General Plan land use and zoning designations for the site are Business Park and Business Park 2, respectively.
Proposed Project: The applicant is proposing to demolish the existing office building and construct a 61-unit townhome complex (“Project”). The Project consists of eight separate buildings (see elevation image below), each consisting of several attached, 38’ tall, threestory townhomes. These townhomes include two- to four-bedroom units with two-car garages. The Project will maintain the existing entry/exit at the south property line and will provide 14 guest parking spaces. The Project will also include common landscape areas around all the buildings and along public streets. A community amenity area will be provided with a lawn, barbecue grill, shade structure, picnic tables, and a tot lot.
The Project requires a tentative tract map and amendments to the General Plan land use/zoning designations from Business Park/Business Park 2 to High Density Residential/Residential High (19 to 30 du/ac). These amendments will permanently change the permitted use from non-residential to residential.
Affordable Housing: The Project includes a total of 61 units, of which three units or 5% will be reserved for very low-income households. The dedication of 5% of its units to very low-income households make the Project eligible for a density bonus as well as incentives. While an increase in the maximum allowable 30 du/ac density is not proposed, the Project at 21.6 du/ac is entitled to receive one incentive, or a reduction in applicable development standards (e.g. coverage, setback, parking requirements, etc.). The Project proposes the following development standard reductions, of which one of them shall be granted as an incentive, while the remaining will be considered under an exception permit if all required findings can be made.
Minimum perimeter and boundary landscaping setbacks (20’ to a range of 7’-2” to 18’-6”)
Minimum common open space (to be determined)
Minimum guest parking requirements (31 to 14 spaces)
128
Development Agreement (“DA”): The Project requires a DA as the application package includes amendments to the general plan and zoning designations along with new development. A DA is a contract between the City and the developer, which may specify conditions, terms, restrictions, and regulations pertaining to all aspects of a development project. The DA provides assurance to the property owner that it can implement the Project and continue its operation and that the conditions imposed by the City will not change after the approval of the Project. The DA may include payment of fees, similar to park in-lieu fees to mitigate development impacts to parks, schools, traffic, etc.
To negotiate the terms of the DA, Staff recommends that the City Council consider establishing an Ad-Hoc Committee by appointing two members of the City Council for the project. At the City Council’s direction, a third-party firm may participate to advise the AdHoc Committee. Alternatively, the City Council may direct Staff to contract with a thirdparty consultant to work directly with the Applicant to negotiate the DA. With either option, Staff will participate to facilitate and memorialize the negotiations. Staff is seeking City Council direction on this matter.
Environmental:
The proposed project has been determined that it may have potential significant effects to the environment either directly or indirectly as a result of the project. The Applicant will be required to submit applicable environmental documents and associated fees for peer review.
Public Notice:
On October 24, 2024, a public notice was published in the Laguna Niguel News and mailed to all property owners within 300 feet of the subject site. No public comments were received in response.
Attachments:
1. Concept Plans
2. Project Description
129
09/11/2024
#24066
09/19/2024
130
P-1
P-2
P-3
P-4
A-1
A-2
A-3
A-4
A-5
A-6
A-7
A-8
A-9
A-10
A-11
A-12
A-13
A-14
A-15
A-16
A-17
Vicinity Map
Site Photos
Street View and Neighborhood Context
Illustrative Site Plan
Street Scene
704A Building (7- Plex) - First Floor Plan
704A Building (7- Plex) - Second Floor Plan
704A Building (7- Plex) - Third Floor Plan
704A Building (7- Plex) - Spanish Eclectic “A” Elevation 704A Building (7- Plex) - Spanish Eclectic “A” Elevation 704A Building (7- Plex) - Spanish Eclectic “A” Elevation 704A Building (7- Plex) - Roof Plan
804A Building (8- Plex) - First Floor Plan
804A Building (8- Plex) - Second Floor Plan
804A Building (8- Plex) - Third Floor Plan
804A Building (8- Plex) - Spanish Eclectic “A” Elevation 804A Building (8- Plex) - Spanish Eclectic “A” Elevation 804A Building (8- Plex) - Spanish Eclectic “A” Elevation 804A Building (8- Plex) - Roof Plan
Written Color Schemes
Color Boards - “A“ Spanish Colonial
ALISO VIEJO, CALIFORNIA
Contact: Aric Coffee
Business: (949) 660-1591
www.klcarch.com
Contact: Danny Hinojosa
Business: (310) 741-0336
www.meritagehomes.com
Architect: Kevin L. Crook Architect, Inc.
1360 Reynolds Ave. Suite 110
Irvine, CA 92614
Meritage Homes
5 Peters Canyon Road, Suite 310
Irvine, CA 92606
Contact: Eric Lissner
Business: (714) 474-1609
www.xengineeringinc.com
Landscape: C2 Collaborative
100 Avenida Miramar,
San Clemente, CA 92672
Civil Engineer: X Engineering & Consulting, Inc.
