City Council - Successor Agency - Housing Authority
November 7, 2023

Mitigation Monitoring Program
Project: Vestinq Tentative Tract Mat) No 17609
PRJ03-00075/VTTM- 17609
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No. Miti ation Measure
The potential for damage from differential settlement shall be Method of
Verification
Timing of
Implementation Responsibility
City Building Official or MM 4. 5- 2g reduced by the use of post -tensioned foundations and/ or lot Plan Check Prior to Issuance of Grading overexcavation in selected areas underlain by inactive faults. Permit designee The potential for damage from ridge top shattering/fissuring shall MM 4.5-2h be reduced by the use of post -tensioned foundations and/ or lot Plan Check Prior to Issuance of Grading City Building Official or overexcavation in affected areas. Permit designee
Potential land slide movement which could impact the
development shall be mitigated by one of the following methods:
partial or complete removal of the slide debris, filling ( buttressing) on the lower part of the slide, and/ or construction of an engineered shear key. In cases where these methods are not feasible, building setbacks from the slide areas shall be incorporated into development, where necessary. Settlement in slide materials shall MM 4. 5- 3a be adequately mitigated by removing the compressible parts of the Plan Check Prior to Issuance of Grading City Building Official or slide either by design cuts or by removal and recompaction below Permit designee design grades. Where larger removals are not economically feasible, the slide materials shall be surcharged and monitored for settlement. Building construction shall then be postponed until settlement of the materials is complete. All landslides shall be mitigated during grading to conform to minimum accepted soil engineerinq standards.

Canyon subdrain systems shall be constructed in all canyons and tributary drainages where fills are proposed. Subdrainage shall MM 4.5- 3b also be provided in all slope buttresses and shear keys. Additional subdrainage shall be included based on field conditions exposed Plan Checkk 8 I Prior to Issuance of Grading City Building Official or duringgrading, 9 9 to reduce the potential for nuisance seepage of Permit and during grading designee landscape water.

Compressible soils shall be densilied in structural areas of the project. Top soil shall be removed in fill areas during grading by benching operations on slopes steeper than 5: 1. For deeper surficial deposits, or those on slopes flatter than 5: 1, removal and recompaction of the compressible soils shall be implemented.

Where fill embankments are to be placed on deep alluvium, partial MM 4. 5- 3c removal and recompaction, based on site- specific testing and settlement analyses, shall be performed. Where determined On -Site Monitoringg During Grading City Building Official or necessary by the soils engineer, this method shall include designee settlement monitoring of the area following completion of grading and prior to construction of improvements.

The estimated extent of remedial grading for compressible soils is shown on Exhibit 4. 5- 3. This estimate shall be refined during Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Map No. 17609 Fu``
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PRJ03- 00075/VTTM- 17609
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Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility detailed geotechnical investigations prior to grading. The actual extent of the removals needed shall be determined during grading.

All graded slopes shall be designed at a 2: 1 ( horizontal to vertical) gradient or flatter unless it can be demonstrated that a steeper slope is necessary. In such case( s) where a steeper slope is required, a supplemental geotechnical analysis shall be conducted and the results of that analysis shall be submitted to the City for review and approval. The analysis shall identify, if any, specific measure( s) that may be required to ensure the stability of the affected slope( s).

Slope stabilization methods shall include construction of MM 4. 5- 3d
engineered replacement fills to buttress the weak planes and/or Plan Check Prior to Issuance of Grading City Building Official or reducing the slope gradient to a flatter angle. Replacement fills Permit designee shall require the inclusion of subdrain systems to remove ground water from the stabilized area. The same methods shall be applied to existing slopes above or below the development, if stabilization is needed. Slopes having a potential for instability are indicated on Exhibit 4. 5- 3.

The preliminary design of slope stabilization devices shall be based on a detailed geotechnical investigation and analysis prior to grading. Preliminary recommendations may then need to be modified during radio based on actual field conditions.

Moisture conditioning of the near surface soils on finish pads may be required for soils in the low range. Foundation and street design parameters, based on testing of the as -graded surface soil City Building Official or MM 4. 5- 3e conditions, shall be used to mitigate the effects of moderately On -Site Monitoring During Grading designee expansive soil. Highly expansive soils, if encountered at or near finish cut grades, shall be removed and dispersed in deeper portions of the fills.

At the completion of site grading, the soils engineer shall perform soils testing within the project area. Sulfate -rich soils on concrete shall be mitigated by using cement that includes additives to MM 4. 5- 3f reduce the permeability of the concrete. The impact of corrosive On -Site Testing and Prior to Issuance of Building City Building Official or soils on pipes and other metal structures in contact with the reporting by soils engineer Permit designee ground shall be mitigated by wrapping or covering the structure with a non -corrosive protective material. Additional measures may be required based on the corrosive nature of the soil.

MM 4.;- 3g7 Temporary erosion control measures shall be provided during the Plan Check and on- site Prior to Issuance of Grading City Building Official or construction phase, as required by current grading codes. In monitorin Permit and during radio designee Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Mar) No. 17609 cF futc PRJ03- 00075/ VTTM- 17609 >
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Mitigation Monitoring and Reporting Program
West Coyote Hilts VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Res onsibilit addition, a permanent eroosiosio n control program shall be implemented for the development. This program shall include proper care of drainage control devices, proper irrigation, rodent control, and landscaping. Erosion control devices shall also be field -checked following heavy rainfall periods to confirm that they are performing as designed, and have not become blocked by debris.

Slopes constructed with sandy fill materials may also be highly susceptible to erosion. Manufactured slopes shall be protected with Jute cloth, or by other means, until Vegetation is established.

Cultural Resources
A qualified archaeologist shall be present to continuously monitor all initial ground disturbance activities. Any archaeological MM 4. 7- 1a resources encountered during grading shall be evaluated by a On -Site Monitoring During Grading Community Development qualified professional archaeologist prior to further ground Director or designee disturbing activities in the area where the resources appeared.

In the event that significant archaeological materials are uncovered during excavation and/or grading, all work shall stop in MM 4. 7- 1b that area of the subject property and the materials shall be On -Site Monitoring During Grading Community Development evaluated by a professional archeologist at the location where the Director or designee material a ared.

Areas of dense brush shall be re- examined by a professional MM 4. 7- 1c archaeologist ( particularly the eastern portion of the property) prior On -Site Monitoring Prior to Issuance of Grading Community Development to gradingbut after vegetation has been removed. permit Director or designee The area immediately adjacent to the isolate should be examined MM 4. 7- 1d by a professional archaeologist during brush removal and during the initial stages of grading in order to determine if further On -Site Monitoring During Grading Community Development Director or designee
prehistoric artifacts exist in the area.

A report of the findings shall be prepared and filed with the MM 4. 7- 1e appropriate repository for cultural/ historic resources ( California Report of Findings by a Prior to Issuance of Building Community Development State University, Fullerton), with a copy submitted to the City of qualified archaeologist Permit Director or designee Fullerton.

A qualified paleontologist shall be retained to perform continuous monitoring during all grading activities and, if necessary, salvage On -Site Monitoring and MM 4. 7- 2a exposed fossils. The frequency of inspections will depend on the reporting by qualified During Grading Community Development rate of excavation, the materials being excavated, and the paleontologist
Director or designee
abundance of fossils. Initial monitoring shall be on a full- time basis and will be adjusted depending on the rate of discovery of fossils.

MM 4. 7- 2b The paleontologist shall have the authority to temporarily divert or I On -Site Monitoring and During Grading Community Development Mitigation Monitoring and Reporting Program
West Coyote Hilts VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Map No. 17609
PRJ03- 00075/ VTTM- 17609
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Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility redirect grading efforts to allow evaluation and any necessary reporting by qualified Director or designee salvage of exposed fossils. paleontologist
Matrix samples shall be collected for processing through fine mesh On -Site Monitoring and MM Community Development 4. 7- 2c screens due to the small nature of fossils potentially present in the reporting by qualified During Grading Director or designee Project Area. paleontologist
MM 4. 7- 2d
Provisions for the preparation and curation shall be made before Report to be provided toPrior City with Plan Check to issuance of Building Community Development fossils are donated to their final repository.
submittal
Permit Director or designee
MM 4. 7- 2e AN fossils collected shall be donated to the County of Orange' s Monitoring on plans &
and reporting
On -S
Prior to Issuance of Community Development
designated repository. by qualified paleontolo ist Certificate of Occupancy Director or designee A report of the findings shall be prepared and filed with the MM 4. 7- 2f appropriate repository for paleontological resources ( Los Angeles Report submitted to City Prior to Issuance of Building Community Development County Natural History Museum), with a copy submitted to the City Permit Director or designee of Fullerton.

Public Services and Utilities
The Property Owner shall submit detailed site plans to the Fullerton Police Department indicating that adequate safety MM 4. 8. 3- 1 measures along trails and appropriate traffic calming devices have Plan Check Prior to the Issuance of
Police Chief or designee
been implemented into the project design. The Fullerton Police Building Permit Department shall approve site plans prior to the commencement of construction activities.

Fire sprinklers shall be installed in units abutting natural habitat Prior to Issuance of Building MM 4. 8. 4- 1 areas In accordance with the project's Fire Protection Plan/Fuel Plan Check & Inspection occupancy Permits
Fire Chief or designee
Modification Plan.

A Fire Protection Plan/Fuel Modification Plan shall be prepared to establish all transition areas between developed areas and native Fuel Modification Plan to
MM 4. 8. 4- 2
open space. Fuel modification zones shall be kept dear of dry, be provided to City with Prior to Issuance of Grading Fire Chief or designee dead brush and shall be irrigated to maintain foliage in a moist Plan Check submittal
Permit
state, consistent with the requirements established by the Fullerton Fire Department
Public Health and Safety
If determined necessary by the Orange County Health Care Agency ( OCHCA), Santa Ana Regional Water Quality Control Board, and the City of Fullerton, TRPH- impacted soils and/ or Reporting by Construction MM 4.9- 1a Orange County Health Care stained or odorous soil discovered during grading at the locations Supervisor & On -Site During Site Remediation Agency identified on the subject property shall be remediated to an Monitoring by acceptable level where such soils are located within the proposed residential development, publicly owned p2rcels, all streets, and Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Map No. 17609
P RJ03- 00075/VTTM- 17609
No. Mitigation Measure
Method of
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areas in which utilitiesesare located. The clean- up criteria recommended for the subject property are presented in Table 4. 9- 4 of the Final EIR.

Prior to implementation of the OCHCA-approved RAP, an
appropriate site- specific Health & Safety Plan ( HASP), consistent MM 4. 9- 1b with applicable OSHA and USEPA regulations as well as the provide copy of HASP to City with Plan Check Prior to Site Remediation/ Orange County Health Care Property Owner' s corporate health and safety policy, shall be grading Agency prepared. All site activities associated with the RAP will be submittal performed pursuant to the HASP guidelines
All lots that contain abandoned wells shall be designed in MM 4. 9- 2a accordance with the most current DOGGR and/ or City Plan Check Prior to Issuance of Building Community Development re uirements related to access and venting. 9
permit Director or designeee
A map shall be prepared and submitted to the City of Fullerton that identifies each lot on which an abandoned well is located. Deed restrictions shall be placed on each of these lots the ensure the following:

MM 4. 9- 2b

1. A minimum of 10 feet clearance shall be maintained between Provide map to City with
Plan Check submittal
Prior to issuance of Grading
Permit
Community Development
Director or designee
the abandoned well and any structure located on the lot.

2. An access easement shall be provided to abandoned wells located on each lot within the development.

All of the PCB -contaminated soils ( i. e., soils that are characterized MM 4. 9 3
with concentrations that exceed the 220 ppb PRG limit) shall be Reporting by Construction Supervisor & On -Site During Grading City Building Official or removed from the site and transported to a landfill that is certified Monitoring designee
to accept contaminated waste.

Hydrology and Flood Control
A Stormwater Pollution Prevention Plan ( SWPPP) will be prepared for the project to address short-term ( construction) impacts.

Temporary construction BMPs will be presented in the SWPPP, which will be prepared before construction in accordance with the Notice of Intent ( NOI) process of the NPDES program ( see Exhibit A to Resolution No. PC 2015- 31, SC H. 1.); and in accordance with MM 4. 10- 1a the Citys Water Quality Ordinance ( see Exhibit A to Resolution Plan Check Prior to Issuance of Grading Engineering Director or No. PC 2015-31, SC H. 2.). The SWPPP will address water permit designee pollution during construction by means of BMPs for construction activities and site management requirements. The project will Implement and be protected by an effective combination of erosion and sediment controls and waste and materials management BMPs. In addition, site management requirements will be Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Mal) No. 17609
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Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility implemented for the dry season and wet season. The
effectiveness of construction BMPs will be ensured by requiring contractors to select, install, monitor and maintain appropriate construction BMPs from the California Stonnwater Best
Management Practices Handbook, Construction, 2003 Edition, errata Sept. 2004). Impacts associated with increased flooding, erosion, or siltation will be mitigated to a less than significant level by the implementation of construction BMPs as provided in the SWPPP. The SWPPP shall be approved by the City' s Director of Engineering and Community Development Department prior to issuance of the grading permit.

The NPDES permit requires the permittee to minimize changes in hydrology from development projects and to ensure that post - development runoff rates and velocities from a site do not adversely impact downstream erosion of stream habitat.

Detention basins have been proposed to reduce stormwater runoff and associated impacts from the project, in accordance with Exhibit A to Resolution No. PC 2015- 31, SC H. The necessary hydrology and hydraulic studies have been prepared and are described in the West Coyote Hills Hydrology and Hydraulics Analysis, Volumes I and II, dated May 2004.

Detention basins and storm drainage facilities shall be designed MM 4. 10- 1b
based on a 25 -year frequency storm and analyzed for impacts to Plan Check Prior to Issuance of Grading Engineering Director or existing downstream facilities from a 100 -year frequency storm. Permit designee While the implementation of the proposed project will increase or decrease runoff variably from area to area, proper facility design will mitigate impacts to existing downstream facilities. The use of detention facilities will be incorporated into the project to reduce the peak flow to pre -project conditions as part of mitigating potential impacts to existing downstream facilities. The facilities shall be designed and constructed consistent with a drainage analysis prepared by the project engineer during final design of the project to provide adequate control of increased project related flows. All of the proposed facilities shall be reviewed and approved by the City' s Director of Engineering and Community Development Director prior to issuance of the grading permit.

Referring to MM 4. 10- 1a, impacts to water quality ( i. e., impacts MM 4. 1- 2a associated with increased flooding, erosion, or siltation) will be Plan Check Prior to Issuance of Grading Engineering Director or mitigated to a less than significant level by the implementation of Permit designee construction BMPs as provided in the SWPPP.

Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Map No. 17609F°``
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PRJ03-00075/VTTM- 17609
No. Mitigation Measure
Method of
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Timing of
Implementation Responsibility
The implementation of Site Design BMPs, subject to approval by the City's Director of Engineering and Community Development MM 4. 10- 2 b Engineering and Director, will mitigate long-term ( operational) impacts to water Plan Check Prior to Issuance of Grading Community Development quality. Site Design BMPs incorporate site features, such as Permit Directors or their designees
vegetation, to reduce and control post -development runoff rates.

The implementation of Source Control ( routine non- structural and routine structural) BMPs, subject to approval by the City' s Director MM 4. 10-2c of Engineering and Community Development Director, will mitigate Prior to Issuance of Grading Engineering and long-term ( operational) impacts to water quality. Source Control Plan Check Permit Community Development
BMPs reduce the potential for stormwater runoff and pollutants Directors or their designees from corn !no into contact with one another.

The implementation of Treatment Control BMPs, subject to approval by the City' s Director of Engineering and Community MM 4. 10- 2d Development Director, will help mitigate long- term ( operational) Plan Check Prior to Issuance of Grading Engineering and impacts to water quality. Treatment Control BMPs are defined as Permit Community Development any engineering system designed and constructed to treat the Directors or their designees adverse impacts of stormwater and urban runoff pollution.

Aesthetics
The City of Fullerton shall review any proposals for the use of the Development Review MM 4. 11- 1a Multiple Use site, and may impose conditions to mitigate the Process per Section 2. 6 of Prior to Approval of Final Community Development impact of the use of outdoor recreational lighting in the future. the Specific Plan Tract Map Director or designee MM 4. 11- 1b
All street, signage, and landscape lighting sources shall be shielded to prevent lighting overspill into adjacent residential or plan Check Review of Prior to Issuance of Building natural resource reservation areas. photometric plans
Public
Permits
Improvement Community
Director or
D
designee
All communications facilities proposed in Open Space Area C as shown on the Project Phasing Plan ( Resolution No. PC 2015- 31, Ex. D) shall be subject to design review and approval by the City MM 4. 11- 2
of Fullerton to ensure that unscreened communications towers are Design Review Prior to Issuance of Building Community Development not placed within areas of the site that are significant components Permit Director or designee of public or private viewsheds, that view access to or from the site will not be degraded or obstructed by such facilities, and that habitat conservation areas are not adversely affected.

Biological Resources
The following biological resources mitigation measures shall be implemented as applicable and as determined necessary by U. S.

MM 4. 12- 1a Fish and Wildlife Service ( USFWS). In the event that mitigation Review of habitat preservatio storation Prior to Issuance of Grading Community Development measures are revised, deleted and/ or added as a result of an s Permit Director or designee /USFWS
updated Biological Opinion issued by USFWS, the mitigation measures and MMRP will be modified to reflect the revisions, Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Map No. 17609
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PRJ03- 00075/ VTTM- 17609
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Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility deletions and/or additions.

The Property Owner will revegetate 143. 9 acres of coastal sage scrub within project open space ( Open Space Areas A. B, and C as reflected in the Project Phasing Plan, Figure 2-5 in the FEIR Addendum No. 1 and Exhibit D to Resolution No. PC 2015- 31), preserve and/ or enhance 145. 4 acres of coastal sage scrub within project open space ( collectively, the West Coyote Hills Mitigation Plan as referenced in the FEIR), and preserve/revegetate an additional 14. 9 acres of other native habitat. The West Coyote Hills Mitigation Plan includes 5. 6 acres of off- site CSS credit and approximately 6 acres of CSS revegetation within the Coyote Hills Drive greenbelt park. All of this habitat will be incorporated in an approximate 340. 9 -acre West Coyote Hills Preserve ( WCH Preserve) ( including 36. 7 acres of previously permitted mitigation and includina the Robert E. Ward Nature Preserve).

DELETED. [ There are no fuel modification zones within the Ward Review of fuel modification
Fire Chief or designee/
MM 4. 12- 1 b
Preserve or the conservation easement area.]
plans & Consultation Prior to issuance of Grading Community Development among responsible parties
Permit Director or designee /
USFWS
A revegetation plan shall be prepared and submitted to the U. S.

Fish and Wildlife Service' s Carlsbad Fish and Wildlife Office CFWO) for review and approval prior to disturbing any vegetation on- site. The revegetation plan will Include the proposed methods Provide City with MM 4. 12- 1 c
of site preparation, planting, monitoring, and maintenance. The verification of CFWO Prior to Issuance of Grading Community Development plan shall include quantitative performance criteria, such as approval at time of grading Permit Director or designee / USFWS percent cover by native and non- native species, species diversity, plan check and recruitment of native species, and will describe contingency measures if initial revegetation efforts fail to meet performance criteria.

The development and revegetation will be phased, such that impacts to gnatcatchers and coastal sage scrub will be spread over several years. Phases 1A, and B and Phase 2A will consist of project implementation as shown on the Phasing Plan ( FEIR Provide City with Addendum No. 1). These phases will be initiated between August verification of CFWO MM Prior to Issuance of Grading Community Development 4. 12- 1d 15 and February 15, which is outside of the breeding season. approval of phasing plans Penn it Director or designee/ USFWS
During these phases, revegetation will commence on the 36 -acre at time of grading plan revegetation area on the property west of Gilbert Street, and check possibly east of 'K Street. Phase 2B will consist of the remaining project elements west of the main collector street. Vegetation disturbance in this area will not be initiated until the revegetation Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Map No. 17609 of Fut
PRJ03- 00075/ VTTM- 17609
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No. Mitigation Measure
Method of
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within the 36 -acre revegetation area has met specified Performance standards agreed to by the CFWO.

The Property Owner will place a conservation easement over all preserved and restored habitat areas on the project site. This Recordation with final tract MM 4. 12- 1e easement will be submitted to the CFWO for review and approval Review of Conservation map within 6 months of Community Development and will be recorded within one ( 1) year of implementing the Easement documentation completion of each grading Director or designee/ USFWS Habitat Mitigation Monitoring Plan ( HMMP), or as required by the phase regulatory and wildlife agencies. Refer to MM 4. 12- 2c.

