071823 CED Appeal of Minor Site Plan Approval PC Staff Report May 24, 2023 — City Council - Successor Agency

CITY OF FULLERTON
_________________________________________________________________________________________________________________________________________________________ Community and Economic Development Department

Item No. 2
May 24, 2023
6:30 p.m.

Public Hearing

TO: Chair Mansuri and
Members of the Planning Commission

APPLICATION

ZON-2021-0041, ZON-2023-0034

APPLICANT

Heather Metoyer

LOCATION

245 North State College Boulevard

SUMMARY AND APPLICATION REQUESTED

The applicant is requesting an Appeal of the Zoning Administrator determination of approval for a Minor Site Plan to redevelop a 0.71-acre site with 25 residential townhomes over one level of subterranean garage parking, located at 245 North State College Boulevard.

CEQA DETERMINATION

In accordance with the California Environmental Quality Act (CEQA) Section 15332, the project is Categorically Exempt from environmental review and qualifies for a Class 32 (In-Fill Development Projects) exemption. The Notice of Exemption was filed with the Orange County Clerk-Recorder Department on April 15, 2023 (see Attachment 1).

AUTHORIZATION/GUIDELINES

The Fullerton Municipal Code (FMC) authorizes appeals of Zoning Administrator decisions pursuant to the Code Sections listed below:

• Appeal – Section 15.66.070 of Chapter 15.66 authorizes Appeals of Zoning Administrator decisions to be heard by the Planning Commission.

PUBLIC OUTREACH

On May 10, 2023, the City sent Public Hearing Notice s to property owners and site addresses within a 300-foot radius of the project site and posted one Public Hearing Notice on the property on that same date. The notice was published in the Fullerton N ews Tribune on May 11, 2023.

Planning Commission Staff Report
May 24, 2023

Item No. 2 Page 2 ZON-2023-0034
The notice was also posted on the City’s website and at the Maintenance Services Department, Main Library, Museum Center, and City Hall on the Public Notice Boards. As of the printing of this report, no comments have been received from the public regarding this item.

PROJECT BACKGROUND

Applicant: Heather Metoyer (appellant)
Property Owner: Geotech Development Corporation (subject site) Property Location: 245 North State College Boulevard
General Location: Located on the east side of State College Boulevard, approximately 100 feet north of Revere Avenue
Parcel Number(s): 269-064-08
Existing Community
Development Type (General
Plan Land Use Designation):

Low/Medium Density Residential
Existing Zoning
Classification: R-G (Garden-Type Multi-Family Residential) Site Size: 0.71 acres (30,926 square feet)
Circulation:

State College Boulevard is classified as a Major Arterial Highway. The property is accessed via State College
Boulevard.

Parking: 56 garage parking spaces (subterranean)
Existing Conditions: The property is currently developed with two single-family residences.

Surrounding Land Uses
and Zoning:

The project site is abutted to the west and south by single- family residential properties zoned R-1-7.2 and R-2, to the north by a commercial restaurant/parking lot zoned G -C, and to the east by State College Boulevard.

Related Actions: On April 6, 2023, the Zoning Administrator approved the Minor Site Plan Review via ZON-2021-0041.

PROJECT DESCRIPTION / ANALYSIS

Minor Site Plan Review (ZON-2021-0041)
The applicant/property owner submitted an application for Site Plan Review on April 1, 2021 , to construct a 25-unit, two-story multi-family residential development with the dedication of three of those units to very low -income households. The applicant also requested to utilize the St ate bonus density laws to accommodate the project. The project plans were sent to relevant City departments for a two week review via the Development Coordination Review Committee (DCRC) review process . On April 29, 2021, staff provided the applicant wit h DCRC comments and corrections. Between April 2021 and January 2023, the applicant made revisions with two additional resubmittals of plans and supporting documents that addressed all staff corrections.

Planning Commission Staff Report
May 24, 2023

Item No. 2 Page 3 ZON-2023-0034
While working with City staff, it was recommended to the applicant to conduct outreach to the neighboring property owners. The applicant retained the services of a public relations consultant, who physically visited the neighbors and sent out letters to t he neighboring property owners to inform them of the proposed project. Letters were sent to the neighbors in early February 2023 and the consultant received no responses back.

Additionally, the applicant retained the services of an environmental consultant who specializes in the California Environmental Quality Act (CEQA) . The City sent out Requests for Proposal (RFPs) in December 2022 for the purpose of soliciting consultant proposal s. Five companies submitted proposals and PSOMAS was selected. PSOMAS conducted an evaluation of the project plans and supporting documentation and it was determined that the scope of the project qualified for a CEQA Class 32 Categorical Exemption via Section 15332 “In -Fill Development Projects.”

Zoning Administrator
On March 24, 2023, public hearing notices were mailed to property owners adjacent to the subject site notifying them of the upcoming Zoning Administrator meeting. In addition, a notice was posted on the property and on the City’s website. Per Section 15.66.20 of the Fullerton Municipal Code, the Community Development Director is designated as the Zoning Administrator.

On April 6, 2023, the item was presented to the Zoning Administrator via Zoom. Since the implementation of COVID -19 pandemic protocols and direction of the City Clerk , Zoning Administrator meetings have been held via Zoom. The project was described in the attached Memorandum, project plans, and CEQA analysis documentation (see Attachment 2) . Project Planner Edgardo Caldera provided a presentation of the project.

During the public comment portion of the meeting, verbal comments were provided by the following individuals*:

• Larry Lazar (provided a description of the project)
• Kara Block, DFH Architects (provided a description of the project) • Jane Reifer (commented about the architecture, safety at driveway, past ownership, and on-site trees)
• Tracey Sanchez (requested that CEQA exemption be reconsidered) • Martha Adams (commented about the architecture and fire access) • Patty Tutor (inquired about the amount of affordable units) • Felix and Heather Metoyer (requested reduced amount of units and concerns with CEQA exemption)

The applicant and applicant’s consultants provided responses to the comments presented as follows:

• Trees – there are no historical trees on-site and only two old fruit trees present. Nine new trees will be planted as part of the project.
• Previous ownership – current owner does not have historical information about the property.
• Affordable units – applicant will follow state laws and requirements regarding affordable units.
• CEQA – PSOMAS conducted a thorough analysis of the project and determined that the Class 32 exemption was applicable. Project meets all the criteria for this exemption.

Planning Commission Staff Report
May 24, 2023

Item No. 2 Page 4 ZON-2023-0034
* Meeting Minutes are not created for Zoning Administrator items; however, staff took notes from the meeting.

Upon completion of all comments and presentations, the Zoning Administrator approved the item (see Attachment 3).

Appeal of Zoning Administrator Project Approval
On April 20, 2023, the appellant filed an appeal of the Zoning Administrator and submitted the appropriate forms and fee. The appeal included a series of questions and challenges to the project (see Attachment 4). This included comments in the following general categories:

• Appropriate use of the CEQA Class 32 Categorical Exemption • Operational Concerns
• Design Concerns
• Density Concerns
• Parking Concerns
• Environmental Concerns

These comments were provided to the CEQA consultant PSOMAS, to review and research responses. While the consultant was able to provide responses to the vast majority of the comments, some comments provided were unrelated to CEQA, Municipal Code, or General Plan.

For those particular unrelated comments, no response was provided. The consultant determined that all issues brought up in the appeal were appropriately addressed and no further environmental review was required.

GENERAL PLAN CONSISTENCY

The subject property has a General Plan land use designation of Low/Medium Density Residential and a zoning designation of R-G, Garden-Type Multi-Family Residential.

RECOMMENDED ACTION

Pursuant to the findings and facts, including General Plan consistency, outlined therein, the Planning Commission finds that the project is Categorically Exempt from CEQA and Adopts Planning Commission Resolution No. PC-2023-12 including recommended conditions entitled:

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

FULLERTON, CALIFORNIA, APPROVING A RESOLUTION UPHOLDING THE

DECISION OF THE ZONING ADMINISTRATOR APPROVING A MINOR SITE PLAN TO REDEVELOP A 0.71 ACRE SITE WITH 25 RESIDENTIAL
TOWNHOMES OF WHICH 15 PERCENT OF THE UNITS WILL BE DEED-

RESTRICTED FOR VERY LOW -INCOME HOUSEHOLDS ON PROPERTY
ZONED R-G, LOCATED AT 245 NORTH STATE COLLEGE BOULEVARD

DATED: May 24, 2023

MEMORANDUM

COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT

To:

From:

Subject:

Hearing Date:

Sunayana Thomas, Zoning Administrator

Edgardo Caldera, Senior Planner

245 North State College Boulevard
Minor Site Plan Review (ZON-2021-0041)

April 6, 2023

Request / Authorization / Purpose
The applicant, Kara Block of DFH Architects, is requesting a Minor Site Plan to redevelop a 0.71-acre site with 25 residential townhomes over one level of subterranean garage parking, located at 245 North State College Boulevard. A Minor Site Plan Review is required pursuant to Fullerton Municipal Code (FMC) Section 15.47.020.2 , which states that new construction, rehabilitation which alters the street facing elevation, or expansion of more than 50 percent of the existing square footage in a residential zone be reviewed via the Minor Site Plan process. A Minor Site Plan includes review of the proposed architecture and overall site design and development standards for the zone. FMC Chapter 15.47 outlines the intent and purpose, as well as the requirements for procedure and the design review criteria. The purpose of the Minor Site Plan Review is to ensure tha t new development is compatible with the surrounding properties and meets the Design Criteria specified in Section 15.47.060.

Recommendation
Staff recommends that the Zoning Administrator approve Minor Site Plan application ZON -2021-0041 subject to the conditions identified in Draft Resolution ZA-2023-02 (Attachment 1).

Background
The subject property is located on the east side of
State College Boulevard, approximately 100 feet
north of Revere Avenue ( see map inset ). The
property is zoned R-G, Garden-Type Multi-Family
Residential and has a General Plan Land Use
Designation of Low/Medium Density Residential.

The Project site is currently developed with two
single‐story residential structures and one
accessory structure. Access to the property is
from State College Boulevard. The Project site is
abutted to the west and south by single- family
residential properties, to the north by a
commercial restaurant/parking lot, and to the east
by State College Boulevard.

Project Description/Analysis

Site Plan
The proposed Project involves construction of 25
two‐story for rent townhomes , over one level of
subterranean garage parking. The proposed residences consist of four 3‐bedroom units, eight 3‐bedroom plus private roof deck units, and thirteen 2‐bedroom units, all with private outdoor terraces.

Property Boundary

ZON-2021-0041
245 North State College Boulevard
Minor Site Plan

Page 2 ends

The Project utilizes the state-allowed density bonus, per CA Government Code 65915 – 65918 and FMC

15.17.120, and includes 15 percent of the total units (i.e., three units) reserved as deed-restricted rentals to very-low-income households. A Regulatory Agreement and Declaration of Covenants and Restrictions (Affordable Housing Agreement) with the City will govern the provision of the unit s consistent with the terms established in state law. Additionally, the units are eligible for development concession(s) when affordable housing is included pursuant to the aforementioned code sections . The Project is therefore entitled to three concessions with respect to development standards as well as the application of the affordable housing parking rates, identified in the following comparison table.

* Per CA Gov Code 65915, 37.5 spaces (rounded up to 38) are required for this development. In addition, state law doesn’t require guest spaces be provided.

Architecture
The proposed architectural design of the buildings is contemporary with Modern Barn Style design elements including minimalist gable roofs with varying slopes , no eaves, and finished in Santa Barbara smooth trowel plaster or stained cedar vertical wood siding. All building windows would be finished with dark brown mullions and frames, and the roofs would be finished with gray asphalt shingle to tie into the overall contemporary color scheme. The building orientation and articulation would reduce massing and create a streetscape of interest along State College Boulevard. The proposed building frontage would utilize landscaping to provide visual interest for pedestrians and paved walkways for pedestrian access from the public State College Boulevard.

Landscaping
The proposed P roject would provide common space, which would include landscaping throughout, an open deck on the second level above the garage entry, and an open terrace at the rear of the property between the buildings. Both areas would include outdoor seating with built-in barbeque areas. Each unit is also provided with private open space in the form of a terrace. In addition to a terrace, eight units include Development
Standard Required Proposed Consistent
Setbacks

Front: 15 feet
Sides: 7 feet
Rear: 7 feet

20-23 feet
10 feet 4 inches to 11 feet
9 to 10 feet 2 inches
Yes
Window-to-Window
Separation
16-22.5 feet - varies by
story and type of room 10 feet Yes, with concession
Height Two stories, 30 feet 31 feet Yes, with concession Common Open Space 22,400 square feet

10,987 square feet

Yes, with concession
Private Open Space 2,500 square feet -
100 square feet per unit

7,065 square feet
100+ square feet for every unit

Yes

Parking* 38 parking spaces
56 total parking spaces
50 spaces for residents
6 spaces for guests
Yes
ZON-2021-0041
245 North State College Boulevard
Minor Site Plan

Page 3 ends

private roof decks . Landscaping would include trees, shrubs, and ground cover including along the frontage of State College Boulevard. Tree species would include O live (fruiting and fruitless varieties), Dragon Tree, Bay Laurel, Fern Pine, African Sumac, Water Gum, and Hybrid Strawberry Tree.

As detailed in the findings contained in Resolution No. ZA -2023-02, the Project as proposed and conditioned complies with the relevant development standards and design criteria specified, and the proposed use is permitted by right in the zone.

CEQA
This proposed State College Townhomes project (Project) qualifies for a Categorical Exemption under Section 15332 - In-Fill Development Projects (Class 32) of the California Environmental Quality Act (CEQA) Guidelines. This Class 32 Exemption consists of environmentally benign infill projects that are consistent with the General Plan and Zoning designations and requirements. This class of projects is characterized as in-fill development meeting the following conditions:

a. The Project is consistent with the applicable G eneral Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations. b. The proposed development occurs within C ity limits on a P roject site of no more than five acres substantially surrounded by urban uses.
c. The Project site has no value as habitat for endangered, rare, or threatened species. d. Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
e. The site can be adequately served by all required utilities and public services.

As outlined in the Substantial Evidence for Notice of Exemption Memorandum, included as Attachment 3, the Project is consistent with the required conditions for a Class 32 exemption and the P roject would not have a significant effect on the environment due to unusual circumstances . Neither the Project site, nor the proposed Project, has any features or characteristics that would distinguish it from other in-fill projects in an urban environment; therefore, there are no unusual circumstances.

Attachments

1. Draft Resolution ZA-2023-02

2. Plans

3. Memorandum - Substantial Evidence for Notice of Exemption

Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
10/29/2021 2:55:43 PM

COVER SHEET
Author
09/14/20
2008
T-0.0 .
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
245 STATE COLLEGE TOWNHOMES
245 N. STATE COLLEGE BLVD.

FULLERTON CA, 92831

MINOR SITE PLAN REVIEW
MARCH 16,2022
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
10/29/2021 2:55:43 PM

RENDERING
Author
10/06/18
2008
T-0.01
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
MARCH 16,2022
SYMBOL
( )

DESCRIPTION

EXISTING CONDITION

NEW OR REQUIRED POINT

ELEVATION LOCATION

EXISTING POINT ELEVATION

LOCATION

EXISTING CONTOUR LINE

NEW CONTOUR LINE

MATCH LINE, SHADED PORTION SIDE SHOWN

LEVEL LINE, CONTROL POINT OR DATUM

PROPERTY LINE, BOUNDARY LINES

CENTER LINE, EXTERIOR ELEVATION LINES
OUTLINE OF OBJECTS ABOVE, FIXTURES N.I.C.

OUTLINE OF HIDDEN OBJECTS BELOW

EXISTING CONSTRUCTION TO BE REMOVED

BUILDING SECTION

REFERENCE DRAWING NUMBER

DETAIL NUMBER

REFERENCE DRAWING NUMBER

WALL SECTION OR ELEVATION NUMBER

REFERENCE DRAWING NUMBER

DOOR NUMBER

WALL REFERENCE

WINDOW NUMBER

MATERIAL REFERENCE

COLOR REFERENCE

EQUIPMENT NUMBER

REVISION

PROJECT NORTH
(MAGNETIC NORTH ARROW ON PLOT SITE

PLAN ONLY)

REFERENCE GRIDS
268
320
A
EW9
N
12 A-1
1 SIM
1 0
0 (+461.0')
T.O.P.
+461.0'
T.O.P.

A
A
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
10/29/2021 2:55:45 PM
12" = 1'-0"

PROJECT DATA -
ZONING
Author
10/03/18
2008
T-1.01
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021

PROJECT DIRECTORY PROJECT SUMMARY

OPEN SPACE

DENSITY

REQUIRED YARD SETBACKS

SHEET INDEX

VICINITY MAP

LOCATION MAP
OWNER:

ARCHITECT:

LANDSCAPE ARCHITECT:

PROJECT
SITE
245 N STATE COLLEGE BLVD
FULLERTON, CA 92831
(PER FMC TABLE 15.17.070.E)
1ST FLOOR RESIDENT
FRONT = (EAST) = 15'-0"
SIDE (NORTH - LIVING/FAMILY ROOM) = 7'-0'
SIDE (SOUTH - LIVING/FAMILY ROOM) = 7'-0"
REAR (WEST - LIVING/FAMILY ROOM) = 7'-0"
2ND FLOOR RESIDENTIAL
FRONT = (EAST) = 15'-0"
SIDE (NORTH - BEDROOM/KITCHEN) = 9'-0'
SIDE (SOUTH - BEDROOM/KITCHEN) = 9'-0"
REAR (WEST - BEDROOM/KITCHEN) = 9'-0"
DFH Architects, LLP
1544 20th St
Santa Monica, CA 90404
(310)394-4045
Attn: Kara Block

PARKING CALCULATIONS
ALLOWABLE DENSITY:

LOT AREA: = 30,947 SF
LOT COVERAGE: R-G ZONE 60% MAXIMUM LOT COVERAGE ALLOWED .6 X 30,947 SF = 18,568 SF ALLOWABLE DENSITY = 1/1,600 SF PER DWELLING UNIT W/ SUBTERRANEAN PARKING = 1,600 SF / 30,926 SF = 19 UNITS WITH SUBTERRANEAN PARKING 35% DENSITY BONUS INCREASE = 19 x 1.35 = 25.6 = 26 UNITS PROVIDED TOTAL LOT COVERAGE = 17,527 SF (56.6%) < 60% COVERAGE = COMPLIES PROVIDED DENSITY/UNIT MIX:
2 BEDROOM 13
3 BEDROOM 12
PROVIDED 25 UNITS (22 MARKET RATE + 3 VERY LOW INCO ME) 15% OF 19 UNITS DEDICATED TO VERY LOW INCOME
DENSITY BONUS (3) INCENTIVES :
1) INCREASE IN HEIGHT
2) REDUCTION IN OPEN SPACE REQUIREMENTS
3) REDUCTION IN REQUIRED SETBACKS (FRONT YARD AND WINDOW TO WINDOW SEPARATION).

BASE HEIGHT = 1 STORY / 20'-0"
DENSITY BONUS HEIGHT LIMIT = 2 STORIES / 31'-0"
ADDRESS: 245 N. STATE COLLEGE BLVD NOTE : THIS PROJE CT IS 100% PRIVATELY FUNDED FULLERTON, CA 92831
APN: 26906408
PROPOSED PROJECT: 2-STORY MULTI-FAMILY RESIDENTIAL TOWNHOMES OVER 1-LEVE L SUBTERRANEAN PARKING,
ZONING: R-G GARDEN-TYPE MULTIPLE RESIDENTIAL
HEIGHT LIMIT: 31'-0" / 2 STORIES
(20' / 1 STORY + DENSITY BONUS INCREASE 11' / 1 STORY = 31'-0" / 2 STORIES) OCCUPANCY CLASSIFICATION: R-2 RESIDENTIAL (SEC 310. 4)
S-2 PARKING GARAGE (SEC. 311.3)
CONSTRUCTION TYPE: TYPE V-A FOR ABOVE GRADE R-2 OCCUPANCY W/ NFPA-13 AUTOMATIC FIRE SPRINKLER SYSTEM AND A
STANDPIPE SYSTEM COMPLIANT WITH NFPA STANDARD 14.

TYPE I-A FOR SUBTERRANEAN GARAGE S-2 OCCUPANCY
W/ NFPA-13 AUTOMATIC FIRE SPRINKLER SYSTEMAND A
STANDPIPE SYSTEM COMPLIANT WITH NFPA STANDARD 14.

RESIDENTIAL PARKING SPACES REQUIRED PER DENSITY BONUS:

PARKING SPACES REQUIRED
2 SPACES PER 2-3 BEDROOM = 22 X 2 = 44 SPACES
5 SPACES PER VLI UNITS = 3 X .5 = 1.5 SPACES
TOTAL REQUIRED = 46 SPACES
RESIDENTIAL PARKING SPACES PROVIDED (ASSIGNED):

STANDARD = 49
ACCESSIBLE = 2% OF 56 = 2 ADA REQUIRED + 1 EV ADA VAN
COMPACT = 4
TOTAL PARKING PROVIDED = 56
GUEST PARKING PROVIDED = 6 SPACES
ELECTRIC VEHICLE:
10% OF REQ'D RESIDENTIAL STALLS = 10% (56) = 5.6 (6 STALLS)

BICYCLE PARKING REQUIRED/PROVIDED
PER CGBSC 5.106.4.1 BICYCLE PARKING
LONG TERM 56 X .05 = 2.8 = 3 REQUIRED BICYCL E PARKING SPACES (MIN 5% OF VEHICHLE PARKING)
SHORT TERM 0 X .05 = 0 (MIN (1) 2-BIKE RACK REQUIR ED PER CODE)

CODES AND AGENCIES
WATER PROOF W.P.

MEDICINE CABINET M/C
MANUFACTURER MFGR.

MECH.

MIN. MINIMUM

MECHANICAL
WELDED WIRE MESH W.W.M.

ASPHALTIC CONCRETE
PAVING

AIR CONDITIONING

ABOVE FINISH FLOOR

CONSTRUCTION

CONCRETE MASONRY
UNIT

CONCRETE BLOCK

FACE OF CONCRETE

HEATING,

VENTILATING &

AIR CONDITIONING

FACE OF MASONRY
CONTINUOUS CONT.

FACE OF STUD F.O.S.

HOLLOW CORE H.C.

H.V.A.C.

H.W.

MAX.

LT.

LAV.

INT.

HT.

HD.

HOT WATER

INTERIOR

LAVATORY

MAXIMUM
LIGHT
HEAD
HEIGHT
GALV.

GA.

GYP.

H.B.

GL.

FT.

FTG.

FP.

GAUGE

HOSE BIBB
GYPSUM

GALVANIZE
GLASS
FEET
GAS

FIREPLACE

FOOTING
EQUAL EQ.

EQIUP.

F.O.C.

EXIST.

F.O.M.

F.G.

FLR.

FIN.

F.F.

EXT.

FINISH GRADE
FINISH
FLOOR

EQUIPMENT

FINISH FLOOR

EXTERIOR

EXISTING
ELEC.

DTL.
(E)
ELEV.

DWG.

D.S.

DIA.

DN.

DIM.

DETAIL

ELEVATION

ELECTRIC

EXISTING

DRAWING

DOWN SPOUT

DIMENSION

DIAMETER
DOWN
BLOCKING BLKG.

C.M.U.

CONC.

CONST.

CONC. BLK.

COL.

BOT.

CLG.

CLR.

C.L.

COLUMN

CONCRETE
BOTTOM
CLEAR

CEILING

CENTER LINE
A.F.F.

ALUM.

BLDG.

A.D.

BD.

A.C.

A/C

AREA DRAIN

BUILDING
BOARD

ALUMINUM
RISER R.

STEEL STL.

TONGUE AND GROOVE

UNDERGROUND

UNLESS OTHERWISE
OTED

WROUGHT IRON

WATER HEATER

WHERE OCCURS

WATER CLOSET
U.O.N.

W.C.

W.H.

UNF.

W/O
W.O.

WD.

W.I.

W/
WOOD

WITHOUT

UNFINISHED
WITH
WATER
STR.

T & G
U.G.

TYP.

THK.

SUSP.

SUBFLR.

T.O.

THICK

TYPICAL
TOP OF

SUB-FLOOR

SUSPENDED
TREAD

STRUCTURAL

REFRIGERATOR

STAINLESS STEEL

STORM DRAIN

ROUGH OPENING
ROOM RM.

SIM.

SHT. MTL.

SHTG.

S.F.

S/S
R.O.

S.D.

S.C.

S.A.

SQUARE FEET

SHEATHING

SIMILAR

SHEET METAL

SOLID CORE

SUPPLY AIR
RAD.

REF.

REINF.

RECP.

REV.

REQ'D.

RF.

R.A.

R.D.

ROOF

REQUIRED

REVISION

REINFORCED

ROOF DRAIN

RETURN AIR
RADIUS

RECEPTACLE

PLANTING AREA

NOT TO SCALE

NOT IN CONTRACT
NEW

PROPERTY LINE

PRE-CAST CONCRETE
OPPOSITE OPP.

PLYWD.

PLMB.

P.L.

PT.

PR.

P.A.

P.P.

PL.

P.C.

PAIR.

PAINT

PLUMBING

PLYWOOD
PLATE

POWER POLE
N.I.C.

O.C.
(N)
N.T.S.

OPNG.

NO.

ON CENTER

OPENING
NUMBER
NORTH

ABBREVIATIONS

SYMBOLS LEGEND
E.V. ELECTRIC VEHICLE

UNLESS NOTED

OTHERWISE
U.N.O.