6 Hutton Centre Drive, Suite 650
Santa Ana, CA 92707
Contact: Sundae Liu
Business: (949)542-7732
www.c2collaborative.com
Title Sheet
Existing Conditions
Tentative Tract Map
Sections
Conceptual Grading Plan
Conceptual Utility Plan
Fire Access Site Plan
C-1
C-2
C-3
C-4
C-5
C-6
C-7
Conceptual Landscape Site Plan
Conceptual Open Space Enlargement Plan
Conceptual Wall and Fence Plan
Conceptual Wall and Fence Details and Site Amenities
Conceptual Irrigation Calculation
Conceptual Planting Palette
L-1
L-2
L-3
L-4
L-5
L-6 Applicant:
131
Vicinity Map
One Mile RadiusOne Mile Radius
Cedarbrook
Laguna Hills
High School
73 Half Mile RadiusHalf Mile Radius
5 Aliso Creek Road
Glenwood Drive
Shopping
Argonaut
Moulton Parkway
Aliso Viejo Parkway
Paseo De Valencia
Shopping
Aliso Viejo
Country Club
Ridgecrest
Park
Argonaut
Park
Aliso
Canyon
Wilderness
Park
Aliso Viejo
Middle School
Canyon View
Park
Creekside
Park
Sheep
Hills Park
Wingspan
Park
Argonaut
Aliso Viejo, California
September 2024 P-1 132
Site Photos
Argonaut
Aliso Viejo, California
September 2024
4 5
6 GOLF DRIVE
GLENWOOD DRIVE
1 1
2 3
4 5
6 3
2 P-2 133
Street View and Neighborhood Context
Townhomes
Aliso Viejo Country
Club
Azarain
Gymnastics
Glenwood Drive
Glenwood
Community
Park
Single Family
Argonaut
Townhomes
Single Family
Cedarbrook
Aliso Creek Parkway
Glenwood Drive
Pinewood
Park
Moulton Niguel
Water District
PROJECT SITE
Office Buildings
Single Family
Ridgecrest
Park
Argonaut
Aliso Viejo, California
September 2024 P-3 134
BLDG 1
BLDG 2
BLDG 3
BLDG 4 BLDG 5 BLDG 6
BLDG 7
BLDG 8
EXISTING
WATER
T A N K
EXISTING
BUILDING
GLENWOOD DRIVE
ARGONAUT
ARGONAUT ALLEY C
ALLEY A
ALLEY D
ALLEY E
ALLEY F
ALLEY B
BLDG 7
24’-0”
24’-0” 24’-0”
24’-0” 24’-0” 24’-0”
30’-0” 30’-0”
30’-0”
20’-0” 18’-0”
31’-0”
22’-0”
25’-0”
20’-0”
18’-6”
10’-6”
7’-2”
7’-2”
11’-6”
09.05.24 ALISO VIEJO, CA
L-1
ARGONAUT -
Collaborative
0 10’ 20’ 40’
CONCEPTUAL LANDSCAPE SITE PLAN Scale: 1”= 20’-0”
Illustrative Site Plan
North
Summary
Site Area: 2.83 acres (123,275 SF)
Total Homes: 61
• (10) Plan 2532: 1,210 SF 2 Bed 2 Bath, Standard Garage • (27) Plan 1633: 1,496 SF 3 Bed 3 Bath, Tandem Garage
• (24) Plan 1638: 1,765 SF 4 Bed 4 Bath, Standard Garage Net Density: 21.6 du/ac
Development
Standards
Required
Proposed
Maximum
Density
30 du/ac 21.6 du/ac
Maximum
Structure
Height
45’ 38’
Minimum
Building Site
Area (SF)
5,000 SF 123,275 SF
Maximum
Building Site
Coverage
60% 41%
Minimum
Open Space
25%
(30,819 SF)
27%
(33,092 SF)
Minimum
Perimeter
Setback 7
20’ 7’
Parking 8 2-3 Bed: 1.5 x 37 = 55.5
4 Bed: 2.5 x 24 = 60
Total Parking = 115.5
Garage: 2 per unit
= 122
Guest= 14
Total= 136
(See Note 8 below)
Notes:
1. Assessor’s Parcel Numbers: 623-091-01
2. Existing Zoning: Business Park 2
3. Proposed Zoning: Residential High Density
4. Existing General Plan: Business Park
5. Proposed General Plan: High Density Residential
6. Type VB construction with NFPA 13D automatic sprinkler system.
7. 5% Affordable (3 Homes) at Very Low to be provided on site. Max wall heights & perimeter setbacks reduced per Density Bonus Law.
8. Parking per Density Bonus Law Section 65915(p)(1) of the California Government Code
Community Space
• ± 6,233 SF
• Landscaped paseos and
sidewalks connect all
homes
• Potential programming
for lawn, BBQ grill, shade
structure, picnic table,
and tot lot
Primary Entry off Argonaut
• Maintains existing driveway
location
• Enhanced with accent trees,
enhanced paving and project
community signage
• Centrally located guest
parking
Private Drive
• 24- foot private drive
provides access to all
homes
• 9’ x 18’ guest parking
spaces distributed
throughout
community
• Meets OCFA turnaround and access
requirements
Residential
Townhomes
• Three-story
Residential
Townhomes
• 2-4
Bedrooms
• 2-Car
Garage
Perimeter Screening
• AC units and utility transfomers screened by landscape to reduce visual impact (as allowed by provider)
• Frontage to be landscape with trees and shrubs. Existing trees to be preserved where possible
Community Frontage
• Front doors at community entry
create a superior arrival experience
while providing “eyes-on” safety
• Landscaping enhances public street
while maintaining community privacy
Perimeter Retaining Wall and Fence
• Retaining wall to be screened to reduce visibility from street • Perimeter fencing to be tube steel and screened with vegetation • Frontage to be landscape with trees and shrubs. Existing trees to be preserved where possible
0 10' 20' 40'
Argonaut
Aliso Viejo, California
September 2024 P-4
ARGONAUT
135
09/11/2024
A-1
#24066
ALISO VIEJO, CALIFORNIA
136
UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638X.1 11'-5" x 40'-4"
GARAGE
ENTRY
COATS
5'-2" x 11'-2"
STORAGE
9'x40' CLEAR
11'-5" x 40'-4"
GARAGE
ENTRY
COATS
5'-2" x 11'-2"
STORAGE
9'x40' CLEAR
11'-5" x 40'-4"
GARAGE
ENTRY
COATS
5'-2" x 11'-2"
STORAGE
9'x40' CLEAR
20'-5" x 20'-2"
GARAGE
PORCH
ENTRY
BATH 4
20'-5" x 20'-2"
GARAGE
PORCH
ENTRY
BATH 4
10'-1" x 11'-2"
BEDRM. 4
20'-5" x 20'-2"
GARAGE
PORCH
ENTRY
BATH 4
10'-1" x 11'-2"
BEDRM. 4
9'-11" x 11'-2"
BEDRM. 4
PORCH PORCH PORCH
UNIT 1633.1R
11'-3" x 40'-4"
GARAGE
5'-2" x 11'-2"
STORAGE
PORCH
COATS
ENTRY
116'-6"
53'-6"
JOB #: 24066
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
1,765 S.F.
4 BDRM., 4 BATH
1,765 S.F.
4 BDRM., 4 BATH
1,765 S.F.
4 BDRM., 4 BATH
1,496 S.F.
3 BDRM., 3 BATH
1,496 S.F.
3 BDRM., 3 BATH
1,496 S.F.
3 BDRM., 3 BATH
1,496 S.F.
3 BDRM., 3 BATH
09/11/2024
A-2
#24066
ALISO VIEJO, CALIFORNIA
137
UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638X.1 12'-5" x 7'-6"
DINING
15'-11"x 6'-1"
DECK
KITCHEN
BATH 3
15'-11"x 9'-10"
GREAT RM.
WORK/
STUDY
12'-5" x 7'-6"
DINING
15'-11"x 6'-1"
DECK
KITCHEN
BATH 3
15'-11"x 9'-10"
GREAT RM.
WORK/
STUDY
12'-5" x 7'-6"
DINING
15'-11"x 6'-1"
DECK
KITCHEN
BATH 3
15'-11"x 9'-10"
GREAT RM.
WORK/
STUDY
15'-11"x10'-10"
GREAT RM.
15'-11"x 6'-3"
DECK
12'-4" x 7'-2"
DINING
KITCHEN
BATH 3
10'-2" x 10'-2"
OFFICE
15'-11"x10'-10"
GREAT RM.
15'-11"x 6'-3"
DECK
12'-4" x 7'-2"
DINING
KITCHEN
BATH 3
10'-2" x 10'-2"
OFFICE
15'-11"x10'-10"
GREAT RM.