The Property Owner will post a bond or letter of credit in favor of an agency, non- profit organization, or other entity approved by the CFWO for $ 3, 597, 500. 00 ( or an amount as determined by the CFWO upon issuance of the biological opinion). This bond will be divided into two parts corresponding to grading phases of the project, and will be posted prior to vegetation removal. The bond associated with Phases 1A and B and Phase 2A, as shown on the Phasing Pian, will be for the amount of $ 2, 518, 250 ( or as MM 4. 12- 1f determined by the CFWO), and the bond for Phase 2B, as shown on the Phasing Plan, will be for $ 1, 079, 250 ( or as determined by Provide City with
Bond/ Letter of Credit Prior to Vegetation Removal Community Development Director or designee/ USFWS
the CFWO). The purpose of this financial assurance is to guarantee the successful implementation of the coastal sage scrub revegetation, maintenance and monitoring. ( The purpose of the bond or letter of credit is to ensure that financial resources are available to implement any mitigation measure( s) not implemented by the Property Owner. In the event of a " default" by the Property Owner, mitigation measurestiimprovements would be implemented by the USFWS and/ or City of Fullerton.

The management endowments related to coastal sage scrub impacts will be funded in pro rata installments ( based on each phase and timing of project - related coastal sage scrub impacts and portion of total anticipated project -related impacts) as related portions of the project are completed and accepted by the City.

For each portion of the project, prior to initiating coastal sage scrub impacts, the management endowments will be established MM 4. 12- 1g in pro -rata installments) to fund the perpetual management plan. Establishment of Prior to Removal of Coastal Dir , ector Community tor, C Funds in an amount to be determined by the CFWO prior to Management Endowment Sage Scrub Dere UUSFWS Initiation of the project in pro rata installments will be transferred to an investment management firm agreed to by the CFWO. Any delay in establishing this fund subsequent to the date of issuance of the biological opinion will result in an increase in the endowment by a percentage equal to the percent change in the consumer price index for that time period. This will allow the fund Mitigation Monitoring and Reporting Program
West Coyote Hills V7TM No. 17609

Mitigation Monitoring Program
of Fut
Project: Vesting Tentative Tract Map No. 17609
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PRJ03- 00075/ VTTM- 17609
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Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility to track the inflation rate and avoid any decrease in value before it Is established. Evidence that the endowments have been
established, as described, will be submitted to the CFWO 60 days prior to initiating coastal sage scrub impacts. The endowment funds will be entrusted to a third party management firm that will be retained by the Property Owner, which has experience in habitat and endowment management. The group retained to manage the project ( the WCH Preserve Management Entity) will provide reports that will be submitted to the resource agencies and City of Fullerton that document the implementation of activities that have occurred during the reporting period that satisfy the maintenance requirements prescribed for the project.

To the extent still applicable and required, actions agreed to under the previous Section 7 consultation for the Chevron La Habra Hills Oil Field Project ( Biological Opinion 1- 6-95- F- 26), as well as Special 4(d) Rule Interim Habitat Loss Mitigation Plan ( IHLMP), including placement of a conservation easement in perpetuity MM 4. 12- 1h covering 23. 15 acres of contiguous coastal sage scrub on- site, Grading Plan Check Prior to Issuance of Grading Community Development
and revegetation of 15. 9 acres of coastal sage scrub, will be Permit Director or designee/ USFWS implemented. ( These two areas are located within the 510 -acre West Coyote Hills Specific Plan property currently owned by Pacific Coast Homes and are included in the conservation area within that property, which are not within the footprint of the proposed development.)
DELETED. [ Prior MM 4. 12- 11 required that the lot on the south side of the cul- de- sac, then adjacent to pair C28, within Neighborhood 2 as reflected in Specific Plan Amendment No. 8 Neighborhood 2), would be removed to allow for a contiguous habitat patch to accommodate an additional gnatcatcher pair in the area upon revegetation. With the elimination of residential development in Neighborhood 2, this mitigation measure is no longer necessary. According to the project biologist, specific pairs Prior to Issuance of Grading Community Development MM 4. 12- 1i of gnatcatchers are not expected to be in the same location as Plan Check Permit Director or designee/ USFWS
they were in the past due to their limited lifespans; and based on the amount of open space in VTTM 17609, which is slightly more than in the previously approved plan, the same number of gnatcatcher pairs could be supported by the resulting project open space as was previously analyzed. It is expected that the quality and extent of the sage scrub vegetation will remain similar to that previously analyzed and the gnatcatcher population will be maintained.

Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
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No. Mitigation Measure
Method of
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The trail system, Including key vistas, will be sited as described in the Biological Assessment and as shown on revised Figure 3 MM 4. 12- 1j refer to Exhibit 4. 13- 2 of the FEIR), and situated so as to Plan Check PiI Prior to ssof Grading Community Development Development minimally impact gnatcatcher use areas and coastal sage scrub permit Director or restoration areas.

Three brown - headed cowbird traps will be placed and monitored onsite to minimize Indirect effects to gnatcatcher breeding success. The traps will be placed at the discretion of the onsite biologist or the CFWO. Should it be determined, through experiment, that cowbird parasitism is not having a detrimental On -Site Monitoring and MM 4. 12- 1k
effect on gnatcatcher recruitment on site, then the cowbird reporting by biological Following Development Community Development Director or designee /USFWS
trapping program may be reduced or suspended. In this event, monitor the endowment funds dedicated to this activity will be redirected to the management of the site by the Preserve Manager the WCH Preserve Management Entity.

A project restoration specialist will work with construction and grading personnel to identify and temporarily retain top soil and grubbed plant materials from areas of suitable coastal sage scrub On -Site Monitoring and Community Development
MM 4. 12- 11 for salvage. g Mature coast prickly rick pear ( Opuntia littoralis), Dudleya, reporting by Biological Prior to and DuringGradin g Director or designee g and other translocatable species will be transplanted into the Monitor and Construction c USFWS/
revegetation and fuel modification areas. The Project restoration Restoration Specialist specialist will oversee this task, which will also focus on retaining coastal sage scrub mulch and topsoil.

All initial vegetation Gearing will take place in the presence of a biological monitor approved by the CFWO. At least 15 days prior to Initiating construction activities within or near coastal sage scrub or riparian habitat, the name( s), any permit numbers, resumes, and at least three references of all biologists that might need to handle, move, or monitor federally listed species will be submitted to the CFWO in writing. References must be familiar with the relevant qualifications of the proposed biologist. USFWS will MM 4. 12- 1 m
provide its review of qualifications within fifteen days of receipt. On -Site Monitoring and reporting by Biological Prior to and During Grading Community Development Pro Director Proposed activities will not begin until an authorized biologist has Monitor and Vegetation Removal or designee/ gn /
been approved by the CFWO. The biological monitor will ensure Biological Monitor compliance with the Project description ( including conservation measures) and terms and conditions of the final biological opinion to minimize the incidental take of the gnatcatcher. The monitor will walk ahead of vegetation removal equipment and ensure that gnatcatchers are not killed or injured as a direct result of vegetation removal activities. The monitor will have the authority to haiVsuspend all activities until appropriate corrective measures Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Map No. 17609
P RJ03-00075/VTTM- 17609
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Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility have been completed. The monitor will also be required to report violations immediately to the CFWO and the California
Department of Fish and Wildlife CDFW .

The biological monitor will direct the placement of physical barriers to limit construction activities as may be necessary to protect adjacent habitat areas. Orange snow fencing, or other appropriate barriers as determined by the biological monitor, will be placed so On -Site Monitoring and Director, Community MM 4. 12- 1n
as to delineate project construction areas from areas that are reporting by Biological
Prior to and During Grading Develop nt/ Biological
proposed to remain undisturbed by construction activities. The Monitor uction and ConstructionMoMonitor
biological monitor will also work with the construction manager to identify all construction access routes, parking areas, and staging areas to ensure habitat is not disturbed outside the grading footprint ' oo rint.

Final grading plans and photographs showing the fenced limits of impact and all coastal sage scrub to be impacted or avoided will Verification of CFWO
MM 4. 12- 10
be submitted to the CFWO for approval, at least fifteen days prior approval provided to City Prior to Initiation of Grading Community Development to initiating coastal sage scrub impacts. Any coastal sage scrub during Plan Check Director or designee/ USFWS
impacts that occur outside of the approved construction limits will be replaced at a minimum 5: 1 ratio.

If project construction within 500 feet of coastal sage scrub to be avoided is necessary and approved by the CFWO during
gnatcatcher breeding season, the biologist will implement a nest monitoring plan approved by the CFWO and submit weekly
monitoring reports. The biologist will determine whether nesting activity within this area is being substantially disrupted. If the Prior. to Initiation of Grading in Community Development MM 4. 12- 1 p
biologist determines that gnatcatcher nesting activity is being Plan Check/ Monitoring Coastal Sage Scrub during Director or designee/ substantially disrupted, the Property Owner will stop work and wait Reports breeding season Biological Monitor
until the young have fledged, the nest has been determined a failure, or a minimization plan approved by the CFWO has been implemented to reduce noise to 60 dBA in habitat occupied by gnatcatchers. This minimization plan will involve nest monitoring in concert with noise reduction measures such as the use of sound walls or other means as approved by the CFWO.

The biological monitor with the construction manager will institute measures to prevent fires and leakage from vehicles during Identification of measures Community Development
Director or designee/
MM 4. 12- 1q
construction at the project site. Such measures will include on plans and On -Site Prior to and During Grading Biological designating no smoking zones and parking areas. A water truck Monitoring and Construction
Monitor/ Construction o tion
will be maintained onsite for fire control during all habitat clearing activities. Manager
MM 4. 12- 1r An erosion control plan will be prepared and included in the Plan Check Prior to Issuance of Grading City Building Official or SWPPP for the site. Erosion control measures may include the Permit I designee / USFWS Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
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Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of No. Mitigation Measure Verification Implementation Responsibility installation of silt fencing and/ or sandbags downslope of any clearing and/ or grading activity.

Fencing, or other suitable obstructions, such as cactus plantings, MM 4. 12- 1 s
will be placed along the backs of residential lots and project roads Plan Check Prior to Issuance of Building Community Development that are located adjacent to natural areas to keep residents and Permit Director or designee / USFWS dogs out of the preserved and restored habitat.

Lighting in residential areas and along roadways will be designed to prevent artificial lighting from reflecting into adjacent natural Lighting and Photometric MM 4. 12- 1t areas. Specific lighting designs will be required in the development plans to be submitted at Prior to Issuance of Building CommunityDevelopment plans to achieve this result The covenants, conditions, and Plan Check & City Review Permit Director or designee/ USFWS restrictions ( CC& Rs) for the development will also require any of CC& Rs subsequently installed lighting to meet this same result.

The CC& Rs will contain wording that addresses poterjjlal Impacts of domestic animals on wildlife. In particular, the QC& Rs will require homeowners to keep cats indoors. Cats detgi ted in the MM 4. 12- 1 u preserve area may be removed by animal control of oprs at the City Review of CC& Rs Prior to Home Sales Community Development discretion of the preserve manager. No coyote ( Cagip latrans) Director or designee/USFWS control or removal will be permitted, except in cases of demonstrated human safety concerns, confirmed by the CDFW .

Owners' manuals for the residences will provide a discussion of the impacts of domestic animals on the gnatcatcher and other MM 4. 12- 1v
special status species and the impacts of wildlife on domestic animals. The manuals will discuss the requirement to keep cats City Review of Owner' s Prior to Home Sales Community Development
indoors, and that cats will be removed from the reserve areas.

Manual Director or designee/USFWS
Residents will be reminded that the development is adjacent to natural open space. Encounters with wildlife are highly robable.

Plants identified by the California Exotic Pest Plant Council as an MM 4. 12- 1w invasive risk in southern California will not be planted within the Plan Check - Landscape Prior to Issuance of Building Community Development project area by the Property Owner or contractors under their plans Permit Director or designee / USFWS control.

The CC& Rs will include wording for the development that prohibits landscaping with plants Identified by the California Exotic Pest MM 4. 12- 1x Plant Council as an invasive risk in southern California and that discusses shielding of lighting from open space areas, appropriate City review of CC& Rs Prior to Home sales Community Development Director or designee/ USFWS
dumping of trash, and maintenance of fencing adjacent to open space areas.

Prior to initial brushing or construction activities, the biological MM 4. 12- 1y
monitor shall conduct a pre -construction meeting with
representatives of all contractors and subcontractors. Attendees Hold and include City In Prior to Initial Brush Community Development Director or designee/
shall be informed of the sensitivity of coastal sage scrub and pre -construction Meeting Clearance Biological Monitor
California gnatcatchers, legal penalties for unauthorized Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Map No. 17609
PRJ03- 00075/ VTTM- 17609
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Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility disturbance, and their responsibility to act in a legal manner.

No construction staging areas, new haul roads, access roads, or other intrusion across designated open space areas shall be Review of Construction Prior to and During Grading Engineering and Community
MM 4. 12- 1z allowed. With the exception of the allowed uses specified herein, Management Plan & Onand Construction Development Directors or
all such activities shall be confined to the areas designated for Site Monitoring their designees development.

Oil field impacted areas ( e. g., oil sump areas, well areas) outside On -Site Monitoring and Engineering and Community MM 4. 12- 1 as
the development area will continue to be rehabilitated in reporting by construction
During Grading and Development Directors or
accordance with state and federal requirements and the existing supervisor Construction
their designees
4(d) and Section 404 permits.

Unauthorized destruction by the Property Owner of either coastal sage scrub or areas under the jurisdiction of the U. S. Army Corps of Engineers of the project shall be mitigated at a 5: 1 ratio. The Community Development
MM 4. 12- 1 bb
replacement or restoration will be held to the same standards as On -Site Monitoring by Prior to and During Grading Director or designee/ U. S. existing restoration efforts. The additional mitigation may be Biological Monitor and Construction Army Corps of Engineers purchased off- site or provided through the deletion of approved development areas on- site, and will be paid for by the Property Owner.

Continuous monitoring by a qualified biologist during grading Community Development MM 4. 12- 1 cc
operations shall be done to ensure no unauthorized grading On -Site Monitoring by During Grading and Director or designee/ occurs. If unauthorized grading occurs, construction will cease biological monitor Construction Biological Monitor/ USFWS
pending coordination with the USFWS.

Final grading plans and construction drawings have not been prepared. When complete, minor adjustments to WCH Preserve Prior to Issuance of Grading defined above) boundaries may be needed. The overall project Permit and prior to Engineering and MM 4. 12- 1dd shall be in substantial conformance with the approved site plan Plan Check recordationCommunity final Tract Development
Exhibit #3 of Specific Plan Amendment #8). In no event will the Maps
Directors or their designees
total amount of impact to CSS increase or the size of WCH Preserve area be reduced.

In order to mitigate the temporal impacts of the project, the Property Owner shall spend up to $ 100, 000 ( or an amount to be determined by the USFWS) to begin pre -vegetation upon issuance of the Biological Opinion. In order to determine where the money would be spent, those areas of the property where revegetation MM 4. 12 - lee
can be done were divided into polygons and assigned to one of Pre -vegetation activities Upon Issuance of Biological Community Development seven treatment groups. This pre - vegetation shall be carried out Opinion Director or designee/ USFWS by a company with demonstrated experience In coastal sage scrub revegetation that is approved by USFWS and the project biologist. In addition, USFWS has indicated that they want to designate some portion of the budget to allow early salvage of specimen plants. To accommodate this desire and highly variable Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Mar) No. 17609
of FUtt
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Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility costs, $ 30, 000 ( or an amount to be determined by the USFWS) of the total shall be set aside for specimen plant salvage. These shall be boxed and removed to a nursery area set up on- site where they can be watered, protected and otherwise grown for use in the overall revegetation program. ( Additional detail is provided in the 2002 Biological Assessment.) ( The figure identified in this mitigation measure was determined by the USFWS as " pre - mitigation' to allow the project to commence; however, the pre - vegetation work must be undertaken and completed prior to initiation of any grading/ site alteration.

All restoration areas ( not including those identified in the Habitat Mitigation Monitoring Plan ( HMMP)) shall be subject to the following five- year success criteria ( measured after July of any year):

Year 1: 10- 20 percent native shrub species, up to 50 percent nonnative species Year 2: 25- 40 percent native shrub species, up to 35 percent nonnative species Year 3: 40- 60 percent native shrub species, up to 25 percent nonMM 4. 12- 1ff native species
Year 4: ( To be determined pending reference site transect results) On -Site Monitoring and
Reporting by Biological Following Habitat Restoration
and Site Development
Community Development
Director or designee / USFWS
Year 5: ( To be determined pending reference site transect results) Monitor Attainment of the success criteria shall be measured three times per year throughout the monitoring period. A final report shall be written which summarizes the transect data, offers
recommendations, and makes a determination on whether the program is meeting the success criteria. Modifications to the success criteria and frequency of monitoring may be modified if required by USFWS. ( Additional detail is provided in the 2002 Blolouical Assessment.

Slopes and graded areas within the fuel modification zones and within the WCH Preserve adjacent to development shall be Review of fuel modification revegetated with native CSS/ SCS species that are fire resistant; plans, Consultation among Prior to issuance of Grading Community Development MM 4. 12- 1 gg primarily coast prickly pear cholla ( Opuntia littoralis). However, responsible parties and Permit
Director/Fire chief or
other species may also be used to a lesser extent, subject to and On- site monitoring designees/ USFWS consistent with the City of Fullerton Fuel Modification Zone see MM 4. 12- 1 b) requirements.

Slopes and graded areas outside the fuel modification zones, Landscape Plan Check Prior to Issuance of Grading Community Development MM 4. 12- 1hh within the WCH Preserve, shall be revegetated with coastal sage and on- site monitoring Permit Director or designee/ USFWS scrubspecies dominated b California sagebrush and California Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting o Fut Tentative Tract Map No. 17609
F o
PRJ03- 00075/ VTTM- 17609
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Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility buckwheat ( i. e., approximately 70% plant cover). The remaining area should be dominated by white sage, California encelia, bush monkey -flower and giant wild rye. Revegetation within non -fire management zones should be consistent with the conceptual reve etabon plan refer to MM 4. 12- 1c).

Habitat areas adjacent to roads, sidewalks, and trails where Show plans and monitor MM 4. 12- 1 ii
adjacent slopes pes are less than 2- 1/ 2: 1 shall be fenced with post Plan check 8 On -Site During Grading and Community Development
and rope or other aesthetically pleasing barrier where cactus is not Monitoring Construction Director or designee
resent to inhibit trespass b pedestrians and domestic animals.

Enhancement of existing marginal, diffuse, or weedy coastal sage Community Development MM 4. 12- 1 jj scrub, shall be implemented by any combination of weed removal, On -Site Monitoring and During Grading and Director or designee/ supplemental seeding or planting, soil scarification, or any other reporting Construction Biological Monitor
method recommended by the project biologist.

The Property Owner and/ or its successors and assigns, shall continue to maintain fuel modification zones, perimeter fences MM 4. 12- 1kk along roads and behind homes and existing firebreaks to reduce On -Site Monitoring and Following Site Development Community Development the opportunities for vandalism, fire, and disturbance to wildlife reporting Director or designee and the primary target species. The existing internal fences should be removed to allow increased mobility of larger wildlife.

All fences, roads ( including drainage structures and features and public facilities) shall be kept in good repair. Replacement, maintenance, operation and repair of these facilities are allowed as needed. The WCH Preserve shall be patrolled at least once a month. Trash shall be removed and any necessary repairs made On -Site Monitoring and Community Development MM 4. 12- 111 to facilities, including trail fences. It is recognized and understood reporting
Following Site Development Director or designee/ Land
that such activities may require the use of various motorized Management Agency vehicles including large hauling trucks and smaller equipment similar to a backhoe. Trimming of vegetation may also be necessary to keep trails open and well - marked and to meet fuel modification requirements.

The entity that performs the functions Identified in MM 4. 12- 111 ( the WCH Preserve Maintenance Entity) need not be the same entity as that which performs the biological monitoring activities. Should two different entities be involved, the WCH Preserve Maintenance Community Development
MM 4. 12- 1 mm
Entity ( under
m t permission from t
MM
WCH

4. 12-
Preserve
111) shall
Management
coordinate with
Entity
and
priorsto On -Site Monitoring Following Site Development Director or designee/Land performing the maintenance activities ( other than those defined as Management Agency emergencies). The WCH Preserve Management Entity shall act expeditiously upon any such request and shall not unreasonably withhold permission.

MM 4. 12- 1 nn I Flexibility shall be built Into the management program to allow for 1 Review of Management Prior to Issuance of Grading 1 Community Develo ent Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Mal) No. 17609
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PRJ03- 00075/VTTM- 17609
Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility enhancement where unforeseen circumstances necessitate it. Program Plan Director or designee/ USFWS This will include, but is not limited to signage indicating the importance of the adjacent habitat and requesting no trespass, building raptor nest platforms and perches to compensate for reduced nesting areas, and other measures as needed.