MTL. METAL
B.B. BREAD BOARD

ARCHITECTURE
Area Schedule (F.A.R.)
Level Area
1ST FLOOR / GROUND LEVEL 14457 SF
2ND FLOOR 14250 SF
28708 SF

OPEN SPACE REQUIRED
800 SF FOR EACH UNIT 2 BEDROOM = 13 x 800 = 10,400SF 1000 SF FOR EACH UNIT 3 BEDROOM = 12 x 1000 = 12,000SF
TOTAL REQUIRED OPEN SPACE = 22,400SF
COMMON AND OPEN TO SKY OPEN SPACE PROVIDED: 8,708 SF
PRIVATE OPEN SPACE : 7,223 SF
TOTAL OPEN SPACE PROVIDED = 15,930 SF (22,400 SF REQUIRED) REQUESTED OPEN SPACE REDUCTION = 29%
Sheet List
Sheet Number Sheet Name
A-1.03 FIRE MASTER PLAN
T-0.0 COVER SHEET
T-1.01 PROJECT DATA - ZONING
T-1.02 PROJECT DATA - BUILDING
T-1.03 SITE PHOTOS
T-1.04 ZONING F.A.R. PLANS AND CALCULATIONS
T-1.05 OPEN SPACE CALCULATIONS
T-1.06 BUILDING AREA DIAGRAM
A-1.01 SURVEY PLAN
A-1.02 PROPOSED SITE PLAN
A-2.01 BASEMENT LEVEL
A-2.02 1ST FLOOR / GROUND LEVEL
A-2.03 2ND FLOOR
A-2.04 ROOF LEVEL
A-3.01 BUILDING SECTIONS
A-4.01 EXTERIOR ELEVATION
A-4.02 EXTERIOR ELEVATION
A-3.02 BUILDING SECTIONS
A-4.03 EXTERIOR MATERIAL
A-5.02 TYPICAL UNIT PLANS
A-5.01 TYPICAL UNIT PLANS
A-10.3 EXTERIOR DETAILS
A-10.5 ROOF DETAILS
CIVIL
C01 TITLE SHEET
C02 GRADING PLAN
C03 UTILITY PLAN
C04 PRELIMINARY WATER QUALITY MANAGEMENT PLAN
C05 SECTIONS

LANDSCAPE
L.1.1 CONCEPTUAL LANDSCAPE PLAN
L.1.2 ROOFTOP CONCEPTUAL LANDSCAPE PLAN
L.2.1 CONCEPTUAL PLANTING PLAN
L.2.2 PLANTING PALETTE - TREES
L.2.3 PLANT PALETTE - SHRUBS
L.3.1 CONCEPTUAL LANDSCAPE WALL & FENCE PLAN
L.3.2 CONCEPTUAL LANDSCAPE WALL & FENCE ELEVATIONS
Geotech Development Corporation
324 N. Marie Ave
Fullerton, CA 92833
(714)726-7383
Attn: Konstantinos Kapogianis
Alex Koutzoukis
Landscape Architect
CA RLA #6327
(714)519-1027
Attn: Alex Koutzoukis
THIS PROJECT SHALL COMPLY WITH THE FOLLOWING:

FULERTON BUILDING CODES IN EFFECT, INCLUDING LOCAL
AMENDMENTS, AS OF JANUARY 1, 2020:
2019 CALIFORNIA BUILDING CODE (’19 CBC)
2019 CALIFORNIA PLUMBING CODE (’19 CPC)
2019 CALIFORNIA MECHANICAL CODE (’19 CMC)
2019 CALIFORNIA ELECTRICAL CODE (’19 CEC)
2019 CALIFORNIA RESIDENTIAL CODE (‘19 CRC)
2019 CALIFORNIA ENERGY CODE (’19 ENERGY)
2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (‘19 GBSC) NFPA 13: 2016 STANDARDS FOR THE INSTALLATION OF SPRINKLER SYSTEM
NFPA 14: 2019 STANDARD FOR THE INSTALLATION OF STANDPIPE

AND HOSE SYSTEMS

ALL WORK SHALL COMPLY WITH THE FOLLOWING CITY OF
FULLERTON REGULATIONS, CODES AND AUTHORITIES:

A. BUILDING & SAFETY DEPT.

B. PLANNING & ZONING DEPT.

C. FIRE DEPT.

D. PUBLIC WORKS DEPT.

E. ENGINEERING DEPT.
(PER FMC TABLE 15.17.070.D)

REQUEST REDUCTION OF WINDOW-TO-WINDOW SEPARATION
SEE A-2.02 TO A-2.03 FOR PROPOSED ON SITE WINDOW-TO-
WINDOW SETBACKS OF 10'-0" TO 20'-0"
MARCH 16,2022

TYPE V-A
NEW

TYPE I-A
NEW

BASEMENT
1ST FLOOR
2ND FLOOR
ROOF
S-1 PARKING GARAGE
R-2 RESIDENTIAL
R-2 RESIDENTIAL

OCCUPANCY CONSTRUCTION TYPE

TYPE V-A WOOD FRAME

W/ FIRE RATED EXTERIOR WALL FRAMING

TYPE I-A CONCRETE, CMU, METAL FRAME

TYPE V-A WOOD FRAME

W/ FIRE RATED EXTERIOR WALL FRAMING

HEIGHT LIMIT
(242.87')

AVE NATURAL
GRADE (211.87')

GROUND TO ROOF
3 STORIES, 31'-0"
[3 HR SEPARATION]

ROOF DECK
LESS THAN 6'
Date:

Scale:

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1" = 10'-0"

PROJECT DATA -

BUILDING
Author
10/03/18
2008
T-1.02
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
CONSTRUCTION TYPE: TYPE I-A
STRUCTURAL FRAME: 3-HOUR TABLE 601
BEARING WALLS - EXTERIOR: 3-HOUR TABLE 601
BEARING WALLS - INTERIOR: 3-HOUR TABLE 601
NONBEARING WALLS, PARTITIONS - EXTERIOR: 1-HOUR (SEPARATION LESS THAN OR EQUAL TO 30 FEET) TABLE 602 NONBEARING WALLS, PARTITIONS - INTERIOR: NOT RATED OR 2-HOUR PER PLAN TABLE 602 FLOOR CONSTRUCTION: 2-HOUR TABLE 601

INCLUDING SUPPORTING

BEAMS AND JOISTS
ROOF CONSTRUCTION: 1 1/2-HOUR TABLE 601

INCLUDING SUPPORTING

BEAMS AND JOISTS
SHAFT ENCLOSURES: 2-HOUR (SEC. 713.4)
STAIRWAY CONSTRUCTION: 2-HOUR (SEC. 1023.2)
SEPARATION WALLS: 1-HOUR (SEC. 708.3) OR 2-HOUR PER PLA N FIRE WALLS: NOT REQUIRED
HORIZONTAL SEPARATIONS: 3-HOUR (SEC. 711.2.4)
CORRIDOR WALLS: N/A
AREA OF REFUGE: NOT REQUIRED
MAXIMUM AREA OF: SEE CBC TABLE 705.8

EXTERIOR OPENINGS
ELEVATOR LOBBY: 1-HOUR UNLESS ROLL-DOWN SMOKE FILM PART ITION IS PROVIDED CONSTRUCTION TYPE: TYPE V-A
STRUCTURAL FRAME: 1-HOUR TABLE 601
BEARING WALLS - EXTERIOR: 1-HOUR (WITH FIRE TREATED W OOD FRAMING) TABLE 601 BEARING WALLS - INTERIOR: 1-HOUR TABLE 601
NONBEARING WALLS, PARTITIONS - EXTERIOR: 1-HOUR (SEPARATION LESS THAN OR EQUAL TO 30 FEET) TABLE 602 NONBEARING WALLS, PARTITIONS - INTERIOR: NOT RATED TABLE 602 FLOOR CONSTRUCTION: 1-HOUR TABLE 601

INCLUDING SUPPORTING

BEAMS AND JOISTS
ROOF CONSTRUCTION: 1-HOUR TABLE 601

INCLUDING SUPPORTING

BEAMS AND JOISTS
SHAFT ENCLOSURES: 2-HOUR (SEC. 713.4)
STAIRWAY CONSTRUCTION: 2-HOUR (SEC. 1023.2)
SEPARATION WALLS: 1-HOUR (SEC. 708.3) OR 2-HOUR PER PLAN HORIZONTAL SEPARATIONS: 1-HOUR (SEC. 711.2.4)
CORRIDOR WALLS: 1-HOUR (TABLE 1020.1) OR 2-HOUR PER PLAN AREA OF REFUGE: NOT REQUIRED
MAXIMUM AREA OF: SEE CBC TABLE 705.8

EXTERIOR OPENINGS
ELEVATOR LOBBY: NOT REQUIRED

PROVIDE ROLL-DOWN SMOKE FILM PARTITIONS

FIRE RESISTIVE CONSTRUCTION REQUIREMENTS (HOURS) - TYPE I-AALLOWABLE BUILDING HEIGHT

ALLOWABLE BUILDING AREA

FIRE RESISTIVE CONSTRUCTION REQUIREMENTS (HOURS) - TYPE V-A

BUILDING CODE GROSS AREA BREAKDOWN
AREA DETERMINATION (TABLE 506.2- FOR R-2 OCCUPANCY ):

TYPE V-A (FLOORS 1- 2) - OCCUPANCY R-2 -

ALLOWABLE AREA PER BELOW
(SEE SHEET T-1.05 FOR DIAGRAMS)
506.2.3 SINGLE-OCCUPANCY, MULTISTORY BUILDINGS
Aa = {At + (NS x If)} x Sa
Aa = {36,000 SF + 36,000 X 0} x 2
Aa = 72,000 SF
(NO INDIVIDUAL STORY TO EXCEED 36,000 SF)
AREA, BUILDING. THE AREA INCLUDED WITHIN SURROUNDING EXTERIOR WALLS (OR EXTERIOR WALLS AND FIRE WALLS) EXCLUSIVE OF VENT SHAFTS AND COURTS. AREAS OF THE BUILDING

NOT PROVIDED WITH SURROUNDING WALLS SHALL BE INCLUDED IN THE BUILDING AREA IF SUCH AREAS ARE INCLUDED WITHIN THE HORIZONTAL PROJECTION OF THE ROOF OR FLOOR ABOVE.

BUILDING CONSTRUCTION DIAGRAM
TYPE I-A (GARAGE LEVEL ) - OCCUPANCY S-2
UNLIMITED AREA ALLOWED PER TABLE 506.2
(72,000 S.F. ALLOWABLE)
NOTE: SEE BUILDING AREA DIAGRAMS ON T-1.05
*Area Schedule (F.A.R.)
Level Area
1ST FLOOR / GROUND LEVEL 14457 SF
2ND FLOOR 14250 SF
TOTAL 28708 SF
CONSTRUCTION TYPE: TYPE I-A W/ AUTOMATIC SPRINKLER SY STEM - NFPA 13 (BASEMENT LEVEL )

TYPE V-A W/ AUTOMATIC SPRINKLER SYSTEM -
NFPA 13 (1ST - 2ND FLOOR)
OCCUPANCY CLASSIFICATION: S-2 PARKING GARAGE, STORAGE (SEC. 311.3) R-2 RESIDENTIAL DWELLING UNITS AND ACCESSORIES (SEC. 310.4) TYPE I-A - ALLOWABLE BUILDING HEIGHT IN FEET ABOVE GRADE PLANE:

TABLE 504.3, S-2 (S WITHOUT AREA INCREASE) = UNLIMITED
TYPE I-A ALLOWABLE NUMBER OF STORIES ABOVE GRADE PLANE: DL TABLE 504.4, S-2 (S WITHOUT AREA INCREASE) = UNLIMITED
TYPE V-A ALLOWABLE BUILDING HEIGHT IN FEET ABOVE GRADE PLANE:

TABLE 504.3, R-2 (S WITHOUT AREA INCREASE) = 70 FEET
TYPE V-A ACTUAL BUILDING HEIGHT:
30'-6" MEASURED FROM AVERAGE GRADE PLANE ( 211.87' ) TO ROOF STRUCTURE (242.5') TYPE V-A ALLOWABLE NUMBER OF STORIES ABOVE GRADE PLANE:

TABLE 504.4, R-2 (S WITHOUT AREA INCREASE) = 4 STORIES
TYPE V-A ACTUAL NUMBER OF STORIES:
3-STORIES ABOVE HORIZONTAL SEPARATION (ALLOWED PER SEC. 510.2) TOTAL BUILDING HEIGHT (TYPE V): 3-STORIES ABOVE AVERAGE GRADE PLANE 30'-6" (31' ALLOWED)

AVERAGE NATURAL GRADE
Residential Area (R-2) - Type V-A
Name Area
Building A 15954 SF
Building B 5895 SF
Building C 2376 SF
Building D 2376 SF
Building E 2376 SF
Building F 2376 SF
TOTAL 31353 SF
Residential Area (R-2) - Type V-A
Name Area
Building A 15954 SF
Building B 5895 SF
Building C 2376 SF
Building D 2376 SF
Building E 2376 SF
Building F 2376 SF
TOTAL 31353 SF
PARKING GARAGE (S-2) - Type I-A
Name Area
Garage 25950 SF
TOTAL 25950 SF
AVERAGE NATURAL GRADE* (SEE SHEET A-1.02):

NORTH: (212.01' + 212.34') / 2 = 212.175''
EAST: (212.34' + 211.30') / 2 = 212.82'
SOUTH: (210.84' + 211.30') / 2 = 211.07'
WEST: (210.84' + 212.01') / 2 = 211.425'
TOTAL: 847.49' / 4 =
211.87'
MARCH 16,2022
Date:

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10/29/2021 2:55:49 PM

SITE PHOTOS
Author
02/17/21
2008
T-1.03
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021

STATE COLLEGE BLVD VIEW LOOKING WEST

SOUTH EAST AERIAL VIEW LOOKING WEST NORTH EAST AERIAL VIEW LOOKING WEST

SOUTH EAST VIEW LOOKING NORTH ON STATE COLLEGE BLVD NORTH EAST VIEW LOOKING SOUTH ON STATE COLLEGE BLVD 245 N. STATE COLLEGE BLVD 245 N. STATE COLLEGE BLVD

SUBJECT PROPERTY

SUBJECT PROPERTY
MARCH 16,2022
DN
DN
UP
DN
UP
DN
UP
7530 SF
Building A
1067 SF
Building F
1067 SF
Building E
1067 SF
Building D
1067 SF
Building C
2660 SF
Building B
7277 SF
Building A
1060 SF
Building F
1060 SF
Building E
1060 SF
Building D
1060 SF
Building C
2733 SF
Building B
Area Legend
Building A
Building B
Building C
Building D
Building E
Building F
Date:

Scale:

By:

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OF
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application
10/29/2021 2:55:53 PM
1/16" = 1'-0"
ZONING F.A.R. PLANS

AND CALCULATIONS
Author
10/03/18
2008
T-1.04
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
1/16" = 1'-0" 11ST FLOOR / GROUND LEVEL
SCALE:
1/16" = 1'-0" 22ND FLOOR
Area Schedule (F.A.R.) (PLANS)
Name Level Area
Building A <varies> 14807 SF
Building B <varies> 5393 SF
Building C <varies> 2127 SF
Building D <varies> 2127 SF
Building E <varies> 2127 SF
Building F <varies> 2127 SF
Totals 28708 SF

ZONING FLOOR AREA
FLOOR/AREA RATIO DEFINITION FMC. 15.04.040.

FLOOR/AREA RATIO (FAR) means the ratio of all enclosed and usable floor area of the building(s) (including the space therein devoted to stairwells, elevator shafts, light courts, hallways, restrooms, storage areas, etc.) to the total area of the parcel or parcels upon which the buildings(s) is/are located. A basement, carport, or garage having an interior height or less than ten feet from floor plate to top plate is not included in a floor/area ratio calculation.

ALLOWABLE DENSITY:

BASE HEIGHT = 1 STORY / 20'-0"
DENSITY BONUS HEIGHT LIMIT = 2 STORIES / 31'-0"
MARCH 16,2022
DN
DN
UP
DN
140 SF

PRIVATE TERRACE
371 SF

PRIVATE TERRACE
123 SF

PRIVATE TERRACE
140 SF

PRIVATE TERRACE
122 SF

PRIVATE TERRACE
140 SF

PRIVATE TERRACE
123 SF

PRIVATE TERRACE
140 SF

PRIVATE TERRACE
107 SF

PRIVATE TERRACE
177 SF

PRIVATE TERRACE
171 SF

PRIVATE TERRACE
176 SF

PRIVATE TERRACE
195 SF

PRIVATE TERRACE
176 SF

PRIVATE TERRACE
172 SF

PRIVATE TERRACE
175 SF

PRIVATE TERRACE
84 SF

PRIVATE TERRACE
79 SF

PRIVATE TERRACE
81 SF

PRIVATE TERRACE
7893 SF

COMMON OPEN
SPACE
Legend
Common Open Space
Private Open Space
495 SF

COMMON OPEN
SPACE
263 SF

PRIVATE TERRACE
37 SF

COMMON OPEN
SPACE
430 SF

COMMON OPEN
SPACE
283 SF

PRIVATE ROOF DECK
281 SF
PRIVATE ROOF DECK 283 SF

PRIVATE ROOF DECK
281 SF

PRIVATE ROOF DECK
283 SF

PRIVATE ROOF DECK
281 SF

PRIVATE ROOF DECK
283 SF

PRIVATE ROOF DECK
281 SF

PRIVATE ROOF DECK
297 SF

PRIVATE ROOF DECK
Date:

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By:

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OF
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application
3/14/2022 7:44:18 AM
1/16" = 1'-0"

OPEN SPACE

CALCULATIONS
Author
10/06/18
2008
T-1.05
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
1/16" = 1'-0" 11ST FLOOR / GROUND LEVEL

OPEN SPACE
Area Schedule (Open Space)
Name Area
COMMON OPEN SPACE 8855 SF
PRIVATE ROOF DECK 3144 SF
PRIVATE TERRACE 3915 SF
15914 SF
3918 SF
3147 SF
8655 SF
15720 SF
MARCH 16,2022
DN
DN
UP
DN
UP
DN
UP
UP
7904 SF
Building A
2855 SF
Building B
1164 SF
Building C
1164 SF
Building D
1164 SF
Building E
1164 SF
Building F
8051 SF
Building A
1212 SF
Building F
1212 SF
Building E
1212 SF
Building D
1212 SF
Building C
3040 SF
Building B
Schema 1 Legend
Building A
Building B
Building C
Building D
Building E
Building F
25950 SF
Garage
Schema 1 Legend
Garage
Date:

Scale:

By:

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Page No:

OF
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10/29/2021 2:56:01 PM
1/16" = 1'-0"

BUILDING AREA

DIAGRAM
Author
10/03/18
2008
T-1.06
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
1/16" = 1'-0" 11ST FLOOR / GROUND LEVEL
SCALE:
1/16" = 1'-0" 22ND FLOOR

ALLOWABLE BUILDING AREA
SCALE:
1/16" = 1'-0" 3BASEMENT LEVEL
Area Schedule (Occupancy Type)
Name Construction Type Area
Building A TYPE V-A 15954 SF
Building B TYPE V-A 5895 SF
Building C TYPE V-A 2376 SF
Building D TYPE V-A 2376 SF
Building E TYPE V-A 2376 SF
Building F TYPE V-A 2376 SF
31353 SF
Garage TYPE I -A 25950 SF
25950 SF
TOTAL 57302 SF
MARCH 16,2022
Date:

Scale:

By:

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OF
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10/29/2021 2:54:57 PM

SURVEY PLAN
Author
10/03/18
2008
A-1.01
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
MARCH 16,2022
DN
DN
DN
DN

NEIGHBOR'S MONUMENT SIGN
40' - 0"

STATE COLLEGE BOULEVARD
CL
10' - 1" 54' - 4 3/8" 14' - 6" 26' - 11 5/8"
106' - 2"
9' - 2 5/8" 210' - 8" 71' - 10 3/8"
291' - 11 1/4"
291' - 9"
11' - 0" 37' - 10" 10' - 0" 37' - 0" 10' - 4"
105' - 11 1/8"
10' - 2" 32' - 8" 10' - 0" 32' - 8" 20' - 0" 32' - 8" 10' - 0" 32' - 8" 20' - 0" 67' - 2" 23' - 11 1/4"

SIDEYARD
7' - 0"

REAR YARD
9' - 0"

SIDEYARD
7' - 0"

REARYARD
7' - 0"

VEHICULAR ENTRY

BUILDING ENTRY
212.34
211.30
LOWEST

ELEVATION
GRADE= 210.84
212.01
(E) POWER POLE
(E) POWER POLE (E) POWER POLE
(E) POWER POLE
(E) POWER POLE
(E) TREE TO BE REMOVED
(E) STREET TREE
(E) GAS METER
(E) EXISTING WATER
METER
(E) PULL BOX
(E) TRAFFIC LIGHT PULL BOX

PROPERTY LINE

REVERE AVENUE

FIRE HYDRANT
FIRE HYDRANT 141' -9"

DISTANCE FROM PROPERTY
71' - 8"

BUILIDNG BBUILIDNG CBUILIDNG DBUILIDNG EBUILIDNG F

BUILIDNG A
(ROOF PLAN SHOWN FOR REFERENCE)
BUILDING FOOTPRINT= 27,876 SF
PROPOSED PROJECT:
2-STORIES MULTI -FAMILY RESIDENTIAL TOWNHOUSE
1-STORY SUBTERRANEAN PARKING
ZONING HEIGHT 31' -0" 3 -STORIES

TYPE V -A CONSTRUCTION OVER TYPE I -A

DRIVE W
AY
25' - 0"
VEHICULAR RESERVOIR (20' MIN RQD)
30' - 0"
70' - 0"
F.Y.S.B.
15' - 0"
(N) TRANSFORMER PAD
(IF REQUIRED BY SCE)
F.Y.S.B.
15' - 0"

10.0%

RAMP DOWN

PROPERTY LINE

PROPERTY LINE
15' X 15' VISIBILITY TRIANGLE
15' X 15' VISIBILITY TRIANGLE
(2) SHORT TERM

BICYCLE PARKING
2' - 0"
54' - 4 3/8"
14' - 6"
26' - 11 5/8"

SIDEYARD
7' - 0"

APPROXIMATE FOOTPRINT

OF NEIGHBORING

STRUCTURES (TYP)

APPROXIMATE STREET

STRIPING (TYP)

DEDICATION
10' - 0"

8.0%

4.9%

PROPOSED FDC PROPOSED STANDPIPE

20.0%

BACKFLOWS AND OTHER

UTILITY DEVICES SCREENED
BY LANDSCAPING. SEE CIVIL
& LANDSCAPE PLANS. (TYP)

HVAC UNITS SCREENED BY

LANDSCAPING AND
TERRACE GUARDRAIL. SEE
LANDSCAPE PLANS. (TYP)

LINE OF GARAGE

WALL BELOW
Date:

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By:

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3/16/2022 3:32:42 PM
3/32" = 1'-0"

PROPOSED SITE PLAN
DFH
9/15/2020
2008
A-1.02
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
MARCH 16, 2022
SCALE:
3/32" = 1'-0" 1SITE PLAN

PROJECT DATA
ADDRESS: 245 N. STATE COLLEGE BLVD NOTE : THIS PROJE CT IS 100% PRIVATELY FUNDED FULLERTON, CA 92831
APN: 26906408
PROPOSED PROJECT: 2-STORY MULTI-FAMILY RESIDENTIAL TOWNHOMES OVER 1-LEVE L SUBTERRANEAN PARKING,
ZONING: R-G GARDEN-TYPE MULTIPLE RESIDENTIAL
HEIGHT LIMIT: 31'-0" / 2 STORIES
(20' / 1 STORY + DENSITY BONUS INCREASE 11' / 1 STORY = 31'-0" / 2 STORIES) OCCUPANCY CLASSIFICATION: R-2 RESIDENTIAL (SEC 310. 4)
S-2 PARKING GARAGE (SEC. 311.3)
CONSTRUCTION TYPE: TYPE V-A FOR ABOVE GRADE R-2 OCCUPANCY W/ NFPA-13 AUTOMATIC FIRE SPRINKLER SYSTEM AND A
STANDPIPE SYSTEM COMPLIANT WITH NFPA STANDARD 14.

TYPE I-A FOR SUBTERRANEAN GARAGE S-2 OCCUPANCY
W/ NFPA-13 AUTOMATIC FIRE SPRINKLER SYSTEMAND A
STANDPIPE SYSTEM COMPLIANT WITH NFPA STANDARD 14.