15'-11"x 6'-3"
DECK
12'-4" x 7'-2"
DINING
KITCHEN
BATH 3
10'-2" x 10'-2"
OFFICE
11'-5" x 10'-3"
BEDRM. 3
10'-0" x 10'-0"
BEDRM. 3
11'-5" x 10'-3"
BEDRM. 3
10'-0" x 10'-0"
BEDRM. 3
11'-5" x 10'-3"
BEDRM. 3
9'-10" x 10'-0"
BEDRM. 3
UNIT 1633.1R
12'-5" x 7'-6"
DINING
15'-11"x 6'-1"
DECK
KITCHEN
BATH 3
15'-11"x 9'-10"
GREAT RM.
WORK/
STUDY
11'-5" x 10'-3"
BEDRM. 3
JOB #: 24066
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
09/11/2024
A-3
#24066
ALISO VIEJO, CALIFORNIA
138
UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638X.1 11'-5" x 10'-2"
BEDRM. 2
BATH 2
PRIM.
BATH
HALL
12'-4" x 14'-4"
PRIM. BEDRM
LAU.
10'-10" L.F.
W.I.C.
WORK/
STUDY
11'-5" x 10'-2"
BEDRM. 2
BATH 2
PRIM.
BATH
HALL
12'-4" x 14'-4"
PRIM. BEDRM
LAU.
10'-10" L.F.
W.I.C.
WORK/
STUDY
11'-5" x 10'-2"
BEDRM. 2
BATH 2
PRIM.
BATH
HALL
12'-4" x 14'-4"
PRIM. BEDRM
LAU.
10'-10" L.F.
W.I.C.
WORK/
STUDY
LAU.
BATH 2
HALL
W.I.C.
15'-0" L.F.
PRIM. BATH
11'-11"x10'-10"
BEDRM. 2
15'-9" x 11'-8"
PRIM. BEDRM.
WORK/
STUDY
LAU.
BATH 2
HALL
W.I.C.
15'-0" L.F.
PRIM. BATH
12'-0" x10'-10"
BEDRM. 2
15'-11"x 11'-8"
PRIM. BEDRM.
WORK/
STUDY
LAU.
BATH 2
HALL
W.I.C.
15'-0" L.F.
PRIM. BATH
12'-0" x10'-10"
BEDRM. 2
15'-11"x 11'-8"
PRIM. BEDRM.
WORK/
STUDY
UNIT 1633.1R
11'-5" x 10'-2"
BEDRM. 2
BATH 2
PRIM.
BATH
HALL
12'-4" x 14'-4"
PRIM. BEDRM
LAU.
10'-10" L.F.
W.I.C.
WORK/
STUDY
JOB #: 24066
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
09/11/2024
A-4
#24066
ALISO VIEJO, CALIFORNIA
139
09/11/2024
A-5
#24066
ALISO VIEJO, CALIFORNIA
140
09/11/2024
A-6
#24066
ALISO VIEJO, CALIFORNIA
141
09/11/2024
A-7
#24066
ALISO VIEJO, CALIFORNIA
142
UNIT 1633.1R UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638X.1 JOB #: 24066
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
09/11/2024
A-8
#24066
ALISO VIEJO, CALIFORNIA
143
UNIT 2532X.1R UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638X.1 UNIT 2531.1R
11'-5" x 40'-4"
GARAGE
ENTRY
COATS
5'-2" x 11'-2"
STORAGE
9'x40' CLEAR
11'-5" x 40'-4"
GARAGE
ENTRY
COATS
5'-2" x 11'-2"
STORAGE
9'x40' CLEAR
11'-5" x 40'-4"
GARAGE
ENTRY
COATS
5'-2" x 11'-2"
STORAGE
9'x40' CLEAR
20'-5" x 20'-2"
GARAGE
PORCH
ENTRY
BATH 4
20'-5" x 20'-2"
GARAGE
PORCH
ENTRY
BATH 4
10'-1" x 11'-2"
BEDRM. 4
20'-5" x 20'-2"
GARAGE
PORCH
ENTRY
BATH 4
10'-1" x 11'-2"
BEDRM. 4
20'-5" x 20'-2"
GARAGE
PORCH ENTRY
3'-8" x11'-10"
STORAGE
20'-2" x 20'-5"
GARAGE
PORCH
ENTRY
11'-10"x 4'-4"
STORAGE
9'-11" x 11'-2"
BEDRM. 4
PORCH PORCH PORCH
127'-8"
53'-6"
JOB #: 24066
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
1,210 S.F.
2 BDRM., 3 BATH
1,765 S.F.
4 BDRM., 4 BATH
1,765 S.F.
4 BDRM., 4 BATH
1,765 S.F.
4 BDRM., 4 BATH
1,496 S.F.
3 BDRM., 3 BATH
1,496 S.F.
3 BDRM., 3 BATH
1,496 S.F.
3 BDRM., 3 BATH
1,210 S.F.
2 BDRM., 3 BATH
09/11/2024
A-9
#24066
ALISO VIEJO, CALIFORNIA
144
UNIT 2532X.1R UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638X.1 UNIT 2531.1R
12'-5" x 7'-6"
DINING
15'-11"x 6'-1"
DECK
KITCHEN
BATH 3
15'-11"x 9'-10"
GREAT RM.
WORK/
STUDY
12'-5" x 7'-6"
DINING
15'-11"x 6'-1"
DECK
KITCHEN
BATH 3
15'-11"x 9'-10"
GREAT RM.
WORK/
STUDY
12'-5" x 7'-6"
DINING
15'-11"x 6'-1"
DECK
KITCHEN
BATH 3
15'-11"x 9'-10"
GREAT RM.
WORK/
STUDY
15'-11"x10'-10"
GREAT RM.
15'-11"x 6'-3"
DECK
12'-4" x 7'-2"
DINING
KITCHEN
BATH 3
10'-2" x 10'-2"
OFFICE
15'-11"x10'-10"
GREAT RM.
15'-11"x 6'-3"
DECK
12'-4" x 7'-2"
DINING
KITCHEN
BATH 3
10'-2" x 10'-2"
OFFICE
15'-11"x10'-10"
GREAT RM.
15'-11"x 6'-3"
DECK
12'-4" x 7'-2"
DINING
KITCHEN
BATH 3
10'-2" x 10'-2"
OFFICE
11'-10"x 6'-3"
DECK
PWDR.
KITCHEN
12'-6" x 9'-5"
DINING
12'-8" x 13'-8"
GREAT RM.
COATS
6'-3" x11'-10"
DECK
PWDR.
KITCHEN
9'-5" x 12'-6"
DINING
13'-8" x 12'-8"
GREAT RM.