California gnatcatcher surveys shall be conducted within the management area during the breeding season using a protocol designed by the project biologist that will emphasize collection of information on population size, use areas, vicinity vegetation characteristics, plants in the area, nest materials, nest and fledging success, possible food sources, nest parasitization and human presence in the area. The intent of the surveys is to provide information on species needs and reaction to various factors including revegetation efforts, weather and presence of During Gnatcatcher Breeding Community Development humans, in a manner that will allow the WCH Preserve On -Site Surveys and Season, beginning the first Director or designee/ MM 4. 12 - loo Management Entity to adjust management practices in a manner Reporting year after initial brushing, Land Management Agency/ beneficial to California gnatcatcher. g These surveysy shall grubbing, or grading has USFWS commence the first year after initial brushing, grubbing, or grading occurred has occurred and be done annually for the first 10 years. Surveys shall be done once every three years after the first 10 years if determined necessary by the applicable wildlife agency and the WCH Preserve Management Entity. The number and location of cactus wren shall be incidentally noted on field notes during the surveys. Specific surveys for cactus wren are not required. The WCH Preserve Management Entity may elect to survey at a different interval If indicated by the results of the surveys.

Vegetation community and plant diversity monitoring shall take place on a yearly basis for the initial five years of the project, post revegetation. After the revegetation effort is determined to be successful and monitoring associated with the revegetation effort Community Development has stopped, then long- term monitoring to determine community Director or designee/ vitality and plant diversity shall be implemented to ensure long- Annually following Post- Land Management Agency/ MM 4. 12- 1pp term California gnatcatcher persistence. The long- term monitoring On -Site Monitoring Revegetation USFWS/ plan shall be developed in conjunction with the USFWS and California Department of Fish
CDFW within the first three years of the project. At a minimum, and Game ( CDFG)
long term vitality and plant diversity shall be measured every eight years to account for typical altemating weather cycles. Similar methods as those employed to determine success criteria should be used, as a guide, so that the results can be extrapolated.

MM 4. 12- lqq The WCH Preserve Management Entity shall be empowered to On -Site Monitoring Following Site Development Community Development close an areas of the WCH Preserve to the ublic duringthe Director or desi nee/ Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Map No. 17609
PRJ03- 00075/ VTTM- 17609
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Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility breeding season if significant, long- term decreases in California Land Management Agency gnatcatcher populations are determined to be caused by people or pets using the WCH Preserve. Closed areas shall be re -opened when population levels reach average levels as measured through the surveys. The City of Fullerton and USFWS shall be notified of any closure. Upon receipt of notice, the City, WCH Preserve Management Entity and USFWS shall meet and confer about the closure and possible length of time that the closure will exist.

On occasion, short temporary closures of duplicative trail segments may be deemed beneficial to California gnatcatcher protection, even if the population appears to be stable or increasing. These circumstances may include nesting by Community Development MM 4. 12- 1 rr
gnatcatchers near trails, abundant or repeated trespass into off - On -Site Monitoring Following Site Development Director or designee/ limit areas, or other situations that may stress gnatcatchers. Land Management Agency When populations are stable or increasing, closures under these circumstances shall be temporary and only implemented on duplicated sections of trails so that the effectiveness of the trail system is not compromised.

An annual report shall be submitted to the CDFW, USFWS and the Community Development MM 4. 12- 1ss City regarding the activities that occurred during that year. The Annual Report Annually following Site Director or designee/ report will be due by January 31 of the year following initial Development Land Management Agency/ grubbing, brushing, or soil disturbance. USFWS/ CDFG
Should a public facility break down occur, the appropriate agency may enter the WCH Preserve and perform whatever action is needed to affect repair. Examples of such emergencies include a water or sewer line break. The USFWS should be notified prior to, or concurrent with, work initiation. The area of disturbance shall Community Development
MM 4. 12- 1tt be restored and the cost bome by the agency, including revegetation, remediation and monitoring to assure success.

On- site Monitoring Following Site Development Director Revegetation shall be done in accordance with the revegetation Land
Management Agency
plan and shall meet the stated success criteria. Any disturbance due to an emergency shall not be regarded as a violation, and no additional mitigation beyond restoration of disturbed area shall be imposed.

Emergency medical, police and fire vehicles are allowed to enter Community Development MM 4. 12- luu the WCH Preserve in whatever manner they deem appropriate to address a medical, fire or law enforcement emergency. Mitigation On -Site MonitoringFollowing 9 Site Development pment Director shall not be assessed should an disturbance occur.

Land
Management Agency
MM 4. 12- 1w
Well re -abandonment that occurs as an emergency requires immediate attention. Should re -abandonment be necessary, the Notification to City of such Emergency Well Re- Community Development processes described in Section 7.2.4.3 in the 2002 Biological emergency Abandonment Director or designee/ USFWS Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Map No. 17609
PRJ03- 00075/ VTTM- 17609
Mitigation Monitoring and Reporting Program
West Coyote Hilts VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility Assessment shall be followed.

The project has been designed to address the following issues: ( 1) lighting - all street lights shall be directed away from adjacent habitat and onto the intended surface, ( 2) increased presence of humans and domestic pets - ( a) all yards, sidewalks, streets, and hiking trails adjacent to the WCH Preserve shall be fenced or use See See other suitable barriers, ( b) brush management zones and most MM 4. 12- 1t MM 4. 12- 1t Community Development
MM 4. 12- 1ww
interim disturbed areas adjacent to roads shall be revegetated with MM 4. 12 -iii MM 4. 12- 111
Director or designee/
southern cactus scrub, and ( c) public education with regard to the MM 4. 12- 1v MM 4. 12- 1v Land Management Agency/
damage domestic pets can do and the importance of coyotes, MM 4. 12- 1ff MM 4. 12- 1ff
USFWS
shall be provided to each prospective resident to discourage encroachment; and ( 3) invasion of non- native plants - the restoration plan shall remove existing weeds from disturbed areas from the interior of the site and the WCH Preserve Management Entity would control invasive plants over the long term.

Prior to the discharge of dredged and/ or fill materials, the Property Owner ( i. e., permittee) shall submit to the City a copy of the City Building Official and HMMP required and approved by the U. S. Army Corps of Prior to Issuance of Grading Engineering Director or their
MM 4. 12- 2a Engineers ( USACOE), CDFW, and the Regional Water Quality Plan Check Permit
designees/ USFWS/ CDFG/
Control Board — Santa Ana Region ( RWQCB). The HMMP shall U. S. Army Corps of be implemented concurrently with project construction at a Engineers ( USACOE)
mitigation ratio of 1: 1 within the limits of the project site.

Prior to issuance of a grading permit, the Property Owner shall submit to the City Planning Department copies of Its Clean Water City Building Official and Act ( CWA) Section 404 Permit issued by the USACOE, CWA Engineering Director or their MM 4. 12- 2b Section 401 Water Quality Certification from the RWQCB, a Waste Provide permits to City Prior to Issuance of Grading desU. S. Discharge Requirement pursuant to the Porter Cologne Act issued with Plan Check submittal Permit U. S. Army Corps of
by the RWQCB, if required, and a Section 1603 Streambed Engineers ( USACOE) Alteration Agreement pursuant to the California Fish and Game Code 1600 issued by the CDFW, if required.

The permittee shall record a conservation easement or covenant, which shall run with the land, obligating the permittee or its successor to maintain the compensatory mitigation areas as Within one year of Community Development MM 4. 12- 2c natural open space in perpetuity consistent with the Specific Plan. Conservation Easement implementing the HMMP Director or designee/ Land The conservation easement or covenant shall be recorded within Permit Management Agency one year of implementing the HMMP, or as required by the regulatory and wildlife agencies.

Three ( 3) days prior to the onset of construction activities, or as 3 Days Prior to Community Development MM 4. 12- 3a otherwise approved by the responsible resource agency, a On -Site Monitoring Commencement of Director or designee/ qualified biologist shall survey within the limits of project Construction Activities Biological Monitor disturbance for the presence of an active raptor nests. An nest Mitigation Monitoring and Reporting Program
West Coyote Hilts VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Map No. 17609 o Fu<<
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PRJ03- 00075/ TTM -17609
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Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility found during the survey shall be mapped on the construction plans. If no active nests are found, no further mitigation would be required. Results of the surveys shall be provided to CDFW.

If nesting activity is present at any raptor nest sites, the active site shall be protected until nesting activity has ended to ensure compliance with Section 3503. 5 of the California Fish and Game Code. Nesting activity for raptors in the region of the project site normally occurs from February 1 to June 30 although some species may lay eggs as early as January. Therefore, to protect any nest site, the following restrictions on construction are required between January 1 and June 30 ( or until nests are no longer active as determined by a qualified biologist):

MM 4. 12- 3b

1. Clearing limits shall be established a minimum of 500 feet in On -Site Monitoring Prior to and During Grading Community Development Director or designee/
any direction from any occupied nest. and Construction
Biological Monitor

2. Access and surveying shall not be allowed within 100 feet of any occupied nest.

Any encroachment into the 500/ 100 foot buffer area around the known nest shall only be allowed if it is determined by a qualified biologist that the proposed activity shall not disturb the nest occupants. Construction during the non -nesting season can occur only at the sites If a qualified biologist has determined that fled lin s have left the nest.

A qualified biologist shall prepare a raptor enhancement plan for approval by the CDFW that describes measures to be taken to maintain and improve raptor populations and diversity on- site.

Abundant perch resources for red- tailed hawk, American kestrel, bam owl, and great homed owl are currently present on site in the form of old telephone and power poles. ( Red -shouldered hawks usually perch on thin branches or telephone/ power line wires; MM 4. 12- 4a Cooper' s hawk and sharp -shinned hawk are active pursuers and Review of Raptor Prior to Issuance of Grading Community Development do not use perches to hunt from and use canopied trees to roost Enhancement Plan Permit Director or designee in; white- tailed kites may roost on the poles but forage while hovering; and harrier hawks forage while gliding over open habitats and usually roost on or near the ground.) These ( perches) are regularly used by resident raptors for foraging and roosting purposes. The poles that are within open space shall be evaluated by raptor usage and inter -pole distance, so that an appropriate number of poles will be retained. It is not proposed or Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
F FO c
Project: Vesting Tentative Tract Map No. 17609 °
P RJ03- 00075/ VTTM- 17609
Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Method of Timing of
No. Mitigation Measure Verification Implementation Responsibility advised that additional poles be installed; only that a yet to be determined number remain. Some may be left standing without modification; however, others should be considered for nest platform or nest box installation to mitigate for the loss of raptor nest sites ( i. e., non- native trees that are removed through construction and habitat restoration activities). The plan shall include a discussion and map of proposed artificial owl roost and nest sites, including a description of nest box design for barn owls and escarpment modification for scooping out holes for great homed owls. An analysis of the best locations for installation shall also be included, which takes into account the estimated population density of thesespecies and home rangetterritory.

No trapping of coyotes shall occur within the management area.

Homeowners shall be made aware of this policy and that for their safety, pets should remain indoors and on their property. A disclaimer shall be signed by all purchasers and a clause written into the CC& Rs. Successful California gnatcatcher recovery will be dependent on meso -predator control by coyotes. Other native City review of disclosure small wildlife will also benefit. Home buyers shall be given materials, owners manuals Community Development
MM 4. 12- 4b literature describing the importance of coyotes and their primary and CC& Rs & Prior to Homes Sales Director or designee/ Land
food sources ( e.g., rats, mice, ground squirrels) and their On- site monitoring Management Agency
contribution to the health of the environment. The use of poisons shall be discouraged. Homeowner literature regarding control of pest species shall concentrate on removing vector attractants, including pet food, unpicked fruit and vegetables, and piles of debris. Homeowners shall be Instructed to provide this information to their landscapers.

Prior to initiation of grading, a pre -construction survey during the peak flowering period ( approximately March through June), shall be conducted by the project biologist. Each impacted lily bulb shall be clearly delineated with pin flags for collection by a qualified bulb collector. The seeds shall be cleaned and stored by a qualified nursery or institution with appropriate storage facilities. pre -Construction Survey
MM 4. 12- 5
It is preferable to collect the bulbs after the flowering period when and Reporting by Prior to Initiation of Grading Community Development the bulbs are dormant. Another option for the relocation of the Biological Monitor Director or designee / USFWS
bulbs is to move the topsoil in large blocks from areas of high lily concentration to the revegetation site selected.

Following seed and bulb collection, the lilies shall be relocated into a suitable mitigation site in the undeveloped portion of the project site or the adjacent acreage that wlll be preserved in tui . A Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

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twoaN
No. Mitigation Measure
Method of
Verification
Timing of
Implementation Responsibility
qualified biologist ( i. e., project biologist) that is acceptable to the resources agencies shall be selected and hired by the Property Owner to prepare and Implement the mitigation plan, which shall include the following requirements.
a. Following collection, seeds and bulbs shall be stored by a qualified nursery or institution with appropriate storage facilities. Then, the top 12 inches of topsoil from the lily locations shall be scraped, stockpiled, and used at the selected mitigation site.
b. The mitigation site shall be located in dedicated open space on the project site or at an off-site mitigation site. The mitigation site shall be within a conservation easement. The site should not attempt to enhance existing populations and shall not be impacted by any pesticides or herbicides used on adjacent properties.
c. A qualified biologist shall prepare a conceptual restoration plan for the lily mitigation site, and the site shall be prepared accordingly.
d. The topsoil shall be respread in the selected location as approved by the project biologist. Approximately 60 percent of the seeds and bulbs shall be spread/ placed in the fall following soil preparation. Forty ( 40) percent of the seed and bulbs shall be kept in storage for subsequent seeding, if necessary.
e. A detailed maintenance and monitoring plan shall be
developed by a qualified biologist. The plan shall include detailed descriptions of maintenance appropriate for the site, monitoring requirements, and annual report requirements, and shall designate full authority to suspend any operation on the project site that is, in the qualified biologists opinion, not consistent with the restoration plan. Any disputes regarding the consistency of an action with the restoration plan shall be resolved by the Property Owner and the qualified project biologist.
f. The performance criteria developed in the maintenance and monitoring plan shall include requirements for a minimum of Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
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c'4C/ FOpM`r
No. Mitigation Measure
Method of
Verification
Timing of
Implementation Responsibility
60 percent germination of the number of plants collected.

The performance criteria should also include percent cover, density, and seed production requirements. These criteria shall be developed by the project biologist following habitat analysis of an existing high- quality lily habitat. This information shall be recorded by the project biologist. g. If the germination goal of 60 percent is not achieved following the first season, remediation measures shall be implemented prior to seeding with the remaining 40 percent of seed.

Remedial measures shall include at a minimum: soils, testing, control of invasive species, soil amendments, and physical disturbance ( to provide scarification of the seed) of the planted areas by raking or similar actions. Additional
mitigation measures may be suggested as determined
appropriate by the project biologist.
h. Potential seed sources from additional donor sites shall also be identified in case it becomes necessary to collect
additional seed for use on the site following performance of remedial measures.

L The site shall be maintained for five years or until a qualified bioloalst determines that the population is self- sustaining.

Surveys for burrowing owls shall be conducted at two- year intervals prior to and immediately following any mass grading conducted on the subject property. The survey shall consist of a single -pass ( 100% coverage) survey that includes a maximum of 30 -meter transects over all suitable habitat ( i. e., open habitats including sparse or open scrub habitats). All suitable burrows shall be inspected for burrowing owl sign ( i. e., whitewash, pellets, insect remains, feathers, etc.). Any owls or potentially occupied burrows On - Site Survey and MM 4. 12 6
shall be mapped using GPS. At the discretion of the CDFW, owls Reporting by Biological 2 Year Intervals prior to and Community Development
shall either be passively relocated or actively relocated prior to Monitor following Mass Grading Director or designee construction and the breeding season ( breeding season typically runs from February 15 through August 31). Passive relocation shall involve installation of one-way doors for a period of 48 hours, after which the doors are removed and the burrow is carefully excavated. Replacement burrows shall be created within
conserved open space at a ratio of 2 to 1. Active relocation typically involves capturing the owls and relocating them to another site where they are kept in secure enclosures until the Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Map No. 17609
PRJ03- 00075/ VTTM- 17609
c'+<iFoaN
No. Mitigation Measure
Method of
Verification
Timing of
Implementation Responsibility acclimate to the new location. Regardless of the method, a passive or active relocation plan shall be written and shall be approve by CDFW if burrowing owls are located on site.

If required by USFWS notwithstanding the elimination of residential development within Neighborhood 2 as reflected in Specific Plan Amendment No. 8, the Property Owner shall MM 4. 12- 7 precisely define the limits of the Section 4( d) mitigation area with a Include on Final Tract map Prior to issuance of Phase I Community Development
metes and bounds description, which shall be submitted to and Grading Permit Director or designee/ USFWS approved by USFWS prior to issuance of the grading permit for development within Phase 1 east of Gilbert Street).

Climate Chane Greenhouse Gas Emissions
To encourage the use of mass transportation, the Property Owner MM 4. 14- 1 a shall place bus stop shelters at any bus stops to be situated along Plan Check — public Prior to Issuance of Building Engineering and Community any site frontage routes ( i. e., Rosecrans Avenue, Gilbert Street, improvement plans Permit Development Directors or and Euclid Street) if not already so equipped. their designees To encourage the use of localized commercial facilities and reduce the need for vehicle travel, the Property Owner shall include both MM 4. 14- 1 b bike lanes and bike paths between core development areas. Plan Check — public Prior to Issuance of Building Engineering and Community Additionally, the Property Owner shall provide sidewalks and improvement plans Permit Development Directors or walking paths both to the proposed public use site and commercial their designees areas as well as to the open space areas to be retained.

The following measures shall be implemented to reduce long-term emissions associated with residential and commercial development

1. Double - paned windows shall be installed in structures to reduce thermal loss.

2. Central water heating systems shall be installed to reduce MM 4. 14- 1c
energy consumption.

Plan Check Prior to issuance of Building Community Development

3. Light-colored roof materials shall be used to deflect heat from Permit Director and Chief Building aor buildings and conserve energy.

Official their designees

4. Builder installed appliances shall be energy efficient to reduce energy consumption, and shall include Energy Star or
equivalent rated refrigerators and dishwashers.

5. Automatic lighting on/ off controls and energy-efficient built-in lighting shall be installed in all buildings.

Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Mal) No. 17609
PRJ03- 00075/VTTM- 17609
C't<lfORN'
No. Mitigation Measure
Method of
Verification
Timing of
Implementation Responsibility

6. Energy- efficient street lighting shall be installed.

7. Landscaping shall include appropriate drought - tolerant species to reduce energy and water consumption.

8. Shade trees shall be provided in residential and public areas to reduce building heating/ cooling demands.

9. Pedestrian and transit -friendly features such as wider sidewalks, bus stops with passenger benches and shelters, bikeways or lanes shall be constructed within the
development.

10. Electrical outlets at the front and back of the residences and buildings shall be installed to facilitate the use of electric landscape maintenance equipment.