N
DN
40' - 0"

STATE COLLEGE BOULEVARD
CL
106' - 2"
291' - 11 1/4"
291' - 9"
10' - 4"
105' - 11 1/8"

SIDEYARD
7' - 0"

REAR YARD
9' - 0"

SIDEYARD
7' - 0"

REARYARD
7' - 0"

VEHICULAR ENTRY

BUILDING ENTRY
212.34
211.30
LOWEST

ELEVATION
GRADE= 210.84
212.01

PROPERTY LINE

REVERE AVENUE

FIRE HYDRANT
FIRE HYDRANT 141' -9"

DISTANCE FROM PROPERTY
71' - 8"

DRIVE W
AY
25' - 0"
VEHICULAR RESERVOIR (20' MIN RQD)
30' - 0"
70' - 0"
F.Y.S.B.
15' - 0"
F.Y.S.B.
15' - 0"

PROPERTY LINE

PROPERTY LINE
2' - 0"

SIDEYARD
7' - 0"

DEDICATION
10' - 0"

PROPOSED FDC

FDC DISTANCE TO PROPERTY LINE
66' - 4 1/8"
R 150' - 0"
R 150' - 0"

PROPOSED STANDPIPE
Date:

Scale:

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Page No:

OF
-Preliminary review
application
10/29/2021 2:55:06 PM
3/32" = 1'-0"

FIRE MASTER PLAN
Author
10/04/21
2008
A-1.03
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
3/32" = 1'-0" 1FIRE MASTER PLAN
N
MARCH 16,2022
UP
3 A-3.01
106' - 2"
1' - 0" 103' - 5" 1' - 9"
291' - 9"
105' - 11 1/8" 1' - 0"
103' - 5"
1' - 6"
54" x
60"
CLR
VAN
1 A-3.01
26' - 10" 28' - 2" 28' - 2" 20' - 3"
1' - 10 1/4"
19' - 0"

DRIVE AISLE
25' - 0"
19' - 0"
12' - 7 1/4"
19' - 0"

DRIVE AISLE
25' - 0" 19' - 0" 19' - 0"

DRIVE AISLE
25' - 0" 19' - 0" 24' - 8" 20' - 4"

STANDARD
003

STANDARD
002

STANDARD
001

STANDARD
012

STANDARD
013

STANDARD
014

STANDARD
015

STANDARD
016

STANDARD
017

STANDARD
018

STANDARD
011

STANDARD
010

STANDARD
ADA
005

STANDARD
004

STANDARD
ADA
007

STANDARD

ADA VAN
RESI
006

STANDARD
009

STANDARD
008

STANDARD
024

STANDARD
023

STANDARD
026

STANDARD
022

STANDARD
027

STANDARD
021

STANDARD
028

STANDARD
020

STANDARD
029

STANDARD
019

STANDARD
030

STANDARD
031

STANDARD
032

STANDARD
025

STANDARD
040

COMPACT
041

COMPACT
042

STANDARD
043

STANDARD
044

STANDARD
045

STANDARD
046

STANDARD
054

STANDARD
053

STANDARD
052

STANDARD
056

STANDARD
055

STANDARD
047

STANDARD
048

STANDARD
049

STANDARD
050

STANDARD
051

STANDARD
036

COMPACT
037

STANDARD
035

STANDARD
034

STANDARD
033

COMPACT
038

STANDARD
039
0' - 10"
9' - 0" 9' - 0" 9' - 0"
9' - 0" 9' - 0"
5"
9' - 0" 9' - 0" 9' - 0"
5" 5"
9' - 0" 9' - 0" 9' - 0"
5"
9' - 0" 9' - 0" 1' - 0"
9' - 0"
1' - 3" 11"
9' - 0" 8' - 0" 9' - 0"
5" 3' - 10"
10' - 0" 0" 9' - 0"
5' - 0"
9' - 0"
9' - 0"
9' - 0"
1' - 2"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
0' - 8" 9' - 0"
9' - 0"
9' - 0"
9' - 0"
0' - 8"
9' - 0"
9' - 0"
9' - 0"
8' - 0"
8' - 0"
0' - 10"
9' - 0"
8' - 0"
8' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
0' - 8"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
9' - 0"
7' - 3 3/8"
9' - 0"
9' - 0"
2 A-3.01
GUEST

EVCS LOADING
18' - 0" 31' - 0" 31' - 0" 31' - 0" 31' - 0" 30' - 0" 11' - 3" ELEV
EQUIP
ELEV. TRASH ROOM
19' - 0"

DRIVE AISLE
25' - 0" 19' - 0" 19' - 0"
10% 20.0%
STAIR

DRIVE AISLE
25' - 0" 19' - 0" 19' - 0"

DRIVE AISLE
25' - 0"
3' - 4 5/8" 273' - 3" 15' - 1 3/8"

MECHANICAL
202.25
0' - 8"

GUEST GUEST EVCS EVCS EVCS EVCS
EVCS
DRIVEW
AY
25' - 0"
18' - 5 7/8" 8' - 0" 63' - 6 1/8"

RAMP UP

PROPERTY LINE

PROPERTY LINE ELECTRICAL
1' - 4"
DRIVEW
AY
25' - 0"

SECURITY GATE
29' - 10 1/8" 29' - 10 1/8" 29' - 4 1/8" 3' - 10 5/8"
3 - LONG TERM

BIKE PARKING

LINE OF

BUILDING ABOVE

GUEST GUEST
5' - 10 1/4"
7' - 10 7/8"
3' - 4"
GUEST
9' - 4"
EVCS
4' - 0"

POWER POLE
5' CLEARANCE ZONE
(TYP)

PROPERTY LINE

SECURITY GATE

TRANSFORMER PAD
ABOVE
1 A-3.02
1 A-3.02
11'-9" HEAD HEIGHT @

GREY HATCH AREA
54" x
60"
CLR
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
3/16/2022 3:29:08 PM
As indicated

BASEMENT LEVEL
Author
10/06/18
2008
A-2.01
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
MARCH 16, 2022
SCALE:
1" = 10'-0" 1BASEMENT LEVEL
RESIDENTIAL PARKING SPACES REQUIRED PER DENSITY BONUS:

PARKING SPACES REQUIRED
2 SPACES PER 2-3 BEDROOM = 22 X 2 = 44 SPACES
5 SPACES PER VLI UNITS = 3 X .5 = 1.5 SPACES
TOTAL REQUIRED = 46 SPACES
RESIDENTIAL PARKING SPACES PROVIDED (ASSIGNED):

PARKING CALCULATIONS
N
SCALE:
1" = 1'-0" 2BIKE RACK
SCALE:
1" = 1'-0" 3BIKE RACK DETAIL
DN

UP UP UP UP UP UP UP UP
UP
UP
DN
UP
UP UP
UP UP
UP
UP DN
UP
UP UP
UP
UP
UP UP
UP
UP
DN
106.17
105' - 11 1/8"
291' - 11"
3 A-3.01
3 A-3.01
A-4.01 3
A-4.01
2 10' - 2" 32' - 8" 10' - 0" 32' - 8" 20' - 0" 32' - 8" 10' - 0" 32' - 8" 20' - 0" 34' - 5" 56' - 8" 10' - 0"
A-4.01 4
A-4.01
1 A-4.01 5
A-4.02
2 A-4.02
1 BUILDING A

BUILDING BBUILDING CBUILDING DBUILDING EBUILDING F
A-4.02 5
A-4.02 3
A-4.02 7
10' - 0"
10' - 0"

ESTIMATED LOCATION

OF NEIGHBOR'S SIGN
291' - 9"
10' - 0"
10' - 0"
1 A-3.01
1 A-3.01
5' - 0"
7' - 2"
7' - 4"
2' - 6"
6' - 9"
5' - 4"
5' - 0"
5' - 0"
6' - 0"
5' - 7 5/8"
5' - 5"
10' - 0"
17' - 9" 17' - 6" 17' - 6" 17' - 6" 17' - 6" 17' - 6" 17' - 6" 17' - 6" 17' - 6" 17' - 6" 17' - 6" 15' - 10" 9' - 2"
37' - 10"
10' - 0"
37' - 0"
10' - 4"
11' - 0"
CL

NORTH STATE COLLEGE BOULEVARD
6' - 0"
10' - 0"
10' - 0"

SIDEYARD
7' - 0"

REARYARD
7' - 0"

SIDEYARD
7' - 0"

REARYARD
7' - 0"

SIDEYARD
7' - 0"

MAILBOXES
GARAGE

WALL BELOW

GARAGE WALL
BELOW

GARAGE WALL BELOW
GARAGE

WALL BELOW
2 A-3.01
2 A-3.01
4' - 0"
3' - 0"
6' - 0" SHORT TERM BIKE
PARKING (2) 36"x72"
214.92
A-4.02 5
Sim
A-4.02 3
Sim
A-4.02 3
Sim
A-4.02 5
Sim
A-4.02 5
Sim

PLANTER
F.Y.S.B.
15' - 0"
F.Y.S.B.
15' - 0"

PLANTER

PLANTER PLANTER PLANTER

VEHICULAR RESERVOIR
30' - 0"
DRIVEW
AY
25' - 0"
10' - 1"
18' - 6 1/4"
18' - 1 3/4"
17' - 8"
31' - 6"

RAMP DOWN

20.0% 10.0%

BUILDING ENTRANCE
211.17 212.00
UNIT
101
UNIT
103
UNIT
106
UNIT
107
UNIT
108
UNIT
109
UNIT
110
UNIT
111
UNIT
112 UNIT
113
UNIT
114
UNIT
115 UNIT
116
UNIT
117
UNIT
105
UNIT
104
UNIT
102
UNIT
120
UNIT
118
UNIT
121
UNIT
119
UNIT
124
UNIT
122
UNIT
125
UNIT
123

LEASING
OFFICE
(N) TRANSFORMER

PAD (IF REQUIRED

BY SCE)
15' X 15' VISIBILITY

TRIANGLE
(E) POWER POLE
(TYP)
ELEV
15' X 15' VISIBILITY

TRIANGLE

COMMON OPEN
SPACE

SEE LANDSCAPE
PLANS

COMMON OPEN
SPACE

SEE LANDSCAPE
PLANS
(E) GAS METER

PRIVATE

TERRACE (TYP)

PRIVATE PATIO (TYP)

PRIVATE PATIO
(TYP)
213.25
5' - 0"

DEDICATION
10' - 0"

2.0%

8.0%

4.9%
213.17
213.71

8.0%
6' - 0"
214.92

4.9%
217.50
216.80
1 A-3.02
1 A-3.02
218.24 218.34 217.50 217.50
217.50
216.80
216.80
216.80

PROPOSED FDC

PROPOSED STANDPIPE

LINE OF TERRACE
ABOVE
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
3/14/2022 7:44:12 AM
1" = 10'-0"
1ST FLOOR / GROUND
LEVEL
Author
10/06/18
2008
A-2.02
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
1" = 10'-0" 11ST FLOOR / GROUND LEVEL
N
MARCH 16,2022

UP UP UP UP
DN
UP UP
DN
UP UP

DN DN DN DN DN DN
DN
DN
DN
DN

UP UP UP
DN DN
DN
DN
DN DN
DN DN
DN
DN
DN
DN
DN
DN
5' DIA. ADA
CLEAR
SPACE

SINGLE BBQ
5' DIA. ADA
CLEAR
SPACE
DOUBLE
SINK
3 A-3.01
3 A-3.01
A-4.01 3
A-4.01
2 10' - 1"
18' - 6 1/4"
18' - 1 1/2"
17' - 8 1/4"
31' - 6"

SETBACK
9' - 0"
A-4.01 4
A-4.01
1 A-4.01 5
A-4.02
2 A-4.02
1 BUILDING A

BUILDING BBUILDING CBUILDING DBUILDING EBUILDING F
106' - 2"
105' - 11 1/8"
17' - 9 1/8" 17' - 6" 17' - 6" 17' - 6" 17' - 6 1/4" 17' - 6" 17' - 6" 17' - 6" 17' - 6" 17' - 6" 17' - 6" 17' - 10 1/2" 9' - 2 5/8" 210' - 8" 71' - 10 3/8"
291' - 11 1/4"
291' - 9"
A-4.02 5
A-4.02 3
A-4.02 7
11' - 0"
37' - 10"
10' - 0"
37' - 0"
10' - 4"
1 A-3.01
1 A-3.01
10' - 0"
10' - 0" 10' - 0"

SIDEYARD
9' - 0"

SIDEYARD
9' - 0"
10' - 0"

SIDEYARD
9' - 0"
10' - 2" 32' - 8" 10' - 0" 32' - 8" 20' - 0" 32' - 8" 10' - 0" 32' - 8" 20' - 0" 34' - 1" 57' - 0 1/4" 2 A-3.01
2 A-3.01
10' - 0"
A-4.02 5
Sim
A-4.02 3
Sim
A-4.02 3
Sim
A-4.02 5
Sim
A-4.02 5
Sim
F.Y.S.B.
15' - 0"
F.Y.S.B.
15' - 0"
(E) POWER POLE
(E) POWER POLE (E) POWER POLE
(E) POWER POLE
(E) POWER POLE

PROPERTY LINE

PROPERTY LINE
UNIT
101
UNIT
103
UNIT
108
UNIT
109
UNIT
110
UNIT
111
UNIT
112
UNIT
113
UNIT
114
UNIT
115
UNIT
116
UNIT
117
UNIT
105
UNIT
104
UNIT
102
UNIT
120
UNIT
118
UNIT
121
UNIT
119
UNIT
124
UNIT
122
UNIT
125
UNIT
123
UNIT
106
UNIT
107
222.58

COMMON OPEN
SPACE

SEE LANDSCAPE
PLANS
1 A-3.02
1 A-3.02

TRELLIS ABOVE
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
3/14/2022 7:44:14 AM
1" = 10'-0"
2ND FLOOR
Author
10/06/18
2008
A-2.03
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
1" = 10'-0" 12ND FLOOR
N
MARCH 16,2022

DN DN DN DN DN DN DN DN DN DN DN
3 A-3.01
3 A-3.01
A-4.01 3
A-4.01
2 A-4.01 4
A-4.01
1 A-4.01 5
A-4.02
2 A-4.02
1 A-4.02 5
A-4.02 3
A-4.02 7
1 A-3.01
1 A-3.01
106' - 2"
9' - 2 5/8" 34' - 11 1/8" 18' - 2 1/2" 34' - 3 1/2" 18' - 2 1/2" 34' - 3 1/2" 18' - 2 1/2" 34' - 3 3/4" 18' - 2 1/2" 71' - 10 3/8" 291' - 11 1/4"
291' - 9"
11' - 0"
22' - 0"
15' - 10"
10' - 0"
37' - 0"
10' - 4"

SIDEYARD
9' - 0"

SIDEYARD
9' - 0"
105' - 11 1/8"
10' - 0"
32' - 8" 10' - 0" 32' - 8" 20' - 0" 32' - 8" 10' - 0" 32' - 8" 87' - 2" 23' - 11 1/4"

SETBACK
9' - 0"

BUILDING A

BUILDING BBUILDING CBUILDING DBUILDING EBUILDING F
2 A-3.01
2 A-3.01
13' - 7 3/4" 8' - 3 1/2" 13' - 0" 8' - 3 1/2"
ROOF
DECK
ROOF
DECK
ROOF
DECK
ROOF
DECK
ROOF
DECK
ROOF
DECK
ROOF
DECK
ROOF
DECK
20' - 0" 20' - 0"
20' - 0"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
10' - 1"
54' - 4"
31' - 6"
(E) POWER POLE
(E) POWER POLE (E) POWER POLE
(E) POWER POLE
(E) POWER POLE

PROPERTY LINE

PROPERTY LINE
F.Y.S.B.
15' - 0"
F.Y.S.B.
15' - 0"
A-4.02 5
Sim
A-4.02 3
Sim
A-4.02 3
Sim
A-4.02 5
Sim
A-4.02 5
Sim
240.42
243.92
241.42 238.83 241.67
10" / 1'-0"
10" / 1'-0"
6" / 1'-0"
6" / 1'-0"
6" / 1'-0" 6" / 1'-0" 6" / 1'-0" 6" / 1'-0"
6" / 1'-0"
6" / 1'-0"
236.08
236.09
236.09
235.99
235.99 235.99 235.99
236.09
6" / 1'-0" 6" / 1'-0" 6" / 1'-0" 6" / 1'-0"
237.06 239.78
239.78 237.06
6" / 1'-0" 6" / 1'-0" 6" / 1'-0" 6" / 1'-0"
239.78 237.06
6" / 1'-0" 6" / 1'-0" 6" / 1'-0" 6" / 1'-0"
6" / 1'-0" 6" / 1'-0"
3" / 1'-0" 3" / 1'-0" 6" / 1'-0" 6" / 1'-0" 3" / 1'-0" 3" / 1'-0" 3" / 1'-0" 3" / 1'-0" 3" / 1'-0" 3" / 1'-0" 239.78 237.06
6" / 1'-0" 6" / 1'-0" 6" / 1'-0" 6" / 1'-0"
234.33 234.33
234.33
234.33 234.33
234.33 234.33 234.33
234.33 234.33
238.36
242.92
240.80 239.13 239.13 239.12
233.25 233.25 233.25 233.25 233.25 233.25
6" / 1'-0" 6" / 1'-0" 6" / 1'-0" 6" / 1'-0"
237.06 239.78
239.78 237.06
6" / 1'-0" 6" / 1'-0" 6" / 1'-0" 6" / 1'-0"
239.78 237.06
6" / 1'-0" 6" / 1'-0" 6" / 1'-0" 6" / 1'-0"
239.78 237.06
6" / 1'-0" 6" / 1'-0" 6" / 1'-0" 6" / 1'-0"
233.22
234.33 234.33 234.33
234.33 234.33 234.33
234.33 234.33 234.33
234.67 234.67
241.30
241.30 241.30
234.67 234.67 234.67 234.67 236.33 236.33 238.36
238.42 236.75 236.75 236.75
236.75 236.75 236.75 236.75
236.75 237.25
236.75
234.33 234.33 234.33
234.33
240.54
6" / 1'-0"
6" / 1'-0"
235.99
235.99
13' - 4 1/4"
6" / 1'-0" 6" / 1'-0" 6" / 1'-0" 6" / 1'-0"
233.25
236.75 236.75
233.25 233.25
234.92 234.92
237.87
236.75
236.75
238.42
235.99
236.08
236.08
1 A-3.02
1 A-3.02
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
10/29/2021 2:55:11 PM
1" = 10'-0"

ROOF LEVEL
Author
10/03/18
2008
A-2.04
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
1" = 10'-0" 1ROOF LEVEL
N
MARCH 16,2022
1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

BASEMENT LEVEL
202' - 3"

ROOF LEVEL
233' - 3"
PL PL

HEIGHT LIMIT
242' - 10 7/16"
ANG
211' - 10 7/16"
9' - 7 1/2"
10' - 0"
10' - 0"
11' - 0"
1 A-3.01

ZONING HEIGHT
31' - 0"
2 A-3.01

RESIDENTIAL RESIDENTIAL RESIDENTIAL
GARAGE
212.18 211.07

SIDEYARD
9' - 0"

SIDEYARD
9' - 0"
4' - 3"
5' - 4"
216.80
5' - 9"
3' - 6"
3' - 6"
6' - 0"
9' - 1"
9' - 1"
3' - 6"
10' - 1"
217.50
1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

BASEMENT LEVEL
202' - 3"

ROOF LEVEL
233' - 3"
3 A-3.01

HEIGHT LIMIT
242' - 10 7/16"
ANG
211' - 10 7/16"
9' - 7 1/2"
10' - 0"
10' - 0"
11' - 0"

ZONING HEIGHT
31' - 0"
PL PL

RESIDENTIAL
GARAGE
RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL 210.84 216.80

REAR YARD
9' - 0"

FRONT YARD
15' - 0"
3' - 6 5/8"
5' - 11 5/8"
6' - 0"
4' - 0"
3' - 0"
9' - 1"
9' - 0"
11' - 9"
5' - 4"
7' - 0"

STATE COLLEGE BLVD
10' - 1"
1 A-3.02
1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

BASEMENT LEVEL
202' - 3"

ROOF LEVEL
233' - 3"
3 A-3.01

HEIGHT LIMIT
242' - 10 7/16"
ANG
211' - 10 7/16"
11' - 0"
10' - 0"
10' - 0"
9' - 7 1/2"

ZONING HEIGHT
31' - 0"
212' - 0"

20.0%

10.0%
PL PL

RESIDENTIAL
GARAGE

RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDEN TIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL

ROOF DECK
211.09

REAR YARD
9' - 0"

FRONT YARD
15' - 0"
2' - 9 1/8"
3' - 6"
217.50
4' - 3"
6' - 5"

10.0%

STATE COLLEGE BLVD

ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK ROOF DECK 9' - 1 1/4"
9' - 1 1/4"
5' - 0"
10' - 0"
11' - 9"
10' - 1"
1 A-3.02
19' - 0"
6' - 0"
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
10/29/2021 2:55:14 PM
1" = 10'-0"

BUILDING SECTIONS
Author
10/06/18
2008
A-3.01
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
1" = 10'-0" 3Section 3
SCALE:
1" = 10'-0" 2Section 2
SCALE:
1" = 10'-0" 1Section 1
MARCH 16,2022
1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

BASEMENT LEVEL
202' - 3"

ROOF LEVEL
233' - 3"

HEIGHT LIMIT
242' - 10 7/16"
ANG
211' - 10 7/16"
1 A-3.01
2 A-3.01
PL PL

SIDEYARD
9' - 0"

SIDEYARD
9' - 0"
.6' - 0"
DECK

SIDE YARD
5' - 0"

RESIDENTIAL RESIDENTIAL

LEASING
OFFICE
211.17
212.24
GARAGE 11' - 9"
RAMP
9' - 7 1/2"
10' - 0"
10' - 0"
11' - 0"

ZONING HEIGHT
31' - 0" 225.08
4' - 0"
5' - 7 5/8"
216.80
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
10/29/2021 2:55:14 PM
1" = 10'-0"

BUILDING SECTIONS
Author
08/06/21
2008
A-3.02
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
1" = 10'-0" 1Section 4
MARCH 16,2022
1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

ROOF LEVEL
233' - 3"
PL
9' - 7 1/2"
10' - 0"
10' - 0"
PL

BUILDING A

HEIGHT LIMIT
242' - 10 7/16"
ANG
211' - 10 7/16"
1 A-3.01

ZONING HEIGHT
31' - 0"
2 A-3.01
212.01 210.84

GRAY ASPHALT

SHINGLE ROOF

SIDE YARD
9' - 0"
5' - 9"
3' - 6" 9' - 3"

WHITE EXTERIOR

CEMENT SMOOTH

TROWL PLASTER

STAINED BLACK CEDAR

VERTICALWOOD SIDING

GRAY ASPHALT

SHINGLE ROOF

WHITE EXTERIOR

CEMENT SMOOTH

TROWL PLASTER

SIDEYARD
9' - 0"
5' - 11 1/2"
3' - 6 5/8"
5' - 5 7/8"
4' - 3"
216.80

DARK BRONZE MULLIONS AND FRAMES ON

WINDOWS AND DOORS

BURNISHED CMU BLOCK, GRAY

BUILDING F

DARK BRONZE

WOOD SLAT FENCE
217.50
1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

ROOF LEVEL
233' - 3"
3 A-3.01
10' - 0"
10' - 0"
9' - 7 1/2"
PL

HEIGHT LIMIT
242' - 10 7/16"
ANG
211' - 10 7/16"

ZONING HEIGHT
31' - 0"
212.01

SIDE YARD
9' - 0"
STAIR
9' - 3"
3' - 6"
5' - 9"

STAINED BLACK CEDAR

VERTICAL WOOD SIDING

WHITE EXTERIOR

CEMENT SMOOTH

TROWL PLASTER

STAINED BLACK CEDAR

VERTICAL WOOD SIDING

WHITE EXTERIOR

CEMENT SMOOTH

TROWL PLASTER
5' - 5 7/8"
4' - 3"
217.50

BOARDFORM

CONCRETE PLANTER BURNISHED CMU BLOCK, GRAY

GRAY ASPHALT

SHINGLE ROOF

DARK BRONZE MULLIONS AND FRAMES ON

WINDOWS AND DOORS

BURNISHED CMU BLOCK, GRAY

DARK BRONZE WOOD SLAT
FENCE
1 A-3.02

DARK BRONZE WOOD

TRELLIS
1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

ROOF LEVEL
233' - 3"
3 A-3.01
PL

HEIGHT LIMIT
242' - 10 7/16"
ANG
211' - 10 7/16"

ZONING HEIGHT
31' - 0"

REAR YARD
9' - 0"

STAINED BLACK CEDAR

VERTICAL WOOD SIDING

WHITE EXTERIOR

CEMENT SMOOTH

TROWL PLASTER

STAINED BLACK CEDAR

VERTICAL WOOD SIDING

WHITE EXTERIOR

CEMENT SMOOTH

TROWL PLASTER
211.42
216.80
5' - 4 5/8"
3' - 6 5/8"
2' - 0"
4' - 0"
9' - 7 1/2"
10' - 0"
10' - 0"

STAINED BLACK CEDAR

VERTICAL WOOD SIDING

GRAY ASPHALT

SHINGLE ROOF

DARK BRONZE MULLIONS AND FRAMES ON

WINDOWS AND DOORS

BURNISHED CMU BLOCK, GRAY

DARK BRONZE WOOD SLAT FENCE
1 A-3.02
1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

ROOF LEVEL
233' - 3"
9' - 7 1/2"
10' - 0"
10' - 0"
PL

HEIGHT LIMIT
242' - 10 7/16"
ANG
211' - 10 7/16"

ZONING HEIGHT
31' - 0"
212.34

STAINED BLACK CEDAR

VERTICAL WOOD SIDING

GRAY ASPHALT

SHINGLE ROOF

SIDE YARD
9' - 0"
9' - 8"

WHITE EXTERIOR

CEMENT SMOOTH

TROWL PLASTER
4' - 11 7/8"

DARK BRONZE MULLIONS AND FRAMES ON

WINDOWS AND DOORS

BURNISHED CMU BLOCK, GRAY
214.92

WHITE SANTA BARBARA SMOOTH

TROWEL FINISH PLASTER

STAINED BLACK CEDAR VERTICAL

WOOD SIDING
BURNISHED FINISH CMU BOARDFORM CONCRETE 1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

ROOF LEVEL
233' - 3"
9' - 7"
10' - 0"
10' - 0"
PL PL

HEIGHT LIMIT
242' - 10 7/16"
ANG
211' - 10 7/16"
1 A-3.01

ZONING HEIGHT
31' - 0"

WHITE EXTERIOR

CEMENT SMOOTH

TROWL PLASTER

STAINED BLACK CEDAR

VERTICAL WOOD SIDING

GRAY ASPHALT

SHINGLE ROOF

VERTICAL SLAT METAL

ENTRY GATE

DARK BRONZE WOOD SLAT

FENCE TO SCREEN HVAC

EQUIPMENT

BUILDING ENTRY

VEHICULAR ENTRY

SIDE YARD
9' - 0"

SIDE YARD
9' - 0"
217.25

POP-OUT FRAME

DARK BRONZE

DARK BRONZE MULLIONS AND

FRAMES ON WINDOWS AND
DOORS

BOARD FORM CONCRETE
5' - 11 3/8"
3' - 2"

BURNISHED CMU BLOCK,
GRAY
11" 211.30
212.34
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
10/29/2021 2:55:29 PM
As indicated

