21

PLANNING COMMENTS

PLANNING COMMENTS
A5

EXTERIOR

ELEVATIONS

T/SLOPED ROOF
126’-0”

B/TRELLIS
112’-0”

B/SLOPED ROOF
113’-4”

T/ PARAPET
115’-3”

T/ SCREEN
121’-0”
T/SLAB
100’-0”

B/TRELLIS-ENTRY
108’-10”
2 EXTERIOR ELEVATION - SOUTH 3/16” = 1’-0”
1 EXTERIOR ELEVATION - WEST 3/16” = 1’-0”
WD-1 R-1WD-2
WD-2
WD-1 WD-2
M-1
M-1
R-1
WD-2P-2M-2
FS-1
FS-1
P-2

T/SLOPED ROOF
126’-0”

T/TOWER
128’-4”

B/SLOPED ROOF
113’-4”

B/SLOPED ROOF
108’-2”

T/ PARAPET
115’-3”

T/ SCREEN
121’-0”
T/SLAB
100’-0”
M-1:

WESTERN STATES METALFASCIACOLOR: ASH GRAY
R-1:

VEGETATEDROOF
FS-1:STO - STUCCOSW- 6290 ROSE
P-2: SHERWIN WILLIAMSSW-6767 AQUARIUM METAL COPING -FLAG PAINT M-2:

STANDING SEAM ROOFWESTERN STATES METAL ROOFINGCOLOR: ASH GRAY P-1: SHERWIN WILLIAMSSW-6902DESICIVE YELLOWFLAG PAINT
WD-1: CEDAR BOARD & BATTENMINWAX GREY EXTERIOR WOOD STAIN WD-2: CEDAR WOODMINWAX GREY EXTERIOR WOOD STAIN
WD-3: CEDAR WOOD FENCE, CLEAR WOOD STAIN

T/TRELLIS-ENTRY
109’-6”

SIGNAGE IS CONCEPTUAL ONLY AND MAY

BE CHANGE TO MEET SIGN PROGRAM REQUIREMENTS
295
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ARIA GROUP ARCHITECTS, INC.

REVISIONS
Drawing Title
Job No. Drawn
Scale DateSheet No.

Issue Date
000000
"

Author

SITE DETAILS
0
(
'55&
(
%56'(10

NO. DATE REMARKS
214691
PER PLAN 11/04/21
123
11/04/2112/10/21

PLANNING COMMENTS

PLANNING COMMENTS
2 EXTERIOR ELEVATION - NORTH 3/16” = 1’-0”1 EXTERIOR ELEVATION -EAST 3/16” = 1’-0” A6

EXTERIOR

ELEVATIONS

T/SLOPED ROOF
126’-0”
H.P SLOPED ROOF
114’-0”

T/ PARAPET
115’-3”

T/ SCREEN
121’-0”
T/SLAB
100’-0”

T/SLOPED ROOF
126’-0”

T/TOWER
128’-4”

B/SLOPED ROOF
113’-4”

T/ PARAPET
115’-3”

T/ SCREEN
121’-0”
T/SLAB
100’-0”

B/TRELLIS
112’-0”

T/TRELLIS
112’-10”
WD-2
P-2
M-2
R-1
FS-1
WD-2
WD-2
WD-3
WD-1
P-2
M-2R-1
FS-1
M-1:

WESTERN STATES METALFASCIACOLOR: ASH GRAY
R-1:

VEGETATEDROOF
FS-1:STO - STUCCOSW- 6290 ROSE
P-2: SHERWIN WILLIAMSSW-6767 AQUARIUM METAL COPING -FLAG PAINT M-2:

SIGNAGE IS CONCEPTUAL ONLY AND MAY

BE CHANGE TO MEET SIGN PROGRAM REQUIREMENTS
296
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Drawing Title
Job No. Drawn
Scale DateSheet No.

Issue Date
000000
"

Author

SITE DETAILS
0
(
'55&
(
%56'(10

NO. DATE REMARKS
214691
PER PLAN 11/04/21
123
11/04/2112/10/21

PLANNING COMMENTS

PLANNING COMMENTS
A7

BUILDING

GROUND LEVEL SECTION
100' - 0"

T/PARAPET
115' - 3"
ROOF
126' - 0"

T/ROOF SCREEN
121' - 0"
H.P. CANOPY
112' - 8"
0

1
13' - 0"
13' - 3 3/4"
KITCHEN B.O.H.

DINING
2 A7 4444444444444444444 2A7 4444444444444444444 HP SLOPED ROOF 114' - 0" T/ SERVICE YARD 109' - 4" 1 0

GROUND LEVEL
100' - 0"

T/PARAPET
115' - 3"
ROOF
126' - 0"
1 A7 4444444444444444444 1A7 4444444444444444444 T/ROOF SCREEN 121' - 0" (
' $ " ! +
B.O.H. ROOF
13' - 0"
9' - 0"

HP SLOPED ROOF
114' - 0"

T/ SERVICE YARD
109' - 4"
( (

'1 "0 !
/
ABC
A
9#$+2"')
0 /ABC
A
9#$+2"')
1 1
DINING

DINING KITCHEN
B.O.H.
297
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Drawing Title
Job No. Drawn
Scale DateSheet No.

Issue Date
000000
"

Author

SITE DETAILS
0
(
'55&
(
%56'(10

NO. DATE REMARKS
214691
PER PLAN 11/04/21
123
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PLANNING COMMENTS

PLANNING COMMENTS
A8
SITE

DETAILS
2x8 STAINED WOOD @ 16"OC
4" X 6" X 1/4" STEEL TUBE POSTS (SHOWN DASHED)
ORDER SPEAKER SYSTEM (SHOWN DASHED)FINISH GRADE1/2" THICK BASE PLATENON-SHRINK GROUT 4" X 6" X 1/4" STEEL TUBE (SHOWN DASHED)

METAL STANDING SEAM ROOF
DIRECTIONAL OUTDOOR WALL SCONCE, REFER TO SP1.1 FOR TYPE 6' - 8"
STAINED WOOD COLUMN CLADDING WD-2
2x8 STAINED WOOD FASCIA

CONCRETE FOOTING REFER TO S-SHEETS
WD-2WD-2
6"
2X8 STAINED WOOD WITH THOUGH BOLTS ON ALL SIDES OF STEEL TUBE2x8 STAINED WOOD PURLINS @ 16"OCSTAIN TO MATCH 1x6 CEDAR PLANK WOOD DECKING STANDING SEAM METAL PANELSPLYWOOD SHEATHING4" X 6" X 1/4" S.S. TUBE POSTS (SHOWN DASHED) ORDER SPEAKER SYSTEM (SHOWN DASHED)1/2" THICK BASE PLATENON-SHRINK GROUTDRIVE THRUG CURBANCHOR BOLTS W/ 12" IMBED MIN REFER TO S-SHEETS

CONCRETE PIER REFER TO S-SHEETS
4" X 6" X 1/4" S.S. TUBE(SHOWN DASHED)
1X STAINED WOOD WITH SHIM ON BOTTOM SIDE OF STEEL, STAIN TO MATCH 9' - 0" MIN TO LOWEST PART DIRECTIONAL OUTDOOR WALL SCONCE, REFER TO SP1.1 FOR TYPE

ROOFING UNDERLAYMENT
1" / 12"
WD-2
WD-2
WD-2

ORDER CONFIRMATION SYSTEM (DELPHI SPEAKER POST CABINET) PAINTED TO MATCH WOOD STAIN 4"x6"x1/4" S.S. TUBE POST AND ARMATURE, REFER TO S-SHEETS2X8 STAINED WOOD WITH 1/2" THROUGH BOLTS AT STEEL TUBE1X STAINED WOOD, SHIM AS REQUIRED

CANOPY ROOF ABOVE (SHOWN DASHED)
1/2" THICK BASE PLATE

CONCRETE CURB, REFER TO C-SHEETS
3' - 3"
11"
1 1/2" 8" 1 1/2"
1' - 4 1/2"
1 1/2"
7" 1' - 10" 7"
1 1/2"
1' - 4 1/2"

LIGHT FIXTURES, CENTERED ON COLUMN
1' - 9 1/2" 2' - 5" 1' - 9 1/2"

EQ EQ EQ EQ EQ
1' - 6"
3 1/2" 3 1/2"
1' - 10"
3 1/2" 3 1/2"
1' - 6"
8' - 0"
1X6 CEDAR PLANK WOOD DECKING
2X8 STAINED WOOD ON THREE SIDES OF STEEL TUBE WITH THOUGH BOLTS 1X STAINED WOOD ON BOTTOM OF STEEL
WD-2
WD-2
2X8 STAINED WOOD FASCIA
2x8 STAINED WOOD PURLINS @ 16"OC WD-2
WD-2
3/4"
3/4"
3/4" 1' - 7 1/2" 3/4" 3/4" 3' - 8 1/4" 3/4" 3/4" 3/4"
WOOD PLANK CLADDING ON EXTERIOR GRADE PLYWOOD , TYP.DASHED LINE OF UPPER COUNTERTOP DOORS WITH CONCEALED HINGES, TYPPROVIDE LEVELING FEET , TYP 1' - 2"
8" DIA. x2" S.S. TRASH & RECYCLE GROMMET

STAINED AND SEALED CONCRETE COUNTERTOP WITH INTEGRAL POUR CONCRETE BACK & SIDE-SPLASHUPPER COUNTER/SHELF 2' - 3"
1' - 2" 1' - 1" 1' - 0 1/2" 1' - 8" 1' - 0 1/2"
1" 2' - 1 1/2" 1/2"
1/2" 2' - 0" 1/2" 3' - 9"
5' - 10"
2X2X11G POWDER COATED HORSE SHOE TYPE RACK

FINISH GRADE
1' - 0"
3" 11" 3/8" X 6 ANCHOR BOLT CONCRETE FOOTING
3/8" X 6 ANCHOR BOLT
ø 3' - 0" MIN
FINISH GRADE1/2" FOAM WRAP WITH SEALANT
6" DIA X 3/16" WITH WELDED STEEL TOP, FILL WITH CONCRETE AND PAINT

CONCRETE FOOTING

FELT SLIP SHEET
6" 6" 6"

UNLESS NOTED

OTHERWIS
E
3' - 6" 2' - 0" MIN 6"
ADJUSTABLE POST BASE w/ STANDOFFCONCRETE FOOTING BEYOND AT POST (SHOWN DASHED) 1 1/2" 1 1/2"
HOG WIRE FENCE w/ 4x4 CEDAR POSTS2x4 WOOD CAP w/ 1x2 CEDAR FRAME2x4 CEDAR BASE w/ 1x2 CEDAR FRAME TO FASTEN HOG WIRE 1 1/2"

GATE HANDLE FOR FAMILY PARKGATE LATCH BEYONDGATE HINGES BEYOND 2' - 9" 1 1/2"
3' - 6"
10"
ADJUSTABLE POST BASE w/ STANDOFFHOG WIRE FENCE w/ 4x4 CEDAR POSTS CONCRETE FOOTING BEYOND AT POST (SHOWN DASHED)2x4 WOOD CAP w/ 1x2 CEDAR FRAME2x4 CEDAR BASE w/ 1x2 CEDAR FRAME TO FASTEN HOG WIRE 3' - 0" 6"
3' - 6"
13 A8
16 A8
14 A8

FLOOR DRAIN TO BE PROVIDED AT INSIDE OF TRASH ENCLOSURE 8' - 6"
8' - 6"
12' - 6"
8' - 6"

GRAPHIC BY OWNER SEE NEXT PAGE FOR INFO
3/4" 4"
1' - 5 1/
2 " 1' - 8" 2 1/2" 1"
1 1/2" TYP.
3' - 4"
1/2" SPAC
ING
TYP.
3 1/2"
HORIZONTAL CEDAR PLANKS STAINED GRAYCEDAR FENCE POST STAINED GRAY, 5' O.C. /0ABC
A &$"&+'(*"#"%()0 /0ABC
A &$"&+'(*2"') /0ABC
A &$"&+'(*#(
/0ABC
A &$"&+'(*'"#+#( /
ABC
A 9)$&'(
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/
ABC
A 9)$&'(
")'9)"&

/
ABC
A
>"&('>
/
ABC
A
##(&$$")(#
ABC
A +()"$")(# ABC
A ,+:&"!"'"$")(#0 /
ABC
A )&(2,"'#29&"#(
/
ABC
A )&(2,"'#29&""#"%()
/
ABC
A )&(2,2$""#"%()
/
ABC
A )&(2,"'#29&""#"%()
1 ABC
A 2)"!"'"$")(#
1 298
06/16/21
09/24/21

PLANNING SUBMITTAL

PLANNING COMMENTS

G R O U P

ARIA GROUP ARCHITECTS, INC.

REVISIONS
Drawing Title
Job No. Drawn
Scale DateSheet No.