The numerical figures provided in MM 4. 14- 1d have been updated to account for revisions to the Scoping Plan for AB 32, as well as project changes under VTTM 17609 and the change in the
accepted methodology for quantifying greenhouse gas ( GHG) emissions since preparation of the FEIR, as described in Addendum No. 1 and the Environ Technical Report. The
proposed project under VTTM 17609 shall reduce its GHG
emissions to no greater than 11, 780 MMTCO2e/yr, which
represents a reduction of 21. 7% below the Business As Usual scenario Identified in the Califomia Air Resources Board' s May 2014 First Update to the Scoping Plan for AB 32. To ensure the City Review of
MM 4. 14- 1d
targeted emissions level is reached, the applicant or its designee or assignee shall submit the City, for approval, a sustainability Sustainability plan that Prior to issuance of Grading Community Development plan for achieving these rereductions. The sustainability plan shall demonstrates compliance and Building Permits Director or designee be submitted no later than one year following approval of VTM with AB 32
17609 and prior to the issuance of a mass grading permit for the project. Preparation of the sustainability plan shall not delay either site remediation activities or early trail construction. The sustainability plan shall demonstrate that the GHG reductions undertaken to achieve the 21. 7% reduction from Business as Usual are real, permanent, quantifiable, verifiable, and enforceable consistent with Health and Safety Code Section 38562. The sustainability plan shall consider implementation of measures that achieve GHG reductions including, but not limited to, the following measures, either Individually or in combination:

Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Mitigation Monitoring Program
Project: Vesting Tentative Tract Map No. 17609
PRJ03-00075/VTTM- 17609
No. Mitigation Measure
Method of
Verification
Timing of
Implementation Responsibility

1. GHG reduction measures recommended by the CARB or the SCAQMD for residential development projects;

2. Implementation of on- site energy efficiencies and/ or renewable energy, including but not limited to the
development of near off- site solar facilities;

3. The purchase of carbon credits;

4. Carbon Sequestration;

5. Water conservation measures resulting in reductions in embedded carbon;

6. Further efforts to reduce vehicle miles traveled.

Mitigation Monitoring and Reporting Program
West Coyote Hills VTTM No. 17609

Exhibit D
Project Phasing Plan
PC -2015- 31
Exhibit D
West Coyote Hills Project Phasing Plan
September 15, 2015
Legend: I
Phase Number T" I
Phase Boundary
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Exhibit E
Engineering Department Letter
PC -2015- 31
PRJ03- 00075A EXHIBIT E
September 30, 2015

ENGINEERING DEPARTMENT
303 West Commonwealth Avenue, Fullerton, California 92832- 1775 Honorable Planning Commission
City Hall
City of Fullerton
Telephone' 714. 738. 6845
Fax " 714. 738. 3115
Website' www. ci. fullerton. ca. us
Item No. 2
September 30, 2015
Subject: PRJ03- 00075A
VTTM 17609
SUB03- 00001A ( ABANDONMENT)
2701 Rosecrans Avenue
The West Coyote Hills ( WCH) Vesting Tentative Tract Map ( VTTM) is situated on approximately 510 acres with additional restoration and improvements proposed for the 72 -acre City of Fullerton - owned Robert E. Ward Nature Preserve. The project area is generally bounded on the north by the City of La Habra, on the east by Euclid Street, on the west by the City of La Mirada, and on the south by Rosecrans Avenue and existing developments. The new application for VTTM 17609 supersedes and replaces three Tentative Tract Maps ( TTMs) 15671, 15672, and 15673 that were approved by the Fullerton City Council on July 12, 2011. The new proposal, similar to the previous application, includes abandonment of various public and private easements and improvements to the Nature Preserve, and has been reviewed by the Engineering Staff. If approved, approval should be contingent upon compliance with the following conditions:

1. PLANNING COMMISSION RESOLUTION NO. PC -2015- 31
In addition to this Engineer' s Letter of Conditions, Planning Commission ( PC) Resolution No.

PC -2015- 31 prepared for the subject project will include multiple conditions pertaining to certain onsite and offsite improvements, open space, dedications, phasing, fees, and maintenance provisions. See Exhibit A to PC Resolution No. PC -2015- 31 ( Conditions of Approval); and Exhibit C ( updated Mitigation Monitoring and Reporting Program ( MMRP) for Final Environmental Impact Report SCH No. 1997057056 ( FEIR), as updated by Addendum No. 1 to the FEIR dated September 15, 2015 ( Addendum No. 1). Should any of the conditions in the Conditions of Approval or the MMRP inadvertently conflict with conditions in this letter, the Conditions of Approval and the MMRP shall govern.

2. This Engineer' s Letter of Conditions pertains to the proposed site development as shown on VTTM 17609, dated September 18, 2015 City of Fullerton may acquire certain portions or the entire project site for open space purposes ( PC Resolution No. PC -2015- 31, Exhibit A, Conditions of Approval, Condition L), in which case the provisions of Condition L will apply.

3. All public improvements identified in the PC Resolution shall be designed in accordance with the City of Fullerton Standards and the WCH ( Specific Plan Amendment) SPA # 8 guidelines; PRJ03- 00075A
September 30, 2015

public improvement plans shall be prepared and submitted for review and approval by the Director of Public Works.

II. VESTING TENTATIVE TRACT MAP ( VTTM)

1. Proposed VTTM will subdivide the site into 556 numbered lots and 13 lettered lots. The site is generally divided by the proposed collector road that is designated on the VTTM as Street A"/ Lot E and Gilbert Street into westerly, central, and easterly parts. The proposed lots will be distributed over these three parts as described below:

A. Westerly part of the site ( Sheet 4 of VTTM 17609) is bordering the proposed Street "A° Lot E) on the east, the Hawk's Pointe Development and the City of La Mirada on the west, the City of La Habra on the north, and has a frontage on Rosecrans Avenue on the south, and includes:

Lots 290 through 536 - single family detached residential lots ( SPA # 8, Neighborhoods 6- 8)
Lot 288 — attached residential units ( SPA # 8, Neighborhood 9); this lot is proposed to be further subdivided for condominium purposes on the Final Map( s) Lot F — private common area that includes graded slopes with drainage improvements and trails within graded areas
Lot C — open space area ( SPA # 8, Area C) including trails, utilities, and storm water quality Best Management Practices ( BMPs)
Lot D — private interior streets " B" through " S"
B. Central part of the site ( Sheet 3 of VTTM 17609) is located between proposed Street " A" Lot A) on the west and Gilbert Street on the east, and includes:

Lots 76 through 253 — single family detached residential lots ( SPA # 8, Neighborhoods 4 and 5)
Multiple - use" area in SPA # 8, including:
a. Lots 254 through 286 and 537 through 556 — single family detached residential lots b. Lot 287 — a 4.4 -acre private recreational area
Lot 289 — a 5. 2 -acre commercial/ retail area ( Sheet 4 of VTTM 17609) Lot F — private common areas mostly include graded slopes with drainage improvements and trails within graded areas
Lot B — open space area ( SPA # 8, Area B) including trails, utilities, and storm water quality BMPs
Lot D — private interior streets " T" through " GG"
C. Easterly part of the site (Sheet 2 of VTTM 17609) is located between Gilbert Street on the west and Euclid Street on the east, and includes:

PRJ03- 00075A
September 30, 2015

Lots 1 through 75 - single family detached residential lots ( SPA # 8, Neighborhoods 1 and 3)
Lot F — private common areas; these areas are mostly graded slopes with drainage improvements and trails within graded areas
Lot A — open space area ( SPA # 8, Area A)
Lot D — private streets " HH" through " NN". Street " NN" is proposed to connect Street A" to Euclid Street and will align with Lakeview Drive, the public street located east of Euclid Street. " NN" Street will have access from Euclid Street for emergency vehicular purposes only

2. The development is proposed to be constructed in phases in accordance with PC Resolution No. PC -2015- 31, Exhibit D, Project Phasing Plan, September 15, 2015. The easterly portion of the site is proposed to be developed during Phase 1A; the central part of the project is proposed to be developed during Phase 1 B; the westerly portion is proposed to be developed during Phases 2A and 2B.

3. A Final Map( s) shall be recorded prior to issuance of building permits for each phase. All public improvements, including Euclid Street, Gilbert Street, Gilbert Street Bridge, Rosecrans Avenue, Coyote Hills Drive extension, collector road ( Street " A"), reservoir/ pumping station, utilities, public trails, and Key Vistas shall be completed in accordance with the timetables provided in said FEIR and Addendum # 1, the WCH SPA # 8 and/or as determined by the Director of Public Works to insure adequate circulation, utilities, emergency vehicle access, and fire protection for each lot and orderly development of the project.

4. After approval of the VTTM, the Property Owner shall submit the Final Map(s) to the Public Works Department for review and approval. The Final Map( s) shall be prepared by a Registered Land Surveyor or Registered Civil Engineer authorized to practice land surveying in the State of California and shall comply with the Subdivision Map Act at the time of submittal. The Final Map( s) shall be recorded with the County of Orange Recorder' s Office.

Two copies of the recorded maps and a digital copy ( identical to that required by the County Surveyor) are to be submitted to the Public Works Department prior to issuance of building permits for respective tracts.

III. DEDICATIONS
The following easements, right of way, and fee interest dedications shall be made to the City of Fullerton on the Final Map( s):

An easement for street right of way purposes over the entire length of the collector road Street " A", Lot E), Coyote Hills Drive extension, and Risner Way extension;

2. The public street right of way shall accommodate the street intersection widening required for installation of City Traffic Engineer -approved traffic control measures at up to five specified locations ( refer to Section VI, Item D, project collector road Street " A").

3. The public street right of way over the collector road ( Lot E) shall not include widened portions of side streets adjacent to the collector road. As submitted, VTTM shows widened portions of PRJ03- 00075A
September 30, 2015

private streets " B", " R", " W"," Y", and " DD" as Lot E, which is designated for the future public street. Said street segments shall be part of Lot D that is designated for private streets that will be owned and maintained by the Home Owner' s Association ( HOA).

4. Public access easements for recreational purposes over the proposed public trail system, Key Vista Points, and public park areas;

5. Pedestrian access easements over all meandering segments of sidewalk adjacent to the public street right of way and over any private street, sidewalk, trail, and private common areas as necessary to provide a continuous linkage for the public sidewalk and trail system.

6. An irrevocable offer of dedication in fee for open space purposes over the entire SPA # 8 Open Space Areas A, B, and C;

7. A 12 -foot -wide strip of additional street right of way for Euclid Street along the entire project frontage;

8. A 2 -foot -wide strip of additional street right of way on each side of Gilbert Street within project limits;

9. An easement for public service, utilities, police patrol, emergency vehicle access, fire protection, refuse collection, and domestic water line system over all private streets, access/ service roads, and other vehicular areas;

10. The VTTM includes conceptual alignment and width of proposed street right of way and public easements. The final width and alignment of the street right of way, recreational easements, and open space boundaries shall be determined based on the Property Owner' s conditions of approval, precise grading, and approved street improvement plans.

11. Drainage easements for inlet and outlet structures adjacent to the project collector road Street "A") and laterals connecting these structures to city -owned storm drain main in Street A" shall be dedicated to the City of Fullerton on corresponding Final Map( s) or, in case they are located outside of map boundaries, by a separate instrument.

12. Private drainage, National Pollutant Discharge Elimination System ( NPDES) water quality, and sewer facilities located in habitat conservation/ open space areas shall be located in private easements, shall be delineated and described on the Final Map( s), and shall be recorded on the map or by separate instrument( s) in accordance with the schedule approved by the Director of Public Works.

IV. ABANDONMENT

1. The Property Owner proposes the abandonment of several existing easements as described on the Abandonment Map, dated February 10, 2010.

2. The public easements include five historical Sterns Ranchos Company easements designated as easements " A" on the Abandonment Map, and two historical Sunny Hills Ranch, Inc. easements designated on the Abandonment Map as easement G that were deeded to the City of Fullerton. Easements " A" and " G" are not needed for current or future public use and shall be abandoned on the Final Map( s).

PRJ03- 00075A
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3. A public easement for road purposes designated on the Abandonment Map as easement " T" is located within Specific Plan Open Space Area A and can be abandoned at the time when the Irrevocable Offer of Dedication in Fee for open space purposes is accepted by the City of Fullerton.

4. Old historical easements, that are no longer in use for which it is impossible or impractical to locate the owner of the easement, can be abandoned on Final Map( s) per Section 66436 a)( 3) of Subdivision Map Act.

5. A number of private easements exist on site that may conflict with the proposed improvements. It is the Property Owner' s responsibility to determine which easements are to remain, be realigned, or be abandoned. Any modification to the existing easements shall be coordinated with the easement owners/grantees.

6. A Southern California Edison ( SCE) easement is located on- site. If the SCE easement is in conflict with the proposed improvements, all utilities within the existing SCE easement shall be relocated and the easement shall be abandoned and rededicated as necessary and to the satisfaction of the affected utility owners.

V. GENERAL ENGINEERING CONDITIONS

1. All work within the public right of way shall be constructed in accordance with the Standard Plans, Drawings, and Standard Specifications for Public Works Construction that are in effect at the time of permit issuance. This includes any supplements thereto.

2. Separate plans shall be prepared for applicable public improvements, including streets, water, storm drain, sewer, traffic signal, striping and signage, street lighting systems, trail system design, landscaping, and bridge design. The plans shall be submitted to the Public Works Department for review, approval and issuance of separate Public Works Department permits, as applicable.

3. Public Works Department permits shall be obtained prior to undertaking any grading or construction work of any type within the public right of way and/ or City -owned property.

4. During site improvement, all deliveries to the Property Owner's site that are overweight or oversize require a transportation permit from the Public Works Department.

5. The Developer shall provide and maintain all necessary flag persons, barricades, delineators, signs, flashers and any other safety equipment as set forth in the edition of the State of California, Manual of Uniform Traffic Control Devices that is in effect at the time of construction, or as required by the Public Works Department/Engineering Permit requirements to ensure safe passage of pedestrian and vehicular traffic.

6. 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 Surveyor's Act). Pre -construction field ties, along with the preparation and filing of the required Comer 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 the 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 PRJ03- 00075A
September 30, 2015

Records or Record of Survey filed with the County of Orange. A copy of recorded documents shall be submitted to the City Engineer for review and approval prior to issuance of Certificate of Final Occupancy on the last home within the tract.

7. The Property Owner shall identify the location of all existing utilities during the preliminary design phase and include them in the plans.

8. All underground utilities within construction limits shall be potholed prior to starting any construction.

9. The asphalt concrete structural section for all public and private roadways shall comply with the soils report recommendations, and shall be approved by the Director of Public Works.

10. All private streets including street profiles, cross- section, concrete improvements, access ramps ( if required by Federal and State ADA and accessibility laws), striping and signage shall be constructed in accordance with City of Fullerton' s Standard Plans and shall comply with City' s requirements.

11. Any existing street improvements that are disturbed and removed from the site shall be disposed of in a legal manner.

12. All landscape plans shall be designed in such a manner so as not to interfere with safe traffic sight distance.

13. Prior to final acceptance, the Property Owner shall file a set of as -built drawings with the Public Works Department for work performed within the public right of way.

14. Any reasonable improvement plan revisions specified by the Director of Public Works shall be installed prior to issuance of the Certificate of Final Occupancy on the last home within the tract.

15. In accordance with the State of California Reporting for Cultural Resource, any proposed construction on the site shall be reported to:

Joseph Ontiveros
Cultural Resources Director
Soboba Band of Luiseno Indians
PO Box 487
San Jacinto, CA 92581
jontiveros@soboba- nsn. gov
VI. STREET IMPROVEMENTS

1. Three arterial streets border the site: Rosecrans Avenue on the south, Euclid Street on the east, and Gilbert Street which transverses the entire site from north to south.

2. A new collector road ( Street " A") is proposed to be the main vehicular artery intersecting Rosecrans Avenue at the southwest corner of the Specific Plan development and Euclid Street at the northeast corner of the site.

3. The Specific Plan also calls for extension of two existing local collector streets, Risner Way and Coyote Hills Drive, from the site boundaries to the collector road.

PRJ03- 00075A
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4. The Specific Plan provides a standard private street system within the neighborhoods as well as rural Street " NN" in Neighborhood # 1. The rural street will connect to the collector road for a secondary access from Euclid Street for emergency vehicular purposes.

5. Private Street " R" is also proposed to connect the collector road with the multi -use area located in the central part of the Specific Plan, immediately east of the collector road.

6. Street improvement plans shall be approved by the Director of Public Works prior to issuance of precise grading permits for each phase of construction and recordation of the first Final Map( s) in that phase.

7. All new or replaced driveway approaches that connect with surrounding arterial streets and the Street " A" shall be constructed with radiused returns as depicted in City Standard for Modified Alley Return.

A. ROSECRANS AVENUE
Rosecrans Avenue is a four -lane primary arterial street with an existing 100 -foot -wide street right of way, including an 84 -foot paved roadway portion and 8 -foot -wide parkways on both sides of the street, and is designated as a Class II bikeway route on the adopted Fullerton General Plan, Master Plan of Bikeways.

The street is currently improved with concrete curb and gutter on both sides of the street.

The parkway along the Property Owner's frontage is improved with a concrete meandering sidewalk. Additionally, there is an existing 52 -foot -wide public easement for recreational trails, linear park, parkways, greenbelt, and incidental purposes adjacent to the northerly street right of way.

The Property Owner shall design and construct the following street improvements:

1. A new landscaped median along the Property Owner frontage with a minimum 10 -inch curb height and 12 -inch -wide decorative concrete maintenance strip along the entire perimeter of the median. Refer to PC Resolution No. PC -2015-31, Exhibit A, Conditions of Approval, Condition M, Item 13, for construction phasing requirements.

2. Hardscape and landscape improvements on the north side of Rosecrans Avenue within the 60 -foot -wide strip along the Property Owner' s frontage consisting of an 8 -foot street parkway and the 52 -foot -wide recreational easement, including: a minimum 6 -foot -wide landscaped parkway; a minimum 6 -foot -wide concrete sidewalk; - and a regional recreational trail improved with a minimum 10 -foot -wide tread, drainage facilities, fencing, landscaping, and signage. The trail surface shall be constructed of decomposed granite or other suitable material as approved by the Directors of Public Works and Parks and Recreation.

3. The landscaped buffer between the concrete sidewalk and the trail, both of which may meander, and the landscaping of the area within the 52 -foot -wide easement limits;

4. The asphalt pavement reconstruction over half of Rosecrans Avenue along the Property Owner' s frontage. The pavement reconstruction limits may extend beyond the Property Owner's frontage as necessary to accommodate the approved limits of any proposed landscaped medians and construction of the new street intersection with the proposed collector road.

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5. The Rosecrans Avenue intersection with the proposed collector road shall be constructed with minimum 35 -feet radii curb returns.

6. Any modification to existing drainage facilities impacted by new construction on Rosecrans Avenue shall be included in street improvement plans and shall be approved by the Director of Public Works.

B. EUCLID STREET
Euclid Street is a four -lane major arterial street with an existing right of way varying from 80 feet to 90 feet along the WCH site. There is currently an asphalt berm and no parkway improvements on the west side of the street along the entire Property Owner's frontage and on the east side of the street between Laguna Road and Lakeview Drive.

The Property Owner shall design and construct the following street improvements:

A new 10 -foot -wide landscaped median along the Property Owner' s frontage with a minimum 10 -inch curb height and 12 -inch -wide decorative concrete maintenance strip along the entire perimeter of the median; as a curved street, Euclid Street has superelevated roadway segments along the Property Owner' s frontage. Median design shall include drainage improvements accommodating superelevated character of the street. Refer to PC Resolution No. PC -2015- 31, Exhibit A, Conditions of Approval, Condition M, Item 13, for construction phasing requirements.

2. A new concrete curb and gutter on the west side of the street along the entire Property Owner' s frontage and on the east side of the street between Laguna Road and Lakeview Drive.

3. A minimum 8 -foot -wide concrete sidewalk for pedestrian use on the west side of the street along the entire Property Owner's frontage; the Property Owner will dedicate 12 feet of additional street right of way to accommodate construction of curb and gutter and sidewalk on the west side of the street along the Property Owner' s frontage.

4. Reconstruct the asphalt pavement over the westerly half of Euclid Street along the Property Owner' s frontage; the pavement reconstruction limits may extend beyond the Property Owner's frontage as necessary to accommodate approved limits of future landscaped median and construction of new intersection with the proposed collector road; reconstruction of the existing pavement over the entire width may be needed between Laguna Road and Lakeview Drive to accommodate the construction of the new concrete curb and gutter.

5. The driveway approach for the future Nature Preserve parking area;

6. The Euclid Street intersection with the proposed Street " A" shall be constructed with minimum 35 -foot radii curb returns. The Euclid Street intersection with rural street that will be utilized for Emergency Vehicle Access shall be constructed with minimum 27 -foot radii curb returns.

7. Any modification to existing drainage facilities impacted by new construction on Euclid Street shall be included in street improvement plans and shall be approved by the Director of Public Works.

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C. GILBERT STREET
Gilbert Street is a four -lane primary arterial street with an existing 80 -foot -wide right of way, including a 68 -foot -wide roadway, an existing median divider consisting of asphalt berm and asphalt concrete surface, and a 6 -foot -wide unimproved parkway with an asphalt berm on both sides of the street. Gilbert Street is designated as a Class II bikeway route on the adopted Fullerton General Plan, Master Plan of Bikeways.

1. The Property Owner shall dedicate 4 feet for additional street right of way purposes that will be utilized for 2 -foot parkway widening on both sides of the street.

2. The Property Owner shall design and construct the following street improvements:
a. A new landscaped median along the Property Owner' s frontage with a minimum 10 - inch curb height; the median design shall include drainage improvements accommodating the superelevated segments of the street. Refer to PC Resolution No. PC -2015- 31, Exhibit A, Conditions of Approval, Condition M, Item 13, for construction phasing requirements.
b. New concrete curb and gutter on both sides of the street c. A full width ( 8 feet) concrete sidewalk on both sides of the street, to the extent they can be accommodated within the street right of way delineated in SPA # 8 d. Reconstruct the asphalt pavement over the entire street within the Property Owner' s limits.