EXTERIOR ELEVATION
Author
10/06/18
2008
A-4.01
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
1/8" = 1'-0" 3WEST ELEVATION BLDG A
SCALE:
1/8" = 1'-0" 2NORTH ELEVATION BLDG. A
SCALE:
1/8" = 1'-0" 1SOUTH ELEVATION BLDG. A
SCALE:
1/8" = 1'-0" 5EAST ELEVATION BLDG. A
SCALE:
12" = 1'-0" EXTERIOR MATERIAL
SCALE:
1/8" = 1'-0" 4EAST ELEVATION BLDG. B
MARCH 16,2022
1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

ROOF LEVEL
233' - 3"
3 A-3.01

BUILDING BBUILDING CBUILDING DBUILDING E BUILDING F HEIGHT LIMIT 242' - 10 7/16"
ANG
211' - 10 7/16"

ZONING HEIGHT
31' - 0"
210.84
PL

WHITE EXTERIOR

CEMENT SMOOTH

TROWL PLASTER

STAINED BLACK CEDAR

VERTICAL WOOD SIDING
9' - 0"
216.80
8' - 5"
6' - 6 3/8"
3' - 9 5/8" 9' - 7"
10' - 0"
10' - 0"

WHITE EXTERIOR

CEMENT SMOOTH

TROWL PLASTER

WHITE EXTERIOR CEMENT

SMOOTH TROWL PLASTER

STAINED BLACK CEDAR

VERTICAL WOOD SIDING
3' - 6"
5' - 11 1/2"

METAL SLAT SECURITY FENCE DARK BRONZE MULLIONS AND

FRAMES ON WINDOWS AND DOORS

BURNISHED CMU BLOCK, GRAY BURNISHED CMU BLOCK, GRAY

BURNISHED CMU BLOCK, GRAY

DARK BRONZE MULLIONS AND

FRAMES ON WINDOWS AND DOORS

DARK BRONZE MULLIONS AND

FRAMES ON WINDOWS AND DOORS

TRANSFORMER PAD

GRAY ASPHALT

SHINGLE ROOF

GRAY ASPHALT SHINGLE ROOF
3' - 6"
1 A-3.02
1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

ROOF LEVEL
233' - 3"
3 A-3.01
10' - 0"
10' - 0"
9' - 7"

BUILDING F BUILDING E BUILDING DBUILDING B

HEIGHT LIMIT
242' - 10 7/16"
ANG
211' - 10 7/16"

BUILDING C

ZONING HEIGHT
31' - 0"
PL

GRAY ASPHALT

SHINGLE ROOF

METAL SLAT SECURITY FENCE
211.50
9' - 0"
6' - 6 3/8"
3' - 9 5/8" 10' - 8"
7' - 2"

WHITE EXTERIOR

CEMENT SMOOTH TROWL

PLASTER

STAINED BLACK CEDAR

VERTICAL WOOD SIDING

STAINED BLACK CEDAR

VERTICAL WOOD SIDING

WHITE EXTERIOR

CEMENT SMOOTH TROWL

PLASTER

WHITE EXTERIOR

CEMENT SMOOTH TROWL PLASTER
5' - 3 5/8"
3' - 6 5/8"
216.80
219.25
4' - 4"

GRAY ASPHALT SHINGLE ROOF

DARK BRONZE WOOD SLAT

FENCE TO SCREEN HVAC

EQUIPMENT

DARK BRONZE MULLIONS AND

FRAMES ON WINDOWS AND DOORS

BURNISHED CMU BLOCK, GRAY BURNISHED CMU BLOCK, GRAY

BURNISHED CMU BLOCK, GRAY

DARK BRONZE MULLIONS AND

FRAMES ON WINDOWS AND DOORS

DARK BRONZE MULLIONS AND

FRAMES ON WINDOWS AND DOORS
1 A-3.02
1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

ROOF LEVEL
233' - 3"
9' - 7 1/2"
10' - 0"
10' - 0"

HEIGHT LIMIT
242' - 10 7/16"
ANG
211' - 10 7/16"

ZONING HEIGHT
31' - 0"

WHITE EXTERIOR

CEMENT SMOOTH

TROWL PLASTER

STAINED BLACK CEDAR

VERTICAL WOOD SIDING

SIDE YARD
9' - 0"
PL
211.30
6' - 6 3/8"

GRAY ASPHALT

SHINGLE ROOF

GRAY WOOD SLAT FENCE TO
SCREEN

DARK BRONZE MULLIONS AND FRAMES ON

WINDOWS AND DOORS
7' - 0"
5' - 6 1/32"
1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

ROOF LEVEL
233' - 3"
9' - 7 1/2"
10' - 0"
10' - 0"

HEIGHT LIMIT
242' - 10 7/16"
ANG
211' - 10 7/16"

ZONING HEIGHT
31' - 0"
211.30
PL

SIDE YARD
9' - 0"
3' - 9 5/8"

WHITE EXTERIOR

CEMENT SMOOTH TROWL

PLASTER

STAINED BLACK CEDAR

VERTICAL WOOD SIDING
3' - 6 5/8"
5' - 6"

GRAY ASPHALT

SHINGLE ROOF

DARK BRONZE MULLIONS AND

FRAMES ON WINDOWS AND DOORS

BURNISHED CMU BLOCK, GRAY

WHITE SANTA BARBARA SMOOTH

TROWEL FINISH PLASTER

STAINED BLACK CEDAR VERTICAL

WOOD SIDING
BURNISHED FINISH CMU BOARDFORM CONCRETE 1ST FLOOR /

GROUND LEVEL
213' - 3"
2ND FLOOR
223' - 3"

ROOF LEVEL
233' - 3"
9' - 7 1/2"
10' - 0"
10' - 0"

HEIGHT LIMIT
242' - 10 7/16"
ANG
211' - 10 7/16"

ZONING HEIGHT
31' - 0"
211.07
PL

SIDE YARD
9' - 0"
7' - 2" 10' - 8"
8' - 5"

WHITE EXTERIOR

CEMENT SMOOTH TROWL

PLASTER

STAINED BLACK CEDAR

VERTICAL WOOD SIDING

GRAY ASPHALT

SHINGLE ROOF
2' - 4"
5' - 8 3/4"
216.80

DARK BRONZE MULLIONS AND FRAMES ON

WINDOWS AND DOORS
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
10/29/2021 2:55:36 PM
As indicated

EXTERIOR ELEVATION
Author
10/06/18
2008
A-4.02
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
1/8" = 1'-0" 1SOUTH ELEVATION BLDG B-G
SCALE:
1/8" = 1'-0" 2NORTH ELEVATION BLDG. B-G
SCALE:
1/8" = 1'-0" 3EAST ELEVATION BLDG. C ,D, E, F
SCALE:
1/8" = 1'-0" 5WEST ELEVATION BLDG. C ,D, E, F
SCALE:
12" = 1'-0" EXTERIOR MATERIAL
SCALE:
1/8" = 1'-0" 7WEST ELEVATION BLDG. B
MARCH 16,2022
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
10/29/2021 2:55:37 PM

EXTERIOR MATERIAL
Author
10/04/21
2008
A-4.03
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021

BOARDFORM CONCRETE

WHITE SANTA BARBARA SMOOTH TROWEL FINISH PLASTER BURNISHED FINISH CMU, GREYSTONE

STAINED BLACK CEDAR VERTICAL WOOD SIDING

DARK BRONZE
NATURAL STAIN @ TRELLIS, IPE WOOD
MARCH 16,2022
UP
UP
37' - 10"
33' - 6 3/4"
34' - 10"
36' - 6 3/4"
16' - 9 1/2"
16' - 9 1/2"
10' - 4 3/8" 3' - 1 1/8" 3' - 0" 0' - 4"
17' - 6"
17' - 6 1/4"
16' - 9 1/2"
24' - 0 1/8"
13' - 1 3/8"
36' - 6 3/4"
37' - 1 1/2"
16' - 9 1/2"
37' - 6 5/8"
W/D
17' - 6"
34' - 6 3/4"
35' - 10"
16' - 9 1/2"
16' - 9 1/2"
36' - 6 3/4"
37' - 10"
3' - 4" 13' - 5 1/2"
36' - 6 3/4"
17' - 6"
16' - 9 1/2"
16' - 9 1/2"
17' - 6"
37' - 1 1/2"
37' - 10"
W/D

ROOF TERRACE

HVAC UNIT
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
10/29/2021 2:55:38 PM
1/4" = 1'-0"

TYPICAL UNIT PLANS
Author
01/06/21
2008
A-5.01
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
1/4" = 1'-0" 1TYPICAL 3 BEDROOM WITH ROOF DECK
1/4" = 1'-0" 2 3BR - LEVEL2 - STACKED STAIRS
SCALE:
1/4" = 1'-0" 4TYPICAL 3 BEDROOM
1/4" = 1'-0" 5 3DR - LEVEL 2 - STRAIGHT STAIRS 1/4" = 1'-0" 3 3BR - LEVEL3 - STACKED STAIRS NETRENTABLE AREA:
649 SF + 626 SF = 1,275 SF
NET AREA:
642 SF + 625 SF = 1,267 SF
+240 SF PRIVATE ROOF DECK
LEVEL 1 LEVEL 1
MARCH 16,2022
UP
DN
18' - 1 1/2"
13' - 7"
9' - 7 3/4"
5' - 8"
10' - 1 3/8" 7' - 2 5/8"
18' - 5 3/4"
21' - 7"
9' - 9 7/8"
32' - 8" 30' - 2"
17' - 6 1/8"
5' - 8"
32' - 8"
10' - 0"
10' - 0 3/4"
10' - 4 1/2"
12' - 0" 5' - 6 1/8"
18' - 1 1/2"
5' - 9 3/4"
15' - 2 1/4"
10' - 4 3/4"
31' - 11 1/2"
W/D
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
10/29/2021 2:55:39 PM
1/4" = 1'-0"

TYPICAL UNIT PLANS
Author
10/04/18
2008
A-5.02
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
1/4" = 1'-0" 1TYPICAL 2 BEDROOM
1/4" = 1'-0" 2 2 BEDROOM UNIT TYPE A - LEVEL2
NET AREA:
582 SF + 574 SF = 1,156 SF
LEVEL 1
MARCH 16,2022
WD. SHEATHING PER

STRUCTURAL
W.R. MEMBRANE

FURRING STRIPS

VERTICAL WOOD
SIDING

ROOF SHEATHING

PER STRUCTURAL

METAL DRIP EDGE

ROOF SHINGLES
W.R. MEMBRANE

ROOF SHEATHING

PER STRUCTURAL

METAL DRIP EDGE

ROOF SHINGLES
W.R. MEMBRANE

SQUARE GUTTER

VERTICAL WOOD

SIDING O/ FURRING

WINDOW PER SCHEDULE

PLYWOOD SHEATHING

BATT INSULATION

VERTICAL WOOD SIDING RAINSCREEN O/ FURRING
W.R. MEMBRANE (2 LAYERS)

SELF-ADHERED FLEXIBLE FLASHING LAP M
IN.
3"
5/8" TYPE 'X' GYP BD, TYP.

INTEGRAL NAILING FLANGE

PROVIDE J-MOLDING W/ SEALANT

O/ BACKER ROD IF NO FLANGE IS

PROVIDED WITH THE WINDOW

METAL DRIP PAINTED TO MATCH WINDOW FINISH
0' - 2"

WINDOW PER SCHEDULE

PLYWOOD SHEATHING

BATT INSULATION

VERTICAL WOOD SIDING RAINSCREEN O/ FURRING
W.R. MEMBRANE (2 LAYERS)

SELF-ADHERED FLEXIBLE FLASHING
LAP M
IN.
3"
5/8" TYPE 'X' GYP BD, TYP.

INTEGRAL NAILING FLANGE

PROVIDE J-MOLDING W/ SEALANT

O/ BACKER ROD IF NO FLANGE IS

PROVIDED WITH THE WINDOW

METAL DRIP PAINTED TO MATCH WINDOW FINISH
9", TYP.
6", TYP.

EXTERIOR WINDOW FRAME
Date:

Scale:

By:

Project No:

Page No:

OF
-Preliminary review
application
10/29/2021 2:55:43 PM
3" = 1'-0"

ROOF DETAILS
Author
08/06/21
2008
A-10.5
.
245 N State College Blvd
Fullerton, CA 92831

MINOR SITE PLAN REVIEW
OCTOBER 4, 2021
SCALE:
3" = 1'-0" 1EAVE DETAIL @ RAINSCREEN
SCALE:
3" = 1'-0" 2EAVE GUTTER DETAIL @ RAINSCREEN
SCALE:
3" = 1'-0" 3Window Sill @ Rainscreen (Section)
SCALE:
3" = 1'-0" 4Window Sill @ Exterior Wall Frame (Section) MARCH 16,2022

CLCLREVERE AVENUE

STATE COLLEGE BOULEVARD
PRELIMINARY GRADING PLANSFORSTATE COLLEGE TOWNHOMES245 N. STATE COLLEGE BLVD., FULLERTON, CA 92831VICINITY MAP N.T.S. N.A.SHEET INDEXCO1 - TITLE SHEETC02 - GRADING PLANC03 - UTILITY PLANC04 - WATER QUALITY MANAGEMENT PLANC05 - SECTIONS BASIS OF BEARINGS:THE BASIS OF BEARINGS FOR THIS SURVEY ISTHE CENTERLINE OF RESERVOIR STREET, ASSHOWN ON THE RECORD OF SURVEY RECORDED INBOOK 68, PAGE 47, OF RECORDS OF SURVEY,BEING NORTH 01°29'30" WEST.BENCHMARK:DESIGNATION:2D-36-99ELEVATION:218.538'DESCRIPTION:FOUND 3-3/4" OCS ALUMINUMBENCHMARK DISK STAMPED "2D-36-99" SET INTHE TOP OF THE SOUTHWEST CORNER OF A 4.5'X 29' CONCRETE CATCH BASIN. MONUMENT ISLOCATED IN THE NORTHEAST PART OF THEINTERSECTION OF STATE COLLEGE BOULEVARDAND CHAPMAN AVENUE; 125' NORTH OF HECENTERLINE OF CHAPMAN AVENUE, 43' EAST OFTHE CENTERLINE OF STATE COLLEGE BOULEVARD.

FEMA FLOOD DATA:FLOOD ZONE: ZONE XMAP NO.: 06059C0132JPROJECT INFORMATION:PROJECT NAME: STATE COLLEGE TOWNHOMESPROJECT ADDRESS:245 N. STATE COLLEGE BLVD.FULLERTON, CA 92831PROPERTY AREA:30,948 SF (0.71 AC)DISTURBED AREA:30,948 SF (0.71 AC)APN:26906408TOPOGRAPHY SOURCE:PLUMP ENGINEERING, INC.TOPOGRAPHY DATE:12/08/2020 UTILITIES CONTACT INFORMATION:GASCOMPANY:SOCALGASADDRESS:716 S. STATE COLLEGE BLVD.ANAHEIM, CA 92805CONTACT NO:(800)427-2200ELECTRICCOMPANY:SOUTHERN CALIFORNIA EDISONADDRESS:1851 W. VALENCIA DR.FULLERTON, CA 92833CONTACT NO:(800)655-4555WATERCOMPANY:CITY OF FULLERTON WATERADDRESS:FULLERTON CITY HALL303 W. COMMONWEALTH AVE.FULLERTON, CA 92832CONTACT NO:(714)738-6890 LEGEND:A/C- ASPHALT PAVEMENTBC- BUILDING CORNERBFPV- BACK FLOW PREVENT VALVEBW- BLOCK WALLCB- CATCH BASINCBD- CONCRETE BOLLARDC/L- CENTERLINECONC- CONCRETEDDC- DOUBLE DETECTOR CHECK VALVEDEC- DECORATIVEDI- DROP INLETDRN- DRAINE- ELECTRICEPB- ELECTRIC PULL BOXEX- EXISTFH- FIRE HYDRANTFNC- FENCEFS- FINISHED SURFACEGA- GUY ANCHORHC- HANDICAPICV- IRRIGATION CONTROL VALVELP- LIGHT POLEL/S- LANDSCAPINGMH- MANHOLEO/H- OVERHANGPB- PULLBOXPL- PROPERTY LINEPS- PARKING STALLRD- ROOF DRAINRET- RETAINING WALLSCO- SEWER CLEANOUTSMH- SEWER MANHOLESN- SIGNST LT- STREET LIGHTSW- SIDEWALKTC- TOP OF CURBTE- TRASH ENCLOSUREWFN- WOOD FENCEWM- WATER METERWV- WATER VALVEXXX.XX- PROPOSED ELEVATION(XXX.XX) - EXISTING ELEVATION- EXISTING PROPERTY LINE- FENCE - TREE CONTACT INFORMATION:OWNER:GEOTECH DEVELOPMENT CORP.324 N. MARIE AVE.FULLERTON, CA 92833(714)726-7383CIVIL ENGINEER:PLUMP ENGINEERING, INC.914 E. KATELLA AVE.ANAHEIM, CA 92805(714)385-1835SURVEYOR:PLUMP ENGINEERING, INC.914 E. KATELLA AVE.ANAHEIM, CA 92805SURVEY DEPARTMENT(714)385-1835ARCHITECT:DFH ARCHITECTS1544 20TH ST.SANTA MONICA, CA 90404(310)394-4045 TITLE SHEETC011 SHEET:2107079
THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF THE PLUMP ENGINEERING, INC. NO PARTOF THESE DOCUMENTS, INCLUDING DESIGN CONCEPT, MAY BE USED, REPRODUCED OR DISCLOSED INANY FORM WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF PLUMP ENGINEERING, INC.

OF TRYFON TRYFONOPOULOS DATE PLUMP ENGINEERING INC.914 E. KATELLA AVENUEANAHEIM, CALIFORNIA 92805(714) 385-1835, FAX (714) 385-1834CONSULTING ENGINEERS IN STRUCTURAL,MECHANICAL, PLUMBING, ELECTRICAL,CIVIL, SURVEYING, ARCHITECTURALDRAWING NO.BENCH MARK:

J:\Geotech Development Corporation\C.2107079 - State College Townhomes DCRD CDs\ACAD\2107079C01TT.dwg Mar 15, 2022 - 3:26pmDESIGN BY:DATE: PROJECT NO.5TTAL/DD/CBTTDRAWN BY:CHECKED BY:BASIS OF BEARINGS:SCALE:90'30'030'60'1" = 30'STATE COLLEGE TOWNHOMES245 N. STATE COLLEGE BLVD.FULLERTON, CA 9283103-15-202203-15-2022THE BASIS OF BEARINGS FOR THIS SURVEY IS THECENTERLINE OF RESERVOIR STREET, AS SHOWN ON THERECORD OF SURVEY RECORDED IN BOOK 68, PAGE 47, OFRECORDS OF SURVEY, BEING NORTH 01°29'30" WEST.

DESIGNATION:2D-36-99ELEVATION:218.538'DESCRIPTION:FOUND 3-3/4" OCS ALUMINUM BENCHMARK DISK STAMPED "2D-36-99"SET IN THE TOP OF THE SOUTHWEST CORNER OF A 4.5' X 29' CONCRETECATCH BASIN. MONUMENT IS LOCATED IN THE NORTHEAST PART OF THEINTERSECTION OF STATE COLLEGE BOULEVARD AND CHAPMAN AVENUE; 125'NORTH OF HE CENTERLINE OF CHAPMAN AVENUE, 43' EAST OF THECENTERLINE OF STATE COLLEGE BOULEVARD.