COATS
11'-5" x 10'-3"
BEDRM. 3
10'-0" x 10'-0"
BEDRM. 3
11'-5" x 10'-3"
BEDRM. 3
10'-0" x 10'-0"
BEDRM. 3
11'-5" x 10'-3"
BEDRM. 3
9'-10" x 10'-0"
BEDRM. 3
JOB #: 24066
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
09/11/2024
A-10
#24066
ALISO VIEJO, CALIFORNIA
145
UNIT 2532X.1R UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638X.1 UNIT 2531.1R
11'-5" x 10'-2"
BEDRM. 2
BATH 2
PRIM.
BATH
HALL
12'-4" x 14'-4"
PRIM. BEDRM
LAU.
10'-10" L.F.
W.I.C.
WORK/
STUDY
11'-5" x 10'-2"
BEDRM. 2
BATH 2
PRIM.
BATH
HALL
12'-4" x 14'-4"
PRIM. BEDRM
LAU.
10'-10" L.F.
W.I.C.
WORK/
STUDY
11'-5" x 10'-2"
BEDRM. 2
BATH 2
PRIM.
BATH
HALL
12'-4" x 14'-4"
PRIM. BEDRM
LAU.
10'-10" L.F.
W.I.C.
WORK/
STUDY
LAU.
BATH 2
HALL
W.I.C.
15'-0" L.F.
PRIM. BATH
11'-11"x10'-10"
BEDRM. 2
15'-9" x 11'-8"
PRIM. BEDRM.
WORK/
STUDY
LAU.
BATH 2
HALL
W.I.C.
15'-0" L.F.
PRIM. BATH
12'-0" x10'-10"
BEDRM. 2
15'-11"x 11'-8"
PRIM. BEDRM.
WORK/
STUDY
LAU.
BATH 2
HALL
W.I.C.
15'-0" L.F.
PRIM. BATH
12'-0" x10'-10"
BEDRM. 2
15'-11"x 11'-8"
PRIM. BEDRM.
WORK/
STUDY
12'-2" x 11'-9"
PRIM. BEDRM.
10'-3" x 10'-1"
BEDRM. 2
BATH 2
PRIM. BATH
LINEN
HALL
W.I.C.
12'-0" L.F.
11'-9" x 12'-2"
PRIM. BEDRM.
10'-1" x 10'-3"
BEDRM. 2
BATH 2
PRIM. BATH
LINEN
HALL
W.I.C.
12'-0" L.F.
JOB #: 24066
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
09/11/2024
A-11
#24066
ALISO VIEJO, CALIFORNIA
146
09/11/2024
A-12
#24066
ALISO VIEJO, CALIFORNIA
147
09/11/2024
A-13
#24066
ALISO VIEJO, CALIFORNIA
148
09/11/2024
A-14
#24066
ALISO VIEJO, CALIFORNIA
149
UNIT 2532X.1R UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638.1 UNIT 1633.1 UNIT 1638X.1 UNIT 2531.1R
JOB #: 24066
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8
09/11/2024
A-15
#24066
ALISO VIEJO, CALIFORNIA
150
WRITTEN COLOR SCHEMES
09/11/2024
A-16
#24066
ALISO VIEJO, CALIFORNIA
PROJECT 24066
CREATED 7/19/24
Remove Tile 8/21/24
SPANISH ECLECTIC "A"SCHEME 1SCHEME 2
STUCCO 1 1503 1572
STUCCO PAINT MATCH*** SW 7028 INCREDIBLE WHITE RGB 255/255/255 STUCCO 2
(WAINSCOT / 1ST FLOOR
STUCCO ENTRIES)
SW9084
COCOA WHIP
SW9169
CHATURA GRAY
STUCCO: OMEGA
FASCIA / TRIM /
GARAGE DOOR
SW6083
SABLE
SW6075
GARRET GRAY
PAINT:
SHERWIN
WILLIAMS
FRONT DOORS /
SHUTTERS
SW2839
RYCRFT COPPER RED
SW0032
NEEDLEPOINT NAVY
CONCRETE
ROOF:
EAGLE /
WESTLAKE
CLAY PIPES
SW6061
TANBARK
SW6061
TANBARK
GUTTERS: RGS
WROUGHT IRON
SW7675
SEALSKIN
SW7675
SEALSKIN
EAGLE ROOF: LOW
PROF. "S" MALIBU
2636
PIEDMONT BLEND
2606
VALLEJO RANGE
BORAL ROOF: LOW
PROF. "S" VILLA
1VICS3182
GARNET BLEND
1VICS6464
CA MISSION BLEND
GUTTERS: RUSTIC BROWN RUSTIC BROWN
ALL FLASHING, GUTTERS, DOWNSPOUTS ETC. TO BE PAINTED TO MATCH ADJACENT SURFACE. *** For photoshop renderings only, do NOT use in the field
ARGONAUT
ALISO VIEJO, CA
151
COLOR BOARDS - “A“ SPANISH COLONIAL
09/11/2024
A-17
#24066
ALISO VIEJO, CALIFORNIA
ARGONAUT
ALISO VIEJO, CA AUG. 21, 2024
#24066
SPANISH ECLECTIC “A”
SCHEME #1 FRONT DOORS / SHUTTERS
FASCIA / TRIM /
GARAGE DOOR
CLAY PIPES
STUCCO BODY
ROOF
STUCCO 2
WROUGHT IRON
ARGONAUT
ALISO VIEJO, CA AUG. 21, 2024
#24066
SPANISH ECLECTIC “A”
SCHEME #2
STUCCO BODY
ROOF
STUCCO 2
FRONT DOORS /
SHUTTERS
FASCIA / TRIM /
GARAGE DOOR
CLAY PIPES
WROUGHT IRON
152
BLDG 1
BLDG 2
BLDG 3
BLDG 4 BLDG 5 BLDG 6
BLDG 7
BLDG 8
EXISTING
WATER
T A N K
EXISTING
BUILDING
20’-0”
18’-6”
10’-6”
7’-2”
7’-2”
11’-6”
LEGEND
Project Entry with Enhanced Paving
Monument Signage with Accent Tree
Concrete Sidewalk
Private Patio
Park / Open Space (Refer to L-2)
• Lawn
• BBQ Grill
• Overhead Shade Structure
• Picnic Table and Chairs
•Tot Lot
Accent Tree
Tall Hedge Planting to Screen Utilities
and AC Units
Vine Planting to Screen Wall
Mailbox Cluster
Transformer
Retaining Wall (Refer to L-3 and L-4)
Perimeter Fence (Refer to L-3 and L-4)
Existing Easement
Existing Landscape to Remain
Property Line
Residential Common Area
Common Area Provided: 33,092 sqft (26.8%)
Minimum Parking Lot Landscaping N/A*
Parking Area at Entry: (9) Stalls
Parking Area at Alley F: (5) Stalls
*Minimum 4% of landscape required for parking
lots serving 10 or more cars. Requirement does
not apply here since neither group of stalls
equals 10 or more cars. 1
78 1564 12
10 7 10
1 7 15
2 34
11 1583
12 11
15 2345
5 5
678
119
12 13
13 14
15 14
10 GLENWOOD DRIVE
ARGONAUT
ARGONAUT
ALLEY A
ALLEY C ALLEY D
ALLEY E
ALLEY F
ALLEY B
93 09.11.24
ALISO VIEJO, CA
L-1
ARGONAUT -
Collaborative
0 10’ 20’ 40’
CONCEPTUAL LANDSCAPE SITE PLAN Scale: 1”= 20’-0”