Issue Date
000000
"

Author

SITE DETAILS
0
(
'55&
(
%56'(10

NO. DATE REMARKS
214691
PER PLAN 11/04/21
123
11/04/2112/10/21

PLANNING COMMENTS

PLANNING COMMENTS
A9
DESIGN

DETAILS
2 A9 4444444444444444444 2A9 4444444444444444444 2(2

2'2$
20 2
28' - 0"28' - 0"
14' - 10" 14' - 11" 14' - 10" CONRETE CURB, REFER TO CIVIL AND SITE DRAWINGS ROOF OUTLINE 8x8 WOOD POST A94 5 SP1.2 4444444444444444444 20 2 EL: 115'-0" ROOF RIDGE PURLINS AS REQUIRED METAL ROOF STANDING SEAMS @ 1'-0" O.C. 4x10 WOOD RAFTERS EL: 110'-0" ROOF EDGE EL: 100'-0" SITE 14' - 0" 14' - 0" 7' - 0"
WOOD FASCIA, REVEALSAT 1'-0" O.C. TO MATCHMETAL ROOF PATTERN 8x8 WOOD POSTS
3" H CONCRETE BASE

LIGHTING FIXTURESSHOWN DASHEDFOR CLARITY
12 5
2 A9 4444444444444444444 2A9 4444444444444444444 2(2

2'2$
20 2
7# 7#
7# 7#
7#
5 SP1.2 4444444444444444444 2A9 4444444444444444444 2A9 4444444444444444444 2$ 2' 2 2( EL: 115'-0" ROOF RIDGE METAL ROOF STANDING SEAMS @ 1'-0" O.C. EL: 110'-0" ROOF EDGE EL: 100'-0" SITE WOOD FASCIA, REVEALS AT 1'-0" O.C. TO MATCH METAL ROOF PATTERN 8x8 WOOD POSTS 7' - 0" 14' - 2" 14' - 3" 14' - 2" 5 SP1.2 4444444444444444444 5' - 0" 10' - 0"
15' - 0"
/
A B C
A '(&&) #(0 /
A B C
A '(&&) 2"')
/
A B C
A '(&&) &"!#"')"$ '"#+ #(

/
A B C
A '(&&) "#"%()
2 2

CARPORT & TRASH ENCLOUSURE VIEW
299
06/16/21
09/24/21

PLANNING SUBMITTAL

PLANNING COMMENTS

G R O U P

ARIA GROUP ARCHITECTS, INC.

REVISIONS
Drawing Title
Job No. Drawn
Scale DateSheet No.

Issue Date
000000
"

Author

SITE DETAILS
0
(
'55&
(
%56'(10

NO. DATE REMARKS
214691
PER PLAN 11/04/21
123
11/04/2112/10/21

PLANNING COMMENTS

PLANNING COMMENTS
A10

PERSPECTIVE
VIEWS
4 SOUTH ENTRY VIEW N.T.S2 SOUTHWEST VIEW N.T.S.
3 FRONT PATIO VIEW N.T.S.1 NORTHEAST VIEW N.T.S.
300
06/16/21
09/24/21

PLANNING SUBMITTALPLANNING COMMENTS
Aria Group Architects, Inc. shall retain all common law, statutory and other reserved rights. These drawings and related documents shall not be duplicated, disclosed or otherwise without written consent of Aria Group Architects, Inc.

REVISIONS
Drawing Title
Job No. DrawnScale DateSheet No.

Issue Date
000000

Author

SITE DETAILS

"
NO. DATE REMARKS
214691
PER PLAN 11/04/21
12 11/04/21 PLANNING COMMENTS3 12/10/21 PLANNING COMMENTS E1.0
SITE

PHOTOMETRIC
PLAN
HEI2150003467
HL
Luminaire Schedule
Symbol Qty Label Watts Lumens LLF Description
4 XP1 16 1243 0.900 BLE 2 SI18
7 XPL1 50 2548 0.850 Bega 77911
4 XPL2 85.6782 11694 0.900 RAD1 LED P4 40K ASY
2 XSC2 16 1243 0.850 BLE G WHS146 XP2 16 1243 0.850 BLE S SI16 13 ETR PKG LOT 85.6782 11694 0.900 ETR LED RETROFIT
3 XL14 31.4 3857 0.900 FSW440L840-UNV-DIM2 XL4 18.3 1247 0.900 ERIA_3_5 ROUND OPEN TRIM_15deg Calculation Summary
Label Units Avg Max Min Avg/Min Max/MinDrive-Thru_Planar Fc 2.72 52.3 0.4 6.80 130.75 OUTSIDE SEATING FLOOR_Planar Fc 4.66 8.2 1.9 2.45 4.32
Parking Lot_Planar Fc 3.47 7.7 1.1 3.15 7.00
Service Area_Service Area Fc 11.36 16.1 5.2 2.18 3.10Shared Parking Lot_Planar Fc 2.45 4.3 0.8 3.06 5.38 Walkway_Planar Fc 2.94 5.1 1.2 2.45 4.25

2.1 2.2 2.2

1.5 1.8 2.0 2.1 2.2 2.2 2.3

0.9 1.0 1.1 1.1 1.2 1.3 1.3 1.4 1.4 1.5 1.6 1.8 2.1 2.3 2.5 2.5 2.51.0 1.1 1.2 1.3 1.3 1.4 1.5 1.5 1.6 1.6 1.8 1.9 2.2 2.5 2.7 2.7 2.71.2 1.3 1.5 1.6 1.7 1.8 1.8 1.9 1.8 1.8 2.0 2.1 2.4 2.6 2.8 2.8 2.71.5 1.8 2.1 2.3 2.3 2.4 2.5 2.5 2.4 2.2 2.3 2.4 2.5 2.6 2.7 2.7 2.6

2.0 2.6 3.3 3.4 3.3 3.4 3.7 3.8 3.4 2.9 2.6 2.7 2.7 2.6 2.6 2.5 2.42.6 3.7 4.8 5.0 4.6 4.6 5.1 5.4 4.7 3.7 2.8 2.9 2.8 2.7 2.5 2.4 2.3

3.0 4.4 5.7 5.9 5.4 5.4 6.0 6.3 5.5 4.2 3.0 3.1 2.9 2.7 2.4 2.3 2.2

3.0 4.3 5.4 5.6 5.2 5.1 5.7 5.9 5.2 4.0 3.2 3.3 3.1 2.7 2.4 2.1 2.0

2.6 3.3 4.1 4.4 4.2 4.2 4.5 4.6 4.1 3.4 3.4 3.5 3.2 2.7 2.2 1.9 1.7

2.2 2.6 3.1 3.4 3.4 3.4 3.5 3.6 3.3 2.9 3.2 3.2 2.9 2.4 2.0 1.7 1.42.1 2.4 2.8 3.1 3.1 3.2 3.3 3.3 3.1 2.9 2.9 2.9 2.6 2.2 1.8 1.5 1.22.4 2.7 3.3 3.6 3.6 3.6 3.8 3.9 3.6 3.2 2.6 2.5 2.3 2.0 1.7 1.4 1.2

3.0 3.4 4.6 4.9 4.7 4.6 5.0 5.3 4.7 3.9 2.3 2.2 2.0 1.8 1.7 1.4 1.2

4.1 5.6 6.0 5.5 5.4 5.9 6.3 5.6 4.5 2.1 2.0 2.0 1.9 1.8 1.6 1.44.2 5.6 6.0 5.5 5.3 5.8 6.2 5.5 4.3 2.0 2.0 2.0 2.0 1.9 1.7 1.4

3.4 4.3 4.7 4.4 4.3 4.6 4.9 4.4 3.5 2.0 2.0 2.0 2.0 1.9 1.7 1.5

2.6 3.1 3.4 3.3 3.3 3.4 3.5 3.2 2.7 2.1 2.1 2.1 1.9 1.7 1.52.2 2.5 2.7 2.8 2.8 2.8 2.8 2.5 2.3 2.2 2.2 2.0 1.8 1.62.3 2.7 2.8 2.8 2.9 2.9 2.9 2.6 2.3 2.2 2.1 1.8 1.72.9 3.5 3.7 3.6 3.6 3.8 3.9 3.3 2.7 2.2 2.1 1.9 1.7

3.7 4.8 5.0 4.6 4.5 5.0 5.2 4.4 3.3 2.2 2.1 1.9 1.84.3 5.5 5.8 5.2 5.1 5.7 6.0 5.0 3.7 2.2 2.1 2.1 2.23.9 4.9 5.1 4.6 4.5 5.0 5.3 4.4 3.3 2.1 2.1 5.9 15.13.0 3.5 3.7 3.4 3.3 3.6 3.7 3.2 2.5 2.0 2.2 14.2 52.3

2.2 2.4 2.4 2.2 2.2 2.3 2.3 2.1 1.8 1.9 2.1 13.4 45.7

1.8 1.8 1.8 1.6 1.6 1.7 1.7 1.6 1.5 2.0 2.1 15.6 52.11.6 1.6 1.5 1.4 1.4 1.4 1.5 1.5 1.4 2.1 2.0 4.6 16.61.5 1.5 1.4 1.3 1.3 1.4 1.5 1.5 1.5 2.2 2.0 1.8 2.0

1.4 1.4 1.4 1.3 1.4 1.5 1.7 1.7 1.7 2.4 2.2 1.8 1.6

1.4 1.4 1.4 1.3 1.4 1.6 1.8 2.0 2.0 2.6 2.3 1.9 1.61.2 1.3 1.3 1.3 1.3 1.5 1.9 2.1 2.3 2.9 2.6 2.1 1.71.1 1.1 1.1 1.1 1.2 1.4 1.7 2.1 2.5 2.6 2.9 2.8 2.3 1.90.8 0.8 0.8 0.9 1.0 1.2 1.5 1.9 2.3 2.4 2.3 2.2 1.9 1.7 1.4 2.6 2.5 2.1 1.80.6 0.6 0.6 0.7 0.8 0.9 1.2 1.6 1.8 2.0 2.1 2.1 2.0 1.8 1.5 1.3 1.2 1.2 1.4 1.7 2.0 2.3 2.6 2.8 2.3 2.3 2.2 1.9 1.7

0.5 0.5 0.5 0.6 0.7 1.0 1.2 1.4 1.6 1.8 1.9 1.9 1.8 1.6 1.4 1.2 1.3 1.4 1.6 1.9 2.2 2.6 2.9 2.8 2.7 2.6 2.4 2.1 2.0 1.8 2.0 2.0 1.9 1.7 1.6

0.4 0.4 0.5 0.6 0.7 0.9 1.1 1.3 1.5 1.7 1.7 1.8 1.7 1.5 1.4 1.3 1.3 1.4 1.6 1.9 2.3 2.6 2.5 2.5 2.5 2.3 2.2 2.0 1.8 1.7 1.8 2.1 2.3 2.7 3.0 2.7 1.9 1.8 1.7 1.7 1.7 1.6 1.5 1.5

0.7 0.9 1.1 1.4 1.6 1.7 1.7 1.7 1.7 1.6 1.4 1.2 1.2 1.4 1.6 1.8 2.0 2.0 2.1 2.2 2.2 2.1 2.0 1.8 1.8 1.9 2.1 2.2 2.5 2.9 2.6 2.3 2.1 1.8 1.6 1.5 1.5 1.5 1.5 1.5 1.5

1.7 1.8 1.9 1.9 2.0 2.0 1.9 1.8 1.8 1.9 1.9 2.2 2.4 2.2 2.0 1.8 1.5 1.3 1.2 1.3 1.5 1.5 1.6 1.6

1.9 1.7 1.6 1.5 1.5 1.7 1.8 1.7 1.7 1.5 1.2 1.1 1.1 1.2 1.5 1.6 1.7

1.4 1.3 1.3 1.2 1.1 1.1 1.2 1.3 1.5 1.7 1.8

1.2 1.4 1.6

4.5 6.4 7.0 4.4 4.5 4.7 5.0 5.0 5.1 5.0 4.7 4.1 3.6 3.1 2.6

5.0 7.4 8.2 4.0 4.1 4.3 4.6 5.2 5.4 5.4 5.1 4.3 3.6 3.0 2.6

4.6 6.7 7.5 3.6 3.4 3.6 4.3 5.2 5.5 5.6 5.3 4.5 3.6 2.6 1.9

1.6 1.8 1.9 2.0 2.2 2.4 2.5 2.7 2.7 2.6 2.7 2.7 2.6 2.6 2.5 2.4 2.3 2.2 2.1 1.9 1.8 1.6 1.5 1.4 1.3 1.21.9 2.1 2.3 2.5 2.7 2.8 3.0 3.1 3.2 3.2 3.2 3.2 3.1 3.1 3.0 2.8 2.7 2.6 2.3 2.2 1.9 1.7 1.6 1.4 1.4 1.3

1.7 2.0 2.2 2.4 2.7 3.0 3.2 3.4 3.5 3.6 3.7 3.7 3.7 3.6 3.6 3.4 3.3 3.1 2.9 2.7 2.4 2.2 1.9 1.8 1.6 1.5 1.51.8 1.9 2.4 2.6 3.0 3.3 3.6 3.8 4.0 4.1 4.2 4.2 4.2 4.2 4.1 4.0 3.8 3.7 3.4 3.0 2.7 2.5 2.2 2.0 1.8 1.6 1.6