GRADING GENERAL NOTES:1.THE CODES IN EFFECT ARE: 2019 CALIFORNIA BUILDING CODE ('19 CBC), '2019CALIFORNIA PLUMBINGCODE ('19 CPC),'2019 CALIFORNIA RESIDENTIAL CODE ('19 CRC), AND '2019 CALIFORNIA GREEN CODE('CGC). SEE CITY OF FULLERTON ORDINANCE NO. 2947, (SECTIONS 14.03.90, 14.03.20, 14.03.21,14.03.23).2.PER CALIFORNIA LAW/CIVIL CODE SECTION 832: EACH COTERMINOUS OWNER IS ENTITLED TO THE LATERAL AND SUBJACENT SUPPORT WHICH HIS LANDRECEIVES FROM THE ADJOINING LAND, SUBJECT TO THE RIGHT OF THE OWNER OF THE ADJOINING LAND TOMAKE PROPER AND USUAL EXCAVATIONS ON THE SAME FOR PURPOSES OF CONSTRUCTION OR IMPROVEMENT,UNDER THE FOLLOWING CONDITIONS:a)ANY OWNER OF LAND OR HIS LESSEE INTENDING TO MAKE OR TO PERMIT AN EXCAVATION SHALL GIVEREASONABLE NOTICE TO THE OWNER OR OWNERS OF ADJOINING LANDS AND OF BUILDINGS OR OTHERSTRUCTURES, STATING THE DEPTH TO WHICH SUCH EXCAVATION IS INTENDED TO BE MADE, AND WHENTHE EXCAVATING WILL BEGIN.b)IN MAKING ANY EXCAVATION, ORDINARY CARE AND SKILL SHALL BE USED, AND REASONABLEPRECAUTIONS TAKEN TO SUSTAIN THE ADJOINING LAND AS SUCH, WITHOUT REGARD TO ANY BUILDINGOR OTHER STRUCTURE WHICH MAY BE THEREON, AND THERE SHALL BE NO LIABILITY FOR DAMAGE DONETO ANY SUCH BUILDING OR OTHER STRUCTURE BY REASON OF THE EXCAVATION, EXCEPT AS OTHERWISEPROVIDED OR ALLOWED BY LAW.c)IF AT ANY TIME IT APPEARS THAT THE EXCAVATION IS TO BE OF A GREATER DEPTH THAN ARE THEWALLS OR FOUNDATIONS OF ANY ADJOINING BUILDING OR OTHER STRUCTURE, AND IS TO BE SO CLOSEAS TO ENDANGER THE BUILDING OR OTHER STRUCTURE IN ANY WAY, THEN THE OWNER OF THEBUILDING OR OTHER STRUCTURE MUST BE ALLOWED AT LEAST 30 DAYS, IF HE SO DESIRES, IN WHICHTO TAKE MEASURES TO PROTECT THE SAME FROM ANY DAMAGE, OR IN WHICH TO EXTEND THEFOUNDATIONS THEREOF, AND HE MUST BE GIVEN FOR THE SAME PURPOSES REASONABLE LICENSE TOENTER ON THE LAND ON WHICH THE EXCAVATION IS TO BE OR IS BEING MADE.d)IF THE EXCAVATION IS INTENDED TO BE OR IS DEEPER THAN THE STANDARD DEPTH OF FOUNDATIONS,WHICH DEPTH IS DEFINED TO BE A DEPTH OF NINE FEET BELOW THE ADJACENT CURB LEVEL, AT THEPOINT WHERE THE JOINT PROPERTY LINE INTERSECTS THE CURB AND IF ON THE LAND OF THECOTERMINOUS OWNER THERE IS ANY BUILDING OR OTHER STRUCTURE THE WALL OR FOUNDATION OFWHICH GOES TO STANDARD DEPTH OR DEEPER THEN THE OWNER OF THE LAND ON WHICH THE EXCAVATIONIS BEING MADE SHALL, IF GIVEN THE NECESSARY LICENSE TO ENTER ON THE ADJOINING LAND,PROTECT THE SAID ADJOINING LAND AND ANY SUCH BUILDING OR OTHER STRUCTURE THEREON WITHOUTCOST TO THE OWNER THEREOF, FROM ANY DAMAGE BY REASON OF THE EXCAVATION, AND SHALL BELIABLE TO THE OWNER OF SUCH PROPERTY FOR ANY SUCH DAMAGE, EXCEPTING ONLY FOR MINORSETTLEMENT CRACKS IN BUILDINGS OR OTHER STRUCTURES.3.THE SUPERVISING ENGINEER SHALL PROVIDE A MINIMUM OF ONE BLUE TOP SET AT THE HIGHEST POINT INTHE FINISH DRAINING SWALE. THESE ELEVATIONS SHALL BE NOTED ON THE BUILDING PLANS.4.ALL FINAL SHEETS OF PLANS SUBMITTED INCLUDING SUBSEQUENTLY CORRECTED AND REVISED PLANS NEEDTHE WET OR ELECTRONIC STAMP, DATE AND WET SIGNATURE OF STATE OF CALIFORNIA LICENSED CIVILENGINEER WHO IS RESPONSIBLE FOR THE PREPARATION OF THE PLANS, CALCULATIONS AND/OR ANYDOCUMENTATION. COPIED OR REPRODUCED STAMP AND SIGNATURE IS NOT ACCEPTABLE. INDICATEEXPIRATION DATE OF LICENSE ALSO. NO ADDITIONAL RED/BLUE MARKS, NOTES OR DRAWINGS WRITTEN ONTHE PLAN UNLESS ACKNOWLEDGED BY A RESPONSIBLE ENGINEER WITH HIS “WET” PRINTED SIGNATURE ANDDATED WHERE ALL MARKS ARE ADDED AND CLOUDED.5.CIVIL ENGINEER/HIS REPRESENTATIVE (SURVEYOR) WILL BE ON JOB SITE TO CONFIRM GRADING OPERATIONTO BE ACCOMPLISHED IN ACCORDANCE WITH APPROVED GRADING PLANS. OR THE CIVIL ENGINEER SHALL BEAVAILABLE DURING GRADING AND CONSTRUCTION TO VERIFY COMPLIANCE WITH THE PLANS, LINES, GRADESAND ELEVATIONS FOR SURVEY CONTROLS, SPECIFICATIONS AND THE CODE AND ANY SPECIAL CONDITIONS OFTHE PERMIT WITHIN THE PURVIEW OF THE CIVIL ENGINEER. THE CIVIL ENGINEER OR LICENSED SURVEYORSHALL SET NECESSARY SURVEY STAKES TO VERIFY LINES, AND GRADES AS SHOWN ON PLANS.6.SCHEDULE PRE-GRADE MEETING ON SITE TO INCLUDE GRADING INSPECTOR OF THE CITY OF FULLERTON,PLUS GRADING CIVIL ENGINEER, GEOTECHNICAL/SOILS ENGINEER AND CONTRACTOR, AND OWNER.FINAL GRADING PLANS TO BE REVIEWED BY GEOTECHNICAL/SOILS ENGINEER WITH A SIGNED AND WRITTENSTATEMENT ON THE PLANS, THAT “THESE GRADING PLANS WERE REVIEWED AND APPROVED, AND THAT THEYCOMPLY WITH ALL THE REQUIREMENTS AND RECOMMENDATIONS OF THE GEOTECHNICAL/SOILS REPORT7.PROVIDE HYDROLOGY REPORT FOR (10, 25 & 100-YEAR STORM) AND HYDRAULIC CALCULATIONS FOR THESIZING OF DRAINPIPES GOING TO PUBLIC DRAIN. PROVIDE HYDROLOGY MAP SHOWING DRAINAGE SUB AREANUMBER IDENTIFICATION, AREA IN ACRES AND LENGTH. ALSO, PROVIDE DRAINAGE SCHEMATIC DIAGRAMWITH CALCULATIONS SHOWING ALL LATERAL (BRANCH) LINES. SHOW PIPE SIZES, TYPES OF MATERIALS8.PROVIDE PROTECTION TO PEDESTRIANS AND PUBLIC DURING CONSTRUCTION OR DEMOLITION PER CHAPTER33, APPENDIX J, BY BARRICADES, RAILINGS, FENCES AND/OR CANOPIES OR AS NECESSARY FORPEDESTRIAN (CUSTOMERS, EMPLOYEES, ETC.) SAFETY. SHOW A MINIMUM 6'-0" HIGH FENCE A MINIMUMDISTANCE OF MORE THAN ONE-HALF THE HEIGHT OF CONSTRUCTION AWAY FROM THE CONSTRUCTION OR USEANY OTHER APPROVED PROTECTION MEANS AND DEVICES.9.OBTAIN PERMIT FROM CAL/OSHA FOR EXCAVATIONS OVER 5'-0 DEEP.10.PROVIDE SHORING TO PROTECT ANY ADJACENT EXISTING STRUCTURES AFFECTED BY ANY EXCAVATION.PROVIDE SHORING DETAIL AND CALCULATIONS.11.SHOW IN THE PLAN THE FOLLOWING EARTHWORK VOLUMES:a.CUT _____ C.Y., FILL _____ C.Y., IMPORT _____ C.Y., EXPORT _____ C.Y, OVER EXCAVATION____C.Y.12.A PERFORMANCE BOND IS REQUIRED IN THE AMOUNT OF $2.20 X____ C.Y. = ______; (FORSLOPED/HILLSIDE) $2.75 X ________ C.Y. = _______. BOND MUST BE WITH SIGNED "AGREEMENT FORGRADING, SLOPE PLANTING AND EROSION CONTROL" FORM. (NOTE: BOND IS BASED ON ANY ONE OF THELARGEST QUANTITIES OF CUT, FILL, IMPORT, EXPORT, EXCAVATION AND PLUS OVER-EXCAVATION.(NOTE:NO PERFORMANCE BOND IS REQUIRED IF NO GRADING PERMIT IS REQUIRED.)13.A LIABILITY BOND IS REQUIRED IN THE AMOUNT OF $500,000. IN LIEU OF A LIABILITY BOND,EVIDENCE OF LIABILITY INSURANCE IN THAT AMOUNT MAY BE SUBMITTED SHOWING THE CITY OF FULLERTONAS INSURED.14.PROVIDE AT LEAST FOUR CROSS-SECTIONS OF LOT AT ALL FOUR SIDE-YARDS THAT EXTEND AT LEAST 5 FT.BEYOND PROPERTY LINE AND EXTENDS TO BUILDING PADS. IF NO BUILDING PADS YET, IT MUST EXTENDTHROUGH THE WHOLE LOT WIDTH OR LENGTH. DOTTED LINES FOR EXISTING AND SOLID LINES FORNEW/FINISH CONTOUR LINES.15.UNDER “SOILS REPORT ” : “NAME AND ADDRESS OF SOIL ENGINEER IN THE GRADING PLAN - NAME OF SOILCOMPANY: _______________, PROJECT/JOB NO. _______, AND DATE SOIL'S REPORT WAS PROPOSED_________________.” (FILL IN ACCORDINGLY)16.ALL EXISTING FILLS SHALL BE APPROVED BY THE GRADING INSPECTOR OR REMOVED BEFORE ANYADDITIONAL FILLS ARE ADDED.17.IF THE BUILDING EXTERIOR WALLS ARE OF WOODEN MATERIALS, PROVIDE A MINIMUM OF 8” CLEARANCEFROM THE TOP OF THE FOUNDATION TO THE FINISH GRADE. SHOW ON THE GRADING PLANS A MINIMUM OF 8”SEPARATION FROM THE TOP OF FOOTING (TF) TO FINISHED GRADE (FG) ADJACENT TO THE BUILDING. [CBC2304.12.1.2, CRCR317.1 ITEM 2]EXCEPTION: AT EXTERIOR WALLS WHERE THE EARTH IS PAVED WITH AN ASPHALT OR CONCRETE SLABAT LEAST 18 INCHES WIDE AND DRAINING AWAY FROM THE BUILDING, THE BOTTOM OF SILLS AREPERMITTED TO BE 6 INCHES ABOVE THE TOP OF SUCH SLAB.18.DUST SHALL BE CONTROLLED BY WATERING.19.APPROVED EROSION AND SEDIMENTATION PROTECTION DEVICES SHALL BE PROVIDED AND MAINTAINED ANDSHALL BE IN PLACE AT THE END OF EACH DAY'S WORK.20.SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE FROM BEGINNING TO COMPLETION OF GRADINGOPERATIONS PER CITY OF FULLERTON REGULATION ON CONSTRUCTION SANITATION FACILITY.21.ALL TRENCH BACKFILLS IN PUBLIC PROPERTY WHERE PRIVATE PROPERTY STRUCTURES OR SLOPES BEAR ONTHEM FOR SUPPORT SHALL BE CERTIFIED BY THE SITE SOIL TESTING FIRM. THE SOIL CERTIFICATIONSHALL INCLUDE THE STABILITY OF THE BACKFILL AND THAT THE COMPACTION IS 90% OF THE MAXIMUM DRYDENSITY USING THE AASHO TEST T180-57 MODIFIED TO USE 3 LAYERS IN LIEU OF 5 LAYERS.22.EARTHQUAKE-INDUCED LANDSLIDES. IF THIS SITE IS LOCATED ON SEISMIC HAZARD ZONE MAP ASPUBLISHED IN 1997 BY THE STATE OF CALIFORNIA DEPARTMENT OF CONSERVATION, DIVISION OF MINESAND GEOLOGY, IN COMPLIANCE WITH STATE OF CALIFORNIA, CHAPTER 7.8 SEISMIC HAZARDS MAPPING.PROVIDE EVALUATION AND MITIGATION FOR POSSIBLE EARTHQUAKE-INDUCED LANDSLIDES. THE AREA WHEREPREVIOUS OCCURRENCE OF LANDSLIDE MOVEMENT, OR LOCAL TOPOGRAPHIC, GEOLOGICAL, GEOTECHNICAL ANDSUB-SURFACE WATER CONDITIONS INDICATE A POTENTIAL FOR PERMANENT GROUND DISPLACEMENTS SUCHTHAT MITIGATION AS DEFINED IN PUBLIC RESOURCES CODE SECTION2693(C) WOULD BE REQUIRED. INADDITION, A SEISMIC SLOPE STABILITY ANALYSIS IS REQUIRED.23. THE SOILS ENGINEER AND/OR ENGINEERING GEOLOGIST SHALL MAINTAIN PERIODIC INSPECTIONS ANDSUBMIT A COMPLETE REPORT AND MAP UPON COMPLETION OF THE ROUGH GRADING.24.THE DESIGN ENGINEER SHALL EXERCISE SUFFICIENT SUPERVISORY CONTROL DURING GRADING ANDCONSTRUCTION TO ENSURE COMPLIANCE WITH THE APPROVED PLANS.25.ALL DIRT, SAND, MUD, OR DEBRIS DEPOSITED OR SPILLED UPON PUBLIC STREETS DURING ANY GRADING,HAULING, OR EXPORT OPERATIONS SHALL BE IMMEDIATELY CLEANED UP BY THE DEVELOPER, HISCONTRACTOR, SUBCONTRACTORS, OR AGENTS TO THE SATISFACTION OF THE CITY ENGINEER. FAILURE TODO SO WILL BE CAUSE FOR STOPPING OF ALL SUCH GRADING, HAULING, OR EXPORT WORK BY THE CITYUNTIL SUCH TIME AS THE STREETS ARE CLEANED.26.ALL LOTS SHALL DRAIN TO STREETS, ALLEYS OR APPROVED DRAINAGE WAYS 0.5% MINIMUM FOR ASPHALT,0.25% FOR CONCRETE (PCC), 1% MINIMUM FOR DIRT.

GRADING GENERAL NOTES (CONTINUED):27.THE FOLLOWING NEEDS SEPARATE PLAN REVIEW AND PAY PLAN REVIEW FEES. SUBMIT TWO/THREE SETSOF PLANS “WET” STAMPED AND SIGNED BY LICENSED PROFESSIONAL ENGINEER. INDICATE EXPIRATIONDATE OF LICENSE ALSO.a.SEWER LINE SYSTEM (IF OCCURS)b.PLUMBINGc.STORM DRAIN SUMP PUMPd.WATER LINE SYSTEM. (IF OCCURS)e.UTILITY LINE SYSTEM (EXCEPT STORM DRAINS)f.FOUNDATION FOR LIGHT STANDARD, FLAGPOLE AND FREE-STANDING SIGNS. PROVIDE STRUCTURALCALCULATIONS AND DRAWINGS FOR FOUNDATION. (NOTE THAT STRUCTURAL CALCULATIONS FOR LIGHTCOLUMNS OR POSTS SUBMITTED SEPARATELY OR LATER MUST BE APPROVED BY THE ENGINEER WHO DID THECALCULATIONS FOR THE FOUNDATION.) PROVIDE DETAIL OF BASE PLATE (SIZE AND THICKNESS). ALSOSHOW ANCHOR BOLT SIZE, LENGTH OF EMBEDMENT AND HOW MANY BOLTS. THIS DETAIL MUST BE INACCORD WITH THE LIGHT STANDARD POLE BASE BY MANUFACTURER/PRODUCT/ENGINEER.g.DEMOLITION OR ABANDONMENT PERMIT FOR ANY EXISTING STRUCTURES, ALL OTHER APPURTENANTDEVICES, EQUIPMENT, ETC.h.RETAINING WALLS THAT ARE OVER 4 FEET IN HEIGHT MEASURED FROM THE BOTTOM OF THE FOOTING TOTHE TOP OF THE WALL, OR SUPPORTING A SURCHARGE OR IMPOUNDING CLASS I, II, OR IIIA LIQUIDS.i.PROVIDE STRUCTURAL CALCULATIONS FOR ALL TYPES AND KINDS OF RETAINING WALLS IF PART OFGRADING PROJECT. NOTE THAT RETAINING WALLS ARE IN SEPARATE BUILDING PERMIT.j.REINFORCED CONCRETE OR MASONRY FENCES (WALLS), OVER 3'0” HIGH. SECTION 106.2.2.k.BLOCK/CONCRETE PILASTERS, MORE THAN 3'-0 HIGH.l.MORE THAN 6'-0 HIGH FENCE (WOOD OR CHAIN LINK). (NOTE: NOT MORE THAN 6'0" HIGH FENCE ANDSTUCCOED BOTH SIDES DOES NOT NEED PERMIT.)m.TRASH ENCLOSURE. (NOTE: CITY STANDARD DRAWINGS MAY BE USED.)28.THE GROUND IMMEDIATELY ADJACENT TO THE FOUNDATION SHALL BE SLOPED AWAY FROM THE BUILDING ATA SLOPE OF NOT LESS THAN 5% FOR A MINIMUM DISTANCE OF 10 FEET MEASURED PERPENDICULAR TO THEFACE OF THE WALL. IF PHYSICAL OBSTRUCTIONS OR LOT LINES PROHIBIT 10 FEET OF HORIZONTALDISTANCE, A 5-PERCENT SLOPE SHALL BE PROVIDED TO AN APPROVED ALTERNATIVE METHOD OFDIVERTING WATER AWAY FROM THE FOUNDATION. SWALES USED FOR THIS PURPOSE SHALL BE SLOPED NOTLESS THAN 2% WHERE LOCATED WITHIN 10 FEET OF THE BUILDING FOUNDATION. IMPERVIOUS SURFACESWITHIN 10 FEET OF THE BUILDING FOUNDATION SHALL BE SLOPED NOT LESS THAN 2 PERCENT AWAY FROMTHE BUILDING [1804.4]29.EXCEPTION: IMPERVIOUS SURFACES SHALL BE PERMITTED TO BE SLOPED LESS THAN 2 PERCENT WHERETHE SURFACE IS A DOOR LANDING OR RAMP THAT IS REQUIRED TO COMPLY WITH SECTION 1010.1.5,1012.3 OR 1012.6.1.30.COMPLY WITH NOTIFICATION OF ADJOINING PROPERTY BY GIVING A 10-DAY WRITTEN NOTICE TO THEADJACENT PROPERTY OWNERS OF INTENT TO EXCAVATE WHERE EXCAVATION IS DEEPER THAN THEFOUNDATION OF ADJOINING BUILDING OR LOCATED CLOSER TO PROPERTY LINE THAN THE DEPTH OFEXCAVATION. [CBC 3307.1]31.SUBMISSION OF PROFESSIONAL OPINION THAT THE SUBSOILS HAVE SUFFICIENT STABILITY TO HOLD THEADDITIONAL WEIGHT OF THE PROPOSED FILLS WITHOUT SETTLEMENT THAT WILL CAUSE DAMAGE TOPROPOSED IMPROVEMENTS MUST BE SUBMITTED TO THE DIRECTOR OF DEVELOPMENT SERVICES PRIOR TOPLACEMENT OF FILL.32.DRAINAGE PIPE THAT WILL UNDERLAY STRUCTURES MUST BE REINFORCED CONCRETE OR CAST IRON ANDTHE STRUCTURE FOUNDATIONS MUST BE ENGINEERED BY A FOUNDATION ENGINEER. THE DESIGN ENGINEERSHALL BE RESPONSIBLE FOR DEPUTY INSPECTION DURING CONSTRUCTION OF THE PIPE AND WILL CERTIFYTO THE STABILITY AND THAT THE WORK WAS DONE TO HIS SATISFACTION.33.THE LOCATION AND PROTECTION OF ALL UTILITIES IS THE RESPONSIBILITY OF THE PERMITTEE.34.NO EXPORTING OF EXCESS CUT OR DIRT WILL BE ALLOWED WITHOUT THE DEVELOPER, OR APPROPRIATECONTRACTOR FIRST OBTAINING A PERMIT TO DO SO FROM THE DIRECTOR OF ENGINEERING. SUCH APERMIT SHALL PRESCRIBE APPROVED ROUTES, HOURS OF OPERATION, TRAFFIC CONTROL REQUIREMENTS,STREET PROTECTION DEPOSITS, ETC.35.WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS DETERMINED TO BE NECESSARY BY THEENGINEERING GEOLOGIST AND SOIL ENGINEER, THE SOIL ENGINEER WILL SUBMIT DESIGN, LOCATION ANDCALCULATIONS TO THE DIRECTOR OF DEVELOPMENT SERVICES PRIOR TO CONSTRUCTION. THEENGINEERING GEOLOGIST AND SOIL ENGINEERING WILL INSPECT AND CONTROL THE CONSTRUCTION OF THEBUTTRESSING AND CERTIFY TO THE STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPONCOMPLETION.36.APPROVAL BY THE CITY BUILDING INSPECTOR DOES NOT PRECLUDE OBSERVATION BY THE GEOTECHNICALENGINEER AND ACCEPTANCE OF REVIEW BY THE GEOTECHNICAL ENGINEER DOES NOT PRECLUDE THEINSPECTION PROCESS BY THE CITY BUILDING INSPECTOR AND ANY OTHER CODE REQUIREMENTS FORINSPECTION.37.PROVIDE A COPY OF DRAINAGE EASEMENTS OR AGREEMENTS ARE REQUIRED WHERE STORM WATER (ROOF ANDSURFACE WATER) CROSSES ADJACENT PROPERTY TO REACH A PUBLIC FACILITY. THE EASEMENT DOCUMENTMUST BE NOTARIZED AND RECORDED WITH ORANGE COUNTY RECORDER'S OFFICE, AND/OR PROVIDE UPDATEDC.C.& R. REGARDING MAINTENANCE OF COMMON DRAINAGE AREAS, DRAINAGE DEVICES AND EASEMENTS.PROVIDE COPY OF RECORDED EASEMENT DOCUMENTS, SUCH AS TENTATIVE TRACT OR PARCEL MAP SHOWINGALL REQUIRED EASEMENTS OR COPY OF C.C. & R DOCUMENTS.38.SITES OVER 1 ACRE IN SIZE ARE REQUIRED TO PREPARE A STORM WATER POLLUTION PREVENTION PLAN(SWPPP) SUBJECT TO THE STATE WATER RESOURCES CONTROL BOARD (SWRCB) APPROVAL. PLEASE SUBMITA COPY TO BE USED FOR REFERENCE.39.PROVIDE “NOI” NOTICE OF INTENT I.D. NUMBER. “THIS WILL BE ISSUED BY REGIONAL WATER QUALITYCONTROL BOARD.” THE NOTICE OF INTENT (NOI) SHOULD BE MAILED TO THE STATE RESOURCES CONTROLBOARD AT THE FOLLOWING ADDRESS:40.STATE WATER RESOURCES CONTROL BOARD DIVISION OF WATER QUALITY41.DIVISION OF WATER QUALITY42.ATTN: STORM WATER PERMIT UNITA.A.BOX 1977A.B.SACRAMENTO, CA 95812-197743.EROSION & SEDIMENT CONTROL PLAN TO INCLUDE BMP DETAILS PER CASQA FACTSHEETS, STABILIZEDCONSTRUCTION ENTRANCE/ EXIT FOR (CASQA TC-1), PERIMETER CONTROL BMPS, MATERIAL STORAGEDETAIL FOR STOCKPILES (CASQA WM-3), AND WASTE MANAGEMENT BMP (CASQA WE-6), ETC.WWW.OCWATERSHEDS.COM44. OBSERVATION, INSPECTION AND/OR TESTING AND REPORT SUBMITTAL SHOULD BE PERFORMED BY THEGEOTECHNICAL CONSULTANT OR HIS REPRESENTATIVE AT EACH OF THE FOLLOWING STAGES AND TO COMPLYWITH ALL THE REQUIREMENTS AND RECOMMENDATION OF THE SOILS REPORT. APPENDIX J.n.SITE PREPARATION, CLEARING, GRUBBING AND REMOVAL FROM THE SITE VEGETATION, TRASH, DEBRISAND ANY DELETERIOUS MATERIALS WITHIN THE CONSTRUCTION SITE.o.EXPOSED SUB-GRADE GROUND SURFACE AFTER OVER EXCAVATION FOR SUITABILITY OR FURTHERPREPARATION TO RECEIVE AND TO SERVE AS STRUCTURAL FILL SUB-GRADE.p.AT THE COMPLETION OF ROUGH GRADING TO CONDUCT ADDITIONAL SAMPLING, LABORATORY TESTING ANDANALYSIS FOR FINAL SOIL PRECISE GRADING OR FOUNDATION DESIGN RECOMMENDATIONS.q. APPROVAL OF ANY IMPORTED FILL MATERIAL USED PRIOR TO IMPORTATION TO SITE.r. REMOVAL OF ALL UNSUITABLE MATERIALS AND SOILS.s. AFTER PRESOAKING BUILDING PAD AND OTHER FLATWORK SUBGRADE AND PRIOR TO POURING SLABS.t. TEMPORARY EXCAVATION.u.DURING PRECISE GRADING/RECERTIFICATION.v.OVEREXCAVATION AND PROCESSING ( I.E. SCARIFYING, MOISTURE CONDITIONING, BACKFILL ANDRECOMPACTING ) OF ALL WEATHERED AND DISTURBED NEAR SURFACE FILL OR NON-FILL SOIL MATERIAL.w.EXPOSED SURFACE OF COMPLETED OVEREXCAVATION.x.AFTER EXCAVATION FOR FOOTINGS OF BUILDINGS, RETAINING WALLS, AND FREESTANDING WALLS, ANDPRIOR TO POURING CONCRETE.y.DURING COMPACTION OF ALL FILLS, AFTER OVER-EXCAVATION.z.SURFACE AND SUBSURFACE DRAINAGE INSTALLATION.aa.FOUNDATION EXCAVATIONS.

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GRADING GENERAL NOTES (CONTINUED):45. GEOTECHNICAL OBSERVATION, AND INSPECTION/TESTING MUST COMPLY WITH ALL THE REQUIREMENTS ANDRECOMMENDATION OF THE SOIL'S ENGINEER. SEE APPENDIX Jab.THE OWNER SHALL EMPLOY THE GEOTECHNICAL ENGINEER OR HIS APPROVED REPRESENTATIVE RESPONSIBLEFOR THE DESIGN, OR ANOTHER GEOTECHNICAL ENGINEER DESIGNATED BY THE GEOTECHNICAL ENGINEER OFRECORD TO PERFORM GEOTECHNICAL OBSERVATION TESTING AS DEFINED IN APPENDIX J TO ENSURECOMPLIANCE OF ALL REQUIREMENTS IN SOILS ENGINEERING REPORT, AND ENGINEERING GEOLOGY REPORT.OBSERVED DEFICIENCIES SHALL BE REPORTED IN WRITING TO THE OWNER'S REPRESENTATIVE,CONTRACTOR AND THE BUILDING OFFICIAL. THE GEOTECHNICAL OBSERVER SHALL SUBMIT TO THEBUILDING OFFICIAL A WRITTEN STATEMENT THAT THE SITE VISITS HAVE BEEN MADE AND IDENTIFYINGANY REPORTED DEFICIENCIES THAT, TO THE BEST OF THE GEOTECHNICAL OBSERVER'S KNOWLEDGE, HAVEBEEN RESOLVED. SEE SOIL'S REPORT.ac.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING WRITTEN NOTICE TO THE OFFICE OF THEGEOTECHNICAL ENGINEER WITH AS MUCH NOTICE AS POSSIBLE AND A MINIMUM OF 24 HOURS IN ADVANCEOF THE CONSTRUCTION SCHEDULE IN ORDER TO FACILITATE SCHEDULING OF THE REQUIRED GEOTECHNICALOBSERVATIONS/TESTING.ad.FAILURE TO COMPLETE REQUIRED GEOTECHNICAL OBSERVATION MAY REQUIRE REMOVAL OF ANY FINISHESTHAT HAVE BEEN SUBSEQUENTLY INSTALLED, OR DISASSEMBLY OF THE CONSTRUCTION FOR OBSERVATIONPURPOSES.ae.APPROVAL BY THE CITY BUILDING INSPECTOR DOES NOT PRECLUDE OBSERVATION BY THE GEOTECHNICALENGINEER AND ACCEPTANCE OF REVIEW BY THE GEOTECHNICAL ENGINEER DOES NOT PRECLUDE THEINSPECTION PROCESS BY THE CITY BUILDING INSPECTOR AND ANY OTHER CODE REQUIREMENTS FORINSPECTION.af.REMOVAL AND REPLACEMENT OF ANY MATERIALS AND FINISHES AND/OR DAMAGED BY THE REMOVALPROCESS, OR AS REQUIRED FOR CORRECTIVE ACTION, SHALL BE AT THE CONTRACTOR'S EXPENSE, NOTTHE OWNER, GEOTECHNICAL ENGINEER OR GEOTECHNICAL OBSERVER. ANY REVISIONS OF PLANS NEED THEWET STAMP AND WET SIGNATURE OF RESPONSIBLE CIVIL AND GEOTECHNICAL ENGINEERS, AND SUBMIT TWOSETS OF THESE PLANS TO BE BUILDING DEPARTMENT FOR APPROVAL PRIOR TO INSTALLATION.46.SHOW ON PLAN AND PROVIDE CROSS SECTION AND CONSTRUCTION DETAILS OF UNDERGROUND DRAIN ANDSURFACE DRAINAGE LAYOUT. THE FINAL POINT OF DISCHARGE FROM WITHIN THE PROPERTY TO ANAPPROVED DRAIN SERVICE OR PUBLIC CURB AND GUTTER, ALLEYS, ETC.47.PRIOR TO THE POURING OF FOUNDATION, FOOTING, SLAB/PAVEMENT OR ISSUANCE OF BUILDING PERMIT,PROVIDE THE FOLLOWING:ag.SOIL'S REPORT FROM THE SOILS ENGINEER TO CERTIFY THE PROPER COMPACTION, EXCAVATION ANDPREPARATION OF SOIL FOR THE FOUNDATION, AND COMPLIANCE WITH ALL THE REQUIREMENTS OF SOILSREPORT SUBMITTED AND ANY ADDENDUM AND/OR SUBSEQUENT SOIL'S REPORT. USE BUILDING DEPARTMENTSTANDARD CERTIFICATION FORM. SOIL'S ENGINEER TO WET STAMP, WET SIGN AND INDICATEEXPIRATION DATE OF HIS LICENSE ON THE CERTIFICATION FORM.ah.ROUGH GRADING CERTIFICATION FROM LICENSED (GRADING) CIVIL ENGINEER. USE BUILDINGDEPARTMENT STANDARD CERTIFICATION FORM. CIVIL ENGINEER TO WET STAMP, WET SIGN AND INDICATEEXPIRATION DATE OF HIS LICENSE ON THE CERTIFICATION FORM.ai.ROUGH GRADING INSPECTION APPROVAL FROM THE CITY.48.WHERE NECESSARY, CHECK DAMS, CRIBBING, RIPRAP, OR OTHER DEVICES OR METHODS SHALL BEEMPLOYED TO CONTROL EROSION AND PROVIDE SAFETY. [CBC J110.2] GRADING GENERAL NOTES (CONTINUED):49.TO PROTECT ADJACENT PROPERTY, PROVIDE PERMANENT EROSION CONTROL MEANS. [CBC J108.3 ]50.DRAINAGE ACROSS PROPERTY LINES SHALL NOT EXCEED THAT WHICH EXISTED PRIOR TO GRADING. EXCESSOR CONCENTRATED DRAINAGE SHALL BE CONTAINED ON SITE OR DIRECTED TO AN APPROVED DRAINAGEFACILITY. EROSION OF THE GROUND IN THE AREA OF DISCHARGE SHALL BE PREVENTED BY INSTALLATIONOF NONEROSIVE DOWN DRAINS OR OTHER DEVICES. [ J109.4]51.ANY TEMPORARY AND PERMANENT DE-SILTING CATCH BASINS, DRAINAGE, SURFACING, SLOPE PLANTING,AND OTHER EROSION, SURFACE WATER, AND FLOOD CONTROL PROTECTIVE DEVICES, INSTALLATIONS, ANDMEASURES TO BE INSTALLED UPON SUCH PROPERTY AS ARE REASONABLY NECESSARY, BASED UPON THETIME OF YEAR DURING WHICH THE WORK WILL BE COMMENCED AND COMPLETED, AND UPON THE MAXIMUMRAINFALL INTENSITY EXPECTED UNDER CONDITIONS OF A 25-YEAR FREQUENCY STORM, TO PREVENT ANYDAMAGE TO ANY PUBLIC OR PRIVATE PROPERTY, INSTALLATIONS AND MEASURES WILL COMPLY WITH THEFULLERTON BUILDING CODE.