153
LEGEND
Lawn
Decorative Boulders
Concrete Walk
BBQ Counter
Overhead Shade Structure
Picnic Table
Bench
Play Equipment with Play Safety Surface
Mailbox Cluster
Retaining Wall
Perimeter Fence
Accent Tree
1 1
2 3
4 5
6 7
8 8
9 10
11 12
KEYMAP
9 5
6 4
3 4
3 12
7 10
11 2
ALLEY A
BLDG 8
BLDG 1
EXISTING
BUILDING
ARGONAUT
GLENWOOD DRIVE
ARGONAUT
ARGONAUT
ALLEY A
ALLEY C ALLEY D
ALLEY E
ALLEY F
ALLEY B
09.05.24 ALISO VIEJO, CA
L-2
ARGONAUT -
Collaborative
CONCEPTUAL OPEN SPACE ENLARGEMENT PLAN
0 5’ 10’ 20’
Scale: 1”= 10’-0”
154
LEGEND
Retaining Wall (Refer to Civil’s Plan)
Perimeter Fence
Monument Signage Wall
Backyard Wall
Front Patio Fence
Front Patio Gate
BLDG 1
BLDG 2
BLDG 3
BLDG 4 BLDG 5 BLDG 6
BLDG 7
BLDG 8
ARGONAUT
EXISTING
WATER
T A N K
EXISTING
BUILDING
GLENWOOD DRIVE
ARGONAUT
ALLEY A
ALLEY C ALLEY D
ALLEY E
ALLEY F
ALLEY B
09.05.24 ALISO VIEJO, CA
L-3
ARGONAUT -
Collaborative
CONCEPTUAL WALL AND FENCE PLAN
0 10’ 20’ 40’
Scale: 1”= 20’-0”
155
Maglin - Iconic Tables (Or Equal) Maglin - Iconic Backed/Backless Benches (Or Equal) Maglin - 250 Trash Container (Or Equal) MailboxUSA Picnic Table and Benches Bench Trash Receptacle BBQ Grill Mailbox
BBQGUYS
Electri-Chef Rubby Built-In (Or Equal)
• Stucco finish with precast concrete cap
• Color to match architecture
• Stucco finish with precast concrete cap
• Color to match architecture
Retaining Wall Backyard Wall
WALL AND FENCE DETAILS
SITE AMENITIES
6’-0”
• Solid wood
• Paint Color: SW7048 Urbane Bronze or equal
• Solid wood
• Paint Color: SW7048 Urbane Bronze or equal
Patio Gate Patio Fence
• Tubular steel
• Paint Color: SW7048 Urbane Bronze or equal
Perimeter Fence
• Burnished CMU in stack bond pattern
• Precast concrete cap
• Color to match architecture
• Wood plank and stainless steel channel letter
Monument Signage Wall
6’-0”
4’-0”
2’-0”
3’-0” to 6’-0” per Civil
09.05.24 ALISO VIEJO, CA
L-4
ARGONAUT -
Collaborative
CONCEPTUAL WALL&FENCE DETAILS AND SITE AMENITIES
156
LEGEND
Low Water Use
Irrigation Note:
1. All planting areas shall have a fully automatic irrigation system.
Utilization water conserving features such as low-precipitation rate heads; low-flow micro sprays or drip irrigation, water sensors and multiprogram controllers with weather station capability and drip circuit features. “Water Efficient Landscapes” irrigation system, scheduling and water use WELO calculations shall be designed to meet the requirements of the specifications of the City of Aliso Viejo.
2. All utility infrastructure and other potential conflicts including off site and below-grade that could affect irrigation design considered.
Medium Water Use
High Water Use
Hydrozone: Eto: KL LA Sq. Ft. Conversion SLA Sq. Ft. MAWA Landscaped Area 49.6 0.55 27,795 0.62 NA 470,114
MAWA= Maximum Applied Water Allowance (gallons per year) Eto= Reference Evapotranspiration from Appendix C (inches per year)
0.50= Evapotraspiration Adjustment Factor (ETAF)
1.0= ETAF for Sprcial Landscaped Area
LA= Landscaped Area includes Special Landscape Area (square feet)
0.62= Conversion Factor (to gallons per square foot)
0.3= the additional ET adjustment Factor for Special Landscape Area (1.0- 0.7= 0.3) SLA= Speical Landscape Area (square feet)
Applicant to fill in boxes below:
Eto (Reference Evapotranspiration from Appendix C inches per year) Landscaped Area includes Special Landscape Area (square feet) Speical Landscape Area (square feet)
Hydrozone: Eto: KL Sq. Ft. Conversion IE EAWU
Low Water Use 49.6 0.2 18,058 0.62 0.81 137,116
Medium Water Use S 49.6 0.5 0.62 0.81 7,522 142,788
High Water Use 49.6 0.8 0.62 0.73 2,215 74,647
Total EAWU: 27,795 354,551
EAWU= Estimated Applied Water Use (gallons per year)
Eto= Reference Evapotranspiration from Appendix C (inches per year) KI= Landscape Coefficient
LA= Landscaped Area (square feet)
0.62= Conversion Factor (to gallons per square foot)
IE= Irrigation Efficiency= IME X DU (See definication in Appendix E for exmaplne IE percentages) IME= Irrigation Management Efficiency (90%)
DU= Distribution Uniformity of Irrigation Head
KI= Ks x Kc x Kmc
Ks= species factor (range 1.0- 0.9) (see WUCOLS list for values) Kd= density factor (range 0.5- 1.3) (see WUCOLS list for density value) Kmc= microclimatic factor (range 0.5- 1.4) (see WUCOLS) Table A- PF (Plant Factor)
Cool Season Turf= 0.8
Warm Season Turf= 0.7
High Water Use Plants= 0.7 (can be between 0.7-0.9)