2.0 2.0 2.1 2.5 2.9 3.2 3.6 4.0 4.4 4.5 4.7 4.7 4.8 4.8 4.7 4.7 4.6 4.4 4.2 3.8 3.5 3.1 2.7 2.4 2.2 2.0 1.8 1.82.3 2.2 2.2 2.4 2.8 3.1 3.6 4.0 4.5 4.8 5.1 5.3 5.3 5.3 5.3 5.3 5.2 5.2 4.9 4.8 4.3 3.9 3.5 3.0 2.7 2.4 2.2 2.1 2.02.5 2.3 2.4 2.6 2.9 3.4 3.9 4.4 4.9 5.4 5.7 5.8 5.8 5.8 5.8 5.8 5.8 5.8 5.5 5.3 4.9 4.3 3.8 3.3 2.9 2.6 2.4 2.2 2.22.6 2.4 2.4 2.7 3.1 3.6 4.2 4.7 5.3 5.8 6.1 6.3 6.2 6.1 6.0 6.1 6.2 6.3 6.1 5.8 5.3 4.7 4.2 3.6 3.2 2.8 2.5 2.4 2.32.6 2.5 2.5 2.8 3.2 3.7 4.3 5.0 5.6 6.1 6.5 6.6 6.4 6.2 6.1 6.2 6.4 6.6 6.5 6.2 5.7 5.0 4.5 3.8 3.3 2.9 2.6 2.4 2.32.5 2.5 2.5 2.8 3.3 3.8 4.4 5.1 5.7 6.3 6.7 6.6 6.4 6.1 6.1 6.2 6.5 6.8 6.8 6.5 5.9 5.3 4.6 4.0 3.5 3.0 2.7 2.5 2.42.4 2.4 2.5 2.8 3.3 3.8 4.5 5.1 5.8 6.3 6.7 6.7 6.4 6.1 6.1 6.2 6.5 6.8 6.8 6.6 6.0 5.3 4.7 4.1 3.6 3.1 2.8 2.6 2.62.4 2.4 2.5 2.8 3.2 3.7 4.4 5.0 5.6 6.2 6.5 6.6 6.4 6.2 6.1 6.3 6.6 6.8 6.7 6.4 5.9 5.3 4.7 4.1 3.6 3.2 2.9 2.7 2.62.4 2.4 2.4 2.7 3.0 3.6 4.1 4.7 5.3 5.8 6.2 6.3 6.2 6.1 6.1 6.3 6.4 6.6 6.4 6.1 5.7 5.2 4.6 4.1 3.5 3.1 2.8 2.6 2.62.5 2.2 2.2 2.5 2.8 3.3 3.8 4.3 4.8 5.3 5.7 5.9 5.9 5.9 5.9 6.0 6.2 6.2 6.0 5.7 5.4 5.0 4.5 4.0 3.5 3.1 2.8 2.6 2.52.5 2.1 2.0 2.3 2.6 3.0 3.4 3.8 4.4 4.8 5.0 5.3 5.4 5.4 5.5 5.6 5.7 5.7 5.6 5.3 5.0 4.7 4.3 3.9 3.5 3.2 2.8 2.6 2.52.3 2.0 1.9 2.1 2.3 2.7 3.1 3.5 3.8 4.2 4.5 4.6 4.8 4.9 5.0 5.1 5.2 5.2 5.1 5.0 4.7 4.3 4.1 3.9 3.6 3.2 3.0 2.7 2.62.0 1.8 1.7 1.8 2.1 2.3 2.6 3.0 3.3 3.6 3.8 4.1 4.2 4.3 4.5 4.6 4.7 4.7 4.6 4.5 4.4 4.3 4.1 3.9 3.7 3.4 3.2 2.9 2.8

1.6 1.6 1.6 1.8 2.1 2.3 2.5 2.9 3.1 3.3 3.5 3.6 3.8 3.9 4.0 4.1 4.2 4.2 4.2 4.1 4.1 4.1 4.0 3.9 3.7 3.5 3.2 3.0

1.4 1.5 1.6 1.8 2.0 2.2 2.4 2.6 2.8 3.0 3.1 3.2 3.4 3.5 3.6 3.7 3.8 3.9 4.1 4.1 4.1 4.1 4.1 4.0 3.8 3.5 3.3

1.4 1.3 1.3 1.4 1.6 1.7 1.9 2.1 2.2 2.3 2.5 2.7 2.8 2.9 3.0 3.2 3.4 3.6 3.7 3.9 4.1 4.3 4.4 4.4 4.4 4.2 3.9 3.7

1.6 1.4 1.2 1.2 1.3 1.4 1.5 1.7 1.8 1.9 2.0 2.2 2.3 2.4 2.6 2.7 2.9 3.2 3.4 3.6 3.9 4.2 4.4 4.6 4.8 4.8 4.5 4.3 3.9 3.4 3.0 2.7 2.5 2.31.7 1.4 1.2 1.1 1.2 1.3 1.4 1.5 1.6 1.7 1.8 1.9 2.0 2.1 2.2 2.4 2.7 2.9 3.2 3.5 3.9 4.2 4.6 4.9 5.1 5.1 4.9 4.6 4.1 3.7 3.2 2.8 2.4 2.31.7 1.3 1.2 1.1 1.2 1.2 1.3 1.4 1.4 1.5 1.6 1.7 1.8 1.9 2.0 2.2 2.5 2.7 3.1 3.5 3.9 4.3 4.7 5.1 5.3 5.3 5.1 4.8 4.3 3.7 3.2 2.8 2.4 2.21.6 1.3 1.2 1.2 1.2 1.3 1.3 1.4 1.5 1.6 1.6 1.6 1.7 1.8 1.9 2.1 2.3 2.6 2.9 3.4 3.8 4.3 4.8 5.1 5.4 5.3 5.2 4.7 4.2 3.7 3.2 2.7 2.4 2.11.5 1.3 1.3 1.4 1.6 1.6 1.6 1.6 1.7 1.9 1.9 1.8 1.7 1.7 1.8 2.0 2.2 2.5 2.9 3.3 3.8 4.2 4.7 5.1 5.3 5.2 4.8 4.3 3.8 3.4 3.0 2.6 2.3 2.11.4 1.4 1.7 2.2 2.7 2.6 2.2 2.1 2.5 2.9 2.9 2.4 1.9 1.7 1.7 1.8 2.1 2.4 2.7 3.2 3.5 4.0 4.5 4.9 5.0 4.8 4.4 3.9 3.5 3.1 2.8 2.5 2.3 2.11.4 1.7 2.3 3.7 5.0 4.7 3.4 3.0 3.9 5.2 5.1 3.6 2.4 1.8 1.7 1.8 2.0 2.2 2.5 2.9 3.4 3.8 4.1 4.5 4.5 4.4 4.0

2.9 5.3 7.6 6.9 4.5 3.7 5.2 7.5 7.3 4.8 2.8 1.7 1.8 2.1 2.4 2.7 3.0 3.4 3.7 3.9 4.0 3.9 3.63.0 5.5 7.7 6.9 4.5 3.7 5.3 7.5 7.2 4.7 2.7 1.6 1.7 1.9 2.2 2.4 2.7 3.0 3.1 3.3 3.4 3.3 3.2

1.4 1.6 1.8 1.9 2.2 2.4 2.6 2.7 2.8 2.9 2.9 2.81.5 1.6 1.7 1.8 1.9 2.1 2.2 2.3 2.4 2.6 2.5 2.51.6 1.7 1.7 1.7 1.8 1.9 2.0 2.0 2.2 2.3 2.3 2.3

5.7 8.3 10.5 11.3 11.4 12.1 12.9 12.7 12.1 12.1 11.5 9.7 7.5

6.9 10.4 13.3 14.2 14.1 15.0 16.1 15.7 14.8 15.0 14.5 12.0 8.56.5 9.9 12.5 13.3 13.2 14.1 15.1 14.8 14.0 14.2 13.6 11.3 8.2

5.2 7.5 9.2 10.0 10.1 10.7 11.3 11.1 10.7 10.6 10.1 8.5 6.6

1.7 1.8 2.0 2.2

1.9 2.1 2.2 2.5 2.7 2.9

2.1 2.4 2.6 2.8 3.0 3.2 3.3

2.2 2.4 2.7 2.9 3.1 3.3 3.4 3.5 3.6 3.6

2.3 2.5 2.8 3.0 3.2 3.4 3.6 3.6 3.7 3.7 3.6 3.52.5 2.8 3.1 3.4 3.6 3.7 3.8 3.8 3.8 3.8 3.7 3.4 3.1

2.4 2.7 3.1 3.4 3.7 3.9 3.9 4.0 4.0 3.9 3.8 3.6 3.4 3.0 2.7 2.3

2.2 2.5 2.9 3.4 3.7 4.0 4.1 4.0 4.0 4.0 4.0 3.8 3.6 3.3 2.9 2.6 2.2 1.9

2.0 2.2 2.6 3.1 3.6 3.9 4.2 4.1 4.0 4.0 4.0 4.0 3.8 3.5 3.2 2.8 2.4 2.1 1.8 1.5 1.4

1.9 2.3 2.7 3.1 3.6 4.0 4.3 4.2 4.0 4.0 4.0 4.0 3.8 3.4 3.1 2.6 2.3 1.9 1.7 1.4 1.3 1.21.9 2.2 2.6 3.1 3.6 4.0 4.3 4.3 4.2 4.2 4.1 4.0 3.7 3.3 2.9 2.5 2.1 1.8 1.6 1.4 1.2 1.2 1.2 1.31.8 2.1 2.5 2.9 3.4 3.8 4.1 4.3 4.3 4.3 4.2 3.9 3.6 3.1 2.7 2.3 2.0 1.7 1.5 1.3 1.2 1.2 1.2 1.3 1.5

1.7 1.9 2.3 2.7 3.1 3.5 3.9 4.1 4.2 4.2 4.0 3.7 3.3 2.9 2.5 2.2 1.8 1.6 1.3 1.2 1.1 1.2 1.2 1.4 1.5 1.8 2.21.5 1.7 2.0 2.4 2.8 3.2 3.5 3.7 3.8 3.8 3.6 3.3 3.0 2.6 2.3 2.0 1.7 1.4 1.2 1.1 1.1 1.2 1.2 1.4 1.6 1.9 2.3 2.8

1.3 1.5 1.8 2.1 2.4 2.7 3.0 3.2 3.3 3.3 3.2 3.0 2.6 2.3 2.0 1.8 1.6 1.3 1.1 1.1 1.1 1.1 1.2 1.4 1.6 1.9 2.4 3.0 3.5

1.2 1.3 1.6 1.8 2.1 2.3 2.6 2.7 2.8 2.9 2.8 2.6 2.4 2.1 1.9 1.7 1.5 1.3 1.1 1.1 1.1 1.1 1.2 1.4 1.6 1.9 2.3 3.0 3.4 3.5 3.4

1.0 1.1 1.3 1.5 1.7 2.0 2.2 2.3 2.4 2.5 2.5 2.4 2.2 2.0 1.8 1.6 1.5 1.3 1.2 1.1 1.1 1.1 1.2 1.4 1.6 1.9 2.3 2.8 3.1 2.9 2.9 3.1

0.9 1.0 1.2 1.3 1.5 1.7 1.9 2.0 2.2 2.2 2.3 2.2 2.1 2.0 1.8 1.7 1.5 1.4 1.2 1.1 1.0 1.1 1.3 1.5 1.7 1.9 2.3 2.9 3.1 2.8 2.6 2.9 3.3 3.5

0.9 0.9 1.1 1.2 1.3 1.5 1.7 1.8 2.0 2.2 2.2 2.3 2.2 2.1 2.0 1.9 1.7 1.5 1.3 1.2 1.1 1.1 1.5 1.8 1.9 2.1 2.7 3.3 3.3 2.90.8 0.9 1.0 1.2 1.3 1.4 1.6 1.7 1.9 2.2 2.3 2.4 2.5 2.4 2.3 2.1 1.9 1.7

3.8 2.7 2.8 3.1 3.4 3.6 3.2

3.7 3.7 3.4 3.1 2.8 2.6 2.4 2.3 2.4 2.5 2.7 2.9

2.4 2.7 3.2 3.8 3.9 3.4 3.0 2.7 2.4 2.42.5 2.8 3.1 3.4 3.5 2.0 1.4 1.32.6 2.8 3.1 3.3 3.1 1.6 1.4 1.2

3.0 3.1 3.0 1.22.9 3.1 3.03.2 3.6 3.7

4.3 5.1 5.1
SCALE: 3/16"=1'-0"SITE LIGHTING PHOTOMETRIC CALCULATIONS 1 N SITE ELECTRICAL GENERAL NOTES:

1. REFER TO CIVIL DRAWINGS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION.

COORDINATE THE FINAL LOCATION OF ALL SITE LIGHTING POLES, SIGNAGE,

UNDERGROUND UTILITIES, CONDUITS, CIRCUITRY, TRANSFORMERS AND OTHEREQUIPMENT WITH CIVIL DRAWINGS, LANDSCAPING DRAWINGS AND OWNER PRIOR TO INSTALLATION.

2. COORDINATE ALL SITE ELECTRICAL REQUIREMENTS WITH EQUIPMENT MANUFACTURER

INFORMATION AND OTHER TRADES AND ADJUST ELECTRICAL PROVISIONS AS REQUIRED TO MEET REQUIREMENTS.

3. SITE ELECTRICAL CONDUITS SHALL BE 1" MINIMUM, UNLESS NOTED OTHERWISE. WHERE PRACTICABLE, ALL SITE ELECTRICAL CONDUITS SHALL BE INSTALLED A MINIMUM OF 24" BELOW GRADE, UNLESS NOTED OTHERWISE. COORDINATE FINAL CONDUIT ROUTING WITH EXISTING OBSTRUCTIONS AND OTHER TRADES AND ADJUST AS NECESSARY.

4. CAP AND MARK ALL UNDERGROUND CONDUITS PROVIDED FOR FUTURE USE AND INCLUDE PULL STRINGS. PROVIDE DIMENSIONED LOCATIONS OF TERMINATION POINTS ON AS-BUILT DRAWINGS AND SUBMIT TO OWNER.

5. MINIMUM WIRE SIZE FOR SITE ELECTRICAL CIRCUITS SHALL BE [#10] AWG CU, UNLESS NOTED OTHERWISE. ALL SITE ELECTRICAL BRANCH CIRCUIT WIRING SHALL BE SIZED SUCH THAT THE MAXIMUM BRANCH CIRCUIT VOLTAGE DROP IS LESS THAN [3] PERCENT.

6. PROVIDE SPLICE AND PULL BOXES FOR SITE LIGHTING AND SITE ELECTRICAL POWER TO LIMIT MAXIMUM CONDUIT RUN TO 300'. PLACE BOXES IN A PLANTER AREA CLEAR OF VEGETATION WHEREVER PRACTICABLE; (COORDINATE FINAL LOCATION WITH CIVIL, LANDSCAPE CONTRACTOR AND OWNER). BOXES SHALL BE SUITABLE FOR LOCATION

AND PROPERLY SIZED FOR QUANTITY AND SIZE OF CONDUITS IN AND OUT AND SHALL BE MARKED "ELECTRICAL". NOT ALL OF THESE BOXES ARE SHOWN ON SITE ELECTRICAL DRAWINGS; CONTRACTOR SHALL PROVIDE LOCATION ON AS-BUILT DRAWINGS AND SUBMIT TO OWNER. SPLICE BOX SHALL BE APPROPRIATE FOR LOCATION AND SHALL BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. SPLICE BOX SHALL HAVE A MINIMUM NOMINAL SIZE OF 12"X12"X12", SHALL BE AN OPEN BOTTOM NRTL LISTED UNDERGROUND ENCLOSURE, AND SHALL AT A MINIMUM BE TIER 15 TRAFFIC RATED.