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THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF THE PLUMP ENGINEERING, INC. NO PARTOF THESE DOCUMENTS, INCLUDING DESIGN CONCEPT, MAY BE USED, REPRODUCED OR DISCLOSED INANY FORM WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF PLUMP ENGINEERING, INC.

J:\Geotech Development Corporation\C.2107079 - State College Townhomes DCRD CDs\ACAD\2107079C02GR.dwg Mar 15, 2022 - 3:27pmDESIGN BY:DATE:PROJECT NO.5 TTAL/DD/CBTTDRAWN BY:CHECKED BY:BASIS OF BEARINGS:STATE COLLEGE TOWNHOMES245 N. STATE COLLEGE BLVD.FULLERTON, CA 9283103-15-202203-15-2022THE BASIS OF BEARINGS FOR THIS SURVEY IS THECENTERLINE OF RESERVOIR STREET, AS SHOWN ON THERECORD OF SURVEY RECORDED IN BOOK 68, PAGE 47, OFRECORDS OF SURVEY, BEING NORTH 01°29'30" WEST.

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THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF THE PLUMP ENGINEERING, INC. NO PARTOF THESE DOCUMENTS, INCLUDING DESIGN CONCEPT, MAY BE USED, REPRODUCED OR DISCLOSED INANY FORM WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF PLUMP ENGINEERING, INC.

J:\Geotech Development Corporation\C.2107079 - State College Townhomes DCRD CDs\ACAD\2107079C03UT.dwg Mar 15, 2022 - 3:27pmDESIGN BY:DATE:PROJECT NO.5 TTAL/DD/CBTTDRAWN BY:CHECKED BY:BASIS OF BEARINGS:STATE COLLEGE TOWNHOMES245 N. STATE COLLEGE BLVD.FULLERTON, CA 9283103-15-202203-15-2022THE BASIS OF BEARINGS FOR THIS SURVEY IS THECENTERLINE OF RESERVOIR STREET, AS SHOWN ON THERECORD OF SURVEY RECORDED IN BOOK 68, PAGE 47, OFRECORDS OF SURVEY, BEING NORTH 01°29'30" WEST.

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LEGEND:PROPOSED LANDSCAPE AREAPROP. PCCPROP. CONCRETE WALKWAYDA BOUNDARYDA-XX,XXX SFXX.XX acDRAINAGE AREA INFORMATIONPROPOSED FLOW DIRECTIONIMPERVIOUS AREAPERVIOUS AREADA130,354 SF (0.70 AC)595 SF (0.01 AC)PERVIOUS AND IMPERVIOUS AREATOTAL30,948 SF (0.71 AC) TREATMENT CONTROL BMP'S:MODULAR WETLANDS UNITSTRUCTURAL CONTROL BMP'S:EFFICIENT IRRIGATION & LANDSCAPE DESIGN WATER QUALITY MANAGEMENT PLAN4SHEET:2107079
THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF THE PLUMP ENGINEERING, INC. NO PARTOF THESE DOCUMENTS, INCLUDING DESIGN CONCEPT, MAY BE USED, REPRODUCED OR DISCLOSED INANY FORM WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF PLUMP ENGINEERING, INC.

J:\Geotech Development Corporation\C.2107079 - State College Townhomes DCRD CDs\ACAD\2107079C04WQ.dwg Mar 15, 2022 - 3:27pmDESIGN BY:DATE: PROJECT NO.5TTAL/DD/CBTTDRAWN BY:CHECKED BY:BASIS OF BEARINGS:STATE COLLEGE TOWNHOMES245 N. STATE COLLEGE BLVD.FULLERTON, CA 9283103-15-202203-15-2022THE BASIS OF BEARINGS FOR THIS SURVEY IS THECENTERLINE OF RESERVOIR STREET, AS SHOWN ON THERECORD OF SURVEY RECORDED IN BOOK 68, PAGE 47, OFRECORDS OF SURVEY, BEING NORTH 01°29'30" WEST.

DA-130,948 SF0.71 acSEE DETAIL BELOW
*MODULAR WETLANDS UNIT:MODEL: MWS-L-4-15REQUIRED FLOWRATE: 0.153 CFSPROVIDED FLOWRATE: 0.175 CFSCALCULATIONS CAN BE FOUND IN WQMP REPORT UNDER"ATTACHMENT G - WORKSHEETS"BMP CROSS-SECTIONS CAN BE FOUND IN WQMP REPORTUNDER "ATTACHMENT C - EXHIBIT" S4MW-1 DETAILSCALE: 1" = 10'

SEE DETAIL BELOW

⅊

STATE COLLEGE BO

REVERE AVENUE
R/W ⅊⅊
SHEET:2107079
THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY OF THE PLUMP ENGINEERING, INC. NO PARTOF THESE DOCUMENTS, INCLUDING DESIGN CONCEPT, MAY BE USED, REPRODUCED OR DISCLOSED INANY FORM WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF PLUMP ENGINEERING, INC.

J:\Geotech Development Corporation\C.2107079 - State College Townhomes DCRD CDs\ACAD\2107079C05SECT.dwg Mar 15, 2022 - 3:27pmDESIGN BY:DATE:PROJECT NO.5 TTAL/DD/CBTTDRAWN BY:CHECKED BY:BASIS OF BEARINGS:STATE COLLEGE TOWNHOMES245 N. STATE COLLEGE BLVD.FULLERTON, CA 9283103-15-202203-15-2022THE BASIS OF BEARINGS FOR THIS SURVEY IS THECENTERLINE OF RESERVOIR STREET, AS SHOWN ON THERECORD OF SURVEY RECORDED IN BOOK 68, PAGE 47, OFRECORDS OF SURVEY, BEING NORTH 01°29'30" WEST.

SECTION A-A

SECTION C-CSECTION B-B
SECTIONSC055

SECTION E-ESECTION D-D

California Wild
Landscape Architecture
[email protected] | 714.519.1027
245 STATE COLLEGE TOWNHOMES - FULLERTON, CA

GEOTECH DEVELOPMENT CORPORATION
0’ 8’4’ 12’ 16’
Date: 03.10.2022 - 3rd City Submittal scale: 1/8” = 1‘-0” Conceptual Landscape Plan L.1.1 STATE COLLEGE BOULEVARD bike rack with (2) spaces
raised planters
with enhanced finish & accent trees
mail cluster boxes
enhanced paving at entry
and key locations
colored concrete
with topcast finish
exit-only gate
private patios with concrete
paving & low screen fence
raised planters
moveable pottery
with self-watering system
raised planters at private patios
built-in barbecue
with table & chairs
synthetic turf yoga lawn
with built-in bench
private patios with concrete
paving & 6’ ht. privacy fence

PROJECT
ENTRY
a/c units, typical
private patios with concrete
paving & total 6’ ht. privacy fence
potential
transformer
location TBD by dry
utility consultant
street trees

EXISTING RESIDENTIAL

EXISTING COMMERCIAL
A

F E D C B
TOTAL PROJECT LANDSCAPE AREA:
2,858 S.F.

LEVEL 2 OPEN

SPACE DECK ABOVE

SEE ENLARGEMENT
SHEET L.1.2
full width city
sidewalk
evergreen hedge
30”-42” ht. to
screen utilities.
15 gal. Ligustrum or
equivalent
California Wild
Landscape Architecture
[email protected] | 714.519.1027
245 STATE COLLEGE TOWNHOMES - FULLERTON, CA

GEOTECH DEVELOPMENT CORPORATION
Date: 03.10.2022 - 3rd City Submittal
scale: 1/2” = 1‘-0”
0’ 2’1’ 3’ 4’
Rooftop Conceptual Landscape Plan L.1.2
built-in barbecue with sink

PROJECT ENTRY

EXISTING COMMERCIAL
dining table
overhead structure per architect

ELEVATOR STAIRS
planters with vines
California Wild
Landscape Architecture
[email protected] | 714.519.1027
245 STATE COLLEGE TOWNHOMES - FULLERTON, CA

GEOTECH DEVELOPMENT CORPORATION
0’ 8’4’ 12’ 16’
Date: 03.10.2022 - 3rd City Submittal scale: 1/8” = 1‘-0” Conceptual Planting Plan L.2.1 STATE COLLEGE BOULEVARD

EXISTING RESIDENTIAL

EXISTING COMMERCIAL
A

F E D C B

PROJECT
ENTRY
LEVEL 2 OPEN

SPACE DECK ABOVE

SEE BOTTOM LEFT
LEVEL 2 OPEN SPACE DECK

TREE PLANTING LEGEND
STREET TREES - 24” BOX MIN. SIZE
Selection to be coordinated with City Arborist
ONSITE TREES - 24” BOX MIN. SIZE
Arbutus ‘Marina’ Hybrid Strawberry tree
Dracaena draco Dragon tree
Dracaena marginata Dragon tree
Laurus nobilis Bay laurel
Olea europaea Olive - Fruiting & Fruitless Varieties Podocarpus gracilior Fern Pine
Rhus lancea African sumac
Tristania laurina Water gum

SHRUB PLANTING LEGEND
SHRUBS - 1 GAL. MIN. SIZE
Acacia cognata ‘Cousin It’ Cousin It Acacia
Aeonium urbicum Salad bowl
Agave attenuatta Foxtail Agave
Agave ‘Blue Flame’ Blue Flame Agave
Asparagus densiflorus ‘myersii’ Asparagus fern
Carex divulsa European Sedge
Chrondropetalum tectorum Cape Rush
Cordyline ‘Soledad’ Soledad Cordyline
Dianella revoluta ‘Little Rev’ Little Rev Flax Lily
Dianella tasmanica ‘variegata’ Variegated Flax Lily

SHRUB PLANTING LEGEND, CONTINUED
SHRUBS - 1 GAL. MIN. SIZE
Juncus patens Gray rush
Muhlenbergia rigens Deergrass
Olea europaea ‘Little Ollie’ Little Ollie Olive
Pittosporum ‘Compactum’ Compact pittosporum
Pittosporum ‘Golf Ball’ Golf Ball pittosporum
Rosmarinus ‘Huntington Carpet’ Rosemary
Sansevieria trifasciata Snake plant
Sesleria autumnalis Autumn Moor Grass
Westringia fruticosa ‘Smokey’ Coast rosemary
Zamia furfacia Cardboard palm

California Wild
Landscape Architecture
[email protected] | 714.519.1027
245 STATE COLLEGE TOWNHOMES - FULLERTON, CA

GEOTECH DEVELOPMENT CORPORATION
Date: 03.10.2022 - 3rd City Submittal
Plant Palette - Trees L.2.2
Hybrid Strawberry tree
Arbutus ‘Marina’
Dragon tree
Dracaena marginata
Bay laurel
Laurus nobilis
Fern Pine
Podocarpus gracilior
Olea europaea
Olive - Fruiting & Fruitless Varieties
Water gum
Tristania laurina
Dragon trees
Dracaena draco
African sumac
Rhus lancea
California Wild
Landscape Architecture
[email protected] | 714.519.1027
245 STATE COLLEGE TOWNHOMES - FULLERTON, CA

GEOTECH DEVELOPMENT CORPORATION
Date: 03.10.2022 - 3rd City Submittal
Plant Palette - Shrubs L.2.3
Cape Rush
Chrondropetalum tectorum
European Sedge
Carex divulsa
Golf Ball pittosporum
Pittosporum ‘Golf Ball’
Coast rosemary
Westringia fruticosa ‘Smokey’
Rosemary
Rosmarinus ‘Huntington Carpet’
Variegated Flax Lily
Dianella tasmanica ‘variegata’
Compact pittosporum
Pittosporum ‘Compactum’
Little Ollie Olive
Olea europaea ‘Little Ollie’
Cousin It Acacia
Acacia cognata ‘Cousin It’
Little Rev Flax Lily
Dianella revoluta ‘Little Rev’
Blue Flame Agave
Agave ‘Blue Flame’
Cardboard palm
Zamia furfacia
Snake plant
Sansevieria trifasciata
Autumn Moor Grass
Sesleria autumnalis
Foxtail Agave
Agave attenuatta
Aeonium urbicum
Salad bowl
Asparagus fern
Asparagus densiflorus ‘myersii’
Soledad Cordyline
Cordyline ‘Soledad’
Waxleaf Privet
Ligustrum japonicum ‘Texanum’

WQ PLANT

WQ PLANT
WALL AND FENCE LEGEND:
6' HT. MAX. BLOCK WALL

SPLITFACE CMU BLOCK BY ORCO OR EQUIVALENT
RAISED PLANTER - HEIGHT VARIES 24" TO 48"

BURNISHED CMU BLOCK

BY ORCO OR EQUIVALENT
RAISED PLANTER - 42" HEIGHT

BURNISHED CMU BLOCK

BY ORCO OR EQUIVALENT
SCREEN FENCE - 6' HEIGHT TOTAL

WOOD - NATURAL, COMPOSITE, OR ALUMINUM
RAISED PLANTER - HEIGHT VARIES 24" TO 48"

BOARDFORM CONCRETE

CONCRETE PER CONTRACTOR
E&F, L.5
DETAIL
B, L.5
B, L.5
A, L.5
C&D, L.5
F
E
California Wild
Landscape Architecture
[email protected] | 714.519.1027
245 STATE COLLEGE TOWNHOMES - FULLERTON, CA

GEOTECH DEVELOPMENT CORPORATION
0’ 8’4’ 12’ 16’
Date: 03.10.2022 - 3rd City Submittal scale: 1/8” = 1‘-0” Conceptual Landscape Wall & Fence Plan L.3.1 STATE COLLEGE BOULEVARD

EXISTING RESIDENTIAL

EXISTING COMMERCIAL
A

F E D C B
Wall & Fencing / Gate per Architect
exit-only gate per architect
LEVEL 2 OPEN

SPACE DECK ABOVE

SEE ENLARGEMENT
SHEET L.1.2

PROJECT
ENTRY
6' MAX

PROPERTY LINE
36" MAX.
(VARIES PER CIVIL)
4"
42" MIN.
6' MAX.

PER
STRUCTURAL ENG.

PER
STRUCT.

RAISED PLANTER
WITH BOARDFORM FINISHB 1" = 1'-0" RAISED PLANTER
WITH CMU BLOCKA 1" = 1'-0"

WOOD SCREEN FENCEDPERIMETER BLOCK WALL
CONCEPTUAL SECTIONE 1" = 1'-0" 1" = 1'-0" WOOD SCREEN FENCE ON PLANTER WALLC 1" = 1'-0"
6' MAX

HEIGHT VARIES
24"-48"

FINISHED SURFACE

POURED IN PLACE

BOARDFORM

CONCRETE WALL

FINISHED SURFACE

CMU BLOCK

WITH BURNISHED
FINISH

CMU CAP

WITH BURNISHED
FINISH

FINISHED SURFACE

HORIZONTAL

WOOD SLATS

METAL POSTS

FINISHED SURFACE

HORIZONTAL

WOOD SLATS

METAL POSTS

WALL PER PLAN

NEIGHBOR
SIDE

PROJECT
SIDE

CMU CAP

PRECISION FINISH

CMU BLOCK

SPLITFACE FINISH

PERIMETER BLOCK WALL
ELEVATIONF 1" = 1'-0"

CMU CAP

PRECISION FINISH

CMU BLOCK

SPLITFACE FINISH
6' MAX.

NEIGHBOR
SIDE
California Wild
Landscape Architecture
[email protected] | 714.519.1027
245 STATE COLLEGE TOWNHOMES - FULLERTON, CA

GEOTECH DEVELOPMENT CORPORATION
Date: 03.10.2022 - 3rd City Submittal
Conceptual Landscape Wall & Fence Elevations L.3.2

5 Hutton Centre Drive, Suite 300 • Santa Ana, CA 92707 • T: 714.751.7373 • F: 714.545.8883

MEMORANDUM
February 9, 2023

To: From:

Edgardo Caldera
Senior Planner
City of Fullerton
Alia Hokuki, AICP
Senior Project Manager
Psomas

Subject: Substantial Evidence for Notice of Exemption for the State College Townhomes Project

SECTION 15332, IN-FILL DEVELOPMENT (CLASS 32) CRITERIA
Section 15332, In-Fill Development Projects (Class 32), applies to the proposed State College Townhomes Project (Project). Class 32 consists of environmentally benign infill projects that are consistent with the General Plan and Zoning designations and requirements. This class of projects are characterized as in-fill development meeting the following conditions:
a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
c. The project site has no value as habitat for endangered, rare, or threatened species. d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
e. The site can be adequately served by all required utilities and public services.

PROJECT DESCRIPTION
The proposed Project involves construction of 25 two‐story multi‐family rental units, over one level of subterranean garage parking in the City of Fullerton (City). The Project utilizes density bonus and will dedicate three units to very low‐income households. The proposed residences consist of four 3‐bedroom units, eight 3‐bedroom plus private roof deck units, and thirteen 2‐bedroom units all with private outdoor terraces.

The 0.71-acre Project site is located at 245 North State College Boulevard within an urbanized portion of the City. The Project site is currently developed with two single‐story residential structures and one accessory structure. Access to the property is off State College Boulevard. The Project site is bound to the west and south by single-family residential properties, to the north by a commercial restaurant/parking lot, and to the east by State College Boulevard.

CITY OF FULLERTON GENERAL PLAN LAND USE MAP AND GUIDELINES The City’s Zoning designation for the Project site is Garden-Type Multiple-Family Residential (R-G) (City of Fullerton 2022a).

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Multi-family housing (City of Fullerton 2012). The Project proposes development of multi-family housing, consistent with this designation.

Density: The Fullerton Plan specifies a maximum density of 15.1 dwelling units (DU)/Acre for developments within R-G Zones; however, the Project would utilize a density bonus, dedicating three units to very low‐income households. Without a density bonus, the Project would be allowed to develop 19 units with subterranean parking; however, the density bonus, a 35 percent density increase, allows for the development of up to 26 units. The Project currently proposes development of 25 units, consistent with the allowable density for the Project site.

Lot Coverage: The R-G Zoning allows for 60 percent maximum lot coverage. The Project with a total square footage of 17,527 within the 30,947-square-foot site represents a 56.6 percent coverage of the Project site. This is consistent with the maximum allowable lot coverage identified in The Fullerton Plan.

Open Space: The Fullerton Plan requires projects to provide 800 square feet (sf) of open space for each 2-bedroom unit and 1000 sf for each 3-bedroom unit; as proposed, this would require a total of 22,400 sf of open space for the Project. However, as part of the Project’s density bonus, the Project, has requested a reduction of 29 percent in open space requirements (i.e., 6,496 sf) resulting in a requirement of 15,904 sf.

As proposed, the Project would provide a total of 15,930 sf of open space. This would be consistent with the open space requirements specific to the proposed Project.

Height: The maximum allowable building height for R-G Zoned developments is 20 ft/1 story if within 50 ft of R-1 property. While the Project site is within 50 ft of R-1 property, the Project’s density bonus includes an incentive allowing for maximum building height of 2 stories The Project proposes 25 two- story residential units, consistent with the allowable height specific to the proposed Project.

Parking: The City’s parking requirements for projects within R-G Zones of the City are 1.75 garage spaces plus 0.75 space open guest parking for 2-bedroom unit and 2 garage spaces plus 1 space open guest parking for units with 3 or more bedrooms. However, as part of the Project’s density bonus, Project’s specific parking requirements are as follows:
• 2 Spaces Per 2- or 3-Bedroom Unit: 22 units X 2 spaces = 44 Spaces • 0.5 Spaces Per Very Low-Income Unit: 3 units X 0.5 space = 1.5 Spaces • Total Spaces Required per Density Bonus: 46 Spaces
The proposed Project will provide a total of 56 assigned parking spaces and 6 guest parking spaces, exceeding the parking requirements applicable to the Project.

As described above, there would be no conflict with City land use designation, requirements, and development standards.

Edgardo Caldera,
March 31, 2023

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SECTION 15300.2–EXCEPTIONS CRITERIA
Categorical Exemptions are subject to the additional conditions described in Section 15300.2, Exceptions, of the State CEQA Guidelines, as follows:

Location
“(a) Location. 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 on 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 to the Class 32 Categorical Exemption. Nevertheless, it is noted the Project site does not contain a designated, mapped, or adopted environmental resource of hazardous or critical concern.

Cumulative Impacts
“(b) Cumulative Impact. 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.” Based on review of the City Planning Department’s active development projects and the City’s Public Works Department’s Capital Improvement Projects under construction, there are no active development projects within one-half mile of the Project site (City of Fullerton 2020, City of Fullerton 2023a).

However, there are two planned or active capital improvement projects within 1 mile of the Project site.

Additionally, based on a review of the City Planning Department’s list of development activity in the City, there is one project within one-half mile of the Project site currently undergoing plan check engineer review and there are two projects within one mile of the Project site either undergoing plan check engineer review or pending construction (City of Fullerton 2023b). Cumulative project locations, types, and status are detailed in Table 1 below.

Edgardo Caldera,
March 31, 2023

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TABLE 1

DEVELOPMENT PROJECTS IN THE CITY OF FULLERTON

Name Location
Distance from
Project Site Development Type Status
Hub Fullerton 2601, 2701, and 2751
E Chapman Avenue

0.4 mile northeast Student Oriented
Housing
Undergoing Plan Check
Engineer Review
Goodman Logistics 2001 E Orangethorpe
Avenue

0.8 mile southwest Industrial Development Entitlements are Complete
Orangethorpe Avenue
– State College to
Placentia Avenue*
Orangethorpe Avenue
– State College to
Placentia Avenue

0.9 mile south Infrastructure Design Phase
Orangethorpe Avenue
WMR – Acacia to
State College*
Orangethorpe Avenue
WMR – Acacia to
State College

0.9 mile south Infrastructure Construction Phase
Rexford Via Burton
Fullerton Project
1901 Via Burton 1 mile southwest Industrial Development Undergoing Plan Check Engineer Review
*Capital Improvement Project
Source: City of Fullerton
While four of the five projects listed above, are more than one-half mile from the site, the Hub Fullerton Project is less than one-half mile from the Project site. However, given that construction activities of the Project and the Hub Fullerton Project are not anticipated to occur concurrently and that the Project would result in nominal increase in vehicular trips long-term, the Project contribution to potential cumulative impacts would be less than significant.

Significant Effects (unusual circumstances)
“(c) Significant Effect. 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 Project would not have a significant effect on the environment due to unusual circumstances, as demonstrated below. Neither the Project site, nor the proposed Project, has any features or characteristics that would distinguish it from other in-fill projects in an urban environment; therefore, there are no unusual circumstances. Also, the Project-related construction activities will occur within the construction staging area and not impact surrounding area.

Implementation of the proposed Project would involve demolition of the existing residential buildings and removal of ornamental vegetation. Construction-related excavation would not disturb existing utility infrastructure. The proposed Project would connect to existing sewer and water utilities while protecting all existing utility facilities. Additionally, replacement of old sewer lateral and water main and restoring paving to existing conditions will occur as conditions to the Project. The construction contractor would be required to take precaution to protect all existing facilities and utilities; would not perform any work that would interfere or damage existing service; and would provide all measures necessary to protect existing structures during construction (e.g., bracing, shoring) during all construction phases. Upon completion of construction, all disturbed pavement areas would be restored to pre-construction conditions. The potential impacts related to Section 15332, In-Fill Development (Class 32) Criteria, are discussed below:

Edgardo Caldera,
March 31, 2023

Page 5 ends

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• The Project would result in limited short-term construction-related air quality and GHG emissions related to construction activities. The types and numbers of construction equipment used during construction would be limited given the size of the Project site; therefore, construction activities are not expected to exceed regional or local significance thresholds established by the South Coast Air Quality Management District (SCAQMD) or any applicable draft GHG thresholds promulgated by the SCAQMD Working Group. The Project would not result in a wasteful or inefficient use of energy.
• The Project site is developed and surrounded by a mix of urban land uses and ornamental landscaping, which provide minimal foraging habitat for common animal species that are typically found in urban area. Thus, the Project site does not contain any habitat suitable for special status plant and animal species. Further, review of the U.S. Fish and Wildlife Service’s (USFWS’) Critical Habitat for Threatened and Endangered Species shows the nearest critical habitat is located approximately 1.16 miles to the northwest the Project site (USFWS 2023a).