Moderate Water Use Plants= 0.5 (can be between 0.4-0.6) Low Water Use Plants= 0.2 (can be between 0.1-0.3)
Very Low Water Use Plants= 0.1
IE (Irrigation Efficiency)- Appendix E
Pop-up Stream Rotor= 0.73
Rotor Head= 0.76
Microspray= 0.76
Bubblers= 0.77
Drip Emitters= 0.81
Subsurface Irrigation= 0.81
Project Name: MH107- Aliso Viejo - Argonaut
WATER EFFICIENT WORK SHEET
Total EAWU = (Eto x KL x LA in Sq.ft. / IE)= Gallons per Year
49.6 27,795
0 Maximum Applied Water Allowance (MAWA)
Estimated Annual Water Use:
Total MAWA = (Eto x 0.50 x LA in Sq.ft. x 0.62)+(Eto x 1.0 x SLA in Sq.ft. x 0.62)= Gallons per year for LA + SLA Date: September 4, 2024
BLDG 1
BLDG 2
BLDG 3
BLDG 4 BLDG 5 BLDG 6
BLDG 7
BLDG 8
ARGONAUT
EXISTING
WATER
T A N K
EXISTING
BUILDING
GLENWOOD DRIVE
ARGONAUT
ALLEY A
ALLEY C ALLEY D
ALLEY E
ALLEY F
ALLEY B
09.05.24 ALISO VIEJO, CA
L-5
ARGONAUT -
Collaborative
0 10’ 20’ 40’
CONCEPTUAL IRRIGATION CALCULATION Scale: 1”= 20’-0”
157
BOTANICAL NAME COMMON NAME SIZE SPACING
SHRUB SCHEDULE:
BOTANICAL NAME COMMON NAME SIZE FORM
TREE SCHEDULE:
BOTANICAL NAME COMMON NAME SIZE SPACING
GROUNDCOVER SCHEDULE:
BOTANICAL NAME COMMON NAME SIZE SPACING
VINE SCHEDULE:
Agonis flexuosa Australian Myrtle 24” box min. STD
Albizia julibrissin Silk Tree 24” box min. STD
Arbutus ‘Marina’ N.C.N. 24” box min. STD
Cassia leptophylla Gold Medallion Tree 24” box min. STD Chitalpa tashkentensis Chitalpa 24” box min. STD
Geijera parvifolia Australian Willow 24” box min. STD
Koelreuteria bipinnatta Chinese Flame Tree 24” box min. STD Laurus nobilis Sweet Bay 24” box min. STD
Olea europae ‘Wilsonii’ Fruitless Olive 24” box min. STD Pinus eldarica Afghan Pine 24” box min. STD
Pinus halepensis Aleppo Pine 24” box min. STD
Pinus spp Pine 24” box min. STD
Platanus acerifolia ‘Columbia’ London Plane Tree 24” box min. STD Prosopis chilensis ‘Phoenix’ Chilean Mesquite 24” box min. STD Quercus agrifolia Coast Live Oak 24” box min. STD
Quercus engelmannii Engelmann Oak 24” box min. STD
Quercus ilex Holly Oak 24” box min. STD
Quercus virginiana Southern Live Oak 24” box min. STD
Aeonium arboreum ‘Atropurpureum’ N.C.N. 5 gal 36” 0.c.
Agave attenuata ‘Nerva’ Agave 15 gal 36” 0.c.
Aloe barbadensis N.C.N. 5 gal 30” 0.c.
Aloe striata Coral Aloe 5 gal 30” 0.c.
Arbutus unedo ‘Compacta’ Dwarf Strawberry Tree 15 gal 48” 0.c.
Baccharis pilularis ‘Pigeon Point’ Dwarf Coyote Brush 5 gal 36” 0.c.
Bambusa multiplex ‘Alphonse Karr’ Bamboo 5 gal 30” 0.c.
Ceanothus ‘Heart’s Desire’ Heart’s Desire Ceanothus 5 gal 36” 0.c.
Ceanothus spp. Ceanothus 5 gal 36” 0.c.
Cotoneaster parneyi Red Clusterberry 5 gal 36” 0.c.
Dietes dicoler Fortnight Lily 5 gal 24” 0.c.
Dudleya caespitosa Dudleya 5 gal 36” 0.c.
Echium fastuosum Pride of Madeira 5 gal 36” 0.c.
Elaegnus pungens Silverberry 15 gal 48” 0.c.
Encelia californica California Encelia 5 gal 36” 0.c.
Feijoa sellowiana Pineapple Guava 15 gal 48” 0.c.
Festuca mairei Atlas Fescue 5 gal 30” 0.c.
Festuca ovina ‘Glauca’ Blue Fescue 5 gal 30” 0.c.
Hesperaloe parviflora Red Yucca 5 gal 36” 0.c.
Heteromeles arbutifolia Toyon 15 gal 48” 0.c.
Lantana montevidensis ‘ Alba’ Lantana 5 gal 30” 0.c.
Lavandula angustifolia ‘Mustead’ English Lavender 5 gal 30” 0.c.
Leptospermum scoparium New Zealand Tea Tree 5 gal 36” 0.c.
Leucophyllum F. White Cloud Texas Ranger 5 gal 36” 0.c.
Mimulus hybrids Monkey Flower 5 gal 36” 0.c.
Muhlenbergia rigens Deergrass 5 gal 30” 0.c.
Myrsine Africana African Boxwood 5 gal 30” 0.c.
Opuntia littoralis Prickly Pear 5 gal 48” 0.c.
Phormium tenax ‘Jack Sprat’ Flax 5 gal 36” 0.c.
Photinia fraseri Photinia 15 gal 36” 0.c.
Prunus ilicifolia Hollyleaf Cherry 15 gal 48” 0.c.
Pyracantha spp. Firethorn 5 gal 36” 0.c.
Rhamnis californica Coffeeberry 5 gal 36” 0.c.
Rhaphiolepis indica Indian Hawthorne 5 gal 36” 0.c.
Rhus integrifolia Lemonade Berry 5 gal 36” 0.c.
Romneya coulteri Matilija Poppy 5 gal 30” 0.c.
Rosa floribunda ‘Iceberg’ Iceberg Rose 5 gal 30” 0.c.
Rosa ‘Flower Carpet’ Flower Carpet Rose 5 gal 30” 0.c.
Rosmarinus officinalis Rosemary 5 gal 36” 0.c.
Salvia leucantha Mexican Blue Sage 5 gal 30” 0.c.
Salvia sonomensis ‘Dara’s Choice’ Creeping Sage 5 gal 30” 0.c.
Salvia spp. Sage 5 gal 30” 0.c.
Senecio mandraliscae German Ivy 5 gal 24” 0.c.
Bougainvillea ‘Barbara Karst’ Bougainvillea 15 gal 10’o.c.
Macfadyena unguis-cati Yellow Trumpet Vine 15 gal 10’o.c.
Acacia redolens ‘Low Boy’ Prostrate Acacia 1 gal 24”o.c.
Baccharis pilularis Coyote Bush 1 gal 24”o.c.