7. THE SITE LIGHTING IS DESIGNED TO MEET THE FOLLOWING CRITERIA EXCEPT WHERE LIMITED BY SITE CONSTRAINTS AND LOCAL REQUIREMENTS:

A.MINIMUM MAINTAINED HORIZONTAL ILLUMINATION LEVEL AT FINISHED GRADE OF 1 FC AT ALL PAVED PARKING AND WALKING SURFACES.

B.MAX/MIN RATIO FOR EACH AREA SHALL BE LESS THAN 15:1.

C.PHOTOMETRIC CALCULATION GRID SHALL NOT EXCEED A 5' X 5' SPACING.

D.THE TOTAL LIGHT LOSS FACTOR USED FOR THE CALCULATIONS SHALL BE [.85] OF INITIAL LUMEN OUTPUT FOR LED SOURCES.

E. MAXIMUM LUMINAIRE MOUNTING HEIGHT (INLCUDING POLE AND BASE) OF 15' ABOVE FINISHED GRADE.
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301
Amy’s Drive-Thru Categorical Exemption

PROJECT DESCRIPTION
The applicant, Amy’s Drive-Thru, is requesting the City of Aliso Viejo’s consideration of discretionary approvals to allow for the construction of a Amy’s Drive-Thru Restaurant (Project) at 26641 Aliso Creek Road in the Aliso Viejo Town Center Shopping Center. The proposed restaurant would be located on the site of the former Macaroni Grill Restaurant. The shopping center is located on the west side of Aliso Creek Road between Enterprise to the north and Pacific Park Drive to the south. The project site is located on the northeast corner of the shopping center.

Project implementation would include the demolition of the vacant, 8,168-square-foot (sf) restaurant building to allow for the construction of a 4,558-sf restaurant with a drive-thru and reconfiguration of surface parking to provide 32 parking stalls. The restaurant with indoor and patio dining would be sited in the general location of the existing building pad with the drive-thru aisle located between the building and the surface parking area. Vehicles would enter the drive aisle for the drive-thru on the west side of the surface parking area, which would wrap around north side of the parking, and exit the drive aisle between the parking area and the east side of the restaurant.

ENVIRONMENTAL REVIEW/COMPLIANCE (CEQA)
The Aliso Viejo Planning Services Department completed an initial environmental assessment of the Amy’s Drive-Thru Project per the California Environmental Quality Act (CEQA). Staff recommends the City Council determine the project is Categorically Exempt from CEQA pursuant to State CEQA Guidelines Section 15302 (Class 2: Replacement or Reconstruction). The Project is consistent with the requirements for a Class 2 Categorical Exemption as set forth in CEQA Guidelines 15302(b), “Replacement of a commercial structure with a new structure of substantially the same size, purpose, and capacity.” Article 19 of the State Guidelines for Implementation of the California Environmental Quality Act Guidelines establishes a list of classes of projects that are categorically exempt from the provisions of CEQA, including State CEQA Guidelines Section 15302 (Categorical Exemption Class 2: Replacement or Reconstruction). CEQA Guidelines Section 15302 states:

Class 2 consists of replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced, including but not limited to:
(a) Replacement or reconstruction of existing schools and hospitals to provide earthquake resistant structures which do not increase capacity more than 50 percent. (b) Replacement of a commercial structure with a new structure of substantially the same size, purpose, and capacity.
(c) Replacement or reconstruction of existing utility systems and/or facilities involving negligible or no expansion of capacity.
(d) Conversion of overhead electric utility distribution system facilities to underground including connection to existing overhead electric utility distribution lines where the surface is restored to the condition existing prior to the undergrounding.

Even if a project is ordinarily exempt under any of the potential categorical exemptions, State CEQA Guidelines Section 15300.2 provides specific instances where exceptions to otherwise applicable exemptions apply. The following text addresses each exception as it relates to the proposed Amy’s DriveThru Project. 302
Amy’s Drive-Thru Categorical Exemption
a. Location. The exception states, “Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located. A project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply all instances except where the project may impact an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.”
This exception is not applicable for a Class 2 Categorical Exemption. The site is developed within an existing shopping center with no significant resources. As noted below, the project site is not listed on any governmental list of sites with a prior release of hazardous materials. b. Cumulative Impact. This exception states, “All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time, is significant.”
The project would not result in a cumulative impact from successive projects of the same type in the same place, over time. The project site and surrounding area are designated for commercial uses.

The project involves the redevelopment of a site within the existing Aliso Viejo Town Center Shopping Center with a reduction in square footage from the prior restaurant.

The proposed project is forecast to generate approximately 1,956 daily trips, with 104 trips in the AM peak hour and 75 trips in the PM peak hour. It is important to note that these trip generation does not take into account traffic that was generated by the prior Macaroni Grill Restaurant. The Traffic Circulation Analysis (Kimley-Horn, November 2021) concludes that all study area intersections would continue to operate at acceptable levels of service with the project. Because the proposed project can be classified as local-serving commercial and is less than 50,000 sf, a less than significant VMT impact would occur. No project-specific or cumulative traffic impacts would occur. The cumulative impact exception of CEQA Guidelines Section 15300.2(b) does not apply to the Project. c. Significant Effect. The exception states, “A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.”
The proposed project features a restaurant operation with a drive-thru window. The project would allow for the redevelopment of a retail pad, that was previously occupied by a restaurant, in an existing shopping center. Therefore, the exception at State CEQA Guidelines Section 15300.2(c) does not apply to the project.
d. Scenic Highways. This exception states, “A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway.”
The project does not contain scenic resources, including trees, historic buildings, rock outcroppings, or similar resources. There are no official-designated or eligible for designation State scenic highways in the City of Aliso Viejo or proximate to the project site.1 The City of Aliso Viejo General Plan Conservation/Open Space Element includes two roadway designation regarding scenic resources: Viewscape Corridor and Landscape Corridor. The 1 https://dot.ca.gov/programs/design/lap-landscape-architecture-and-community-livability/lap-liv-i-scenic-highways, accessed November 17, 2021.
303
Amy’s Drive-Thru Categorical Exemption
Conservation/Open Space Element identifies Wood Canyon Drive between Boundary Oak and Aliso Creek Road is designated as a Viewscape Corridor. A Viewscape Corridor is “a route that traverses a corridor within which unique or unusual scenic resources and aesthetic values are found. This designation is intended to minimize the impact of the highway and land development upon the significant scenic resources along the route.” The project site is not proximate to the Viewscape Corridor.

There are several designated Landscape Corridors in the City including Aliso Creek Road between El Toro Road to the northwest and Alicia Parkway to the southeast. The project site is within the Aliso Viejo Town Center Shopping Center which is adjacent to Aliso Creek Road. The General Plan defines a Landscape Corridor as “a corridor that traverses developed or developing areas and has been designated for special treatment to provide a pleasant driving environment as well as community enhancement”. The redevelopment of an existing restaurant parcel within an existing shopping center would not affect the Landscape Corridor designation for Aliso Creek Road.

Because there are no officially designated State Scenic Highways in the City of Aliso Viejo the exception at State CEQA Guidelines Section 15300.2(d) does not apply to the project. e. Hazardous Waste Sites. This exception states, “A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code.”
The project site is not listed on any governmental list of sites with a prior release of hazardous materials.2 Therefore, the exception at State CEQA Guidelines Section 15300.2(e) does not apply to the project.
f. Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

No structures at the Aliso Viejo Town Center Shopping Center are 50 years or older. No historic resources have been previously identified or are visible on the site. Therefore, the exception at State CEQA Guidelines Section 15300.2(f) does not apply to the project. 2 EnviroStar.
https://www.envirostor.dtsc.ca.gov/public/search?cmd=search&reporttype=CORTESE&site_type=CSITES,FUDS&status=ACT,BKLG,C OM&reporttitle=HAZARDOUS+WASTE+AND+SUBSTANCES+SITE+LIST+%28CORTESE%29. Accessed November 17, 2021.

GeoTracker.
https://geotracker.waterboards.ca.gov/search?CMD=search&case_number=&business_name=&main_street_name=&city=&zip=& county=&SITE_TYPE=LUFT&oilfield=&STATUS=&BRANCH=&MASTER_BASE=&Search=Search. Accessed November 17, 2021. 304
Traffic Circulation Analysis
for
Amy’s Drive Thru
In the City of Aliso Viejo
November, 2021
305

TRAFFIC CIRCULATION ANALYSIS
FOR THE AMY’S DRIVE THRU PROJECT

IN THE CITY OF ALISO VIEJO
Prepared by:

Kimley-Horn and Associates, Inc.
1100 W Town and Country Road, Suite 700
Orange, California 92868
November, 2021
306
Amy’s Drive Thru – Aliso Viejo - 1 - Kimley-Horn and Associates, Inc.

Traffic Circulation Analysis November, 2021

TRAFFIC CIRCULATION ANALYSIS
FOR THE AMY’S DRIVE THRU PROJECT

IN THE CITY OF ALISO VIEJO

INTRODUCTION
This Traffic Circulation Analysis (TCA) has been prepared to evaluate the project-related traffic associated with the proposed Amy’s Drive Thru project located at 26641 Aliso Creek Road in the City of Aliso Viejo. This report has been prepared in accordance with the Orange County Transportation Implementation Manual (TIM) (November 2020). This TCA document follows the assumptions established during discussions with City of Aliso Viejo staff and within the approved Scope of Work.

The project location is shown in its regional setting on Figure 1.

PROJECT DESCRIPTION
The project site is bounded by Enterprise to the north, Aliso Creek Road to the east, and existing parking and retail land uses to the west and south. The project site is currently occupied by an approximately 8,168 square-foot “Macaroni Grill” restaurant. The restaurant is vacant.

The applicant proposes to demolish the existing restaurant and develop a 4,558-square-foot fast food restaurant with drive-thru. The proposed site plan is shown on Figure 2. The project will take access via a signalized intersection at Enterprise and Town Center and two unsignalized driveways: one right-in, right-out (RIRO) driveway on Enterprise, and one full movement in, right-out driveway on Aliso Creek Road.

The proposed project would provide a drive-thru lane with one order board and one pay board. The drive-thru lane would begin as double lanes, merging into a single drive-thru lane immediately before the order board, and continuing as a single lane for the remainder of the drive-thru. After the pay window, two pull-ahead spots will be provided for longer/larger orders and to clear a path for other drive-thru patrons to pass by to alleviate congestion. Additionally, a total of 32 parking spaces will be provided for dine-in patrons.

ANALYSIS SCENARIOS AND METHODOLOGY
Analysis Scenarios
Based on Orange County TIM guidelines, and on the approved scope, this traffic analysis provides an evaluation of morning and evening peak hour intersection operations for the following scenarios:
· Existing Conditions
· Opening Year 2022
· Opening Year 2022 Plus Project
307
73 CALIFORNIA - 2 - LEGEND: = Study Intersection
308
- 3 -
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Amy’s Drive Thru – Aliso Viejo - 4 - Kimley-Horn and Associates, Inc.

Traffic Circulation Analysis November, 2021
Study Locations
This traffic circulation analysis includes documentation of existing conditions and analysis of future traffic conditions at the following study intersections:

Existing Intersections:

1. Enterprise at Town Center

2. Enterprise at Project Driveway

3. Aliso Creek Road at Enterprise

4. Aliso Creek Road at Project Driveway
The study locations were established in consultation with City staff.

Intersection Analysis Methodology
Peak hour operating conditions at the study intersections are evaluated using the Intersection Capacity Utilization (ICU) methodology, per the Orange County TIM guidelines. The ICU methodology provides a comparison of the number of vehicles passing through an intersection during a given hour to the theoretical hourly vehicular capacity of that intersection.

The ICU calculation assumes a per-lane capacity of 1,700 vehicles per hour (vph) for each travel lane (through or turning lane) through the intersection, and a capacity of 3,200 vph for dual left-turn lanes. A clearance factor of 0.05 (5%) of the total intersection capacity is included in the ICU calculation to account for the effect of the yellow and all-red phases of the signal cycle.

The ICU calculation returns a volume-to-capacity (V/C) ratio that translates into a corresponding Level of Service (LOS) measure, ranging from LOS A, representing uncongested, free-flowing conditions; to LOS F, representing over-capacity conditions. A summary description of each Level of Service and the corresponding V/C ratio is provided on the chart on the following page.

For unsignalized intersections, the Highway Capacity Manual (HCM) methodology is used. Using the HCM methodology, Level of Service is based on the average stopped delay, expressed in seconds of delay per vehicle, for all movements at signalized and all-way stop-controlled intersections. For oneway or two-way stop-controlled intersections, Level of Service is based on the average delay for the approach with the highest delay. As with the ICU methodology, the average seconds of delay per vehicle translates into a corresponding Level of Service, ranging from LOS A, representing uncongested, free-flowing conditions; to LOS F, representing congested, over-capacity conditions. 310
Amy’s Drive Thru – Aliso Viejo - 5 - Kimley-Horn and Associates, Inc.

Traffic Circulation Analysis November, 2021
The chart below identifies each Level of Service category for both methodologies, and the corresponding intersection capacity utilization or vehicle delay:

LEVEL OF SERVICE DESCRIPTIONS
Level of
Service Description
A
EXCELLENT – No vehicle waits longer than one red light and no approach phase is fully used.

B
VERY GOOD – An occasional approach phase is fully utilized; many drivers begin to feel somewhat restricted within groups of vehicles.

C
GOOD – Occasionally drivers may have to wait through more than one red light; back-ups may develop behind turning vehicles.