Various residential, commercial, and institutional land uses lie between the Project site and the nearest critical habitat; therefore, the Project would not have an impact on federally listed Threatened or Endangered plant or wildlife species, nor would it result in removal of any federally designated critical habitat. Review of the U.S Fish and Wildlife Service’s National wetlands inventory indicates that there are no riparian habitat or wetlands located on the Project site, nor will any be affected by the Project (USFWS 2023b). The Project site is situated in a developed urban area and does not function as a wildlife corridor or native wildlife nursery site. • As described previously, the Project site is in an urban area and developed with two single‐story, single-family residential structures and one accessory structure. In the existing condition, shallow soils underlying the site are likely comprised of artificial fill, which may not contain cultural resources (i.e., archaeological, buried historical, paleontological, or tribal cultural). In light of the proposed subterranean garage, excavation may reach the depths not previously disturbed.

However, the Project would be required to comply with Condition of Approval (COA) CR-1 and COA TCR-1 (State Health and Safety Code Section 7050.5) from The Fullerton Plan Program Environmental Impact Report (PEIR) to ensure no impacts to paleontological, archeological, or cultural resources would occur during excavation (City of Fullerton 2012). o COA CR-1: In the event that cultural resources (archaeological, historical, paleontological) resources are inadvertently unearthed during excavation and grading activities of any future development project, the contractor shall immediately cease all earth disturbing activities within a 100-foot radius of the area of discovery. If not already retained, the project proponent shall retain a qualified professional (i.e., archaeologist, historian, architect, paleontologist, Native American Tribal monitor), subject to approval by the City of Fullerton, to evaluate the significance of the finding and appropriate course of action. If avoidance of the resource(s) is not feasible, salvage operation requirements pursuant to Section 15064.5 of the CEQA Guidelines shall be followed. After the find has been appropriately avoided or mitigated, work in the area may resume. o COA TCR-1: If human remains are encountered during the conduct of ground-disturbing activities, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition of the materials pursuant to Public Resources Code Section 5097.98. The provisions of Section 15064.5 of the CEQA Guidelines shall also be followed. The County Coroner must be notified of the find immediately. If the remains are determined to be prehistoric, Edgardo Caldera,
March 31, 2023

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the Coroner will notify the Native American Heritage Commission (NAHC). The NAHC will determine and notify a Most Likely Descendent (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The descendent must complete the inspection within 24 hours of notification by the NAHC. The MLD may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials. These requirements shall be included as notes on the contractor specification and verified by the Community Development Department, Building and Permits Division, prior to issuance of grading permits.
• A Limited Geotechnical Report was prepared by Terradyne in April 2021 and is included as Attachment A of this Memorandum. The State of California has established Earthquake Fault Zones for the purpose of mitigating the hazard of fault rupture by prohibiting the location of most human occupancy structures across the traces of active faults. The Project site is not included within an Earthquake Fault Zone as created by the Alquist-Priolo Earthquake Faulting Zone Act (DOC 2022). A review of published geologic literature and maps pertaining to the site vicinity indicates that there are no known or potentially active faults with the potential for surface rupture crossing or projecting towards the site. Additionally, faut rupture through the site is not anticipated. However, because of the high tectonic activity of the region and proximity of the Puente Hills Blind Thrust Fault system and other faults such as the Elsinore Fault system the potential for surface rupture cannot be precluded. It should be noted that the Southern California region is an area of moderate to high seismic risk and it is not considered feasible to render structures fully resistant to seismic related hazards. The Project would comply with the 2022 California Building Code (CBC) and use seismic parameters recommended in the Geotechnical Investigation (ICC 2022, Terradyne 2021).
• A Preliminary Hydrology Report was prepared by Plump Engineering, Inc. in February 2022 and is included as Attachment B of this Memorandum. The existing Project site is graded mostly flat, with the longest flow path being of approximately 280 feet at 0.8 percent slope from northwest to southeast of the property. Storm water discharges out of the existing Project site to the curb and gutter along State College Boulevard. The proposed development would grade the site to storm drains located throughout the site area. The drains would direct the water to the east of the site, facing State College Boulevard. The storm water will be treated by a Modular Wetlands System.

Once the storm water is treated, the stormwater will discharge out of the property to the curb and gutter along State College Boulevard. The entrance ramp to the subterranean parking garage located at the northeast corner of the site will have its storm water collected by a trench drain located at the bottom of the ramp. The trench drain will place the water in detention vaults, which are designed to contain the 100-year, 24-hour storm event runoff of the ramp area. Storm water will be discharged from the detention vaults using pumps. The storm water will eventually make its way to the modular wetlands unit where it will be treated and discharged.

Edgardo Caldera,
March 31, 2023

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• Construction of the Project would comply with the City’s noise ordinance and be limited to the least noise-sensitive hours of the day per Fullerton Municipal Code Section 15.90.050. Although construction activity would be audible to some of the nearby residences, they would be temporary and occur during the least noise-sensitive parts of the day. Noise levels from construction equipment would also not involve pile drivers or other equipment that exceed the noise level limits established by the City under Fullerton Municipal Code Section 15.90.050. The noise generation would not be considered substantial or adverse. • Based on the City Traffic Engineer, the Project would not exceed the City’s adopted significance criteria for Vehicle Miles Traveled (VMT), and as such would not result in VMT impact. All nearby roads would remain open at all times during the construction, unless approved by the City engineer.
• A Sewer Assessment Report was prepared by Plump Engineering in February 2022 and is included as Attachment D of this Memorandum. The report concluded that the new multi-family development will increase the volume of sewer flows over the existing site condition. As such, the Sewer Assessment Report was submitted to the City’s consultant, Woodward and Curran, for review and sewer model analysis. Based on the sewer model analysis, included as Appendix E, it was concluded that the City-owned sewer system has adequate capacity to accept flows from the proposed Project. Removal and disposal of demolition materials and other construction waste during construction would follow all applicable codes and requirements.

Scenic Highways
“(d) Scenic Highways. 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. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR.”
The Project would not result in damage to scenic resources, as none exists near or within the viewshed of the Project site. The nearest Eligible or Officially Designated State scenic highway is State Route (SR) 91, which is an Officially Designated State scenic highway and is located approximately 4 miles southeast of the Project site at its nearest point (Caltrans 2023a, Caltrans 2023b). Construction equipment would not be visible by motorists traveling on SR 91 due to the urban built environment surrounding the Project site; the topography of the land; and distance to the Project site. Likewise, the proposed development of 2-story residential structures would not be visible by motorists traveling on SR 91 due to intervening topography, surrounding urban environments, and distance to the Project site. Neither Project construction nor Project operation would create a significant impact pertaining to public views or scenic opportunities.

Hazardous Waste Site
“(e) Hazardous Waste Sites. 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 located on a site that is included on a list of hazardous materials sites compiled, pursuant to Section 65962.5 of the California Government Code (i.e., Cortese List) (DTSC 2023).

Edgardo Caldera,
March 31, 2023

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Historical Resources
“(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.” Based on review of the City of Fullerton Local Register of Historical Resources, the Project site is not identified as a listed or eligible historic resource (City of Fullerton 2021).

R:\Projects\FUL\3FUL020103 - State College\Environmental Documentation\Memorandum\Final\Final Substantial Evidence Memorandum_033123.docx

Edgardo Caldera,
March 31, 2023

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REFERENCE
California Department of Transportation (Caltrans). 2023a (January 31, last accessed). State Scenic Highway Map. Sacramento, CA: Caltrans.
https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e805711 6f1aacaa
California Department of Transportation (Caltrans). 2023b (January 11 last accessed). List of Eligible and Officially Designated State Scenic Highways (.xlsx download). Sacramento, CA: Caltrans. https://dot.ca.gov/programs/design/lap-landscape-architecture-and-community-livability/lap-liv-i- scenic-highways
Department of Toxic Substances Control (DTSC). 2023 (January 31, last accessed). Cortese List Data Resources, List of Hazardous Waste and Substances sites from Department of Toxic Substances Control (DTSC) EnviroStor database. Sacramento, CA: CalEPA. https://calepa.ca.gov/sitecleanup/corteselist/.

Department of Conservation (DOC). 2022. Earthquake Zones of Required Investigation. Sacramento, CA:

Department of Conservation. https://maps.conservation.ca.gov/cgs/EQZApp/ Fullerton, City of. 2023a. (January 31, last accessed). City of Fullerton Capital Improvement Projects.

City of Fullerton Public Works. Fullerton, CA: Fullerton. https://www.cityoffullerton.com/government/departments/public-works/capital-improvement- program
Fullerton, City of. 2023b. (January 31, last accessed). City of Fullerton Project Listing. City of Fullerton Planning Department. Fullerton, CA: Fullerton. Fullerton, City of. (2023a). (January 31, last accessed). City of Fullerton Capital Improvement Projects. City of Fullerton Public Works.

Fullerton, CA: Fullerton. https://www.cityoffullerton.com/government/departments/public- works/capital-improvement-program
Fullerton, City of. 2022. (January 31, last accessed). Fullerton, California Municipal Code. Fullerton, CA:

Fullerton. https://codelibrary.amlegal.com/codes/fullerton/latest/fullerton_ca/0-0-0-1 Fullerton, City of. 2021 (February 25). City of Fullerton Register of Historical Resources. Fullerton, CA:

Fullerton
https://www.cityoffullerton.com/home/showpublisheddocument/5376/637673111878500000 Fullerton, City of. 2020. (January 31, last accessed). City of Fullerton Development Activity. Fullerton, CA: Fullerton. https://www.cityoffullerton.com/government/departments/community-and- economic-development/planning-zoning/development-activity Fullerton, City of. 2012. (January 31, last accessed). The Fullerton Plan. Fullerton, CA: Fullerton. https://www.cityoffullerton.com/government/departments/community-and-economic- development/planning-zoning/general-plan/the-fullerton-plan International Code Council (ICC). 2022 (July), 2022 California Green Building Standards Code:

California Code of Regulations, Title 24, Part 11. Washington, D.C. https://codes.iccsafe.org/content/CAGBC2022P1/copyright Edgardo Caldera,
March 31, 2023

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U.S. Fish and Wildlife Service (USFWS). 2023a (January 30, access date). Critical Habitat for Threatened and Endangered Species. Washington, D.C.: USFWS. https://fws.maps.arcgis.com/home/webmap/viewer.html?webmap=9d8de5e265ad4fe09893cf75b8 dbfb77=
U.S. Fish and Wildlife Service (USFWS). 2023b (January 30, access date). National Wetlands Inventory.

Washington, D.C.: USFWS. https://fwsprimary.wim.usgs.gov/wetlands/apps/wetlands-mapper/

5 Hutton Centre Drive Suite 300 ● Santa Ana CA 92807 ● 714.751.7373

MEMORANDUM
To: Chris Schaefer, AICP, Planning Manager, City of Fullerton

From: Alia Hokuki, AICP, Senior Project Manager, Psomas

Date: May 10, 2023

Subject: 245 State College Boulevard Project

This Memorandum is to identify the appeal comments and associated responses related to the proposed 245 State College Boulevard Project, in the City of Fullerton (City) . The Project was approved on April 6, 2023, and a Notice of Exemption (NOE) was filed with the Orange County Clerk Recorder, on April 12, 2023. In the meantime, the City received two appeal letters on the proposed development. The letters are identified below, and the responses to issues raised in the comment letters are also provided.

Appeal Letter 1
April 5, 2023
RE: Request for Minor Site Plan Review (ZON -2021-0041)/245 N. State College Boulevard

1. Exemption (Class 32)
The commentor identifies that Class 32, In-fill Development Projects, must be consistent with all applicable G eneral Plan policies as well as with applicable Z oning designation and regulations. Further, the commentor claims that the proposed Project at 245 N. State College is not consistent with the City’s General Plan.

Primarily, the commentor states that the Project is inconsistent with the City’s General Plan, while a Class 32 In-fill exemption requires project consistency with all applicable General Plan designations and all applicable General Plan policies as well as applicable Zoning designations and regulations.

Project specific density bonus incentives include: an increase in height, a reduction in open space, and a reduction in required setbacks. It should be noted that the courts have determined that development standards waived under density bonus law are not applicable to the Project for two reasons: 1) the density bonus law authorized the waiver and 2) the City's code (15.17.120) requires the City to grant density bonuses upon a proper application. (Wollmer v City of Berkley 2011).

As such and as discussed in greater detail below, the Project would be consistent with applicable General Plan designations and all applicable G eneral Plan policies as well as applicable zoning designation and regulations:

Chris Schaefer, AICP

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Land Use: The City’s General Plan, The Fullerton Plan, allows for the development of a variety of residential land uses within R-G designation, including but not limited to Single Family, Two Family, and Multi-family housing (City of Fullerton 2012). The Project proposes development of multi-family housing, consistent with this designation.

Density: The Fullerton Plan specifies a maximum density of 15.1 dwelling units ( du)/acre for developments within R-G Zones; without a density bonus, the Project would be allowed to develop 19 units with subterranean parking . H owever, the Project proposes to utilize a density bonus, dedicating three units to very low -income households. Therefore, the density bonus, a 35 percent density increa se, allows for the development of up to 26 units. The Project currently proposes development of 25 units, consistent with the allowable density for the Project site.

Lot Coverage: The R-G Zoning allows for 60 percent maximum lot coverage. The Project with a total square footage of 17,527 within the 30,947 -square-foot site represents a 56.6 percent coverage of the Project site. This is consistent with the maximum allowable lot coverage identified in The Fullerton Plan.

Open Space: The Fullerton Plan requires projects to provide 800 square feet (sf) of open space for each 2-bedroom unit and 1,000 sf for each 3-bedroom unit; as proposed, this would require a total of 22,400 sf of open space for the Project. However, as part of the density bonus, t he Project has requested a reduction of 29 percent in open space requirements (i.e., 6,496 sf) resulting in a requirement of 15,904 sf. As proposed, the Project would provide a total of 15,930 sf of open space, which would be consistent with the open space requirements specific to the proposed Project.

Height: The maximum allowable building height for R -G Zoned developments is 20 ft/1 story if within 50 ft of R-1 property. While the Project site is within 50 ft of a single-family residential (R-1) property, the Project’s density bonus includes an incentive allowing for maximum building height of 2 stories or 40 ft. The Project proposes 25 two-story residential units, consistent with the allowable height specific to the proposed Project.

Parking: The City’s parking requirements for projects within R -G Zones of the City are 1.75 garage spaces plus 0.75 space open guest parking for a 2-bedroom unit and 2 garage spaces plus 1 space open guest parking for units with 3 or more bedrooms. However, as part of the Pr oject’s density bonus, Project’s specific parking requirements are reduced and are as follows:
• 2 Spaces Per 2- or 3-Bedroom Units: 22 units x 2 spaces = 44 Spaces • 0.5 Space Per Very Low-Income Unit: 3 units x 0.5 space = 1.5 Spaces • Total Spaces Required per Density Bonus: 46 Spaces
However, the proposed Project will provide a total of 56 assigned parking spaces and 6 guest parking spaces, exceeding the parking requirements applicable to the Project.

Chris Schaefer, AICP

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The commentor raises no issue with condition ‘b’ of the Class 32 exemption, which states that the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. No further discussion is required.

The commentor requests that documentation indicating that the subject property is of no value as habitat for endangered, rare, or threatened species be provided.

The Project site is disturbed, developed, and surrounded by a mix of urban land uses and ornamental landscaping, which provide minimal foraging habitat for common animal species that are typically found in urban area. Thus, the Project site does not contain any habitat suitable for special status plant and animal species.

Further, it should be noted that the City is aware of the 181 animal taxa and their classified status, listed by various agencies. Review of the U.S. Fish and Wildlife Service’s (USFWS’) Critical Habitat for Threatened and Endangered Species shows the nearest critical habitat is located approximately 1.16 miles to the northwest the Project site (USFWS 2023a). Various residential, commercial, and institutional land uses lie between the Project site and the nearest critical habitat; therefore, the Project would not have an impact on federally listed Threatened or Endangered plant or wildlife species, nor would it result in removal of any federally designated critical habitat. Additionally, review of the U.S Fish and Wildlife Service’s National wetlands inventory indicates that there are no riparian habitat or wetlands located on the Project site, nor will any be affected by the Project (USFWS 2023b). The Project site is situated in a developed urban area and does not function as a wildlife corridor or native wildlife nursery site. In light of the existing condition of the site and the above discussion, no consultation with a biologist or re presentative of the California Department of Fish and Wildlife (CDFW) is required.

The commentor requests that a traffic study, air quality study, and water quality study be provided.

Traffic: Based on Project review by the City Traffic Engineer, the Project would not exceed the City’s adopted significance criteria for Vehicle Miles Traveled (VMT), and as such would not result in VMT impacts. All nearby roads would remain open during construction, unless approved by the City engineer. As such, it was determined that no traffic study is required for the Project.

Air Quality : The Project would result in limited short -term construction -related air quality and greenhouse gas ( GHG) emissions related to construction activities. The types and numbers of construction equipment used during construction would be limited given the size of the Project site; therefore, construction activities are not expected to exceed regional or local significance thresholds established by the South Coast Air Quality Management Distri ct (SCAQMD) or any applicable draft GHG thresholds promulgated by the SCAQMD Working Group. Furthermore, the Project would be required to comply with SCAQMD Rules 401, 402, and 403, regulating visible emissions, public nuisances, and fugitive dust respectively. As such, no air quality study is required for the Project.

Water Quality: The Project’s Preliminary Water Quality Management Plan (WQMP) is included as an appendix to the Substantial Evidence Memorandum. Currently, storm water discharges out of the existing Project site to the curb and gutter along State College Boulevard. The proposed development would grade the site to storm drains located throughout the site area. The drains would direct the water to the east of the site, facing State College Boulevard. The storm water will be treated by a Modular Wetlands System. Once the storm water is treated, the stormwater will discharge out of the property to the curb and gutter along State College Boulevard. Additionally, the entrance ramp to the

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subterranean parking garage located at the northeast corner of the site will have its storm water collected by a trench drain , which will place the water in detention vaults, designed to contain the 100-year, 24-hour storm event run off of the ramp area. Storm water will be discharged from the detention vaults using pumps. The storm water will make its way to the modular wetlands unit where it will be treated and discharged. With the system in place and storm water being treated prior to being discharged, water quality would not be affected downstream.

During construction, the contractor would be required to implement erosion control measures to manage sediment and other potential pollutants that could affect water quality. Appropriate Best Management Practices (BMPs) for construction -related materials, wastes, spills, or residues would be implemented to minimize transport from the site to streets, drainage facilities, or adjoining property by wind, runoff, or tracking. The Project woul d comply with all local, State, and federal Stormwater Pollution Prevention laws and any requirements of the California Regional Water Quality Control Board, Santa Ana Region. Also , the Project would comply with all BMPs outlined in the Project’s WQMP, prepared by Plump Engineering. Additionally, the Project was approved pursuant to a list of COAs, including the following condition pertaining to water quality:
• Prior to issuance of building permits, the Developer shall submit a Water Improvement Plan prepared by a California Registered Civil Engineer. The system shall be designed in conformance with the City of Fullerton Water Utility Specifications and Fire Department requirements and shall be subject to approval by the City Engineer and accepted by the Public Works Director.

The commentor requests a detailed plan for how all utilities and public services, specifically trash collection, will be addressed.

Construction-related excavation would not disturb existing utility infrastructure. The proposed Project would connect to existing sewer and water utilities while protecting all existing utility facilities. Additionally, replacement of old sewer lateral an d water main and restoring paving to existing conditions will occur as conditions to the Project. The construction contractor would be required to take precaution to protect all existing facilities and utilities; would not perform any work that would interfere or damage existing service; and would provide all measures necessary to protect existing structures during construction (e.g., bracing, shoring) during all construction phases.

Additionally, the Project was approved pursuant to a list of COAs, including the following condition pertaining to trash and trash collection:
• In the event the business operations generate more trash than the existing trash enclosure can contain, the property owner shall be responsible for disposal of the additional trash through modifications in the number of days per week of trash pickups. Trash shall not be kept outside of the trash enclosure at any time.

2. Density
The commentor states that the General Plan indicates that this parcel is to be developed as low to medium density. The comment goes on to state that anything more than the assigned density would benefit the development company only and does not consider those alread y living in and paying taxes in the area.

As previously stated, Section 15.17.120, Density Bonus, of the City’s Municipal Code requires the City to grant density bonus to projects meeting one or more of the qualifying criteria established within

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May 10, 2023

the same section of Code. The Project, dedicating 3 of its 25 units for very-low-income households, is eligible for three density bonus incentives. As such, the Project can request a higher density, and in light of the density bonus, the proposed density would be consistent with applicable regulations.

While the other topics addressed by the commentor are noted, they do not raise any issues pursuant to CEQA; as such, no further response is necessary.

The commentor states that both Revere and Concord Avenue continue to have parking issues with patrons of Mr. BBQ, BIGS and CSUF students parking on the streets. Furthermore, the commentor inquires specifics regarding parking, vehicle registration, and crowded streets during street sweeping.

As previously stat ed, the Project would provide a total of 56 assigned parking spaces and 6 guest parking spaces, exceeding the parking requirements applicable to the Project. Moreover, the Project has been approved pursuant to a list of COAs, including the following condition pertaining to parking:
• The applicant shall submit a Parking management Plan to the Planning division for review and approval prior to issuance of final Certificate of Occupancy. The plan shall include, but not be limited to, the assignment of parking spaces and guest parking practices.

While the other topics addressed by the commentor, including but not limited to vehicle registration and street sweeping, are noted, they do not raise a CEQA issue and are not the responsibilities of the proposed Project; as such, no further response is necessary.

The commentor also raises issue with the 9-11foot setback.

As previously stated, the Project’s density bonus qualifies it for three density bonus incentives: an increase in height, a reduction in open space, and a reduction in required setbacks. As such, the Project’s setback would be consistent with all applicable zoning regulations in light of the density bonus incentive.

The commentor raises an issue with safety , emergency vehicle access, fire life s afety, traffic control, and ingress/egress.

It should be noted that the Project as proposed complies with the City ’s policies, regulatory requirements, and standards. As such, no impacts are anticipated.

The commentor raises issue with views into adjacent properties, privacy concerns, smoking legalities, security, electromagnetic radiation, and root intrusion.

While the commentor’s concerns are noted, the issues of smoking legalities, security (vague), electromagnetic radiation, and root intrusion are not CEQA issues; as such, no further response is required. Regarding views into adjacent properties, as discussed, CEQA Class 32 exemption criteria do not require an analysis of aesthetics or visual impacts.

Chris Schaefer, AICP

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3. Design
The commentor states that the design of the new development should be studied in the rear of the property. This comment is not clear. Does the commenter mean to say that views from the rear of the property should have been discussed?
Regarding the overall design, the Project has been designed to blend well with other commercial and residential development in the immediate area. The various materials, architectural elements and proposed colors serve to enhance the building elevations and create a cohesive architectural style.

The building orientation and articulation would reduce massing and create a streetscape of interest along State College Boulevard.

Moreover, while the comment is noted and a response provided, CEQA Class 32 exempti on criteria do not require an analysis of aesthetics or visual impacts. As such, no additional response is required.

Appeal Letter 2
April 5, 2023
RE: Request for Minor Site Plan Review (ZON -2021-0041)/245 N. State College Boulevard
Density
The commentor requests that the P roject not be exempt from CEQA in order for the City to exercise their due diligence to properly investigate the potential significant effects related to traffic, noise, air quality or water quality in an area that was not zoned for or meant to be developed at the densities of the proposed Project.

Through the preparation of appropriate technical studies , review of relevant databases, and coordination with the City Engineer, the P roject has demonstrated that with implementation of necessary regulatory requirements and conditions of approval, a Class 32 Cat egorical Exemption is appropriate, and no further analysis , beyond what is included in the Substantial Evidence Memorandum, is required.

While the commentor is correct in that the Project site was not zoned for the Project’s density , the City is required to grant the applicant with the appropriate density bonus in pursuant to City Municipal Code 15.17.120.

Building Height/Setbacks
The Commentor states that the Project’s 2 -story height incentive would not be allowed pursuant to the City’s Municipa l Code without the Project’s density bonus. Further, the commentor states that this increase in height and reduction in setback would result in a loss of privacy and property value for homeowners of adjacent properties.

The commentor is correct in that th e Project’s proposed height would not be allowed without the height incentive afforded by the Project’s density bonus; however, as the commentor notes, this incentive is allowed as part of the Project’s density bonus. Pursuant to City Municipal Code 15.17.120, the City is required to grant the appropriate density bonus to the applicant. As such, in light of the

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requirement, the Project would be consistent with all applicable regulations associated with building heights and setbacks. Furthermore, the comment or identifies lack of privacy and reduced property values as issues resulting from the increase d height. This comment is noted but does not raise any issues pertaining to CEQA, as such no further response is required.

Parking
The commentor states that the Project is providing more parking spaces than required by California legislation and the density bonus, but the Project does not supply the amount of parking deemed necessary by Fullerton Municipal Code.

The commentor is incorrect in their assertion that the Project does not supply parking consistent with applicable requirements within the City’s Municipal Code. As discussed in the Substantial Evidence Memorandum, the Project would provide a total of 56 assigned parking spaces and 6 guest parking spaces. Section 15.17.120, Density Bonus, of the City’s Municipal Code, states that in addition to the development incentives afforded to a Project through density bonus, parking ratios for density bonus housing developments shall be as follows:
• Zero to one bedroom: one onsite parking space.
• Two to three bedrooms: two onsite parking spaces.
• Four and more bedrooms: two and one-half parking spaces.

As such, the number of parking spaces provided by the Project would exceed the City’s Municipal Code requirements. Mo reover, the Project was approved pursuant to a list of COAs , including the following condition pertaining to parking and enforcing provision of parking spaces:
• The applicant shall submit a Parking management Plan to the Planning division for review and approval prior to issuance of final Certificate of Occupancy. The plan shall include, but not be limited to, the assignment of parking spaces and guest parking practices.

The commentor goes on to raise issue with residents parking off-site, jaywalking hazards, off- site enforcement of the neighborhood’s overnight parking ban, and off-site residents parking on their lawns.