3. Any modification to existing drainage facilities impacted by the construction on Gilbert Street shall be included in street improvement plans and shall be approved by the Director of Public Works.

D. PROJECT COLLECTOR ROAD — STREET "A"
WCH Specific Plan development will be served by the collector road, connecting Rosecrans Avenue to Euclid Street. The collector road is designated on the VTTM as Street "A". The street right of way varies in response to topographic conditions, anticipated traffic volumes, and aesthetics. Street "A" is described in the WCH SPA # 8, Section 3, Exhibits 27 and 28, and is conceptually delineated on the VfTM with seven street sections.

The proposed typical street parameters ( cross- sections) and streetscape improvements shall conform to the latest State and Federal guidelines and the City of Fullerton General Plan Update 2012 that supports Assembly Bill 1358, The California Complete Streets Act. Therefore, Property Owner shall construct the street to accommodate the following requirements along the entire length of Street " A" ( except on Gilbert Bridge and its approaches), to the extent these street elements can be accommodated within the right of way delineated in SPA # 8:
a. Concrete sidewalk, both sides
b. Landscaped parkway, both sides of the street with drought tolerant plant material c. A minimum 14 -foot -wide outside travel lane, when the lane adjoins the outside curb, or a 12 -foot minimum lane if adjoining a bike lane or parking lane ( if parking is allowed)
d. Bike lane, both sides
e. No on -street parking except as approved by the Directors of Public Works and Community Development Department
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f. As part of final roadway cross- section design for the local collector road ( Street " A"), the City will analyze the feasibility of incorporating a partial rural street standard.

This may include the use of asphalt rolled curb, limited concrete sidewalks, and optional street lights. Final design standards shall be approved by the Director of Public Works.

2. The intersections of Street " A" with Coyote Hills Drive, Risner Way, and Street " R" require traffic controls, and the City Traffic Engineer recommendation is to utilize roundabout traffic calming features at all three locations. The Property Owner shall provide engineering studies to demonstrate the feasibility of these roundabouts prior to approval of street improvement plans. If any of these roundabouts are determined to be infeasible as a result of design standards and requirements, alternate traffic control measure options shall be submitted to the Director of Public Works and the City Traffic Engineer for review and approval. City -approved options shall be designed as a part of street improvement plans.

3. Two additional traffic control elements may be required at the locations determined by the City Traffic Engineer during the design phase of the project. All traffic control options shall be reviewed and approved by the City Traffic Engineer prior to preparation of final construction documents and shall be designed to include horizontal and vertical control, drainage, hardscape, landscape, lighting, and signage. Overall design shall be subject to the approval of the Director of Public Works.

4. The Property Owner shall construct a recreational backbone trail along a significant portion of Street " A" as described in PC Resolution No. PC -2015- 31, Exhibit A, Conditions of Approval, Exhibit 1.

5. The location/ alignment of the recreational trail shall be designed in conjunction with design of Street " A". A consideration shall be given to the street crossing location where the trail transitions from the south to the north side of the street. The proposed mid -block crossing at the beginning of the bridge approach east of Gilbert Street is not an optimal location. The Property Owner shall relocate the trail crossing to the street intersection of Street " A" and Risner Way.

6. The 16 -foot -wide trail right of way shall be improved with a minimum 10 -foot -wide tread, drainage, landscaping, and fencing in accordance with Table #6 of SPA #8.

7. The Specific Plan designates the project collector road ( page 1- 1) as a scenic corridor that creates a driving and walking experience by capturing scenic vistas, appreciation of natural open spaces, and provides landscaped edges along neighborhoods. The street and trail design shall include the scenic corridor elements and shall comply with the Specific Plan guidelines.

E. GILBERT STREET BRIDGE

1. Street " A" over -crosses Gilbert Street at the location of the existing bridge.

2. The Property Owner shall widen the existing 37 -foot -wide concrete arch bridge to accommodate two vehicular lanes, two Class II bike lanes, a sidewalk on one side of the bridge, and a recreational trail on the other side of the bridge.

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3. An absolute minimum width of the widened bridge shall be 44 feet that will be sufficient to accommodate the following street components:
a. Two 11 -foot -wide vehicular lanes
b. Two 4 -foot -wide Class II bike lanes
c. A 6 -foot -wide sidewalk on north side of the bridge d. A 6 -foot -wide recreational trail on south side of the bridge e. 1 - foot -wide barrier on each side of the bridge

4. The Property Owner shall evaluate the existing bridge structure based on the latest California Building Code requirements. A California Registered Structural Engineer shall provide a complete seismic, dead load, and dynamic analysis to assure that existing bridge structure can support two cantilever extensions that are needed to accommodate, as absolute minimum, the above - listed bridge improvements.

5. Additionally, the analysis shall consider and analyze the structural retrofit options that will accommodate a wider bridge allowing for wider vehicular and bike lanes and sidewalks on each side of the bridge. The preferred width to provide more viable long term solution that will allow for 12 -foot -wide travel lanes and 5 -foot -wide Class II bike lanes is 48 feet. The Property Owner shall provide an analysis from a Registered Structural Engineer that clearly shows that the existing structure cannot support the additional 5 Y2 foot cantilever on each side of the bridge.

6. If determined that the required absolute minimum bridge widening is not feasible, the Property Owner shall demolish the existing bridge and design and construct a new 55 - foot -wide bridge, aesthetics of which shall be subject to City approval. The 55 -foot -wide bridge is based on the need to provide the following:
a. Two 12 -foot -wide vehicular lanes
b. Two 5 -foot -wide Class II bike lanes
c. 6 -foot -wide sidewalk on both side of the bridge
d. A 7 -foot -wide recreational trail on south side of the street e. 1 - foot -wide barrier on each side of the bridge
F. RISNER WAY
Risner Way is a two-lane collector road currently providing access to the Westridge Development in the City of La Habra from Idaho ( Gilbert) Street. The Property Owner proposes to extend the street southerly to provide an access from Gilbert Street into West Coyote Hills Specific Plan development. The street will match the existing street right of way of 56 feet which will accommodate 2 -lane traffic, two Class II 6 -feet -wide bike lanes, and parkways on both sides of the street improved with a curb -adjacent landscaped parkway and minimum 5 -feet -wide sidewalk. No on street parking will be allowed on Risner Way.

1. The Property Owner shall coordinate the design of the street extension with the City of La Habra and shall secure all necessary permits necessary for any construction activities within City of La Habra boundary.

G. COYOTE HILLS DRIVE
Coyote Hills Drive is a two-lane local collector street that currently dead ends with a cul- desac approximately 100 feet east of the Property Owner' s easterly boundary. The existing PRJ03- 00075A
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street right of way is 56 feet wide accommodating 40 feet of roadway and an 8 -foot -wide sidewalk on both sides of the street.

1. The Property Owner proposes to extend the street westerly to connect Coyote Hills Drive to the project collector road ( Street "A"). The extended street section will include 2 -way traffic and concrete sidewalks on both sides of the street. Street extension shall match the existing right of way, roadway, and sidewalk width.

2. Street design and construction shall include removal of a portion of existing street improvements and realigning the street as necessary to accommodate the proposed connection to the collector road to the west including the roundabout. Realignment of the existing portion of Coyote Hills Drive is located on City -owned property. However, a condominium development ( Tract 10252) is immediately adjacent to the street right of way on the south. The Property Owner shall perfect a Right of Entry agreement with the HOA of Tract 10252, if grading and other minor construction activity encroachments are needed during the street realignment. Final street design may also require reconstruction of the intersection with the private street Coventry Circle, including the curb returns.

The Property owner shall also design and install landscaping improvements on Castlewood Drive as described in Reso No. PC -2015- 31, Exhibit A, Conditions of Approval, Condition M, Item 13.

H. PRIVATE STREETS
Local private streets and drives that provide onsite circulation and connect neighborhoods to the Street " A" are conceptually designed on the VTTM and designated as Lot D. Street widths vary from 30 -foot wide to 56 -foot wide.

1. Double loaded streets ( streets with residences on both sides of the street) shall be minimum 56 feet wide to accommodate two lanes of traffic, parking, parkways, and sidewalks on both sides of the street. Sidewalks shall be a minimum 5 feet wide and separated from the roadway by a landscaped parkway (Specific Plan, Exhibit # 28).

2. Single loaded streets with residences on one side of the street shall be a minimum 42 feet wide to accommodate two lanes of traffic, parking, landscaped parkway, and sidewalk on the side of the street adjacent to the houses. Similar to double loaded streets, sidewalks shall be a minimum 5 feet wide and separated from the roadway by a landscaped parkway (Specific Plan, Exhibit #28).

3. Additional parking may be provided in parking pockets along the side of the street adjacent to open space.

4. Street " NN" that will be designed to City Rural Road standards is located in the neighborhood with larger estate lots ( SPA # 8, Neighborhood 1). This street will have a minimum 40 -feet -wide right of way that will accommodate a minimum 20 -foot -wide paved roadway, 5 -foot -wide drainage swale improved with permeable asphalt or equal permeable material, and unimproved shoulders. The street will have a widened terminus with a landscaped median divider at its easterly end. A 30 -feet -wide road extension is proposed easterly of Street " NN" terminus up to Euclid Street for Emergency Vehicular Access only.

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5. Private drives will be utilized to access a limited number of residences and can be either one or two-way streets with a minimum 30 -foot -wide right of way accommodating a minimum 20 feet of paved roadway, and parkway on both sides of the street.

6. Private streets are proposed to be widened at the entries into neighborhoods or neighborhood groupings to accommodate landscaped median dividers and potential gated entrances to the neighborhoods. Entries may have enhanced pavement and landscaping treatments, entry monuments, and, if security gating is provided, shall be designed to accommodate car cueing and turnaround. All widened entries shall be privately owned and maintained ( Lot D).

7. The private streets shall be designed and constructed in accordance with the City of Fullerton Standards that are in effect at the time of grading permit issuance and shall be subject to the review and approval of the Director of Public Works. All cul- de- sacs and knuckles shall be constructed in accordance with City Standard Drawings Nos. 105 and 106 respectively. Six- inch high curbs may be allowed on the private streets, provided that they contain ' design' storm flows within the street right of ways. All intersections shall be improved with 27 -foot radii curb returns with wheelchair ramps. All street pavement sections shall be designed and constructed in accordance with a soils investigation report prepared by a registered Civil Engineer to be submitted for review and approval by the Director of Public Works. The minimum street grade for any new street shall be 1 percent. Wheelchair ramps shall be constructed at all intersections in accordance with City Standards. Streetscape shall comply with the Specific Plan. guidelines. Street names for all of the streets shall be submitted to the Director of Public Works for review and approval prior to recordation of the Final Map( s). Additional raised landscaped medians may be installed within the interior streets provided that they allow adequate circulation for fire trucks, trash trucks, and delivery vehicles. Traffic calming features such as bulbouts and/or speed tables may be required on the interior streets at the locations determined by the City Traffic Engineer.

VII. DRAINAGE
The Revised Draft Environmental Impact Report ( DEIR) completed in January, 2008, which is part of FEIR, provides a detailed description of the site' s existing drainage conditions. The DEIR also describes the proposed conceptual drainage design and storm drain improvements for the WCH Specific Plan that was based on the Drainage Analysis prepared by Walden & Associates in 2001 and updated in 2004.

2. The Drainage Analysis recognized eighteen drainage areas (Areas A through R in 2008 DEIR, Exhibits 4. 10- 1 and 4. 10- 2) that have distinct tributary area boundaries, flow pattern and direction, and different downstream points of discharge into the public storm drain system.

3. It was determined that twelve of the eighteen drainage areas (A-E, G -I, K -N) would experience an increased volume of storm water runoff that is mainly contributed by the addition of impervious surfaces ( 2008 DEIR, Potential Impact 4. 10- 1). In order for the runoff rate and flow velocities not to exceed those of the pre -development conditions, the Property Owner proposes construction of five detention basins on- site and utilizes one existing detention basin off-site that was constructed as part of Tract 15030 in the City of La Habra. Should any improvements to the facilities located within the City of La Habra be required, the Property Owner shall obtain an Encroachment Permit from the City of La Habra.

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4. The Property Owner has submitted a preliminary grading plan indicating on- site and off-site storm drain improvements. The preliminary plans represent the conceptual design that may change as a result of Property Owner' s design development and as necessary to comply with City requirements for onsite grading and drainage, storm drain improvements within the public right of way, and the latest NPDES requirements. The Property Owner shall prepare a final Hydrology and Hydraulic Analysis that shall be utilized for the final design of the proposed onsite and offsite storm drain system, detention basins, velocity dissipaters, and other related drainage facilities and structural BMPs. The final analysis shall also verify if the existing storm drain facilities proposed to be utilized by the Property Owner have sufficient capacity to convey the runoff from the drainage areas. If project -caused deficiencies are identified, the Property Owner shall design and construct additional on- site improvements and/ or improve the deficient segments of the public storm drain system.

5. The drainage system shall be designed to provide protection to all buildings from a 100 -year storm flood levels. No surface concentrated storm water flow runoff shall be allowed across sidewalks and driveway approaches. All pipes within private and public streets shall be reinforced concrete pipes minimum 18 -inch diameter. Storm drain lines shall be constructed within streets or open space wherever possible for ease of access and maintenance purposes.

6. Existing storm drain improvements that are in conflict with the proposed development shall be removed and reconstructed in accordance with City of Fullerton Standards.

7. Existing substandard drainage facilities shall be removed and replaced with the new storm drain facilities to comply with the latest APWA and City Standards.

8. The design of the storm drain system is subject to review and approval by the Director of Public Works and the City' s Building Official.

9. All storm drain facilities exclusively serving the proposed development shall be privately owned and maintained up to the point of connection to the existing public storm drain, or as otherwise determined by the Director of Public Works.

10. The storm drain system located within proposed collector road ( Street " A") will be added to City storm drain system inventory and will be maintained by the City upon completion and acceptance.

11. Inlet and outlet structures that are located in open space at the project collector road ( Street A") daylight line and laterals connecting these structures to the new public storm drain in Street "A" will be owned and maintained by the City of Fullerton.

12. All storm drain main pipes ( public and/or private) shall be extended within street right of way. If any storm drain main system cannot be constructed within the street right of way, all-weather access/ service roads shall be designed on grading plans as necessary to provide an adequate access to drainage facilities such as junction structures with manholes, inlet and outlet structures for repair, maintenance of drainage facilities. These roads shall be designed and constructed in a manner as not to impact Habitat areas and as approved by the Director of Public Works.

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A. STORM WATER QUALITY
All water quality requirements for the NPDES storm water program shall be compliant with the latest regulations and guidance documents. California Regional Water Quality Control Board — Santa Ana Region Order No. R8- 2009- 0030, amended by Order R8- 2010- 0062 will be superseded by Draft Order No. R8- 2015- 0001, which is pending adoption. State Water Resources Control Board Construction General Permit, Order No. 2009- 0009- DWQ NPDES No. CAS000002 has been amended by Order 2010- 0014- DWQ and Order 2012- 0006- DWQ. See PC Reso No. PC -2015-31, Exhibit A, Conditions of Approval, Condition H.

VIII. SEWER
The Property Owner proposes four sewer tributary areas each served by a separate point of connection ( WCH SPA # 8, Exhibit # 33 " Sewer Facilities). a. Tributary Area A, which includes Residential Neighborhood 1 located northeast of Robert E.

Ward Nature Preserve, will connect to an existing 8 -inch sewer in Euclid Street b. Tributary Area B, which includes Residential Neighborhood 3, will connect to an existing 8 - inch sewer stub provided for this area at Coyote Hills Drive c. Tributary Area C, which includes Residential Neighborhood 4, will connect to an existing 8 - inch sewer main in Chantilly Way, just west of Gilbert Street d. Tributary Area D is the largest area covering the westerly half of the Property Owner's site.

This area includes Residential Neighborhoods 5 through 9, the multiple use area including 53 single- family residential lots, and the commercial shopping center site. The Property Owner proposes to install a new 8 -inch sewer main in Rosecrans Avenue to convey sewer flow from the collector road/ Rosecrans Avenue intersection to Orange County Sanitation District ( OCSC) Miller -Holder Trunk Sewer located in Beach Boulevard. Sewer Analysis prepared by Walden & Associates in June of 2014 was submitted to OCSD for review and was found acceptable.

2. A new City of Fullerton Sewer Master Plan that was completed in October 2009 identified project -caused deficiencies in 880 feet long segment of sewer main located in Conejo Lane between Sunrise Lane and Camino Centroloma. In order to accommodate the project, the subject segment sewer main has to be upgraded from 10 -inch diameter to 12 -inch diameter pipe. For planning purposes, the preliminary cost for the sewer upgrade project is currently estimated at $463, 000. The Property Owner shall complete subject sewer improvements prior to issuance of Temporary Occupancy Certificate for the Phase 1 of the project.

3. The new sewer system for the WCH Development shall be designed based on a detailed sewer analysis and calculations. Separate Sewer Improvement plans for public and private sewer systems shall be prepared by a California registered Civil Engineer in accordance with City of Fullerton Standard Drawings that are in effect at time of the issuance of the permits for subject sewer improvements and shall be submitted to Public Works Department for review and approval.

4. The entire sewer system consisting of sewer tributary areas A, B, C, and D that exclusively serve the project shall be privately owned, operated and maintained up to the point of connection to the existing public sewer system, or as otherwise determined by the Director of Public Works. The newly installed sewer in the collector road and Rosecrans Avenue will be added to City sewer main inventory and will be maintained by the City upon completion and acceptance.

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5. All sewer mains ( public and/ or private) shall be extended within street right of way. If any sewer main cannot be constructed within the street right of way, all-weather access/ service roads shall be designed on grading plans as necessary to provide an adequate access to sewer manholes for repair and maintenance of sewer facilities. These access roads shall be designed and constructed in a manner as not to impact Habitat areas and as approved by the Director of Public Works.

IX. WATER
The Water System for the WCH Development shall be designed in accordance with the City of Fullerton November 1997 Water Master Plan, the City of Fullerton June 1998 WCH Hydraulic Analysis report, and a yet to be composed updated WCH Hydraulic Analysis report. The updated WCH Hydraulic Analysis report will reflect the Property Owner' s latest version of the proposed development and shall be prepared by a Registered Civil Engineer and approved by the City. All water system components associated with the proposed development are subject to the approval of the Water System Manager.

2. The following list contains the major components to be included as part of the water system installation and modifications to be completed in conjunction with the proposed development prior to issuance of building permits:
a. A minimum 4 million gallon underground concrete reservoir ( 4A); increased capacity may be required if determined by the Director of Public Works b. Hydropneumatic tank ( 10, 000 gallon)
c. Zone 5 booster station ( 4A- 5, VFD)
d. Zone 5 fire pump ( 2D- 5) at Tank Farm
e. Zone 4 booster station ( 2D -4C) at Tank Farm with backup generator at the location approved by the City
f. Distribution and transmission water mains with looped connections to existing water system for pressure zones 5, 4C, and 3 ( at Muir Trail Drive, Gilbert Street, " Tank Farm", and Euclid Street)
g. Complete fixed network automated meter reading system

3. The portion of the collector road immediately west of Euclid Street is located on the property owned by the City of Fullerton Water Enterprise. The Property Owner shall purchase the segment of the land needed for construction of said portion of the collector road from the Water Enterprise and dedicate the subject segment of the land for the street right of way purposes to the City of Fullerton by a separate instrument.

4. The Property Owner shall design and construct a new access road and the automated gate at the new entry to the Euclid tank site for City use. The new access road shall have sufficient width to accommodate service trucks movement at the Tank Farm.

5. The Property Owner shall relocate and/ or protect in place existing underground facilities associated with the Tank Farm that are affected by the construction of the proposed Street

6. The Property Owner shall install wrought iron fencing along the Tank Farm' s perimeter for the site security.

7. The Property Owner has a Water Delivery Agreement with the City of La Habra that was executed in March of 2011 ( PC Resolution No. PC -2015- 31, Exhibit B). Under this agreement, PRJ03- 00075A
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the Property Owner shall assign water rights to the City of Fullerton and plan, design, and construct delivery facilities.

8. The water system shall be installed throughout the development in accordance with a plan to be prepared by a registered Civil Engineer and submitted for review and approval by the Water System Management Division of the Public Works Department. The system shall be designed in conformance with the City of Fullerton' s Water Utility Standard Specifications that are in effect at the time of the issuance of the permit for the subject water improvements. All water mains shall be located within public streets or dedicated public easements. When water mains cannot be constructed within the street right of way, all-weather access/ service roads shall be designed on grading plans as necessary to provide an adequate access for water facilities repair and maintenance of water facilities. These access roads shall be designed and constructed in a manner as not to impact Habitat areas and as approved by the Director of Public Works.