D
FAIR – Delays may be substantial during portions of the rush hours, but enough lower volume periods occur to permit clearing of developing lines, preventing excessive back-ups.

E
POOR – Represents the most vehicles that the intersection approaches can accommodate; may be long lines of waiting vehicles through several signal cycles.

F
FAILURE – Back-ups from nearby locations or on cross streets may restrict or prevent movement of vehicles out of the intersection approaches. Long delays with continuously increasing queue lengths.

Level of Service Ranges
LOS
ICU
Methodology
(V/C Ratio)
HCM Methodology
(Seconds of delay
per vehicle)
Signalized Unsignalized
A < 0.60 < 10 < 10
B 0.61 – 0.70 > 10 – 20 > 10 – 15
C 0.71 – 0.80 > 20 – 35 > 15 – 25
D 0.81 – 0.90 > 35 – 55 > 25 – 35
E 0.91 – 1.00 > 55 – 80 > 35 – 50
F > 1.00 > 80 > 50
LOS = Level of Service
ICU = Intersection Capacity Utilization
HCM = Highway Capacity Manual
V/C = volume-to-capacity
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Traffic Circulation Analysis November, 2021
EXISTING TRAFFIC ENVIRONMENT / AREA CONDITIONS
Existing Transportation System
Regional access to the site is provided by the San Joaquin Hill Transportation Corridor/State Route 73 (SR-73), State Route 133 (SR-133), and the Interstate 5 (I-5) Freeway. The SR-73 Freeway is located approximately 0.3 miles to the north of the project site. The SR-133 Freeway is located approximately 2.4 miles west of the project site. The I-5 Freeway is located approximately 2.8 miles to the east of the project site.

Existing lane configurations and traffic controls of the study intersections are shown on Figure 3.

Local access to the project vicinity is provided by the following roadways:

Aliso Creek Road is a north-south roadway that forms the eastern boundary of the project site, and provides three travel lanes in each direction. Aliso Creek Road is divided by a raised median south of Enterprise and a painted median north of Enterprise. The posted speed limit is 50 miles per hour (mph), and on-street parking is prohibited on both sides of the street. Aliso Creek Road is classified as a Major Arterial in the City of Aliso Viejo Circulation Element of the General Plan. Aliso Creek Road provides direct access to the project site via an unrestricted ingress, right turn-only egress driveway.

Enterprise is an east-west roadway that forms the northern boundary of the project site. It provides two travel lanes in each direction along the project frontage, and is undivided. The posted speed limit is 40 miles per hour (mph), and on-street parking is prohibited on both sides of the street.

Existing Traffic Volumes
Existing morning peak period (7:00 to 9:00 AM) and evening peak period (4:00 to 6:00 PM) turning movement counts were collected for all study intersections. The counts were completed in November 2021, with concurrence from City staff. Per discussion with City staff, it was determined that current traffic trends have reverted to “normal” conditions prior to the COVID-19 pandemic.

Therefore, a factor was not applied to the turning movement counts to account for potential changes to standard traffic volumes resulting from COVID. Existing peak hour turning movement volumes at the study intersections are shown in Figure 4. Peak hour intersection traffic count worksheets are provided in Appendix A.

Existing Operating Conditions
Intersection Level of Service analysis was conducted for the morning and evening peak hours using the analysis procedures and assumptions described previously in this report. A summary of the intersection Level of Service is presented in Table 1. Intersection analysis worksheets are provided in Appendix B of this report. Review of the table shows that all study intersections currently operate at an acceptable Level of Service during the morning and evening peak hours. 312

2. Enterprise at Project Driveway 1. Enterprise at Town Center 3. Aliso Creek Road at Enterprise LEGEND: = Study Intersection = Turn or Through Lane = Signal 4. Aliso Creek Road at Project Driveway - 7 - D = Defacto Right Turn = Stop Sign D 313
- 8 - LEGEND: = Study Intersection = AM/PM Peak Hour Volumes 2. Enterprise at Project Driveway 1. Enterprise at Town Center 3. Aliso Creek Road at Enterprise 4. Aliso Creek Road at Project Driveway 314
TABLE 1

SUMMARY OF INTERSECTION OPERATION

EXISTING CONDITIONS
Traffic AM Peak Hour PM Peak Hour
Int. # Intersection Control ICU LOS ICU LOS
1 Enterprise at Town Center S 0.16 A 0.24 A
3 Aliso Creek Road at Enterprise S 0.48 A 0.53 A
Traffic AM Peak Hour PM Peak Hour
Int. # Intersection Control Delay LOS Delay LOS
2 Enterprise at Project Driveway (NB Approach) U 8.9 A 10.1 B Aliso Creek Road at Project Driveway 13.6 B 18.8 C
NB Approach 0.2 A 2.0 A
EB Approach 13.6 B 18.8 C
ICU Methodology
Notes:
- Bold values indicate intersections operating at an unacceptable Level of Service - Intersection operation is expressed in volume-to-capacity (v/c) ratio for signalized intersections, and average delay for unsignalized intersections.
- Delay values for unsignalized intersections represent the average vehicle delay on the worst (highest delay) intersection approach.

HCM Methodology
4 U
Amy's Drive Thru - Aliso Viejo
Traffic Circulation Analysis
- 9 - Kimley-Horn and Associates, Inc.

November, 2021
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Amy’s Drive Thru – Aliso Viejo - 10 - Kimley-Horn and Associates, Inc.

Traffic Circulation Analysis November, 2021

FUTURE CONDITIONS
Project completion is estimated to occur in Year 2022. Future year forecasts for Opening Year 2022 were developed by adding a background growth factor of one percent per year to existing traffic volumes, for a total of one year.

Opening Year 2022 Conditions
The background growth was added to the existing traffic volumes to develop Opening Year 2022 volumes. The resulting traffic volumes are shown on Figure 5.

A summary of the resulting intersection Level of Service is provided on Table 2. Intersection analysis worksheets are provided in Appendix B. With the addition of background growth, all study intersections would continue to operate at an acceptable Level of Service. 316
- 11 - LEGEND: = Study Intersection = AM/PM Peak Hour Volumes 2. Enterprise at Project Driveway 1. Enterprise at Town Center 3. Aliso Creek Road at Enterprise 4. Aliso Creek Road at Project Driveway 317
TABLE 2

SUMMARY OF INTERSECTION OPERATION
OPENING YEAR 2022 CONDITIONS
Traffic AM Peak Hour PM Peak Hour
Int. # Intersection Control ICU LOS ICU LOS
1 Enterprise at Town Center S 0.16 A 0.25 A
3 Aliso Creek Road at Enterprise S 0.48 A 0.53 A
Traffic AM Peak Hour PM Peak Hour
Int. # Intersection Control Delay LOS Delay LOS
2 Enterprise at Project Driveway (NB Approach) U 8.9 A 10.1 B Aliso Creek Road at Project Driveway 13.7 B 19.0 C
NB Approach 0.2 A 2.1 A
EB Approach 13.7 B 19.0 C
ICU Methodology
HCM Methodology
Notes:
- Bold values indicate intersections operating at an unacceptable Level of Service - Intersection operation is expressed in volume-to-capacity (v/c) ratio for signalized intersections, and average delay for unsignalized intersections.
- Delay values for unsignalized intersections represent the average vehicle delay on the worst (highest delay) intersection approach.
4 U
Amy's Drive Thru - Aliso Viejo
Traffic Circulation Analysis
- 12 - Kimley-Horn and Associates, Inc.

November, 2021
318
Amy’s Drive Thru – Aliso Viejo - 13 - Kimley-Horn and Associates, Inc.

Traffic Circulation Analysis November, 2021

PROJECT TRAFFIC
Project Trip Generation
Peak hour trips for the proposed project were determined based on data provided by the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition. Trip generation rates for the Fast-Food Restaurant w/ Drive-thru (Land Use 934) were used in determining project trips.

It is recognized that not all inbound and outbound trips to the proposed project will be “new” trips on the roadway system in the vicinity of the proposed project. Some trips to the project site will consist of “pass-by” trips -- motorists who are already traveling on the surrounding roadways from one place to another. Common pass-by trips for retail uses would be individuals who stop at the project site on the way to work or school. Pass-by percentages were applied to the proposed land use as follows:
· Fast-Food Restaurant w/ Drive-thru: 49% AM, 50% PM
Morning and evening peak hour trip generation estimates are summarized on Table 3. The project is estimated to generate 204 morning peak hour trips and 150 evening peak hour trips. After applying pass-by reductions, the development is projected to generate a net of 104 morning peak hour trips and 75 evening peak hour trips.

Project Trip Distribution and Assignment
Project trip distribution and assignment assumptions for the proposed project were developed based on likely origins and destinations of drivers. Assumptions were reviewed and approved by City Traffic Engineering staff. Trip distribution assumptions are shown on Figure 6.

Based on the proposed project trip distribution, project trips were assigned through the study intersections. Figure 7 shows new project trips that would be added to the study intersections. 319
TABLE 3

SUMMARY OF PROJECT TRIP GENERATION

AMY'S DRIVE THRU - ALISO VIEJO
Trip Generation Rates 1
ITE AM Peak Hour PM Peak Hour
Land Use Code Unit Daily In Out Total In Out Total
Fast-Food Restaurant w/ Drive-thru 934 KSF 467.48 22.751 21.859 44.61 17.176 15.854 33.03 Trip Generation Estimates
AM Peak Hour PM Peak Hour
Land Use Quantity Unit Daily In Out Total In Out Total
Fast-Food Restaurant w/ Drive-thru 4.558 KSF 2,131 104 100 204 78 72 150 Pass-by Trips (49% AM, 50% PM) 2
-175 -51 -49 -100 -39 -36 -75
Net Trips 1,956 53 51 104 39 36 75
Total Project Trips 1,956 53 51 104 39 36 75
1 Source: Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition 2 Source: Institute of Transportation Engineers (ITE) Trip Generation Manual - Volume 1: User's Guide and Handbook, 9th Edition 3 Note: The User's Guide and Handbook does not provide pass-by rates for daily trip generation. The daily pass-by trips shown are the sum of the AM and the PM pass-by trips.

Amy's Drive Thru - Aliso Viejo
Traffic Circulation Analysis - 14 -
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November, 2021 320
LEGEND: Project Site Trip Distribution Percentage XX% - 15 -35% 5% 25% 35% 321
- 16 - LEGEND: = Study Intersection = AM/PM Peak Hour Volumes 2. Enterprise at Project Driveway 1. Enterprise at Town Center 3. Aliso Creek Road at Enterprise 4. Aliso Creek Road at Project Driveway 322
Amy’s Drive Thru – Aliso Viejo - 17 - Kimley-Horn and Associates, Inc.

Traffic Circulation Analysis November, 2021
Opening Year 2022 Plus Project
Project-related traffic was added to Opening Year 2022 Without Project volumes to develop Opening Year 2022 Plus Project traffic forecasts. The resulting traffic volumes are shown on Figure 8.

A summary of the resulting intersection Level of Service is provided on Table 4. Intersection analysis worksheets are provided in Appendix B. With the addition of project traffic, all study intersections would continue to operate at an acceptable Level of Service in the morning and evening peak hours. 323
- 18 - LEGEND: = Study Intersection = AM/PM Peak Hour Volumes 2. Enterprise at Project Driveway 1. Enterprise at Town Center 3. Aliso Creek Road at Enterprise 4. Aliso Creek Road at Project Driveway 324
AM Peak Hour PM Peak Hour
Int. # Intersection ICU LOS ICU LOS ICU LOS ICU LOS
1 Enterprise at Town Center 0.16 A 0.17 A 0.01 No 0.25 A 0.26 A 0.01 No3 Aliso Creek Road at Enterprise 0.48 A 0.49 A 0.01 No 0.53 A 0.54 A 0.01 No AM Peak Hour PM Peak Hour
Int. # Intersection Delay LOS Delay LOS Delay LOS Delay LOS 2 Enterprise at Project Driveway (NB Approach) 8.9 A 9.1 A 0.2 No 10.1 B 10.4 B 0.3 No Aliso Creek Road at Project Driveway 13.7 B 14.4 B 0.7 No 19.0 C 20.3 C 1.3 No NB Approach 0.2 A 0.7 A 0.5 No 2.1 A 3.4 A 1.3 NoEB Approach 13.7 B 14.4 B 0.7 No 19.0 C 20.3 C 1.3 No - Delay values for unsignalized intersections represent the average vehicle delay on the worst (highest delay) intersection approach.

TABLE 4

SUMMARY OF INTERSECTION OPERATION
OPENING YEAR 2022 WITH PROJECT CONDITIONS
Without Project With Project Without Project
- Intersection operation is expressed in volume-to-capacity (v/c) ratio for signalized intersections, and average delay for unsignalized intersections.

With Project
Change
in V/C
Sig
Project
Effect?
Change
in V/C
Sig
Project
Effect?
ICU Methodology
HCM Methodology
With Project Change
in
Delay
Sig
Project
Effect?
Without Project With Project
Notes: - Bold values indicate intersections operating at an unacceptable Level of Service Change
in
Delay
Sig
Project
Effect?
Without Project
4 Amy's Drive Thru - Aliso ViejoTraffic Circulation Analysis - 19 - Kimley-Horn and Associates, Inc.
325
November, 2021
Amy’s Drive Thru – Aliso Viejo - 20 - Kimley-Horn and Associates, Inc.

Traffic Circulation Analysis November, 2021

SITE ACCESS AND CIRCULATION
Access to the proposed development would be provided via the signalized intersection at Enterprise and Town Center, one right-in right-out (RIRO) driveway on eastbound Enterprise, and one unrestricted in, right-out driveway on Aliso Creek Road. Both intersections are unsignalized and provide access to other retail and shopping center land uses in the vicinity of the project.