The comments are noted; however, these top ics do not raise CEQA issues or the Class 32 in -fill requirements. No further response is required.

Cumulative Impacts
The commentor inquires about the Project’s cumulative impacts associated with the construction of the Hub Fullerton Project.

Given that construction activities of the Project and the Hub Fullerton Project are not anticipated to occur concurrently and that the Project would result in nominal increase in vehicular trips long-term, the Project ’s contribution to potential cumulative impacts wou ld be less than significant. No responses to questions regarding the Hub Fullerton project are required.

Chris Schaefer, AICP

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Significant Effects (Unusual Circumstances)
The commentor raises concern regarding water quality, increase in impervious surfaces, and drainage.

A Preliminary Hydrology Report and a Preliminary WQMP are prepared for the proposed Project and included as Appendix A and Appendix B of the Substantial Evidence Memorandum. While the Project would increase the site’s impervious surface, this is typical of most development projects. The Project’s proposed hydrology ensures that potential associated issues, such as storm water runoff and flow rates, would be less than significant.

The Project’s Preliminary Hydrology Report was prepared by Plump Engineering, Inc. in February 2022 to determine the flow rates from the Project site in the existing and proposed conditions. The report is also the basis for analyzing and designing to mitigate any potential impacts to adjacent property owners, upstream/downstream drainages and storm drain facilities and to protect the building from 100-year flood event.

In the existing condition, storm water discharges out of the existing Project site to the curb and gutter along State College Boulevard. The proposed development would grade the site to storm drains located throughout the site area. The drains would direct the water to the east of the site, facing State College Boulevard. The storm water will be treated by a Modular Wetlands System designed to handle the design flowrate and discharge d out of the property to the curb and gutter along State College Boulevard. The entrance ramp to the subterranean parking garage will have its storm water collected by a trench drain located at the bottom of the ramp. The trench drain will place the water in detention vaults, which are designed to contain the 100 -year, 24-hour storm event runoff of the ramp area. Storm water will be discharged from the detentio n vaults using pumps ; treated at the modular wetland units; and discharged.

Additionally, the Project has been approved pursuant to a list of COAs , including the following conditions:
• Prior to issuance of building permits, the Developer shall submit a Water Improvement prepared by a California Registered Civil Engineer. The system shall be designed in conformance with the City of Fullerton Water Utility Specifications and Fire Department requirements and shall be subject to approval by the City Engineer and accepted by the Public Works Director.
• Site development shall not result in the increase in storm water run-off and flow intensity to the adjacent properties nor obstruct storm water flow into the site. The size and alignment of on -site drainage facilities shall be based upon detailed hydrology and hydraulic calculations prepared by a California Registered Engineer and shall be approved by the City Engineer.

Chris Schaefer, AICP

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May 10, 2023

Traffic
The commentor requests that the City conduct an updated traffic volumes study before approving this Project. Additionally, the commentor states that they are concerned about residents’ ability to make a left turn from Revere to State College. Furthermore, the commentor raises concern over congestion, vehicles speeding through the area , and drunk drivers.

As stated previously, based on Project review by the City Traffic Engineer, the Project would not exceed the City’s adopted significance criteria for Vehicle Miles Traveled (VMT), and as such would not result in VMT impact s. All nearby roads would remain open at all times during construction, unless approved by the City engineer. As such, no traffic study is required for the Project.

Moreover, while the commentor’s concerns associated with congestion and level of service (LOS) are noted, CEQA no longer u tilizes LOS to assess traffic impacts. Rather, VMT is the appropriate methodology to do so, and as stated above, the Project would not exceed the City’s adopted significance criteria for VMT. All other topics within this comment are noted but are not issue s pursuant to CEQA. As such, no further response is required.

Trash
The commentor raises issue with the dumpsters located in the parking structure and the frequency/schedule upon with they will be emptied.

While this comment does not raise a CEQA issue, it is noted that the Project has been approved pursuant to a list of conditions of approval, including the following:
• In the event the business operations generate more trash than the existing trash enclosure can contain, the property owner shall be respon sible for disposal of the additional trash through modifications in the number of days per week of trash pickups. Trash shall not be kept outside of the trash enclosure at any time.

Delivery Vehicles
The commentor states that the parking structure would be constructed to accommodate large delivery vehicles. The commentor goes on to state that delivery drivers usually park wherever they can make the quickest delivery, often stopping in the middle of the road. Further, the commentor asks how the developer will ensure that delivery vehicles do not stop in the driveway to make deliveries.

The commentor is correct in their assertion that the parking garage has been designed to accommodate delivery vehicles; the remaining concerns addressed in this comment are not CEQA issues. As such, no response is required.

Chris Schaefer, AICP

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Other
The commentor states that the scope of this Project far exceeds other projects being considered for Minor Site Review. The commentor goes on to state that a project of this scope should not be exempt form CEQA.

Section 15332, In -Fill Development Projects (Class 32), applies to the proposed Project. Class 32 consists of environmentally benign infill projects that are consistent with the General Plan and Zoning designations and requirements. This class of projects are characterized as in-fill development meeting the following conditions:
a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
c. The project site has no value as habitat for endangered, rare, or threatened species. d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
e. The site can be adequately served by all required utilities and public services.

The Project’s Substantial Evidence Memorandum addresses Project consistency with each of these conditions. As such, the Project does qualify for a Class 32 In-Fill exemption.

Regarding a Minor Site Review , Section 15.47.025, Determining a Minor or Major S ite Plan, of the Fullerton Municipal Code states that a Site Plan shall be considered Minor if:

1. The project qualifies for an exemption (Categorical or Statutory) from the requirements of CEQA; and

2. The project does not require a discretionary action (CUP, Variance, Minor Exception, etc.).

As the Project meets both criteria, a Minor Site Plan is appropriate for the Project.

RESOLUTION NO. PC-2023-12

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

FULLERTON, CALIFORNIA, APPROVING A RESOLUTION UPHOLDING

THE DECISION OF THE ZONING ADMINISTRATOR APPROVING A MINOR SITE PLAN TO REDEVELOP A 0.71 ACRE SITE WITH 25 RESIDENTIAL TOWNHOMES OF WHICH 15 PERCENT OF THE UNITS WILL BE DEED -

RESTRICTED FOR VERY LOW -INCOME HOUSEHOLDS ON PROPERTY
ZONED R-G, LOCATED AT 245 NORTH STATE COLLEGE BOULEVARD

ZON-2021-0041 AND ZON-2023-0034

APPLICANT: KARA BLOCK
PROPERTY OWNER: GEOTECH DEVELOPMENT CORPORATION

RECITALS

WHEREAS, an application was filed for a Minor Site Plan to redevelop a 0.71-acre site with 25 townhome units over subterranean garage parking on a property more specifically described as:

Orange County Assessor’s Parcel No. 269-064-08

WHEREAS, a notice of a Zoning Administrator hearing was sent to property owners located adjacent to the project site in accordance with Fullerton Municipal Code §15.76.040.B; and

WHEREAS, FMC Section 15.47.040 authorizes the Zoning Administr ator to act on a Minor Site Plan; and

WHEREAS, in accordance with the California Environmental Quality Act ( CEQA) Guidelines Section 15332, the project qualifies for a Class 32 - In-Fill Development Projects, Project Exemption; and

WHEREAS, in accordance with Section 15.66.070 of Chapter 15.66, Appeals of Zoning Administrator decisions are authorized to be heard by the Planning Commission; and

WHEREAS the Planning Commission of the City of Fullerton, in compliance with the noticing requirements of Fullerton Municipal Code (FMC) Chapter 15.76, has held a duly noticed public hearing for ZON-2023-0034.

RESOLUTION

NOW, THEREFORE, BE IT FOUND, DETERMINED AND RESOLVED by the Planning Commission of the City of Fullerton, as follows:

1. In all respects as set forth in all Recitals in the Resolution.

2. The Planning Commission, pursuant to FMC Section 15.47.040.B.1 finds as follows:

(Continued)
Resolution No. PC-2023-12

2 Finding: The project/use is permitted in the zoning classification.

Fact: The proposed Project involves construction of 25 two‐story townhomes, over one level of subterranean garage parking. Multi-family dwelling is a permitted use in the R- G zone, pursuant to Fullerton Municipal Code table 15.17.020.A.

Finding: The project meets all applicable development standards.

Fact: Staff has reviewed the project and determined it conforms to the development standards contained in Title 15 of the Fullerton Municipal Code for R-G- zoned properties.

Finding: The project meets the design criteria as specified in Section 15.47.060, as applicable.

Finding: The proposed project creates a development that is pleasant in character, harmonious with past development of Fullerton and illustrates design compatibility with the desired developing character of the surrounding area.

Fact: The project has been designed to blend well with other commercial and residential development in the immediate area. The various materials, architectural elements and proposed colors serve to enhance the building elevations and create a cohesive architectural style. The building orientation and articulation would reduce massing and create a streetscape of interest along State College Boulevard.

Finding: The proposed project includes designing and/or screening all rooftop mechanical and electrical equipment as an integral part of the building design.

Fact: Mechanical air conditioning condensers would be installed within the private patios of each unit. Condenser units located on private roof top decks would be screen from public view by building parapets that are an integral part of the building design.

Finding: The project screens exterior trash, storage areas and service yards from view of nearby streets.

Fact: Trash containers will be kept in a trash room inside the subterranean parking garage and will not be visible from the public-right-of-way.

Finding: Designing landscaping to create a pleasing appearance from both within and off the site.

Fact: The proposed building frontage would utilize landscaping to provide visual interest for pedestrians and paved walkways for pedestrian access from the public State College Boulevard.

Fact: The proposed project would provide common space, which would include landscaping throughout, an open deck on the second level above the garage entry, and an open terrace at the rear of the property between the buildings. Both areas would include outdoor seating with built -in barbeque areas. Each unit is also provided with private open space in the form of a terrace. In addition to a terrace, 8 units include (Continued)
Resolution No. PC-2023-12

3 private roof decks. Landscaping would include trees, shrubs, and ground cover including along the frontage of State College Boulevard. Tree species would include Olive (fruiting & fruitless varieties), Dragon tree, Bay Laurel, Fern Pine, African Sumac, Water Gum, and Hybrid Strawberry Tree.

Finding: The project creates traffic patterns that minimize impacts on surrounding properties and streets and accommodate emergency vehicles.

Fact: The proposed project includes the construction of a subterranean parking garage which would consist of all onsite parking and will be accessed from State College Boulevard. The parking garage has been designed to accommodate the height of typical delivery and moving trucks so that all unloading, and deliveries occur onsite.

Finding: The proposed project ensures that landscaping accommodates adequate sight distances for motorists and pedestrians entering and exiting the site and does not interfere with circulation effectiveness.

Fact: The landscaping along the proposed driveway has been designed to account for vision clearances.

THEREFORE, the Planning Commission does hereby RECOMMEND APPROVAL of said Major Site Plan ZON-2022-00121, subject to the following conditions of approval:

1. The action of the Planning Commission approves the submitted plans dated March 16, 2022, and as conditioned herein. The term “approved Minor Site Plan” pertains to the plans dated March 16and as conditioned herein.

2. Upon submitting plans for building plan check, a revised site plan which demonstrates that the floor area of the (3) ground patios along the project frontage are at least 100 square feet in size shall be submitted.

3. The project shall comply with applicable conditions of approval contained in the Substantial Evidence for Notice of Exemption Memorandum.

4. The applicant shall submit a Parking Management Plan to the Planning division for review and approval prior to issuance of final Certificate of Occupancy. The plan shall include, but not be limited to, the assignment of parking spaces, guest parking practices

5. Prior to building permit issuance, and pursuant to FMC §15.50.030, a Landscape Documentation Package shall be submitted to the City for review and approval. The Landscape Documentation Package includes, but is not limited to, certified landscape and irrigation design plans. The Landscape and Documentation Package requires a separate plan check submittal and fee.

6. The approval of Minor Site Plan ZON- 2021-0041 becomes null and void if not exercised within 12-months from the date of approval. Prior to the date of expiration of the approved Minor Site Plan , the expiration date may be extended by the Zoning Administrator for a period or periods not exceeding 12-months, for a total of no more than 24 months.

(Continued)
Resolution No. PC-2023-12

4 7. In the event the normal operations generate more trash than the existing trash enclosure can contain, the property owner shall be responsible for disposal of the additional trash through modifications in the number days per week of trash pickups. Trash shall not be kept outside of the trash enclosure at any time.

8. Applicant/Property Owner is responsible for ensuring that information contained in construction plan drawings is consistent among architectural, structural, grading, electrical, mechanical, plumbing, fire, utility, and public improvement plans as well as other construction drawings. This responsibility may be transferred by the Applicant/Property Owner to the Project Architect. While the City aims to correct inconsistencies, they are the ultimate responsibility of the Applicant/Property Owner/Project Architect to remedy, up to and including completing construction revisions prior to receiving final occupancy approvals.

9. The applicant shall agree to indemnify, hold harmless, and defend the City of Fullerton, its officers, agents and employees, from any and all liability or claims that may be brought against the City arising out of its approval of the project.

10. The project shall be in substantial conformance with the plans provided by the applicant except to the extent that the plans or designs are modified by the City of Fullerton Zoning Administrator or conditions herein.

11. Construction plans shall be subm itted to the Community and Economic Development Department for review and issuance of any future building permit(s). Construction plans shall comply with Fullerton Building Codes, as adopted and in effect at time of plan submittal.

12. All corrections generated during the plan check and inspection process shall be incorporated as conditions of approval by reference. Plans shall clearly show that the project complies with applicable Building Codes prior to issuance of building permits. Any site plan revisions necessary to comply with Building Code revisions may be considered for approval by the Director of Community and Economic Development.

13. All construction and general maintenance activities that are anticipated to exceed the noise standards set forth in FMC §15.90 shall be limited to the hours of 7 a.m. to 8 p.m. Monday through Saturday, except in the case of an emergency. Noise associated with construction, repair, remodeling or grading of any real property must comply with the standards set forth in FMC §15.90 between 8 p.m. and 7 a.m. Monday through Saturday and at any time on Sunday or City-recognized holidays. All on-site construction equipment shall have properly operating mufflers and applicant should utilize the quietest equipment available.

Public Works Engineering – Conditions of Approval

PROJECT SPECIFIC

14. The project shall record an irrevocable offer of dedication of 10 feet of additional right of way to the City (dedication for public street and utility purposes) along the property frontage on State College Blvd prior to issuance of Temporary Occupancy Certificate. All proposed on-site improvements associated with the development shall be constructed to the ultimate street right of way alignment and shall not encroach into the area offered for dedication except flat hardscape work and landscaping improvements. While this future dedication is (Continued)
Resolution No. PC-2023-12

5 consistent with the ultimate street width per the City’s General Plan, the City shall be under no obligation to accept the offer at any time, and the decision to accept the offer shall be at the sole discretion of the City.

15. Mailboxes shall be removed from sidewalk and replaced with onsite mail collection box.

16. Existing trees along the project frontage shall be removed and replaced with full width concrete sidewalk per City standards. New trees shall be planted onsite behind the sidewalk along the property’s frontage.

17. Asphalt Concrete (AC) on State College Blvd. was recently reconstructed over the entire street width; therefore, all construction operations that produce damage to the existing AC pavement (i.e., saw cutting , trenching, potholing, sandblasting, etc.) will be subject to moratorium standards for pavement replacement, City Standard No. 130.

18. Existing sidewalk along the project frontage shall be removed and reconstructed with the new full width concrete sidewalk per City Standard No. 122.

19. Damaged curb and gutter along the project frontage shall be reconstructed with new curb and gutter per City Standard No. 120.

20. Existing driveway approach(s) that will not be utilized by the proposed development shall be removed and replaced with full width concrete sidewalk and full height curb and gutter.

21. New driveway approach(s) shall be constructed per City Standard No.121, Commercial Driveway.

22. All on-site water services exclusively serving the proposed development shall be privately owned and maintained.

23. The project shall install one master meter above- ground assembly for 3” and larger for domestic service with backflow, one master meter for irrigation with backflow, one master meter with DCDA for fire service, and a new public fire hydrant to meet City standard requirement of a public fire hydrant to be within 50’ of the FDC. Above-ground assemblies shall be installed behind property line. If method of concealment is used, it shall not obscure the Fire Department’s pumper connection, OS&Y rising stems, hinder access to the connection, or obscure the testing of the device.

24. Existing water services not utilized shall be abandoned at the main. Existing water meter in the proposed driveway shall be abandoned.

25. Prior to issuance of building permits, the Developer shall submit a Water Improvement Plan prepared by a California Registered Civil Engineer. The system shall be designed in conformance with City of Fullerton Water Utility Specifications and Fire Departm ent requirements and shall be subject to approval by the City Engineer and accepted by the Public Works Director.

26. The developer shall provide water calculations to properly size the new meters. All proposed and existing hydrants must meet Fire Department minimum required flow. (City (Continued)
Resolution No. PC-2023-12

6 of Fullerton’s Water Rates, Rules, and Regulations, rule 15.A and 15.B). Any fire hydrants required on site shall be private.

GENERAL CONDITIONS

27. All work in the public right of way shall be constructed in accordance with the Standard Plans and Standard Specifications for Public Works Construction, latest edition. This includes supplements thereto and City of Fullerton Standard Drawings.

28. Before undertaking any grading or construction work of any type within the public right of way, the owner must first obtain the applicable permits from the Public Works Department.

29. All work within public right of way requires a separate public works permit.

30. During site improvement, all deliveries to the project site that are overweight, or oversize will require a transportation permit from the Public Works Department.

31. The project shall utilize the City’s benchmarks. A list of the City’s benchmarks is available on the City of Fullerton website.

32. The developer shall provide and maintain all necessary flag persons, barricades, delineators, signs, flashers, and any other safety equipment as set forth in the latest publication of the State of California, Manual of Traffic Control, or as required by the Public Works Department permit requirements to ensure safe passage of pedestrian and vehicular traffic.

33. Street trenches required for the installation of utility connections shall comply with City of Fullerton Standard No. 312 and 313.

34. Any controlling survey monumentation (property lines, tract lines, street centerline, etc.) which are at risk of being destroyed or disturbed during the course of this project must be preserved in accordance with Section 8771(b) of the California Business and Professions Code (Professional Land Surveyors Act). Pre -construction field ties, along with the preparation and filing of the required Corner Records or Record of Survey with the County of Orange, shall be accomplished by, or under the direction of, a licensed surveyor or civil engineer authorized to practice land surveying. Copies of said records shall be furnished to t he City Engineer for review and approval prior to issuance of any onsite or offsite construction permits. Any monuments disturbed or destroyed by this project must be reset and post-construction Corner Records or Record of Survey filed with the County of Orange.

A copy of the recorded documents shall be submitted to the City Engineer for review and approval prior to issuance of any permits within the public right of way.

35. Prior to issuance of building permits, all public improvements (if any) shall be gua ranteed to be installed by the execution of an Agreement for Public Improvements secured by sufficient bonds or sureties for both Faithful Performance and Labor and Materials, in a form approved by the City Attorney.

36. Public Works Department expenses, inc luding consultant review of WQMP and Grading Plan, project management, plan check, inspection, will be charged against the reimbursable account created for the project. The initial $5,000 shall be deposited with the (Continued)
Resolution No. PC-2023-12

7 Public Works Department concurrently with the project application. If the amount deposited is insufficient to complete the project review and inspection process, additional deposit(s) will be required as necessary to finalize the project. Any unspent funds will be returned to the applicant after final acceptance of the project.

37. All the public improvements, studies, designs, plans, calculations, and other requirements shall be installed, provided, and supplied by the developer in accordance with City and State codes, policies, and requirements at no cost to the City. All work shall comply with City standards and specifications and with the City of Fullerton Municipal Codes.

38. Proposed sewer laterals shall be minimum 6” V.C.P. per City Std. 209A and 209B. All existing lateral connections to be ut ilized for the development shall be video inspected to determine their condition. Video shall be submitted to the Public Works/Maintenance for review. If determined that the existing connection(s) are in poor condition, they shall be replaced with new lateral connections per standard plans.

39. Existing public and private easements shall not be affected by the proposed development.

Any modification to an existing public and/or private easement shall be coordinated and approved by applicable easement owners.

40. All facilities crossing lot lines shall be located in private easements.

41. According to FMC Section 16.05.060, all proposed utilities that provide direct service to the subject property, including electric and all telecommunication systems, shall be installed underground; all existing facilities providing direct service to the development shall be undergrounded.

42. Site development shall not result in the increase of storm water run- off and flow intensity to the adjacent properties nor obstruct storm water flow into the site. The size and alignment of on -site drainage facilities shall be based upon detailed hydrology and hydraulic calculations prepared by a California Registered Engineer and shall be approved by the City Engineer.

43. A Final Grading plan shall be reviewed and approved prior to issuance of grading permit.

44. Site grading shall adhere to the approved grading plan and shall be completed prior to issuance of temporary occupancy.

45. An As -Built Grading Plan, signed and stamped by the Engineer of Record and the Geotechnical Engineer, shall be submitted to Public Works Department prior to finalizing and closing the grading permit. Any deviations from the approved grading plan will require a submittal of grading plan revision for the City Engineer’s review and approval.

46. In addition to all retaining walls, any above -ground construction, regardless of its height, that may alter the existing storm water flow pattern shall be shown on the grading plan.

Project Specific:

(Continued)
Resolution No. PC-2023-12

8 ADOPTED BY THE FULLERTON PLANNING COMMISSION ON MA Y 24, 2023.

Arif Mansuri, Chair

The City of Fullerton encourages the public to participate in the decision -making process. The following notice is being provided so that you can ask questions, make comments , and stay informed about projects that might be important to you. We encourage you to contact us prior to the Public Hearing if you have any questions and/or to enter your testimony into the public record in advance of the Public Hearing.

Meeting Time and Date
This matter will be heard on Wednesday, May 24, 2023, at 6:30 p.m. by the Planning Commission in the Fullerton City Council Chamber, 303 West Commonwealth Avenue, Fullerton, CA 92832. Members of the public can access meetings streamed live online at www.cityoffullerton.com/agendas, on Spectrum Cable Channel 3, and AT&T U-Verse Channel 99. The public may also remotely participate in the meeting to make oral public comment via computer, smart devic e, or telephone. The Council Chamber will have limited seating available on a first -come, first-served basis for members of the public to attend the meeting in person.

What is the Proposed Project?
The applicant submitted an Appeal of the Zoning Administrator’s approval of a request for a Minor Site Plan to redevelop a 0.71-acre site with 25 residential townhomes over one level of subterranean garage parking, located at 245 North State College Boulevard.

Who to Contact if You Have Questions or Comments
If you have any questions or would like to comment on the proposed action prior to the public hearing, please contact Chris Schaefer with the Community and Economic Development Department at (714) 738- 6884 or send an email to [email protected].

Where to Get More Information
Project details may be found on the City website 72- hours prior to the public hearing at:
www.cityoffullerton.com/agendas. Under “Upcoming Meetings ,” click on the link to the Agenda for the corresponding Planning Commission date. The agenda contains links to the staff report and other informational materials for each agenda item as well as information on how to make oral public comment during the meeting.

Planning Commission Action Items
The Planning Commission will hold a public hearing to consider the application for an Appeal of ZON-2021- 0041. This application is exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Section 15323. The decision of the Planning Commission will be final unless appealed to the City Council.

Si tiene preguntas en español, favor de llamar a Victor Estrada al (714) 738-2891.

If requested, the agenda and backup materials will be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132) and the federal rules and regulations adopted in implementation thereof. Should you require special accommodations to participate in a meeting, please contact Janet Ragland at [email protected] or (714) 738- 6598 at least 48 hours prior to the meeting to make arrangements.

If you challenge the decision on the above matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City of Fullerton at, or prior to, the public hearing. (Government Code 65009 (a))

FULLERTON PLANNING COMMISSION

NOTICE OF PUBLIC HEARING
Project Reference No.: ZON-2021-0041
Appeal of the Zoning Administrator’s Approval of a
Minor Site Plan Review at 245 North State College Boulevard

Public Notification
Sources: Esri, Airbus DS, USGS, NGA, NASA, CGIAR, N Robinson, NCEAS, NLS, OS, NMA, Geodatastyrelsen, Rijkswaterstaat, GSA, Geoland, FEMA, Address Points
Parcels
City Boundary
5/18/2023, 4:29:48 PM
0 0.035 0.070.0175 mi
0 0.06 0.120.03 km
1:2,257
Esri Community Maps Contributors, City of Anaheim, City of Fullerton, County of Los Angeles, California State Parks, © OpenStreetMap, Microsoft, Esri, HERE, Garmin, SafeGraph, GeoTechnologies, Inc, METI/NASA, USGS, Bureau of Land Management, EPA, NPS, US Census Bureau, USDA | City of Fulerton
Planning Commission
May 24, 2023
ZON-2021-0041 / ZON-2023-0034
Appeal of Minor Site Plan Approval
245 North State College Boulevard
Project Location
Subject Site
Current Request / Authorization
•Appeal of the Zoning Administrator’s Approval
•Minor Site Plan for residential development of 25 residential townhomes
•Fullerton Municipal Code (FMC) Section 15.66.070 of Chapter

15.66 authorizes Appeals of Zoning Administrator decisions to be heard by the Planning Commission.

Site Plan

Parking Garage

Floor Plan – Ground Level

Floor Plan – Second Floor

Roof Plan

Landscape Plan

Elevation Plan

Perspective Rendering

Recommended Action
• Adopt Resolution No. PC-2023-12 upholding the decision of the Zoning Administrator and approving the Minor Site Plan, as conditioned and pursuant to facts and findings therein
• Find the project Categorically Exempt from CEQA per Section 15332, In- fill Development Projects
Planning Commission
May 24, 2023
ZON-2021-0041 / ZON-2023-0034
Appeal of Minor Site Plan Approval
245 North State College Boulevard

City Council - Successor Agency - Housing AuthorityJuly 18, 2023

City Council - Successor Agency - Housing Authority
July 18, 2023