X. OPEN SPACE DISTRICT

1. WCH SPA # 8 identifies improvements to 355.2 acres of open space. The open space consists of four primary areas and includes the Robert E. Ward Nature preserve owned in fee by the City of Fullerton, and three open space areas located within Property Owner' s site.

VTTM 17609 and Addendum No. 1 to FEIR identify additional 18 acres to be dedicated as open space in the area formerly identified as Neighborhood 2.

2. Open space areas shown as Lots A, B, and C on VTTM 17609 will be improved for permitted uses that include an extensive trail network, five Key Vista Points, drainage and water quality facilities, water storage facilities, public and private utilities, grading and slope restoration, fuel modification and service roads.

3. Open space areas shall be offered for dedication in fee for open space purposes to the City of Fullerton in a form of an Irrevocable Future Offer of Dedication in Fee on the Final Map( s).

Separate lettered lots shall be designated to various elements of the open space areas such as trails, Vista Parks, and other facilities to allow acceptance of the improvements at various times upon their completion.

4. Additional requirements pertaining to open space and trail system improvements are included in PC Resolution No. PC -2015- 31, Exhibit A, Conditions of Approval, Condition M.

A. RECREATIONAL TRAILS
The WCH trail network totals about 10 miles of recreational trails ( including 2 miles within Robert E. Ward Nature Preserve) and will provide linkages between residential neighborhoods and open space resources. This Recreational Trail System has been depicted on the VTTM and in the WCH SPA # 8. A Recreational Trail System Exhibit PC Resolution No. PC -2015- 31, Exhibit A, Conditions of Approval, Exhibit 1) identifies location of existing trails adjacent to or traversing the Property Owner' s site that will be improved by the project, the approximate location of new trails that will be developed as part of the project, location of trail heads, public vs. private ownership, access control points, and trail type. In addition to the trails in the Specific Plan, a public trail shall be designed and constructed through the area formerly designated as Neighborhood 2 as determined by the Parks and Recreation Department.

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2. The Property Owner will construct and/ or improve four types of trails: regional, backbone, connector/feeder, and nature preserve trails. The trails shall be developed in accordance with the City of Fullerton Recreational Trail Design Standards and the WCH SPA # 8 ( Table 6) that include minimum tread and overall right of way width, maximum allowable grade, acceptable trails material, and associated improvements.

3. All interconnecting public and private trail systems shall be clearly differentiated in terms of signage and access controls to the satisfaction of Directors of Public Works, Parks and Recreation, and Community Development.

4. Where trails cross public or private streets, appropriate traffic control regulatory signage shall be provided. Where trails cross at signalized intersections, equestrian height signal activation buttons shall be provided in addition to pedestrian and/or bicyclist oriented controls. Where trails are located within service or maintenance access roads, an appropriate trail tread such as compacted base with rolled aggregate, fencing, signage and access controls shall be provided to accommodate recreational trail users and maintenance vehicles.

5. The design of the trail system, including grading, tread construction, erosion control, striping, signage, and fencing shall be submitted as a part of street improvements plans, separate trail improvement plans, and shall be approved by the Directors of Public Works and Parks and Recreation Departments prior to recordation of the Final Map( s).

6. Public trails shall be located within public easements and shall be dedicated to the City of Fullerton on the Final Map( s) for each affected phase except trails that are located on the property owned by the City in fee. Public access easements shall be dedicated at the locations of public trail crossings with private streets and common areas, and over private trails and sidewalks as necessary to provide a continuous public trail system.

7. Upon completion of the final trail system, a field survey shall be performed providing the exact alignment and configuration of the WCH SPA # 8 public trail system, including the improvements to the Robert E. Ward Nature Preserve. The final trail survey shall be submitted and approved prior to acceptance of the final trail improvements and release of any related improvement bonds.

Xl. STREETLIGHT SYSTEM

1. A privately owned and maintained onsite streetlight system shall be installed on interior streets and in private common areas in compliance with SPA # 8 and applicable codes and shall be subject to approval of the Directors of Public Works and Community Development.

2. The new public streetlight systems shall be installed along the new collector road ( Street "A") and Property Owner' s frontages on Rosecrans Avenue and Euclid Street, on Gilbert Street within the WCH boundaries, on the Gilbert Street Bridge, and at the street extensions of Coyote Hills Drive and Risner Way. A separate street lighting plan shall be prepared for the new streetlights to be installed within public right of way in accordance with the City of Fullerton Standards and Special Provisions for Ornamental Lighting. Street lighting plan( s) shall be submitted to the Public Works Department for review and approval.

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3. The proposed public street lighting system shall be equipped with City -approved LED luminaires ( Cooper Navion, GE Evolve, or Leotek). The streetlight quantity and spacing shall be based on the photometric study that shall be prepared by the Property Owner and reviewed/ approved by the City Traffic Engineer.

4. The private streetlights shall be on separate circuits from the streetlights on the public streets.

XIII UTILITIES
All utilities serving and/ or traversing the WCH, including electric, telephone, and cable TV shall be installed underground except as specified in the PC Resolution No. PC -2015- 31, Exhibit A. Existing overhead facilities located on Rosecrans Avenue shall be undergrounded along the Property Owner's frontage.

XIII. TRAFFIC
The potential traffic impacts of the proposed project were evaluated in the Traffic Impact Analysis prepared by Kunzman Associates under supervision of the City Traffic Engineer in March 2006 ( DEIR, Volume 2, March 2006) and in an updated Traffic Validation Report prepared in 2014. The traffic analysis concluded that project implementation will not create a significant traffic impact, as defined by established City significance criteria. Project traffic will however, contribute to cumulative degradation of several intersections in the study area including: Bastanchury/ Brea, Bastanchury/ Harbor, Beach/ Malvern, Beach/ Rosecrans, Chapman/ Harbor, Malvern/ Euclid, Imperial/ Beach, and Imperial/ Harbor. The Property Owner will be required to pay traffic impact mitigation fees to provide financial resources for future public improvements planned for those intersections, to maintain City level of service standards. See PC Resolution No. PC -2015-31, Exhibit C, Mitigation Monitoring and Reporting Program, Mitigation Measure MM 4. 2- 1, 2, 3, 4.

2. The following new intersections shall be constructed and/ or improved by the Property Owner, and shall be subject to approval of the City Traffic Engineer:
a. Signalized 3 -way intersection of new collector road ( Street " A") and Rosecrans Avenue b. Non -signalized 4 -way intersection of new collector road ( Street " A") and the extension of Coyote Hills Drive; traffic control measures shall be constructed at this intersection c. Non -signalized 3 -way intersection of new collector road ( Street " A") and the extension of Risner Way; a traffic control measure shall be constructed at this intersection d. Non -signalized 3 -way intersection of new collector road ( Street " A") and Euclid Street. The Property Owner shall perform a Traffic Signal Warrant Study at this location that evaluates traffic volumes, access delays and intersection collisions 2 years after intersection improvements have been constructed and opened to traffic. If the study determines that the traffic signal at the intersection of Street " A" and Euclid Street is warranted, the Property Owner shall design and install a new three-way traffic signal at subject location.

The Property Owner shall submit a cash bond in the amount of $350, 000 to insure a traffic study, design, installation, and City's review and inspection prior to recordation of the first Final Map( s) in Phase 1. If intersection collision history warrants the traffic signal at this location prior to the time for a Traffic Signal Warrant Study, the Property Owner will be required to design and install this traffic signal within 6 months from the time the warrant determination is made.

3. Street " A" and existing public streets that will be extended and/ or improved as a part of the WCH project shall be striped and signed to comply with the Fullerton General Plan Update PRJ03- 00075A
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2012, Mobility Element. Limits of striping and signage may extend beyond the Property Owner limits as necessary to provide a safe transition between existing and new conditions. All arterial streets shall be provided with raised, reflective pavement markers.

4. The Property Owner shall install 2 -inch diameter rigid conduit with pull rope and # 5 pull boxes every 200 -feet along Property Owner' s frontage on Rosecrans Avenue, Euclid Street, Gilbert Street, and Street "A" for traffic signal interconnect system as approved by City of Fullerton Traffic Engineer.

5. Traffic signal, striping and signage plans shall be prepared by a professional traffic engineer and shall be approved by the City' s Traffic Engineer and the Director of Public Works.

6. Prior to issuance of the first grading permit in each phase, the Property Owner shall submit a Traffic Management Plan to the Public Works Department for review and approval. The Traffic Management Plan shall describe traffic control measures to be implemented during the construction phase of the project. It shall also identify construction haul routes, location of parking for public and construction workers, use of flagmen, any pedestrian -related impacts to sidewalks and intersection crossings. Implementation of the Traffic Management Plan will be monitored by the Public Works Department during all phases of the project construction.

XIV. MAINTENANCE RESPONSIBILITIES
The final precise boundaries and alignments of certain public and private improvements such as streets, open space, trails, drainage facilities, maintenance roads, landscaping, parkways, and sidewalks as indicated on the VTTM have not yet been perfected. Consequently, the ultimate delineation of maintenance responsibility limits and assignments will be determined based on the Final Map(s), precise grading and improvement plans, and as it will be specified in Subdivision Implementation Agreement per PC Resolution No. PC -2015- 31, Exhibit A, Standard Conditions of Approval, Condition 20.

2. The PC Resolution provides for the formation of a Landscaping and Lighting Maintenance District or other appropriate assessment district for the Property, to finance the maintenance of the project collector parkway and median landscaping ( No. PC- 2015- 31xxxx, Exhibit A, Conditions of Approval, Condition M, Item 14).

3. A separate Maintenance Agreement between the City and the Property Owner shall be prepared and submitted to the Director of Public Works Department for review and approval prior to recordation of Final Map( s). The Maintenance Agreement shall delineate the maintenance responsibilities between the City, HOA( s), Lighting and Landscaping Maintenance District, and Open Space Management Entity.

XV. PERMITS, BONDS, AND CASH
Prior to issuance of grading permits for each phase, all of the above public improvements shall be guaranteed to be installed by the execution of a subdivision agreement and secured by sufficient bonds or sureties for both Faithful Performance and Labor and Materials as required by the State Subdivision Map Act and in a form approved by the City Attorney.

2. In addition, all cash fees and deposits shall be collected by the City prior to issuance of grading permits for each phase.

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3. Public Works Department expenses for plan check, inspection, review, processing, and recordation of Final Map( s), will be charged against the reimbursable account created for the Property Owner. The initial $ 100, 000 shall be deposited with the Public Works Department concurrently with the first review submittal of the Final Map(s) and/or public improvement plans. Any amount remaining in the account after completion of the project will be refunded to the Property Owner. If the amount deposited is insufficient to complete the plan and map check review process, or to fund the Public Works Department' s inspection services during construction, additional deposit( s) will be required as necessary to obtain City approval of Final Map( s), public improvement plans, and/ or final acceptance of installed public improvements.

4. The Public Works Department utilizes consultant Licensed Land Surveyor companies for Final Map( s) check that are paid on a time and material basis. The average total fee range for similar subdivisions is $ 30, 000-$ 40, 000 per map. The fees may exceed the upper range limit depending on the completeness and accuracy of the Final Map( s) submitted for review and the map surveyor' s responsiveness to City surveyor' s comments.

5. The Engineering staff will perform plan check and inspection services for this project on time and material basis that is estimated to total approximately 3-5 percent of the cost of public improvements for plan check services and 3- 5 percent of the total cost of public improvements for inspection. In case the consultant firm is required to supplement staffs review efforts, the consultant plan check services shall be paid at the contract hourly rate on a time and material basis.

6. All of the above improvements, studies, designs, plans, calculations, and other requirements shall be installed, provided, and supplied by the Property Owner 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 that are in effect at the time of issuance of permits for subject improvements.

7. Final Map( s) shall be recorded with the Orange County Recorder' s office within the time period designated by the Subdivision Map Act and prior to the issuance of building permits.

8. Prior to the issuance of building permits, the Property Owner shall obtain permission to abandon certain unneeded easements over the property, or to provide a title report or other verification establishing a record that all unneeded easements across the property have been abandoned.

XVI. COVENANTS, CONDITIONS AND RESTRICTIONS
The on- site landscaping, irrigation, and maintenance of private facilities are all amenities which are essential to this type of development and the comfort and wellbeing of future residents, tenants, and customers. Therefore, the documents, covenants, conditions, restrictions, and by-laws ( CC& Rs) of the HOA(s) shall be submitted to the Directors of Community Development and Public Works, and the City Attorney for review and approval prior to recordation of Final Map( s). See PC Resolution No. PC-2015-31xxxx, Exhibit A, Standard Conditions of Approval, Condition 4.

2. All items as described elsewhere in this report or contained in the conditions of approval for this Property Owner shall be included in the CC& Rs and HOA(s) papers including the Maintenance Agreement as described above. The CC& Rs shall specifically reference that the PRJ03- 00075A
September 30, 2015

development standards and land uses are regulated through SPA # 8. A copy of said Specific Plan shall be incorporated as an attachment to the CC& Rs.

3. In order to assure the perpetuation of the conditions of approval, the City shall be named as a party to the CC& Rs' document so that conditions required by the City may not be altered or modified without written consent of the City of Fullerton.

XVII. ENGINEERING FINDINGS
A finding is hereby made that the design of the subdivision and the type of improvements proposed will not conflict with easements of record, or those established by court judgment acquired by the public at large, for access through or use of property within the proposed subdivision; or if such easements exist, that alternate easements for access or for use will be provided and that these easements will be substantially eduivalent to ones previously acquired by the public. ' I
16?1-01al
Yelo Voronel
Senior Civil Engineer
YSV: sm
c: Parks and Recreation
Water Engineering
Traffic Engineering
Continued)
Res. No. 2015- 62
City of Fullerton

RESOLUTION CERTIFICATION

STATE OF CALIFORNIA

COUNTY OF ORANGE

CITY OF FULLERTON
RESOLUTION NO. 2015- 62
SS
I, Lucinda Williams, City Clerk and ex -officio Clerk of the City Council of the City of Fullerton, California, hereby certify that the whole number of the members of the City Council of the City of Fullerton is five; and that the City Council adopted the above and foregoing Resolution No. 2015- 62 at a regular meeting of the City Council held on the 17th day of November, 2015, by the following vote:

COUNCIL MEMBER AYES:

COUNCIL MEMBER NOES:

COUNCIL MEMBER ABSENT
qu ' .da Wliiams, MMC
City Berk
Sebourn, Fitzgerald, Chaffee, Flory, Whitaker
None
None
RESOLUTION NO. 2015-63

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

FULLERTON, CALIFORNIA, UPHOLDING THE PLANNING

COMMISSION' S RECOMMENDATION AND DECLARING THE

CITY COUNCIL' S INTENTION TO ABANDON EXISTING

EASEMENTS WHICH ARE NOT NEEDED FOR CURRENT OR
FUTURE USE ON PROPERTY LOCATED AT 2701

ROSECRANS AVENUE AT THE TIME OF FINAL MAP
APPROVAL.

PRJ03-00075A— SUB03-00001 A
APPLICANT: PACIFIC COAST HOMES
PROPERTY OWNER: PACIFIC COAST HOMES

THE CITY COUNCIL OF THE CITY OF FULLERTON HEREBY
RESOLVES AS FOLLOWS:

1. That an application was filed for the abandonment of several easements which are no longer needed for current or future use on portions of a 510 acre property located at 2701 Rosecrans Avenue.

2. That said Abandonment shall occur as shown on the Abandonment Map dated February 10, 2010 ( Attachment A) and as described in the Engineering Department Letter (Attachment B).

3. That in accordance with the California Environmental Quality Act CEQA"), Abandonment SUB03-00001 A has been determined to be adequately evaluated in the Final Environmental Impact Report ( FEIR), the Mitigation Monitoring and Reporting Program ( MMRP), and the Findings of Facts and Statement of Overriding Considerations relating thereto. In addition, Addendum No. 1 to the FEIR determines that no changes have been made to the project, no changes in circumstances exist, and no new information is available that would indicate that the revisions to the project associated with the Abandonment would result in any significant new environmental effects that were not considered in the FEIR, or that any significant effects previously identified in the FEIR would be substantially more severe ( see 14 Cal. Code Regs.

Section 15162(a)).

4. That on October 22, 2015, the Planning Commission held a duly noticed public hearing on Abandonment SUB030-0001A at which time oral and documentary evidence was received and considered by the Commission, and Resolution No. PC2015-32 was adopted recommending that the City Council declare its intention to abandon existing easements which are not needed for current or future use, with the Abandonment to occur at the time of Final Map approval
0290
RESOLUTION NO. 2015-63

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

FULLERTON, CALIFORNIA, UPHOLDING THE PLANNING

COMMISSION'S RECOMMENDATION AND DECLARING THE

CITY COUNCIL'S INTENTION TO ABANDON EXISTING

EASEMENTS WHICH ARE NOT NEEDED FOR CURRENT OR
FUTURE USE ON PROPERTY LOCATED AT 2701

ROSECRANS AVENUE AT THE TIME OF FINAL MAP
APPROVAL.

PRJ03-00075A - SUB03-00001 A
APPLICANT: PACIFIC COAST HOMES
PROPERTY OWNER: PACIFIC COAST HOMES

THE CITY COUNCIL OF THE CITY OF FULLERTON HEREBY
RESOLVES AS FOLLOWS:
1 . That an application was filed for the abandonment of several easements which are no longer needed for current or future use on portions of a 510 acre property located at 2701 Rosecrans Avenue.

2. That said Abandonment shall occur as shown on the Abandonment Map dated February 10, 2010 (Attachment A) and as described in the Engineering Department Letter (Attachment B).

3. That in accordance with the California Environmental Quality Act ("CEQA"), Abandonment SUB03-00001A has been determined to be adequately evaluated in the Final Environmental Impact Report (FEIR), the Mitigation Monitoring and Reporting Program (MMRP), and the Findings of Facts and Statement of Overriding Considerations relating thereto. In addition, Addendum No.1 to the FEIR determines that no changes have been made to the project, no changes in circumstances exist, and no new information is available that would indicate that the revisions to the project associated with the Abandonment would result in any significant new environmental effects that were not considered in the FEIR, or that any significant effects previously identified in the FEIR would be substantially more severe (see 14 Cal. Code Regs.

Section 15162(a)).

4. That on October 22, 2015, the Planning Commission held a duly noticed public hearing on Abandonment SUB030-0001A at which time oral and documentary evidence was received and considered by the Commission, and Resolution No. PC2015-32 was adopted recommending that the City Council declare its intention to abandon existing easements which are not needed for current or future use, with the Abandonment to occur at the time of Final Map approval
Continued)
Res. No. PC-2015-63

5. That on October 29, 2015 and October 30, 2015, appeals of the Planning Commission decision approving PRJ03-00075A were filed.

6. That on November 17, 2015, the City Council held a duly noticed public hearing on the West Coyote Hills project, including Vesting Tentative Tract Map No. 17609 and Abandonment SUB03-00001A, at which time oral and documentary evidence was received and considered by the City Council.

7. That the City Council upholds the Planning Commission' s recommendation and hereby declares the City Council' s intent, at time of final map approval for Tract No. 17609, to abandon the easements identified in the Abandonment Map attached hereto as Attachment A for the following reasons:

That, pursuant to FMC 16. 08. 070, after final map approval for Tract No. 17609 the public and private easements shown on the Abandonment Map will no longer be needed for present or prospective public use or purpose.

After final map approval for Tract No. 17609the existing easements will no longer be utilized for any purpose and may therefore be abandoned or vacated without impact to public health, safety or general welfare.

ADOPTED BY THE FULLERTON CITY COUNCIL ON NOVEMBER 17, 2015. hik.„
Gpt,go ( mourn, PLS
Mayor
ATTEST:

ICA
Luc! da Williams, Sesretaw C' 1
3 - v"\, r
lam( (D3
Attachments:

A. Abandonment Map
B. Engineering Department Letter dated September 30, 2015 2 0291
(Continued)
Res. No. PC-2015-63

5. That on October 29, 2015 and October 30, 2015, appeals of the Planning Commission decision approving PRJ03-00075A were filed.

6. That on November 17, 2015, the City Council held a duly noticed public hearing on the West Coyote Hills project, including Vesting Tentative Tract Map No. 17609 and Abandonment SUB03-00001 A, at which time oral and documentary evidence was received and considered by the City Council.

7. That the City Council upholds the Planning Commission's recommendation and hereby declares the City Council's intent, at time of final map approval for Tract No. 17609, to abandon the easements identified in the Abandonment Map attached hereto as Attachment A for the following reasons:
• That, pursuant to FMC 16.08.070, after final map approval for Tract No. 17609 the public and private easements shown on the Abandonment Map will no longer be needed for present or prospective public use or purpose.