The proposed drive-thru lanes will be located on the west side of the restaurant building. The drivethru will begin at the southwest corner of the proposed parking area, wrapping around the northwest and northeast corners of the parking area, and continuing south, parallel to the restaurant, as previously shown in Figure 2. The proposed drive-thru would have two divided entry lanes, which merge into a single lane prior to the order board, approximately 100 feet from the drive-thru entrance. One order board is proposed approximately 150 feet from the drive-thru entrance, and one pick-up/pay window is proposed 256 feet from the drive-thru entrance. Two additional pull-ahead spots are provided south of the order/pay window for vehicles to pull over and wait for their order to be completed, if necessary. The proposed drive-thru can accommodate 16 queued vehicles, not including the additional 2 pull-ahead spots. A total of 32 parking spaces are provided for the proposed Amy’s Drive Thru.

DRIVE-THRU QUEUEING ANALYSIS
For the drive-thru queueing, we reviewed an existing Amy's Drive Thru restaurant in the City of Rohnert Park in Northern California. The characteristics of that restaurant location are similar to what is proposed in Aliso Viejo and drive-thru operations are anticipated to be similar. Drive-thru queuing observations were analyzed for that location in the Traffic Impact Study on Amy's Drive Thru Restaurant (August 2019), prepared by TJKM.

The study reports that the maximum queue observed on a given weekday was 12 vehicles and during the weekend the maximum queue experienced was 18 vehicles.

Per the site plan shown in Figure 2, the following observations were made regarding drive-thru geometry and layout:
· The proposed project’s drive-thru lane would have enough stacking distance for 16 vehicles up to and including the vehicle at the service window, and 18 total including the two pullahead spots after the pick-up window. · Stacking distance of 256’ is provided from the drive-thru entrance to the first window. 326
Amy’s Drive Thru – Aliso Viejo - 21 - Kimley-Horn and Associates, Inc.

Traffic Circulation Analysis November, 2021
Drive-Thru Queue Length Calculation
To supplement the empirical data provided in TJKM’s Traffic Impact Study on Amy’s Drive Thru Restaurant (August 2019) the drive-thru queuing capacity was also analyzed using queuing analysis formulas published in the Institute of Transportation Engineers (ITE) Transportation Planning Handbook, 3rd Edition.

Based on data provided by Amy’s Drive Thru, their restaurants are experiencing a 60-40 split with 60% of patrons utilizing the drive-thru and 40% entering the restaurant. Applying this percentage to the largest volume of peak hour trips into the project (104) yields an average arrival of 63 vehicles/hour. Typical drive-thru service times for a patron consist on average of 45 seconds at the order board, and 45 seconds once the vehicle pulls up to the window to pay and receive food. The total time a patron spends from order board to receiving food ranges from 4 - 6 minutes. If a patron is anticipated to be at the pick-up window for more than 45 seconds, they are asked to move up to the pull-ahead spaces. For our calculations, we have conservatively used the 6-minutes service rate for the drive-thru operations analysis. Using the arrival rate with the service rates and applying the ITE queuing formulas, the analysis indicates that the average queue length is estimated to be approximately 6 vehicles, and the probability that the queue would be exactly 18 vehicles would be

0.97%. The occurrence of exceeding 18 vehicles is estimated to be a low probability of

6.09%. Therefore, approximately 94% of the time, the vehicle queues will be contained within the proposed drive-thru storage provided. The queuing calculation worksheet and formulas are provided as Appendix C of this report.

The occurrence of the drive-thru queue extending beyond the opening of the drive-thru lane is expected to be a very infrequent occurrence, and of minimum duration. 327
Amy’s Drive Thru – Aliso Viejo - 22 - Kimley-Horn and Associates, Inc.

Traffic Circulation Analysis November, 2021

VEHICLE MILES TRAVELED (VMT) SCREENING
With the passage of Senate Bill (SB) 743 by the California Legislature in September 2013, VMT has become an important indicator for determining if a new development will result in a “significant transportation impact” as required by the California Environmental Quality Act (CEQA). Under SB 743, the state Office of Planning and Research (OPR) was charged with developing new guidelines for evaluating transportation impacts under CEQA in order to replace methods measuring automobile delay and Level of Service. In response to this mandate, the Office of Planning and Research proposed, and the California Natural Resources Agency adopted CEQA Guidelines Section 15064.3, which indicates that VMT exceeding an applicable threshold of significance is the most appropriate measure for evaluating a project’s transportation impacts. Section 15064.3 goes on to clarify that except for projects regarding roadway capacity, “…a project’s effect on automobile delay does not constitute a significant environmental impact.” The OPR further elaborates on VMT metrics within the Technical Advisory on Evaluating Transportation Impacts in CEQA document, published in December 2018.

The Technical Advisory establishes that, for commercial uses, impact should be established based on the net increase in VMT. However, the document further establishes that local-serving commercial uses can be determined to result in an overall VMT reduction.

Local-serving commercial uses, particularly in urban areas, primarily serve pre-existing needs and do not generate new trips because there are existing demands. As a result, local-serving commercial uses less than 50,000 square feet can be presumed to reduce trip lengths when a new site is proposed and would therefore have a less-than-significant impact. For instance, a customer may travel to the new development because of a closer proximity compared to other gas stations or car washes in the area and is therefore not a new trip. These customers will access the proposed site because it is closer to their origin, or because the site is more convenient than similar sites in the vicinity. This results in an existing trip on the roadway network becoming shorter, rather than a new trip being added to the roadway network. In accordance with the Technical Advisory, it is appropriate that the proposed Amy’s Drive Thru Restaurant project be presumed to result in a less-than-significant VMT impact and support the goals of SB 743. No further VMT assessment is anticipated. 328
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Traffic Circulation Analysis November, 2021

SUMMARY OF FINDINGS AND CONCLUSIONS
· The applicant proposes to demolish the existing Macaroni Grill restaurant and develop a 4,558-square-foot fast food restaurant with drive-thru. · The project proposes two driveways: one right in, right out (RIRO) driveway on Enterprise, and one full movement in, right out driveway on Aliso Creek Road. Both project driveways would be unsignalized.
· Morning and evening peak hour operating conditions were evaluated at four study intersections (all existing) for the following study scenarios:
o Existing Conditions
o Opening Year 2022
o Opening Year 2022 Plus Project
· Under Existing Conditions, all study intersections are currently operating at an acceptable Level of Service.
· The project is estimated to generate 204 morning peak hour trips and 150 evening peak hour trips. After applying pass-by reductions, the development is projected to generate a net addition of 104 morning peak hour trips and 75 evening peak hour trips. · Under Opening Year 2022 Conditions, all study intersections would continue to operate at an acceptable Level of Service.
· Under Opening Year 2022 Plus Project Conditions, all study intersections would continue to operate at an acceptable Level of Service.
· Maximum drive-thru queues for the existing Amy's Drive Thru restaurant in the City of Rohnert Park in Northern California was 12 vehicles on a given weekday and 18 vehicles on a weekend-based drive-thru queuing observations analyzed for that location in the Traffic Impact Study on Amy's Drive Thru Restaurant (August 2019), prepared by TJKM. The Rohnert Park location has similar characteristics for location and operation that is anticipated for the Aliso Viejo location.
· Assuming a 60/40 split of drive-thru patrons to in-restaurant patrons and an average hourly arrival of 63 vehicles, average queue length is estimated to be approximately 6 vehicles. The occurrence of exceeding the proposed storage capacity of 18 vehicles is 6.09%. Therefore, approximately 94% of the time, the vehicle queues will be contained within the proposed drive-thru storage provided.
· The total time a patron spends from the order board to receiving their food at the pickup window is 4 to 6 minutes. On average, 45 seconds are spent at the order board, and 45 seconds are spent at the pick-up window. Conservatively, we utilized 6 minutes for the service rate for the drive-thru queueing analysis.
· As the proposed project can be classified as local-serving commercial and is less than 50,000 square feet, a less-than-significant VMT impact is assumed. No further VMT assessment is anticipated.
329
APPENDIX A

TRAFFIC COUNT WORKSHEETS
330
651 242 106 303 TOTAL 532
534 203 83 248 PM 426
117 39 23 55 AM 106
395461856
852487365
49 180229
280156436
TOTAL
PM
A
M
66 125191
172135
37 A
M
PM
TOTAL
437252185
157116
41 275589864
766503263
130 AM 46 20 35 101
324 PM 127 109 92 328
454 TOTAL 173 129 127 429
367 135 64 168 TOTAL 311
284 109 46 129 PM 242
83 26 18 39 AM 69
224248472
478256222
30 104134
165
77 242
TOTAL
PM
A
M
AM 8:00 AM
8:45 AM
296796
100
7822
#N/A
A
M
PM
TOTAL
200117
83 PM 4:45 PM
5:45 PM
987226
150292442
398267131
73 AM 31 17 28 76
185 PM 70 57 49 176
258 Total 101 74 77 252
AimTD LLC

TURNING MOVEMENT COUNTS
Town Center
Enterprise
Enterprise
SC3163

ALL HOURS
Aliso Viejo
Town Center
Town Center
Town Center
Enterprise
Enterprise

PEAK HOUR
331
0 000 TOTAL0
0000 PM0
0000 AM0
425517942
860463397
000
395454849
TOTAL
PM
AM
306393
000
AMPM
TOTAL
798537261
584711
321781
1,102
856584272
41 AM20 60 62
110 PM90 244 253
151 TOTAL 110 304 315
0000 TOTAL0
0000 PM0
0000 AM0
247272519
476250226
000
224246470
TOTAL
PM
AM
AM 8:00 AM
8:45 AM
232649
000
#N/A
AMPM
TOTAL
398258140
PM 4:45 PM
5:45 PM
3629
7 177398575
434287147
30 AM20 37 39
55 PM40 140 144
85 Total60 177 183
Driveway
Driveway
Driveway
Enterprise
Enterprise

PEAK HOUR
AimTD LLC

TURNING MOVEMENT COUNTS
Driveway
Enterprise
Enterprise
SC3163

ALL HOURS
Aliso Viejo
332
4,297 456 3,483 358 TOTAL 4,392
2,554 258 2,010 286 PM 2,159
1,743 198 1,473 72 AM 2,233
562335897
946520426
283160443
552681
TOTAL
PM
A
M
224149373
570379191
A
M
PM
TOTAL
102
5844
424339
85 231502733
1,096
776320
1,782 AM 173 1,750 124 2,047
2,505 PM 243 1,577 201 2,021
4,287 TOTAL 416 3,327 325 4,068
2,381 259 1,923 199 TOTAL 2,398
1,392 149 1,085 158 PM 1,055
989 110 838 41 AM 1,343
327178505
543298245
158
87 245
331548
TOTAL
PM
A
M
AM 7:30 AM
8:45 AM
136
76 212
286182104
#N/A
A
M
PM
TOTAL
442420
PM 5:00 PM
5:45 PM
197163
34 139260399
527369158
1,008 AM 102 1,080 79 1,261
1,327 PM 137 762 102 1,001
2,335 Total 239 1,842 181 2,262
AimTD LLC

TURNING MOVEMENT COUNTS
Aliso Creek
Enterprise
Enterprise
SC3163

ALL HOURS
Aliso Viejo
Aliso Creek
Aliso Creek
Aliso Creek
Enterprise
Enterprise

PEAK HOUR
333
4,282 277 4,005 0 TOTAL 4,074
2,503 218 2,285 0 PM 2,023
1,779 59 1,720 0 AM 2,051
000
440349
91 000
000
TOTAL
PM
A
M
000
000
A
M
PM
TOTAL
000
160153
7 000
160153
7 1,727 AM 32 2,051 0 2,083
2,438 PM 131 2,023 0 2,154
4,165 TOTAL 163 4,074 0 4,237
2,330 154 2,176 0 TOTAL 2,262
1,325 117 1,208 0 PM 1,001
1,005 37 968 0 AM 1,261
000
249195
54 000
000
TOTAL
PM
A
M
AM 7:30 AM
8:45 AM
000
000
#N/A
A
M
PM
TOTAL
000
PM 5:00 PM
5:45 PM
8781
6 000
8781
6 974 AM 17 1,261 0 1,278
1,289 PM 78 1,001 0 1,079
2,263 Total 95 2,262 0 2,357
Aliso Creek
Aliso Creek
Aliso Creek
Driveway
Driveway

PEAK HOUR
AimTD LLC

TURNING MOVEMENT COUNTS
Aliso Creek
Driveway
Driveway
SC3163

ALL HOURS
Aliso Viejo
334
APPENDIX B

INTERSECTION ANALYSIS WORKSHEETS
335
1 Enterprise & Town Center -03 1218
Existing Opening Year 2022

AM PEAK HOUR PM PEAK HOUR AM PEAK HOUR PM PEAK HOUR

LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 31 0.02 * 70 0.04 * NBL 1 1700 31 0.02 * 71 0.04 * NBT 2 3200 17 0.01 57 0.02 NBT 2 3200 17 0.01 58 0.02
NBR 1 1700 28 0.02 49 0.03 NBR 1 1700 28 0.02 49 0.03
SBL 1 3200 39 0.01 129 0.04 SBL 1 3200 39 0.01 130 0.04 SBT 1 1600 18 0.01 46 0.03 SBT 1 1600 18 0.01 46 0.03
SBR 1 1700 26 0.02 * 109 0.06 * SBR 1 1700 26 0.02 * 110 0.06 * EBL 1 1700 22 0.01 78 0.05 EBL 1 1700 22 0.01 79 0.05
EBT 2 3200 83 0.03 117 0.04 * EBT 2 3200 84 0.03 118 0.04 * EBR 1 1700 26 0.02 72 0.04 EBR 1 1700 26 0.02 73 0.04
WBL 1 1700 52 0.03 93 0.05 * WBL 1 1700 53 0.03 94 0.06 * WBT 2 3200 165 0.05 77 0.02 WBT 2 3200 167 0.05 78 0.02 WBR 1 1700 30 0.02 104 0.06 WBR 1 1700 30 0.02 105 0.06 Right Turn Adjustment 0.02 0.01 Right Turn Adjustment 0.02 0.00 Clearance Interval 0.05 0.05 Clearance Interval 0.05 0.05 TOTAL CAPACITY UTILIZATION 0.16 0.24 TOTAL CAPACITY UTILIZATION 0.16 0.25 NRT -0.02 0.00 -0.03 0.00 NRT -0.02 0.00 -0.03 0.00
SRT 0.02 0.02 0.01 0.01 SRT 0.02 0.02 0.00 0.00
ERT -0.02 0.00 -0.02 0.00 ERT -0.02 0.00 -0.02 0.00
WRT -0.04 0.00 -0.01 0.00 WRT -0.04 0.00 -0.02 0.00