Ceanothus griseus horizontalis Carmel Creeper 1 gal 18”o.c.
Cerastium tomentosum Snow in summer 1 gal 24”o.c.
Cotoneaster parneyi Red Clusterberry 1 gal 24”o.c.
Cotoneaster dammeri ‘Lowfast’ Lowfast Clusterberry 1 gal 24”o.c.
Lantana Camara Lantana 1 gal 18”o.c.
Lantana montevidensis Creeping Lantana 1 gal 24”o.c.
Myoporum parvifolium Creeping Myoporum 1 gal 24”o.c.
Rosmarinus officinalis ‘Prostratus’ Creeping Rosemary 1 gal 24”o.c.
Senecio mandraliscae Blue Chalk Sticks 1 gal 18”o.c.
09.05.24 ALISO VIEJO, CA
L-6
ARGONAUT -
Collaborative
CONCEPTUAL PLANTING PALETTE
158
CITY OF ALISO VIEJO, CALIFORNIA 7
TENTATIVE TRACT MAP 19340
FOR CONDOMINIUM PURPOSES
1ST SUBMITTAL - PREPARED 9/5/2024
PREPARED BY:
AS SHOWN TITLE SHEET
C-1
DEVELOPER
CIVIL ENGINEER
OWNER
GEOTECHNICAL ENGINEER
BENCHMARK
BASIS OF BEARINGS
ASSESSOR'S PARCEL NUMBER
LEGAL DESCRIPTION
UTILITIES LEGEND SHEET INDEX
ABBREVIATIONS
ZONING
TENTATIVE TRACT MAP SUMMARY
SITE PLAN
TENTATIVE TRACT NO. 19340
FOR CONDOMINIUM PURPOSES
IN THE CITY OF ALISO VIEJO,
COUNTY OF ORANGE,
STATE OF CALIFORNIA
VICINITY MAP
ADDRESS
ARGONAUT
ARGONAUT
GLENWOOD DRIVE
BLDG 1
BLDG 2 BLDG 3
BLDG 4BLDG 5BLDG 6
BLDG 7
BLDG 8
ALLEY B
ALLEY A
ALLEY C ALLEY D
ALLEY E
ALLEY F
16 17
18 19
20 21
22 47
48 49
50 51
52 53
29 28
27 26
25 24
23 30 31 32
33 34
35 36
37 38
45 44
43 42
41 40
39 14
13 12
11 10
9 8
15 46
1 2
3 4
5 6
7 61
60 59 58 57 56 55 54
ACC ACC ACC
ACC
ACC
ACC ACC
GOLF DRIVE
NATOMA DRIVE
ARGONAUT
159
CITY OF ALISO VIEJO, CALIFORNIA 7
TENTATIVE TRACT MAP 19340
FOR CONDOMINIUM PURPOSES
1ST SUBMITTAL - PREPARED 9/5/2024
PREPARED BY:
AS SHOWN EXISTING CONDITIONS
C-2
EXISTING EASEMENTS
NATOMA DRIVE
GLENWOOD DRIVE
GOLF DRIVE ARGONAUT
ARGONAUT
ARGONAUT
160
CITY OF ALISO VIEJO, CALIFORNIA
7 TENTATIVE TRACT MAP 19340
FOR CONDOMINIUM PURPOSES
1ST SUBMITTAL - PREPARED 9/5/2024
PREPARED BY:
AS SHOWN TENTATIVE TRACT MAP
C-3
PROPOSED EASEMENTS
EXISTING EASEMENTS TO REMAIN
ARGONAUT
ARGONAUT
GLENWOOD DRIVE
BLDG 1
BLDG 2
BLDG 3
BLDG 4BLDG 5BLDG 6
BLDG 7
BLDG 8
ALLEY B
ALLEY A
ALLEY C ALLEY D
ALLEY E
ALLEY F
16 17
18 19
20 21
22 47
48 49
50 51
52 53
29 28
27 26
25 24
23 30 31 32
33 34
35 36
37 38
45 44
43 42
41 40
39 14
13 12
11 1098
15 46
1234567
61 60 59 58 57 56 55 54
ACC ACC ACC
ACC
ACC
ACC ACC
GOLF DRIVE
NATOMA DRIVE
ARGONAUT
161
CITY OF ALISO VIEJO, CALIFORNIA 7
TENTATIVE TRACT MAP 19340
FOR CONDOMINIUM PURPOSES
1ST SUBMITTAL - PREPARED 9/5/2024
PREPARED BY:
AS SHOWN SECTIONS
C-4
PRIVATE ALLEY A A
4 PRIVATE ALLEY B B
4 TYPICAL PRIVATE ALLEY C
4 S'LY PROPERTY LINE D
4 W'LY PROPERTY LINE E
4 W'LY PROPERTY LINE F
4 N'LY PROPERTY LINE G
4 N'LY PROPERTY LINE H
4 E'LY PROPERTY LINE - MNWD FACILITY I
4 SE'LY PROPERTY LINE - 85 ARGONAUT J
4 162
CITY OF ALISO VIEJO, CALIFORNIA 7
TENTATIVE TRACT MAP 19340
FOR CONDOMINIUM PURPOSES
1ST SUBMITTAL - PREPARED 9/5/2024
PREPARED BY:
AS SHOWN CONCEPTUAL GRADING PLAN
C-5
LEGEND
ACC
ARGONAUT
ARGONAUT
GLENWOOD DRIVE
BLDG 1
BLDG 2
BLDG 3
BLDG 4BLDG 5BLDG 6
BLDG 7
BLDG 8
ALLEY B
ALLEY A
ALLEY C ALLEY D
ALLEY E
ALLEY F
16 17
18 19
20 21
22 47
48 49
50 51
52 53
29 28
27 26
25 24
23 30 31 32
33 34
35 36
37 38
45 44
43 42
41 40
39 14
13 12
11 10
9 8
15 46
1 2
3 4
5 6
7 61
60 59 58 57 56 55 54
ACC ACC ACC
ACC
ACC
ACC ACC
GOLF DRIVE
NATOMA DRIVE
ARGONAUT
443.30PAD
443.97FF
444.60PAD
445.27FF
444.70PAD
445.37FF 443.40PAD
444.07FF
443.70PAD
444.37FF
443.50PAD
444.17FF
443.00PAD
443.67FF 442.80PAD
443.47FF
443.60PAD
444.27FF
443.80PAD
444.47FF
443.60PAD
444.27FF
442.80PAD
443.47FF
163
CITY OF ALISO VIEJO, CALIFORNIA
7 TENTATIVE TRACT MAP 19340
FOR CONDOMINIUM PURPOSES
1ST SUBMITTAL - PREPARED 9/5/2024
PREPARED BY:
AS SHOWN CONCEPTUAL UTILITY PLAN
C-6
LEGEND
TYPICAL PRIVATE WATER SERVICE DETAIL
ARGONAUT
ARGONAUT
GLENWOOD DRIVE
BLDG 1
BLDG 2
BLDG 3
BLDG 4BLDG 5BLDG 6
BLDG 7
BLDG 8
16 17
18 19
20 21
22 47
48 49
50 51
52 53
29 28
27 26
25 24
23 30 31 32
33 34
35 36
37 38
45 44
43 42
41 40
39 14
13 12
11 1098
15 46
1234567
61 60 59 58 57 56 55 54
ACC ACC ACC
ACC
ACC
ACC ACC
GOLF DRIVE
NATOMA DRIVE
ARGONAUT
ALLEY F
ALLEY D
ALLEY E
ALLEY C
ALLEY A
ALLEY B
164
CITY OF ALISO VIEJO, CALIFORNIA 7
TENTATIVE TRACT MAP 19340
FOR CONDOMINIUM PURPOSES
1ST SUBMITTAL - PREPARED 9/5/2024
PREPARED BY:
AS SHOWN FIRE ACCESS SITE PLAN
C-7
LEGEND
ARGONAUT
ARGONAUT
GLENWOOD DRIVE
BLDG 1
BLDG 2
BLDG 3
BLDG 4BLDG 5BLDG 6
BLDG 7
BLDG 8
ALLEY B
ALLEY A
ALLEY C ALLEY D
ALLEY E
ALLEY F
16 17
18 19
20 21
22 47
48 49
50 51
52 53
29 28
27 26
25 24
23 30 31 32
33 34
35 36
37 38
45 44
43 42
41 40
39 14
13 12
11 10
9 8
15 46
1 2
3 4
5 6
7 61
60 59 58 57 56 55 54
ACC ACC ACC
ACC
ACC
ACC ACC
GOLF DRIVE
NATOMA DRIVE
ARGONAUT
165
Argonaut
Project Description
September 19, 2024
Meritage Homes proposes to develop a new residential infill community located at 95 Argonaut in the City of Aliso Viejo (Assessor’s Parcel Number 623-091-01). The approximately 2.83-acre is bound by Glenwood Dr. to the north and Argonaut to the southwest. The site is located roughly a half mile away from Highway 73 and a little more than a mile away from Interstate 5. Surrounding uses include singlefamily and multifamily homes to the north, office space to the west and south, and a water storage facility to the east.
The property is currently developed with an office building and a paved surface parking lot encircling the building. There is only one driveway entrance to the south with access via Argonaut. The existing office building is approximately 48,000 square feet and is two stories tall.