After final map approval for Tract No. 17609the existing easements will no longer be utilized for any purpose and may therefore be abandoned or vacated without impact to public health, safety or general welfare.

ADOPTED BY THE FULLERTON CITY COUNCIL ON NOVEMBER 17, 2015.

Mayor
ATTEST:
~(~-. LlJC(da W~s, S9sretal¥ ~:~ ~
~bv-lq\~~SAttachments:

A. Abandonment Map
B. Engineering Department Letter dated September 30, 2015 2 s
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Attachment B
PRJ03-00075A
September 30, 2015

FFUL4
4tk ENGINEERING DEPARTMENT
0 303 West Commonwealth Avenue, Fullerton, California 92832- 1775 C' " ' P Telephone' 714.738.6845
14IFOas`
Fax* 714.738.3115
Website' www.ci.fullerton.ca. us
Item No. 2
September 30, 2015
Honorable Planning Commission
City Hall
City of Fullerton
Subject: PRJ03-00075A
VTTM 17609
SUB03-00001A( ABANDONMENT)
2701 Rosecrans Avenue
The West Coyote Hills ( WCH) Vesting Tentative Tract Map ( VTTM) is situated on approximately 510 acres with additional restoration and improvements proposed for the 72- acre City of Fullertonowned Robert E. Ward Nature Preserve. The project area is generally bounded on the north by the City of La Habra, on the east by Euclid Street, on the west by the City of La Mirada, and on the south by Rosecrans Avenue and existing developments. The new application for VTTM 17609 supersedes and replaces three Tentative Tract Maps ( TTMs) 15671, 15672, and 15673 that were approved by the Fullerton City Council on July 12, 2011. The new proposal, similar to the previous application, includes abandonment of various public and private easements and improvements to the Nature Preserve, and has been reviewed by the Engineering Staff. If approved, approval should be contingent upon compliance with the following conditions:

I. PLANNING COMMISSION RESOLUTION NO. PC-2015-31

1. In addition to this Engineer's Letter of Conditions, Planning Commission ( PC) Resolution No.

PC-2015-31 prepared for the subject project will include multiple conditions pertaining to certain onsite and offsite improvements, open space, dedications, phasing, fees, and maintenance provisions. See Exhibit A to PC Resolution No. PC-2015-31 ( Conditions of Approval); and Exhibit C ( updated Mitigation Monitoring and Reporting Program ( MMRP) for Final Environmental Impact Report SCH No. 1997057056 ( FEIR), as updated by Addendum No. 1 to the FEIR dated September 15, 2015 (Addendum No. 1). Should any of the conditions in the Conditions of Approval or the MMRP inadvertently conflict with conditions in this letter, the Conditions of Approval and the MMRP shall govern.

2. This Engineer's Letter of Conditions pertains to the proposed site development as shown on VTTM 17609, dated September 18, 2015 City of Fullerton may acquire certain portions or the entire project site for open space purposes ( PC Resolution No. PC-2015- 31, Exhibit A, Conditions of Approval, Condition L), in which case the provisions of Condition L will apply.

3. All public improvements identified in the PC Resolution shall be designed in accordance with the City of Fullerton Standards and the WCH ( Specific Plan Amendment) SPA# 8 guidelines; 0294
PRJ03-00075A
September 30, 2015

Attachment B

ENGINEERING DEPARTMENT
303 West Commonwealth Avenue, Fullerton, California 92832-1775 Honorable Planning Commission
City Hall
City of Fullerton
Item No.2
September 30,2015
Subject: PRJ03-00075A
VTTM 17609
Telephone· 714.738.6845
Fax· 714.738.3115
Website· www.cLfulierton.ca.us
SUB03-00001A (ABANDONMENT)
2701 Rosecrans Avenue
The West Coyote Hills (WCH) Vesting Tentative Tract Map (VTTM) is situated on approximately 510 acres with additional restoration and improvements proposed for the 72-acre City of Fullertonowned Robert E. Ward Nature Preserve. The project area is generally bounded on the north by the City of La Habra, on the east by Euclid Street, on the west by the City of La Mirada, and on the south by Rosecrans Avenue and existing developments. The new application for VTTM 17609 supersedes and replaces three Tentative Tract Maps (TTMs) 15671,15672, and 15673 that were approved by the Fullerton City Council on July 12, 2011. The new proposal, similar to the previous application, includes abandonment of various public and private easements and improvements to the Nature Preserve, and has been reviewed by the Engineering Staff. If approved, approval should be contingent upon compliance with the following conditions:

I. PLANNING COMMISSION RESOLUTION NO. PC-2015-31

1. In addition to this Engineer's Letter of Conditions, Planning Commission (PC) Resolution No.

PC-20 15-31 prepared for the subject project will include multiple conditions pertaining to certain onsite and offsite improvements, open space, dedications, phasing, fees, and maintenance proviSions. See Exhibit A to PC Resolution No. PC-2015-31 (Conditions of Approval); and Exhibit C (updated Mitigation MonitOring and Reporting Program (MMRP) for Final Environmental Impact Report SCH No. 1997057056 (FEIR), as updated by Addendum No.1 to the FEIR dated September 15, 2015 (Addendum No.1). Should any of the conditions in the Conditions of Approval or the MMRP inadvertently conflict with conditions in this letter, the Conditions of Approval and the MMRP shall govern.

2. This Engineer's Letter of Conditions pertains to the proposed site development as shown on VTTM 17609, dated September 18, 2015 City of Fullerton may acquire certain portions or the entire project site for open space purposes (PC Resolution No. PC-2015-31, Exhibit A.

Conditions of Approval, Condition L), in which case the provisions of Condition L will apply.

3. All public improvements identified in the PC Resolution shall be designed in accordance with the City of Fullerton Standards and the WCH (Specific Plan Amendment) SPA #8 guidelines; PRJ03-00075A
September 30, 2015

public improvement plans shall be prepared and submitted for review and approval by the Director of Public Works.

II. VESTING TENTATIVE TRACT MAP (VTTM)

1. Proposed VTTM will subdivide the site into 556 numbered lots and 13 lettered lots. The site is generally divided by the proposed collector road that is designated on the VTTM as Street A"/Lot E and Gilbert Street into westerly, central, and easterly parts. The proposed lots will be distributed over these three parts as described below:

A. Westerly part of the site ( Sheet 4 of VTTM 17609) is bordering the proposed Street "A" Lot E) on the east, the Hawk' s Pointe Development and the City of La Mirada on the west, the City of La Habra on the north, and has a frontage on Rosecrans Avenue on the south, and includes:

Lots 290 through 536 - single family detached residential lots ( SPA# 8, Neighborhoods 6-8)
Lot 288 — attached residential units ( SPA # 8, Neighborhood 9); this lot is proposed to be further subdivided for condominium purposes on the Final Map( s) Lot F— private common area that includes graded slopes with drainage improvements and trails within graded areas
Lot C — open space area ( SPA # 8, Area C) including trails, utilities, and storm water quality Best Management Practices (BMPs)
Lot D— private interior streets " B" through " S"
B. Central part of the site ( Sheet 3 of VTTM 17609) is located between proposed Street "A" Lot A) on the west and Gilbert Street on the east, and includes:

Lots 76 through 253 —single family detached residential lots ( SPA # 8, Neighborhoods 4 and 5)
Multiple- use" area in SPA# 8, including:
a. Lots 254 through 286 and 537 through 556— single family detached residential lots b. Lot 287— a 4.4-acre private recreational area
Lot 289— a 5. 2-acre commercial/retail area ( Sheet 4 of VTTM 17609) Lot F — private common areas mostly include graded slopes with drainage improvements and trails within graded areas
Lot B — open space area ( SPA # 8, Area B) including trails, utilities, and storm water quality BMPs
Lot D— private interior streets "T' through " GG"
C. Easterly part of the site ( Sheet 2 of VTTM 17609) is located between Gilbert Street on the west and Euclid Street on the east, and includes:
0295
PRJ03-00075A
September 3D, 2015

public improvement plans shall be prepared and submitted for review and approval by the Director of Public Works.

II. VESTING TENTATIVE TRACT MAP (VTTM)

1. Proposed VlTM will subdivide the site into 556 numbered lots and 13 lettered lots. The site is generally divided by the proposed collector road that is designated on the VlTM as Street "N/Lot E and Gilbert Street into westerly, central, and easterly parts. The proposed lots will be distributed over these three parts as described below:

A. Westerly part of the site (Sheet 4 of VTTM 17609) is bordering the proposed Street "A" (Lot E) on the east, the Hawk's Pointe Development and the City of La Mirada on the west, the City of La Habra on the north, and has a frontage on Rosecrans Avenue on the south, and includes:
• Lots 290 through 536 - single family detached residential lots (SPA #8, Neighborhoods 6-8)
• Lot 288 - attached residential units (SPA #8, Neighborhood 9); this lot is proposed to be further subdivided for condominium purposes on the Final Map(s) • Lot F - private common area that includes graded slopes with drainage improvements and trails within graded areas
• Lot C - open space area (SPA #8, Area C) including trails, utilities, and storm water quality Best Management Practices (BMPs)
• Lot D - private interior streets "B" through "S"
B. Central part of the site (Sheet 3 of VTTM 17609) is located between proposed Street "A" (Lot A) on the west and Gilbert Street on the east, and includes:
• Lots 76 through 253 - single family detached residential lots (SPA #8, Neighborhoods 4 and 5)
• "Multiple-use" area in SPA #8, including:
a. Lots 254 through 286 and 537 through 556 - single family detached residential lots b. Lot 287 - a 4.4-acre private recreational area
Lot 289 - a 5.2-acre commercial/retail area (Sheet 4 of VlTM 17609) • Lot F - private common areas mostly include graded slopes with drainage improvements and trails within graded areas
• Lot B - open space area (SPA #8, Area B) including trails, utilities, and storm water quality BMPs
• Lot D - private interior streets 'T' through "GG"
C. Easterly part of the site (Sheet 2 of VTTM 17609) is located between Gilbert Street on the west and Euclid Street on the east, and includes:

PRJ03-00075A
September 30, 2015

Lots 1 through 75 - single family detached residential lots ( SPA # 8, Neighborhoods 1 and 3)
Lot F — private common areas; these areas are mostly graded slopes with drainage improvements and trails within graded areas
Lot A— open space area (SPA# 8, Area A)
Lot D — private streets " HH" through " NN". Street " NN" is proposed to connect Street A" to Euclid Street and will align with Lakeview Drive, the public street located east of Euclid Street. "NN" Street will have access from Euclid Street for emergency vehicular purposes only

2. The development is proposed to be constructed in phases in accordance with PC Resolution No. PC-2015- 31, Exhibit D, Project Phasing Plan, September 15, 2015. The easterly portion of the site is proposed to be developed during Phase 1A; the central part of the project is proposed to be developed during Phase 1B; the westerly portion is proposed to be developed during Phases 2A and 2B.

3. A Final Map( s) shall be recorded prior to issuance of building permits for each phase. All public improvements, including Euclid Street, Gilbert Street, Gilbert Street Bridge, Rosecrans Avenue, Coyote Hills Drive extension, collector road ( Street " A"), reservoir/pumping station, utilities, public trails, and Key Vistas shall be completed in accordance with the timetables provided in said FEIR and Addendum # 1, the WCH SPA # 8 and/or as determined by the Director of Public Works to insure adequate circulation, utilities, emergency vehicle access, and fire protection for each lot and orderly development of the project.

4. After approval of the VTTM, the Property Owner shall submit the Final Map( s) to the Public Works Department for review and approval. The Final Map( s) shall be prepared by a Registered Land Surveyor or Registered Civil Engineer authorized to practice land surveying in the State of California and shall comply with the Subdivision Map Act at the time of submittal. The Final Map( s) shall be recorded with the County of Orange Recorder's Office.

Two copies of the recorded maps and a digital copy (identical to that required by the County Surveyor) are to be submitted to the Public Works Department prior to issuance of building permits for respective tracts.

III. DEDICATIONS
The following easements, right of way, and fee interest dedications shall be made to the City of Fullerton on the Final Map( s):

1. An easement for street right of way purposes over the entire length of the collector road Street "A", Lot E), Coyote Hills Drive extension, and Risner Way extension;

2. The public street right of way shall accommodate the street intersection widening required for installation of City Traffic Engineer-approved traffic control measures at up to five specified locations (refer to Section VI, Item D, project collector road Street" A").

3. The public street right of way over the collector road ( Lot E) shall not include widened portions of side streets adjacent to the collector road. As submitted, VTTM shows widened portions of 0296
PRJ03-00075A
September 30, 2015

• Lots 1 through 75 - single family detached residential lots (SPA #8, Neighborhoods 1 and 3)
• Lot F - private common areas; these areas are mostly graded slopes with drainage improvements and trails within graded areas
• Lot A - open space area (SPA #8, Area A)
• Lot 0 - private streets "HH" through "NN". Street "NN" is proposed to connect Street "A" to Euclid Street and will align with Lakeview Drive, the public street located east of Euclid Street. liNN" Street will have access from Euclid Street for emergency vehicular purposes only

2. The development is proposed to be constructed in phases in accordance with PC Resolution No. PC-2015-31, Exhibit 0, Project Phasing Plan, September 15, 2015. The easterly portion of the site is proposed to be developed during Phase 1A; the central part of the project is proposed to be developed during Phase 1 B; the westerly portion is proposed to be developed during Phases 2A and 2B.

3. A Final Map(s) shall be recorded prior to issuance of building permits for each phase. All public improvements, including Euclid Street, Gilbert Street, Gilbert Street Bridge, Rosecrans Avenue, Coyote Hills Drive extension, collector road (Street "A"), reservoir/pumping station, utilities, public trails, and Key Vistas shall be completed in accordance with the timetables provided in said FEIR and Addendum #1, the WCH SPA #8 and/or as determined by the Director of Public Works to insure adequate circulation, utilities, emergency vehicle access, and fire protection for each lot and orderly development of the project.

4. After approval of the VTTM, the Property Owner shall submit the Final Map(s) to the Public Works Department for review and approval. The Final Map(s) shall be prepared by a Registered Land Surveyor or Registered Civil Engineer authorized to practice land surveying in the State of California and shall comply with the Subdivision Map Act at the time of submittal. The Final Map(s) shall be recorded with the County of Orange Recorder's Office.

Two copies of the recorded maps and a digital copy (identical to that required by the County Surveyor) are to be submitted to the Public Works Department prior to issuance of building permits for respective tracts.

III. DEDICATIONS
The following easements, right of way, and fee interest dedications shall be made to the City of Fullerton on the Final Map(s):

1. An easement for street right of way purposes over the entire length of the collector road (Street "A", Lot E), Coyote Hills Drive extension, and Risner Way extension;

2. The public street right of way shall accommodate the street intersection widening required for installation of City Traffic Engineer-approved traffic control measures at up to five specified locations (refer to Section VI, Item 0, project collector road Street "A").

3. The public street right of way over the collector road (Lot E) shall not include widened portions of side streets adjacent to the collector road. As submitted, VTTM shows widened portions of PRJ03-00075A
September 30, 2015

private streets " B", " R", " W',"Y", and " DD" as Lot E, which is designated for the future public street. Said street segments shall be part of Lot D that is designated for private streets that will be owned and maintained by the Home Owner's Association ( HOA).

4. Public access easements for recreational purposes over the proposed public trail system, Key Vista Points, and public park areas;

5. Pedestrian access easements over all meandering segments of sidewalk adjacent to the public street right of way and over any private street, sidewalk, trail, and private common areas as necessary to provide a continuous linkage for the public sidewalk and trail system.

6. An irrevocable offer of dedication in fee for open space purposes over the entire SPA# 8 Open Space Areas A, B, and C;

7. A 12-foot-wide strip of additional street right of way for Euclid Street along the entire project frontage;

8. A 2-foot-wide strip of additional street right of way on each side of Gilbert Street within project limits;

9. An easement for public service, utilities, police patrol, emergency vehicle access, fire protection, refuse collection, and domestic water line system over all private streets, access/service roads, and other vehicular areas;

10. The VTTM includes conceptual alignment and width of proposed street right of way and public easements. The final width and alignment of the street right of way, recreational easements, and open space boundaries shall be determined based on the Property Owner's conditions of approval, precise grading, and approved street improvement plans.

11. Drainage easements for inlet and outlet structures adjacent to the project collector road Street " A") and laterals connecting these structures to city-owned storm drain main in Street A" shall be dedicated to the City of Fullerton on corresponding Final Map( s) or, in case they are located outside of map boundaries, by a separate instrument.

12. Private drainage, National Pollutant Discharge Elimination System ( NPDES) water quality, and sewer facilities located in habitat conservation/open space areas shall be located in private easements, shall be delineated and described on the Final Map(s), and shall be recorded on the map or by separate instrument( s) in accordance with the schedule approved by the Director of Public Works.

IV. ABANDONMENT

1. The Property Owner proposes the abandonment of several existing easements as described on the Abandonment Map, dated February 10, 2010.

2. The public easements include five historical Sterns Ranchos Company easements designated as easements " A" on the Abandonment Map, and two historical Sunny Hills Ranch, Inc. easements designated on the Abandonment Map as easement G that were deeded to the City of Fullerton. Easements "A" and " G" are not needed for current or future public use and shall be abandoned on the Final Map( s).
0297
PRJ03-00075A
September 30, 2015

private streets "B", "R", "W,"Y", and "00" as Lot E, which is designated for the future public street. Said street segments shall be part of Lot 0 that is designated for private streets that will be owned and maintained by the Home Owner's Association (HOA).

4. Public access easements for recreational purposes over the proposed public trail system, Key Vista Points, and public park areas;

5. Pedestrian access easements over all meandering segments of sidewalk adjacent to the public street right of way and over any private street, sidewalk, trail, and private common areas as necessary to provide a continuous linkage for the public sidewalk and trail system.

6. An irrevocable offer of dedication in fee for open space purposes over the entire SPA #8 Open Space Areas A, Bf and C;

7. A 12-foot-wide strip of additional street right of way for Euclid Street along the entire project frontage;

8. A 2-foot-wide strip of additional street right of wayan each side of Gilbert Street within project limits;

9. An easement for public service, utilities, police patrol, emergency vehicle access, fire protection, refuse collection, and domestic water line system over all private streets, access/service roads, and other vehicular areas;

10. The vrTM includes conceptual alignment and width of proposed street right of way and public easements. The final width and alignment of the street right of way, recreational easements, and open space boundaries shall be determined based on the Property Owner's conditions of approval, precise grading, and approved street improvement plans.

11. Drainage easements for inlet and outlet structures adjacent to the project collector road (Street "AU) and laterals connecting these structures to city-owned storm drain main in Street ·A" shall be dedicated to the City of Fullerton on corresponding Final Map(s) or, in case they are located outside of map boundaries, by a separate instrument.

12. Private drainage, National Pollutant Discharge Elimination System (NPDES) water quality, and sewer facilities located in habitat conservation/open space areas shall be located in private easements, shall be delineated and described on the Final Map(s), and shall be recorded on the map or by separate instrument(s) in accordance with the schedule approved by the Director of Public Works.

IV. ABANDONMENT

1. The Property Owner proposes the abandonment of several existing easements as described on the Abandonment Map, dated February 10,2010.

2. The public easements include five historical Sterns Ranchos Company easements designated as easements "A" on the Abandonment Map, and two historical Sunny Hills Ranch, Inc. easements deSignated on the Abandonment Map as easement G that were deeded to the City of Fullerton. Easements itA" and ItG" are not needed for current or future public use and shall be abandoned on the Final Map(s).

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3. A public easement for road purposes designated on the Abandonment Map as easement is located within Specific Plan Open Space Area A and can be abandoned at the time when the Irrevocable Offer of Dedication in Fee for open space purposes is accepted by the City of Fullerton.

4. Old historical easements, that are no longer in use for which it is impossible or impractical to locate the owner of the easement, can be abandoned on Final Map(s) per Section 66436 a)( 3) of Subdivision Map Act.

5. A number of private easements exist on site that may conflict with the proposed improvements. It is the Property Owner's responsibility to determine which easements are to remain, be realigned, or be abandoned. Any modification to the existing easements shall be coordinated with the easement owners/grantees.

6. A Southern California Edison ( SCE) easement is located on-site. If the SCE easement is in conflict with the proposed improvements, all utilities within the existing SCE easement shall be relocated and the easement shall be abandoned and rededicated as necessary and to the satisfaction of the affected utility owners.

V. GENERAL ENGINEERING CONDITIONS

1. All work within the public right of way shall be constructed in accordance with the Standard Plans, Drawings, and Standard Specifications for Public Works Construction that are in effect at the time of permit issuance. This includes any supplements thereto.