0.02 0.01 0.02 0.00
Opening Year 2022 Plus Project

AM PEAK HOUR PM PEAK HOUR

LANES CAPACITY VOL V/C VOL V/C
NBL 1 1700 56 0.03 * 89 0.05 *
NBT 2 3200 17 0.01 58 0.02
NBR 1 1700 28 0.02 49 0.03
SBL 1 3200 39 0.01 130 0.04
SBT 1 1600 18 0.01 46 0.03
SBR 1 1700 26 0.02 * 110 0.06 *
EBL 1 1700 22 0.01 79 0.05
EBT 2 3200 110 0.03 138 0.04 *
EBR 1 1700 26 0.02 73 0.04
WBL 1 1700 53 0.03 94 0.06 *
WBT 2 3200 167 0.05 78 0.02
WBR 1 1700 30 0.02 105 0.06
Right Turn Adjustment 0.03 0.01
Clearance Interval 0.05 0.05
TOTAL CAPACITY UTILIZATION 0.17 0.26
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November, 2021
336
3 Aliso Creek & Enterprise -03 1218
Existing Opening Year 2022

AM PEAK HOUR PM PEAK HOUR AM PEAK HOUR PM PEAK HOUR

LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 102 0.06 137 0.08 * NBL 1 1700 103 0.06 138 0.08 * NBT 3 4800 1080 0.24 * 762 0.18 NBT 3 4800 1091 0.24 * 770 0.18 NBR 0 0 79 102 NBR 0 0 80 103
SBL 1 3200 41 0.01 * 158 0.05 SBL 1 3200 41 0.01 * 160 0.05 SBT 3 4800 838 0.17 1085 0.23 * SBT 3 4800 846 0.18 1096 0.23 * SBR 1 1700 110 0.06 149 0.09 SBR 1 1700 111 0.07 150 0.09 EBL 1 1700 104 0.06 * 182 0.11 * EBL 1 1700 105 0.06 * 184 0.11 * EBT 2 3200 20 0.01 24 0.01 EBT 2 3200 20 0.01 24 0.01
EBR 1 1700 34 0.02 163 0.10 EBR 1 1700 34 0.02 165 0.10 WBL 1 1700 136 0.08 76 0.04 WBL 1 1700 137 0.08 77 0.05 WBT 1 1600 33 0.12 * 15 0.06 * WBT 1 1600 33 0.12 * 15 0.06 * WBR 0 1700 158 87 WBR 0 1700 160 88
Right Turn Adjustment 0.00 0.00 Right Turn Adjustment 0.00 0.00 Clearance Interval 0.05 0.05 Clearance Interval 0.05 0.05 TOTAL CAPACITY UTILIZATION 0.48 0.53 TOTAL CAPACITY UTILIZATION 0.48 0.53 NRT 0 0.00 0.00 0.00 0.00 NRT 0 0.00 0.00 0.00 0.00
SRT -0.16 0.00 -0.20 0.00 SRT -0.15 0.00 -0.20 0.00
ERT -0.12 0.00 -0.07 0.00 ERT -0.12 0.00 -0.06 0.00
WRT 0 0.00 0.00 0.00 0.00 WRT 0 0.00 0.00 0.00 0.00

0.00 0.00 0.00 0.00
Opening Year 2022 Plus Project

AM PEAK HOUR PM PEAK HOUR

LANES CAPACITY VOL V/C VOL V/C
NBL 1 1700 103 0.06 138 0.08 *
NBT 3 4800 1,073 0.24 * 756 0.18
NBR 0 0 80 103
SBL 1 3200 41 0.01 * 160 0.05
SBT 3 4800 882 0.18 1123 0.23 *
SBR 1 1700 111 0.07 150 0.09
EBL 1 1700 127 0.07 * 199 0.12 *
EBT 2 3200 25 0.01 28 0.01
EBR 1 1700 34 0.02 165 0.10
WBL 1 1700 142 0.08 81 0.05
WBT 1 1600 33 0.12 * 15 0.06 *
WBR 0 1700 160 88
Right Turn Adjustment 0.00 0.00
Clearance Interval 0.05 0.05
TOTAL CAPACITY UTILIZATION 0.49 0.54
Amy's Drive Through - Aliso Viejo
Traffic Circulation Analysis
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November, 2021
337
HCM 6th TWSC
2: Project Driveway & Enterprise 11/18/2021
Existing AM 10:21 pm 11/09/2021 Baseline Synchro 11 Report Kimley-Horn Page 1
Intersection
Int Delay, s/veh 0.8
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 140 7 0 247 2 37
Future Vol, veh/h 140 7 0 247 2 37
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - - 0
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 152 8 0 268 2 40
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 - - 290 80
Stage 1 - - - - 156 -
Stage 2 - - - - 134 -
Critical Hdwy - - - - 6.84 6.94
Critical Hdwy Stg 1 - - - - 5.84 -
Critical Hdwy Stg 2 - - - - 5.84 -
Follow-up Hdwy - - - - 3.52 3.32
Pot Cap-1 Maneuver - - 0 - 677 964
Stage 1 - - 0 - 856 -
Stage 2 - - 0 - 878 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - - - 677 964
Mov Cap-2 Maneuver - - - - 677 -
Stage 1 - - - - 856 -
Stage 2 - - - - 878 -
Approach EB WB NB
HCM Control Delay, s 0 0 8.9

HCM LOS A
Minor Lane/Major Mvmt NBLn1 EBT EBR WBT
Capacity (veh/h) 964 - - -
HCM Lane V/C Ratio 0.042 - - -
HCM Control Delay (s) 8.9 - - -
HCM Lane LOS A - - -
HCM 95th %tile Q(veh) 0.1 - - -
338
HCM 6th TWSC
4: Aliso Creek Road & Project Driveway 11/18/2021
Existing AM 10:21 pm 11/09/2021 Baseline Synchro 11 Report Kimley-Horn Page 3
Intersection
Int Delay, s/veh 0.1
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 6 17 1261 968 37
Future Vol, veh/h 0 6 17 1261 968 37
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 0 - - 0
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 0 7 18 1371 1052 40
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 526 1092 0 - 0
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 7.14 5.34 - - -
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.92 3.12 - - -
Pot Cap-1 Maneuver 0 425 353 - - -
Stage 1 0 - - - - -
Stage 2 0 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 425 353 - - -
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -
Approach EB NB SB
HCM Control Delay, s 13.6 0.2 0

HCM LOS B
Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR
Capacity (veh/h) 353 - 425 - -
HCM Lane V/C Ratio 0.052 - 0.015 - -
HCM Control Delay (s) 15.8 - 13.6 - -
HCM Lane LOS C - B - -
HCM 95th %tile Q(veh) 0.2 - 0 - -
339
HCM 6th TWSC
2: Project Driveway & Enterprise 11/18/2021
Existing PM 10:21 pm 11/09/2021 Baseline Synchro 11 Report Kimley-Horn Page 1
Intersection
Int Delay, s/veh 2.1
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 258 29 0 272 4 140
Future Vol, veh/h 258 29 0 272 4 140
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - - 0
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 280 32 0 296 4 152
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 - - 444 156
Stage 1 - - - - 296 -
Stage 2 - - - - 148 -
Critical Hdwy - - - - 6.84 6.94
Critical Hdwy Stg 1 - - - - 5.84 -
Critical Hdwy Stg 2 - - - - 5.84 -
Follow-up Hdwy - - - - 3.52 3.32
Pot Cap-1 Maneuver - - 0 - 542 862
Stage 1 - - 0 - 729 -
Stage 2 - - 0 - 864 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - - - 542 862
Mov Cap-2 Maneuver - - - - 542 -
Stage 1 - - - - 729 -
Stage 2 - - - - 864 -
Approach EB WB NB
HCM Control Delay, s 0 0 10.1

HCM LOS B
Minor Lane/Major Mvmt NBLn1 EBT EBR WBT
Capacity (veh/h) 862 - - -
HCM Lane V/C Ratio 0.177 - - -
HCM Control Delay (s) 10.1 - - -
HCM Lane LOS B - - -
HCM 95th %tile Q(veh) 0.6 - - -
340
HCM 6th TWSC
4: Aliso Creek Road & Project Driveway 11/18/2021
Existing PM 10:21 pm 11/09/2021 Baseline Synchro 11 Report Kimley-Horn Page 3
Intersection
Int Delay, s/veh 1.5
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 81 78 1001 1208 117
Future Vol, veh/h 0 81 78 1001 1208 117
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 0 - - 0
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 0 88 85 1088 1313 127
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 657 1440 0 - 0
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 7.14 5.34 - - -
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.92 3.12 - - -
Pot Cap-1 Maneuver 0 349 239 - - -
Stage 1 0 - - - - -
Stage 2 0 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 349 239 - - -
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -
Approach EB NB SB
HCM Control Delay, s 18.8 2 0

HCM LOS C
Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR
Capacity (veh/h) 239 - 349 - -
HCM Lane V/C Ratio 0.355 - 0.252 - -
HCM Control Delay (s) 28.1 - 18.8 - -
HCM Lane LOS D - C - -
HCM 95th %tile Q(veh) 1.5 - 1 - -
341
HCM 6th TWSC
2: Project Driveway & Enterprise 11/18/2021
Opening Year AM 10:21 pm 11/09/2021 Baseline Synchro 11 Report Kimley-Horn Page 1
Intersection
Int Delay, s/veh 0.8
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 141 7 0 249 2 37
Future Vol, veh/h 141 7 0 249 2 37
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - - 0
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 153 8 0 271 2 40
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 - - 293 81
Stage 1 - - - - 157 -
Stage 2 - - - - 136 -
Critical Hdwy - - - - 6.84 6.94
Critical Hdwy Stg 1 - - - - 5.84 -
Critical Hdwy Stg 2 - - - - 5.84 -
Follow-up Hdwy - - - - 3.52 3.32
Pot Cap-1 Maneuver - - 0 - 674 963
Stage 1 - - 0 - 855 -
Stage 2 - - 0 - 876 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - - - 674 963
Mov Cap-2 Maneuver - - - - 674 -
Stage 1 - - - - 855 -
Stage 2 - - - - 876 -
Approach EB WB NB
HCM Control Delay, s 0 0 8.9

HCM LOS A
Minor Lane/Major Mvmt NBLn1 EBT EBR WBT
Capacity (veh/h) 963 - - -
HCM Lane V/C Ratio 0.042 - - -
HCM Control Delay (s) 8.9 - - -
HCM Lane LOS A - - -
HCM 95th %tile Q(veh) 0.1 - - -
342
HCM 6th TWSC
4: Aliso Creek Road & Project Driveway 11/18/2021
Opening Year AM 10:21 pm 11/09/2021 Baseline Synchro 11 Report Kimley-Horn Page 2
Intersection
Int Delay, s/veh 0.1
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 6 17 1274 978 37
Future Vol, veh/h 0 6 17 1274 978 37
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 0 - - 0
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 0 7 18 1385 1063 40
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 532 1103 0 - 0
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 7.14 5.34 - - -
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.92 3.12 - - -
Pot Cap-1 Maneuver 0 421 349 - - -
Stage 1 0 - - - - -
Stage 2 0 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 421 349 - - -
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -
Approach EB NB SB
HCM Control Delay, s 13.7 0.2 0

HCM LOS B
Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR
Capacity (veh/h) 349 - 421 - -
HCM Lane V/C Ratio 0.053 - 0.015 - -
HCM Control Delay (s) 15.9 - 13.7 - -
HCM Lane LOS C - B - -
HCM 95th %tile Q(veh) 0.2 - 0 - -
343
HCM 6th TWSC
2: Project Driveway & Enterprise 11/18/2021
Opening Year 2022 PM 10:21 pm 11/09/2021 Baseline Synchro 11 Report Kimley-Horn Page 1
Intersection
Int Delay, s/veh 2.1
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 261 29 0 275 4 141
Future Vol, veh/h 261 29 0 275 4 141
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - - 0
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 284 32 0 299 4 153
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 - - 450 158
Stage 1 - - - - 300 -
Stage 2 - - - - 150 -
Critical Hdwy - - - - 6.84 6.94
Critical Hdwy Stg 1 - - - - 5.84 -
Critical Hdwy Stg 2 - - - - 5.84 -
Follow-up Hdwy - - - - 3.52 3.32
Pot Cap-1 Maneuver - - 0 - 538 859
Stage 1 - - 0 - 725 -
Stage 2 - - 0 - 862 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - - - 538 859
Mov Cap-2 Maneuver - - - - 538 -
Stage 1 - - - - 725 -
Stage 2 - - - - 862 -
Approach EB WB NB
HCM Control Delay, s 0 0 10.1