The property maintains General Plan land use of “Business Park” and Zoning designation of “Business Park – 2”. Meritage Homes proposes a General Plan Amendment and Zone Change from “Business Park” and “Business Park – 2” respectively to “Residential High-Density” which will be consistent with the surrounding residential designations of Very High Density Residential and High Density Residential just north to the site. The Residential High Density minimum site area is 5,000 square feet and the proposed project would be in conformance with a building site area of 123,275 square feet.
The maximum allowable density for residential high density is 30 dwelling units per acre. The proposed community will consist of 61 three-story townhomes, resulting in a total density is 21.6 dwelling units per acre. Unit sizes for the town homes vary from approximately 1,200 – 1,800 square feet with two, three, and four bedrooms. Proposed building heights are approximately 38’, below the maximum permitted height of 45 feet. A minimum of 25% open space is required per the residential development standards. Approximately 27% open space area is provided and includes amenity features such as decorative walkways, gathering spaces with electric barbeques, open lawn area for free-play, and a tot lot.
Meritage Homes proposes to provide three of the total number of units (5%) as affordable units, priced for Low Income households as defined by State Law. As such, the proposed project is eligible for one incentive and unlimited waivers. The design proposes the following deviations from standards, which both qualify as waivers since they allow the project to achieve the proposed density:
• The High-Density Residential standards require a 20’ minimum perimeter setback and the proposed project has varying setback distances with the minimum of 7’ at the southern perimeter property line.
• The northwest corner of the property already consists of a significantly large downslope into the property. The grading concept proposes to install a retaining wall in this area with a maximum height of 10’, which requires a 4’ fence on top for safety purposes. The total combine height of 14’ exceeds the City’s maximum permitted height of 10’. It should be noted that the wall will only be visible from the interior of the project and quickly tapers to lower heights as it extends to the south and east. Only the safety fence will extend above the wall and will be screened with landscaping to minimize their appearance from Argonaut and Glenwood Drive. 166
Per Density Bonus Law, the community is required to provide a total of 115.5 parking spaces. Attached private garages will be provided with each unit, allowing space for two vehicles, either in tandem or side-by-side configurations. All garages will provide room for household storage and the tandem garages will include extra space along the side for easy car entry and exit. An additional 14 guest spaces are distributed throughout the community for a total of 136 parking spaces.
The Spanish Eclectic architectural style includes Spanish characteristics such as covered arched entry ways, window shutters, covered balconies and gable roof accents. These architectural details emulate the adjacent residential community to the north. Two different building types, a 7-plex and an 8-plex building, each include their own color scheme to create variety within the community. The color schemes include terracotta colored roof tiles, with trim accents of an earth tone palette such as browns, reds, and blues.
The community is designed to provide an enhanced arrival experience with decorative paving, accent trees, community signage and an adjacent community open space area at the community entry.
Residents and visitors will be greeted by passive recreational amenities that may include shaded seating areas, barbecues, open lawn space for games such cornhole, and a tot lot for families to interact and play. The arrangement of buildings also provides a central courtyard paseo between each home’s front door, which will be enhanced with landscaping vegetation and trees.
Water service is provided by Moulton Niguel Water District. The project will connect to existing domestic water lines in the street at Argonaut and will bring one 8-inch line into the site through the drive aisles. There will be an existing 6” domestic water line that will be capped. South Orange County Water Authority is the sewer service provider for the project and an 8-inch system will be installed.
Sewer service will connect to a an existing 8-inch sewer system located at Argonaut, to an existing manhole at the southern portion of the project. A 12” storm drain connects to the onsite underground modular wetlands system and will treat the storm water.
The project has been designed such that fire can access the site from any of the public streets or the drive aisles with a minimum of 150 feet of house pull to cover the entirety of each building. A total of three private hydrants are located along Alley A and Alley B.
Individual trash service will be provided with collection occurring on a weekly basis. Residents will have enough space to store trash, recycling, and organics within their private garage.
Construction is currently anticipated to begin in Q2 of 2026 with the community opening for sales in Q3 of 2027 and construction completing at the end Q4 2027. 167
95 Argonaut
Concept Review
168
Existing Site
2 169
Site Layout
3 Existing (Two-Story Office) Proposed (61-unit Townhomes) 170
Proposed Project
4 171