HCM LOS B
Minor Lane/Major Mvmt NBLn1 EBT EBR WBT
Capacity (veh/h) 859 - - -
HCM Lane V/C Ratio 0.178 - - -
HCM Control Delay (s) 10.1 - - -
HCM Lane LOS B - - -
HCM 95th %tile Q(veh) 0.6 - - -
344
HCM 6th TWSC
4: Aliso Creek Road & Project Driveway 11/18/2021
Opening Year 2022 PM 10:21 pm 11/09/2021 Baseline Synchro 11 Report Kimley-Horn Page 2
Intersection
Int Delay, s/veh 1.5
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 82 79 1011 1220 118
Future Vol, veh/h 0 82 79 1011 1220 118
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 0 - - 0
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 0 89 86 1099 1326 128
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 663 1454 0 - 0
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 7.14 5.34 - - -
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.92 3.12 - - -
Pot Cap-1 Maneuver 0 346 235 - - -
Stage 1 0 - - - - -
Stage 2 0 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 346 235 - - -
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -
Approach EB NB SB
HCM Control Delay, s 19 2.1 0

HCM LOS C
Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR
Capacity (veh/h) 235 - 346 - -
HCM Lane V/C Ratio 0.365 - 0.258 - -
HCM Control Delay (s) 28.9 - 19 - -
HCM Lane LOS D - C - -
HCM 95th %tile Q(veh) 1.6 - 1 - -
345
HCM 6th TWSC
2: Project Driveway & Enterprise 11/18/2021
Opening Year with Project AM 10:21 pm 11/09/2021 Baseline Synchro 11 Report Kimley-Horn Page 1
Intersection
Int Delay, s/veh 1.5
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 128 33 0 249 2 77
Future Vol, veh/h 128 33 0 249 2 77
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - - 0
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 139 36 0 271 2 84
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 - - 293 88
Stage 1 - - - - 157 -
Stage 2 - - - - 136 -
Critical Hdwy - - - - 6.84 6.94
Critical Hdwy Stg 1 - - - - 5.84 -
Critical Hdwy Stg 2 - - - - 5.84 -
Follow-up Hdwy - - - - 3.52 3.32
Pot Cap-1 Maneuver - - 0 - 674 953
Stage 1 - - 0 - 855 -
Stage 2 - - 0 - 876 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - - - 674 953
Mov Cap-2 Maneuver - - - - 674 -
Stage 1 - - - - 855 -
Stage 2 - - - - 876 -
Approach EB WB NB
HCM Control Delay, s 0 0 9.1

HCM LOS A
Minor Lane/Major Mvmt NBLn1 EBT EBR WBT
Capacity (veh/h) 953 - - -
HCM Lane V/C Ratio 0.088 - - -
HCM Control Delay (s) 9.1 - - -
HCM Lane LOS A - - -
HCM 95th %tile Q(veh) 0.3 - - -
346
HCM 6th TWSC
4: Aliso Creek Road & Project Driveway 11/18/2021
Opening Year with Project AM 10:21 pm 11/09/2021 Baseline Synchro 11 Report Kimley-Horn Page 2
Intersection
Int Delay, s/veh 0.6
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 41 53 1256 957 79
Future Vol, veh/h 0 41 53 1256 957 79
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 0 - - 0
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 0 45 58 1365 1040 86
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 520 1126 0 - 0
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 7.14 5.34 - - -
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.92 3.12 - - -
Pot Cap-1 Maneuver 0 429 340 - - -
Stage 1 0 - - - - -
Stage 2 0 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 429 340 - - -
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -
Approach EB NB SB
HCM Control Delay, s 14.4 0.7 0

HCM LOS B
Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR
Capacity (veh/h) 340 - 429 - -
HCM Lane V/C Ratio 0.169 - 0.104 - -
HCM Control Delay (s) 17.7 - 14.4 - -
HCM Lane LOS C - B - -
HCM 95th %tile Q(veh) 0.6 - 0.3 - -
347
HCM 6th TWSC
2: Project Driveway & Enterprise 11/18/2021
Opening Year with Project PM 10:21 pm 11/09/2021 Baseline Synchro 11 Report Kimley-Horn Page 1
Intersection
Int Delay, s/veh 2.4
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 251 49 0 275 4 170
Future Vol, veh/h 251 49 0 275 4 170
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - - 0
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 273 53 0 299 4 185
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 - - 450 163
Stage 1 - - - - 300 -
Stage 2 - - - - 150 -
Critical Hdwy - - - - 6.84 6.94
Critical Hdwy Stg 1 - - - - 5.84 -
Critical Hdwy Stg 2 - - - - 5.84 -
Follow-up Hdwy - - - - 3.52 3.32
Pot Cap-1 Maneuver - - 0 - 538 853
Stage 1 - - 0 - 725 -
Stage 2 - - 0 - 862 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - - - 538 853
Mov Cap-2 Maneuver - - - - 538 -
Stage 1 - - - - 725 -
Stage 2 - - - - 862 -
Approach EB WB NB
HCM Control Delay, s 0 0 10.4

HCM LOS B
Minor Lane/Major Mvmt NBLn1 EBT EBR WBT
Capacity (veh/h) 853 - - -
HCM Lane V/C Ratio 0.217 - - -
HCM Control Delay (s) 10.4 - - -
HCM Lane LOS B - - -
HCM 95th %tile Q(veh) 0.8 - - -
348
HCM 6th TWSC
4: Aliso Creek Road & Project Driveway 11/18/2021
Opening Year with Project PM 10:21 pm 11/09/2021 Baseline Synchro 11 Report Kimley-Horn Page 2
Intersection
Int Delay, s/veh 2.3
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 0 107 106 997 1205 149
Future Vol, veh/h 0 107 106 997 1205 149
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length - 0 0 - - 0
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 0 116 115 1084 1310 162
Major/Minor Minor2 Major1 Major2
Conflicting Flow All - 655 1472 0 - 0
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 7.14 5.34 - - -
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.92 3.12 - - -
Pot Cap-1 Maneuver 0 350 230 - - -
Stage 1 0 - - - - -
Stage 2 0 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - 350 230 - - -
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -
Approach EB NB SB
HCM Control Delay, s 20.3 3.4 0

HCM LOS C
Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR
Capacity (veh/h) 230 - 350 - -
HCM Lane V/C Ratio 0.501 - 0.332 - -
HCM Control Delay (s) 35.4 - 20.3 - -
HCM Lane LOS E - C - -
HCM 95th %tile Q(veh) 2.6 - 1.4 - -
349
APPENDIX C

QUEUEING ANALYSIS WORKSHEET
350

DRIVE-THROUGH QUEUING ANALYSIS
Project: Amy's Drive Through
Location: Aliso Viejo

INPUT VALUES
Variable Description Value
A = average number of vehicle arrivals per hour 163
S = service rate, number of vehicles per hour 73
I = traffic intensity, utilization factor = A/S 0.86
Q = queue capacity (vehicles) 18

FORMULAS
Average Length of Queue
Avg Q = A 2 / S(S-A) = I 2 / 1-I 5.44
Probability of Q Number of Vehicles in Queue
P(Q) = (I) Q(1-I) 0.97%
Probability of Queue Exceeding Q Vehicles

6.09%
1 Based on information provided by Amy's Drive Through (Nov 11, 2021) Source: Institute of Transportation Engineers (ITE)
Transportation Planning Handbook, 3rd Edition
෍ ܲ(ܳ)
ொୀ௔
ொୀ଴
≥ 0.95
Amy's Drive-Through - Aliso Viejo
Traffic Circulation Analysis
Kimley-Horn and Associates, Inc.

November, 2021 351
Amy’s Drive-Thru
PA21-016 (SDP/AUP/EP) – Site Development Permit, Administrative Use Permit, & Exception Permit
City Council
January 19, 2022
26641 Aliso Creek Road
1352
Project Details
PA21-016 (SDP/AUP/EP) includes applications for:
• Site Development Permit – demolition of existing
building and new construction of new restaurant
building
• Administrative Use Permit – Outdoor Dining
• Exception Permit - Parking deficiency over 15%
2353
26641 Aliso Creek Road
Existing Conditions:  57,743 s.f. site  Vacant 8,168 s.f. building  Former restaurant space  82 parking spaces onsite 3 Aliso Creek Road
26641
354
• Founded by Amy’s Kitchen – 35 years of manufacturing
vegetarian and vegan meals
• Plant-based take on American Fast Food
• Locations:
 Rohnert Park
 SF Airport
 Corte Madera
 Roseville
 Thousand Oaks (opening early 2022)
4355
Amy’s Drive-Thru: Exterior Improvements
 New 5,173 s.f. Restaurant Building
 4,558 s.f. restaurant
 615 s.f. outdoor dining area
 Agricultural/Farmhouse décor & theme
 Drive-thru
 Requires removal of 25 parking spaces
 Stacking area for 16 vehicles
 2 additional “pull-ahead” spaces
 Car Port
 Fencing along Enterprise
5356
Amy’s Drive-Thru: Exterior Improvements
 Amy’s Water Tower
 Non-functional, art-like feature
 Adds new, visible aesthetic element at major corner of Aliso Viejo Town Center / highly trafficked intersection  28’-4” feet in height
 Family Park
 Enclosed outdoor area for customers
 Benches, landscaping
 Not intended for dining area
6357
Amy’s Drive-Thru: Exterior Improvements
 Living Roof
 Unique, aesthetic feature on new building
 Use of varying plant species – colors, sizes, and textures  Functional – increases insulation value and reducing
energy requirements for interior climate control
 Landscaping
 Extensive upgrades throughout entire parcel
 Exceeds AVMC landscaping requirements
 AVCA Easement – transfer of responsibility to property owner
7358
Amy’s Drive-Thru: Parking Summary
 New 5,173 s.f. Restaurant
 requires 23 parking spaces (parked at 1:220 s.f.)
 After project, 32 spaces remain on the Project parcel  Surplus of 9 spaces onsite
 Aliso Viejo Town Center – shared parking amongst all parcels 8359
Aliso Viejo Parking Summary
Parking spaces required: 2,819
Parking spaces currently onsite: 2,429
Number of spaces removed (Project): 25
Total number of spaces (after Project): 2,404
Parking Deficiency: 415 / 14.7%
9360
Amy’s Drive-Thru: Exception Permit Adequacy
 Parking deficiency increase: 14.2% to 14.7% (11 spaces)  Smaller building footprint than previous restaurant use  Parking requirement met on individual Project parcel
 60% of business is from drive-thru operations
 Location of shopping center – less density, less traffic 10361
Amy’s Drive-Thru: Traffic & Circulation
 Traffic & Circulation Analysis
 Prepared by Kimley Horn & Associates
 Required to ensure no major impacts to public rights-of-way and internal circulation patterns
 Aliso Viejo conditions are similar to Rohnert Park conditions – used as a base for study
 Orange County Transportation Implementation Manual
 Institute of Transportation Engineers Transportation Planning 11362
Amy’s Drive-Thru: Traffic & Circulation
 Traffic & Circulation Analysis (cont.)
 Average queue: 6 vehicles
 Maximum weekday queue: 12 vehicles
 Maximum weekend queue: 18 vehicles
 Drive-thru accommodates up to 18 vehicles
 More than 18 vehicles - estimated to occur at a low probability of 6% and for a short duration– stacking area estimated to be adequate 94% of the time
 Condition of Approval – in the event the vehicle stacking area become inadequate impact ingress, egress, and circulation, City can require modifications to drive-thru operations or site 12363 Entry View - New Building
13364
Aliso Creek Road @ Enterprise
14365
Overall Site Plan - Rendering
15366
Amy’s
Drive-Thru:

Rohnert
Park
16367
Staff Recommendation to City Council:

1. Open and conduct a public hearing;

2. Find that the request is exempt from the California Environmental Quality Act pursuant to State CEQA Guidelines Section 15302 (Replacement or Reconstruction); and

3. Adopt Resolution No. 2022-__ (Attachment 2) making findings under the California Environmental Quality Act and approving Planning Application PA21-016 (SDP/AUP/EP) for a site development permit to demolish an existing building and construct a new restaurant with a drive-thru; an administrative use permit for outdoor dining; and an exception permit for a parking deficiency below 15% at 26641 Aliso Creek Road.
17368
Amy’s Drive-Thru
PA21-016 (SDP/AUP/EP) – Site Development Permit, Administrative Use Permit, & Exception Permit
City Council
January 19, 2022
26641 Aliso Creek Road
18369
60367.01460\34673873.2
City of Aliso Viejo

AGENDA ITEM
DATE: January 19, 2022
TO: Mayor and City Council
FROM: Omar Dadabhoy, Community Development Director
Jennifer Lowe, Senior Planner
SUBJECT: REQUEST TO APPROVE PLANNING APPLICATION PA21-014 (SDP)

FOR A SITE DEVELOPMENT PERMIT TO ALLOW FOR EXTERIOR

MODIFICATIONS TO THE BUILDING AND PARKING LOT, INCLUDING

REDESIGN OF THE PRIMARY BUILDING ELEVATION, UPGRADES TO

LANDSCAPING, AND ADJUSTMENTS TO THE PARKING LOT TO
SATISFY ACCESSIBILITY REQUIREMENTS, AT 7 JOURNEY AND

DETERMINATION THAT PROJECT IS CATEGORICALLY EXEMPT
FROM CEQA.

Recommended Actions:

1. Open and conduct a public hearing;

2. Find that the request is exempt from the California Environmental Quality Act pursuant to State CEQA Guidelines Sections 15301 (Existing Facilities); and

3. Adopt a Resolution (Attachment 1) approving Planning Application PA21-0174 (SDP) for a site development permit to allow for exterior modifications to the building and parking lot, including redesign of the primary building elevation, upgrades to landscaping, and adjustments to the parking lot to satisfy accessibility requirements, at 7 Journey.

Fiscal Impact:

There is no fiscal impact to the City associated with this discretionary action.

Background:

The building located at 7 Journey previously operated as Lew Webb’s Classic Car and Event Center. The development project that included 7, 9, and 11 Journey was approved under Site Plan SP90071190001A by the County of Orange in March 1990. The project was developed to accommodate office, business, and warehouse uses. 370
60367.01460\34673873.2

Page 2 of 4 ends

Aliso Viejo City CouncilJanuary 19, 2022

Aliso Viejo City Council
January 19, 2022