2. Separate plans shall be prepared for applicable public improvements, including streets, water, storm drain, sewer, traffic signal, striping and signage, street lighting systems, trail system design, landscaping, and bridge design. The plans shall be submitted to the Public Works Department for review, approval and issuance of separate Public Works Department permits, as applicable.

3. Public Works Department permits shall be obtained prior to undertaking any grading or construction work of any type within the public right of way and/or City-owned property.

4. During site improvement, all deliveries to the Property Owner's site that are overweight or oversize require a transportation permit from the Public Works Department.

5. The Developer shall provide and maintain all necessary flag persons, barricades, delineators, signs, flashers and any other safety equipment as set forth in the edition of the State of California, Manual of Uniform Traffic Control Devices that is in effect at the time of construction, or as required by the Public Works Department/Engineering Permit requirements to ensure safe passage of pedestrian and vehicular traffic.

6. 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 Surveyor's 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 the 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 0298
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3. A public easement for road purposes designated on the Abandonment Map as easement T' is located within Specific Plan Open Space Area A and can be abandoned at the time when the Irrevocable Offer of Dedication in Fee for open space purposes is accepted by the City of Fullerton.

4. Old historical easements, that are no longer in use for which it is impossible or impractical to locate the owner of the easement, can be abandoned on Final Map(s) per Section 66436 (a)(3) of Subdivision Map Act.

5. A number of private easements exist on site that may conflict with the proposed improvements. It is the Property Owner's responsibility to determine which easements are to remain, be realigned, or be abandoned. Any modification to the existing easements shall be coordinated with the easement owners/grantees.

6. A Southern California Edison (SCE) easement is located on-site. If the SCE easement is in conflict with the proposed improvements, all utilities within the existing SCE easement shall be relocated and the easement shall be abandoned and rededicated as necessary and to the satisfaction of the affected utility owners.

V. GENERAL ENGINEERING CONDITIONS

1. All work within the public right of way shall be constructed in accordance with the Standard Plans, Drawings, and Standard Specifications for Public Works Construction that are in effect at the time of permit issuance. This includes any supplements thereto.

2. Separate plans shall be prepared for applicable public improvements, including streets, water, storm drain, sewer, traffic signal, striping and signage, street lighting systems, trail system design, landscaping, and bridge design. The plans shall be submitted to the Public Works Department for review, approval and issuance of separate Public Works Department permits, as applicable.

3. Public Works Department permits shall be obtained prior to undertaking any grading or construction work of any type within the public right of way and/or City-owned property.

4. During site improvement, a/l deliveries to the Property Owner's site that are overweight or oversize require a transportation permit from the Public Works Department.

5. The Developer shall provide and maintain all necessary flag persons, barricades, delineators, signs, flashers and any other safety equipment as set forth in the edition of the State of California, Manual of Uniform Traffic Control Devices that is in effect at the time of construction, or as required by the Public Works DepartmenVEngineering Permit requirements to ensure safe passage of pedestrian and vehicular traffic.

6. 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 Surveyor's 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 the 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 PRJ03-00075A
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Records or Record of Survey filed with the County of Orange. A copy of recorded documents shall be submitted to the City Engineer for review and approval prior to issuance of Certificate of Final Occupancy on the last home within the tract.

7. The Property Owner shall identify the location of all existing utilities during the preliminary design phase and include them in the plans.

8. All underground utilities within construction limits shall be potholed prior to starting any construction.

9. The asphalt concrete structural section for all public and private roadways shall comply with the soils report recommendations, and shall be approved by the Director of Public Works.

10. All private streets including street profiles, cross- section, concrete improvements, access ramps ( if required by Federal and State ADA and accessibility laws), striping and signage shall be constructed in accordance with City of Fullerton' s Standard Plans and shall comply with City' s requirements.

11. Any existing street improvements that are disturbed and removed from the site shall be disposed of in a legal manner.

12. All landscape plans shall be designed in such a manner so as not to interfere with safe traffic sight distance.

13. Prior to final acceptance, the Property Owner shall file a set of as- built drawings with the Public Works Department for work performed within the public right of way.

14. Any reasonable improvement plan revisions specified by the Director of Public Works shall be installed prior to issuance of the Certificate of Final Occupancy on the last home within the tract.

15. In accordance with the State of California Reporting for Cultural Resource, any proposed construction on the site shall be reported to:

Joseph Ontiveros
Cultural Resources Director
Soboba Band of Luiseno Indians
PO Box 487
San Jacinto, CA 92581
jontiveros@soboba- nsn.gov
VI. STREET IMPROVEMENTS

1. Three arterial streets border the site: Rosecrans Avenue on the south, Euclid Street on the east, and Gilbert Street which transverses the entire site from north to south.

2. A new collector road ( Street " A") is proposed to be the main vehicular artery intersecting Rosecrans Avenue at the southwest corner of the Specific Plan development and Euclid Street at the northeast corner of the site.

3. The Specific Plan also calls for extension of two existing local collector streets, Risner Way and Coyote Hills Drive, from the site boundaries to the collector road. 0299
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Records or Record of Survey filed with the County of Orange. A copy of recorded documents shall be submitted to the City Engineer for review and approval prior to issuance of Certificate of Final Occupancy on the last home within the tract.

7. The Property Owner shall identify the location of all existing utilities during the preliminary design phase and include them in the plans.

8. All underground utilities within construction limits shall be potholed prior to starting any construction.

9. The asphalt concrete structural section for all public and private roadways shall comply with the soils report recommendations, and shall be approved by the Director of Public Works.

10. All private streets including street profiles, cross-section, concrete improvements, access ramps (if required by Federal and State ADA and accessibility laws), striping and signage shall be constructed in accordance with City of Fullerton's Standard Plans and shall comply with City's requirements.

11. Any existing street improvements that are disturbed and removed from the site shall be disposed of in a legal manner.

12. All landscape plans shall be designed in such a manner so as not to interfere with safe traffic sight distance.

13. Prior to final acceptance. the Property Owner shall file a set of as-built drawings with the Public Works Department for work perfonned within the public right of way.

14. Any reasonable improvement plan revisions specified by the Director of Public Works shall be installed prior to issuance of the Certificate of Final Occupancy on the last home within the tract.

15. In accordance with the State of California Reporting for Cultural Resource, any proposed construction on the site shall be reported to:

Joseph Ontiveros
Cultural Resources Director
Soboba Band of Luiseno Indians
PO Box 487
San Jacinto, CA 92581
[email protected]
VI. STREET IMPROVEMENTS

1. Three arterial streets border the site: Rosecrans Avenue on the south, Euclid Street on the east. and Gilbert Street which transverses the entire site from north to south.

2. A new collector road (Street "An) is proposed to be the main vehicular artery intersecting Rosecrans Avenue at the southwest corner of the Specific Plan development and Euclid Street at the northeast corner of the site.

3. The Specific Plan also calls for extension of two existing local collector streets, Risner Way and Coyote Hills Drive, from the site boundaries to the collector road.

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4. The Specific Plan provides a standard private street system within the neighborhoods as well as rural Street " NN" in Neighborhood # 1. The rural street will connect to the collector road for a secondary access from Euclid Street for emergency vehicular purposes.

5. Private Street " R" is also proposed to connect the collector road with the multi-use area located in the central part of the Specific Plan, immediately east of the collector road.

6. Street improvement plans shall be approved by the Director of Public Works prior to issuance of precise grading permits for each phase of construction and recordation of the first Final Map(s) in that phase.

7. All new or replaced driveway approaches that connect with surrounding arterial streets and the Street "A" shall be constructed with radiused returns as depicted in City Standard for Modified Alley Return,
A. ROSECRANS AVENUE
Rosecrans Avenue is a four-lane primary arterial street with an existing 100- foot-wide street right of way, including an 84-foot paved roadway portion and 8-foot-wide parkways on both sides of the street, and is designated as a Class II bikeway route on the adopted Fullerton General Plan, Master Plan of Bikeways.

The street is currently improved with concrete curb and gutter on both sides of the street.

The parkway along the Property Owner's frontage is improved with a concrete meandering sidewalk. Additionally, there is an existing 52-foot-wide public easement for recreational trails, linear park, parkways, greenbelt, and incidental purposes adjacent to the northerly street right of way.

The Property Owner shall design and construct the following street improvements:

1. A new landscaped median along the Property Owner frontage with a minimum 10- inch curb height and 12- inch-wide decorative concrete maintenance strip along the entire perimeter of the median. Refer to PC Resolution No. PC-2015- 31, Exhibit A, Conditions of Approval, Condition M, Item 13, for construction phasing requirements.

2. Hardscape and landscape improvements on the north side of Rosecrans Avenue within the 60-foot-wide strip along the Property Owner's frontage consisting of an 8-foot street parkway and the 52-foot-wide recreational easement, including: a minimum 6-foot-wide landscaped parkway; a minimum 6- foot-wide concrete sidewalk; and a regional recreational trail improved with a minimum 10-foot-wide tread, drainage facilities, fencing, landscaping, and signage. The trail surface shall be constructed of decomposed granite or other suitable material as approved by the Directors of Public Works and Parks and Recreation.

3. The landscaped buffer between the concrete sidewalk and the trail, both of which may meander, and the landscaping of the area within the 52-foot-wide easement limits;

4. The asphalt pavement reconstruction over half of Rosecrans Avenue along the Property Owner's frontage. The pavement reconstruction limits may extend beyond the Property Owner's frontage as necessary to accommodate the approved limits of any proposed landscaped medians and construction of the new street intersection with the proposed collector road.
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4. The Specific Plan provides a standard private street system within the neighborhoods as well as rural Street "NNn in Neighborhood #1. The rural street will connect to the collector road for a secondary access from Euclid Street for emergency vehicular purposes.

5. Private Street uR" is also proposed to connect the collector road with the multi-use area located in the central part of the Specific Plan, immediately east of the collector road.

6. Street improvement plans shall be approved by the Director of Public Works prior to issuance of precise grading permits for each phase of construction and recordation of the first Final Map(s) in that phase.

7. All new or replaced driveway approaches that connect with surrounding arterial streets and the Street uN shall be constructed with radiused returns as depicted in City Standard for Modified Alley Return.

A. ROSECRANS AVENUE
Rosecrans Avenue is a four-lane primary arterial street with an existing 100-foot-wide street right of way, including an 84-foot paved roadway portion and 8-foot-wide parkways on both sides of the street, and is designated as a Class II bikeway route on the adopted Fullerton General Plan, Master Plan of Bikeways.

The street is currently improved with concrete curb and gutter on both sides of the street.

The parkway along the Property Owner's frontage is improved with a concrete meandering sidewalk. Additionally, there is an existing 52-foot-wide public easement for recreational trails, linear park, parkways, greenbelt. and incidental purposes adjacent to the northerly street right of way.

The Property Owner shall design and construct the following street improvements:

1. A new landscaped median along the Property Owner frontage with a minimum 10-inch curb height and 12-inch-wide decorative concrete maintenance strip along the entire perimeter of the median. Refer to PC Resolution No. PC-2015-31, Exhibit A. Conditions of Approval, Condition M, Item 13, for construction phasing requirements.

2. Hardscape and landscape improvements on the north side of Rosecrans Avenue within the 60-foot-wide strip along the Property Owner's frontage consisting of an 8-foot street parkway and the 52-foot-wide recreational easement, including: a minimum 6-foot-wide landscaped parkway; a minimum 6-foot-wide concrete sidewalk; and a regional recreational trail improved with a minimum 10-foot-wide tread, drainage facilities, fencing, landscaping, and signage. The trail surface shall be constructed of decomposed granite or other suitable material as approved by the Directors of Public Works and Parks and Recreation.

3. The landscaped buffer between the concrete sidewalk and the trail, both of which may meander, and the landscaping of the area within the 52-foot-wide easement limits;

4. The asphalt pavement reconstruction over half of Rosecrans Avenue along the Property Owner's frontage. The pavement reconstruction limits may extend beyond the Property Owner's frontage as necessary to accommodate the approved limits of any proposed landscaped medians and construction of the new street intersection with the proposed collector road.

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5. The Rosecrans Avenue intersection with the proposed collector road shall be constructed with minimum 35-feet radii curb returns.

6. Any modification to existing drainage facilities impacted by new construction on Rosecrans Avenue shall be included in street improvement plans and shall be approved by the Director of Public Works.

B. EUCLID STREET
Euclid Street is a four-lane major arterial street with an existing right of way varying from 80 feet to 90 feet along the WCH site. There is currently an asphalt berm and no parkway improvements on the west side of the street along the entire Property Owner's frontage and on the east side of the street between Laguna Road and Lakeview Drive.

The Property Owner shall design and construct the following street improvements:

1. A new 10-foot-wide landscaped median along the Property Owner's frontage with a minimum 10- inch curb height and 12- inch-wide decorative concrete maintenance strip along the entire perimeter of the median; as a curved street, Euclid Street has superelevated roadway segments along the Property Owner's frontage. Median design shall include drainage improvements accommodating superelevated character of the street. Refer to PC Resolution No. PC-2015-31, Exhibit A, Conditions of Approval, Condition M, Item 13, for construction phasing requirements.

2. A new concrete curb and gutter on the west side of the street along the entire Property Owner's frontage and on the east side of the street between Laguna Road and Lakeview Drive.

3. A minimum 8-foot-wide concrete sidewalk for pedestrian use on the west side of the street along the entire Property Owner's frontage; the Property Owner will dedicate 12 feet of additional street right of way to accommodate construction of curb and gutter and sidewalk on the west side of the street along the Property Owner's frontage.

4. Reconstruct the asphalt pavement over the westerly half of Euclid Street along the Property Owner's frontage; the pavement reconstruction limits may extend beyond the Property Owner's frontage as necessary to accommodate approved limits of future landscaped median and construction of new intersection with the proposed collector road; reconstruction of the existing pavement over the entire width may be needed between Laguna Road and Lakeview Drive to accommodate the construction of the new concrete curb and gutter.

5. The driveway approach for the future Nature Preserve parking area;

6. The Euclid Street intersection with the proposed Street " A" shall be constructed with minimum 35-foot radii curb returns. The Euclid Street intersection with rural street that will be utilized for Emergency Vehicle Access shall be constructed with minimum 27-foot radii curb returns.

7. Any modification to existing drainage facilities impacted by new construction on Euclid Street shall be included in street improvement plans and shall be approved by the Director of Public Works.
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5. The Rosecrans Avenue intersection with the proposed collector road shall be constructed with minimum 35-feet radii curb returns.

6. Any modification to existing drainage facilities impacted by new construction on Rosecrans Avenue shall be included in street improvement plans and shall be approved by the Director of Public Works.

B. EUCLID STREET
Euclid Street is a four-lane major arterial street with an existing right of way varying from 80 feet to 90 feet along the WCH site. There is currently an asphalt berm and no parkway improvements on the west side of the street along the entire Property Owner's frontage and on the east side of the street between Laguna Road and Lakeview Drive.

The Property Owner shall design and construct the following street improvements:

1. A new 10-foot-wide landscaped median along the Property Owner's frontage with a minimum 10-inch curb height and 12-inch-wide decorative concrete maintenance strip along the entire perimeter of the median; as a curved street, Euclid Street has superelevated roadway segments along the Property Owner's frontage. Median design shall include drainage improvements accommodating superelevated character of the street. Refer to PC Resolution No. PC-20 15-31. Exhibit A, Conditions of Approval.

Condition M, Item 13, for construction phasing requirements.

2. A new concrete curb and gutter on the west side of the street along the entire Property Owner's frontage and on the east side of the street between Laguna Road and Lakeview Drive.

3. A minimum 8-foot-wide concrete sidewalk for pedestrian use on the west side of the street along the entire Property Owner's frontage; the Property Owner will dedicate 12 feet of additional street right of way to accommodate construction of curb and gutter and sidewalk on the west side of the street along the Property Owner's frontage.

4. Reconstruct the asphalt pavement over the westerly half of Euclid Street along the Property Owner's frontage; the pavement reconstruction limits may extend beyond the Property Owner's frontage as necessary to accommodate approved limits of future landscaped median and construction of new intersection with the proposed collector road; reconstruction of the existing pavement over the entire width may be needed between Laguna Road and Lakeview Drive to accommodate the construction of the new concrete curb and gutter.

5. The driveway approach for the future Nature Preserve parking area;

6. The Euclid Street intersection with the proposed Street "Alt shall be constructed with minimum 35-foot radii curb returns. The Euclid Street intersection with rural street that will be utilized for Emergency Vehicle Access shall be constructed with minimum 27-foot radii curb returns.

7. Any modification to existing drainage facilities impacted by new construction on Euclid Street shall be included in street improvement plans and shall be approved by the Director of Public Works.

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C. GILBERT STREET
Gilbert Street is a four-lane primary arterial street with an existing 80-foot-wide right of way, including a 68-foot-wide roadway, an existing median divider consisting of asphalt berm and asphalt concrete surface, and a 6-foot-wide unimproved parkway with an asphalt berm on both sides of the street. Gilbert Street is designated as a Class II bikeway route on the adopted Fullerton General Plan, Master Plan of Bikeways.

1. The Property Owner shall dedicate 4 feet for additional street right of way purposes that will be utilized for 2- foot parkway widening on both sides of the street.

2. The Property Owner shall design and construct the following street improvements:
a. A new landscaped median along the Property Owner's frontage with a minimum 10- inch curb height; the median design shall include drainage improvements accommodating the superelevated segments of the street. Refer to PC Resolution No. PC-2015-31, Exhibit A, Conditions of Approval, Condition M, Item 13, for construction phasing requirements.
b. New concrete curb and gutter on both sides of the street c. A full width ( 8 feet) concrete sidewalk on both sides of the street, to the extent they can be accommodated within the street right of way delineated in SPA# 8 d. Reconstruct the asphalt pavement over the entire street within the Property Owner's limits.

3. Any modification to existing drainage facilities impacted by the construction on Gilbert Street shall be included in street improvement plans and shall be approved by the Director of Public Works.

D. PROJECT COLLECTOR ROAD— STREET" A"
WCH Specific Plan development will be served by the collector road, connecting Rosecrans Avenue to Euclid Street, The collector road is designated on the VTTM as Street "A". The street right of way varies in response to topographic conditions, anticipated traffic volumes, and aesthetics. Street "A" is described in the WCH SPA # 8, Section 3, Exhibits 27 and 28, and is conceptually delineated on the VTTM with seven street sections.

1. The proposed typical street parameters ( cross-sections) and streetscape improvements shall conform to the latest State and Federal guidelines and the City of Fullerton General Plan Update 2012 that supports Assembly Bill 1358, The California Complete Streets Act. Therefore, Property Owner shall construct the street to accommodate the following requirements along the entire length of Street " A" ( except on Gilbert Bridge and its approaches), to the extent these street elements can be accommodated within the right of way delineated in SPA# 8:
a. Concrete sidewalk, both sides
b. Landscaped parkway, both sides of the street with drought tolerant plant material c. A minimum 14-foot-wide outside travel lane, when the lane adjoins the outside curb, or a 12-foot minimum lane if adjoining a bike lane or parking lane ( if parking is allowed)
d. Bike lane, both sides
e. No on- street parking except as approved by the Directors of Public Works and Community Development Department
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C. GILBERT STREET
Gilbert Street is a four-lane primary arterial street with an existing SO-foot-wide right of way, including a 68-foot-wide roadway, an existing median divider consisting of asphalt berm and asphalt concrete surface, and a 6-foot-wide unimproved parkway with an asphalt berm on both sides of the street. Gilbert Street is designated as a Class II bikeway route on the adopted Fullerton General Plan, Master Plan of Bikeways.

1. The Property Owner shall dedicate 4 feet for additional street right of way purposes that will be utilized for 2-foot parkway widening on both sides of the street.

2. The Property Owner shall design and construct the following street improvements:
a. A new landscaped median along the Property Owner's frontage with a minimum 10- inch curb height; the median design shall include drainage improvements accommodating the superelevated segments of the street. Refer to PC Resolution No. PC-2015-31, Exhibit A, Conditions of Approval, Condition M, Item 13, for construction phasing requirements.
b. New concrete curb and gutter on both sides of the street c. A full width (8 feet) concrete sidewalk on both sides of the street, to the extent they can be accommodated within the street right of way delineated in SPA #a d. Reconstruct the asphalt pavement over the entire street within the Property Owner's limits.

3. Any modification to existing drainage facilities impacted by the construction on Gilbert Street shall be included in street improvement plans and shall be approved by the Director of Public Works.

D. PROJECT COLLECTOR ROAD - STREET "AU
WCH Specific Plan development will be served by the collector road, connecting Rosecrans Avenue to Euclid Street. The collector road is designated on the VlTM as Street "A". The street right of way varies in response to topographic conditions, anticipated traffic volumes, and aesthetics. Street "AU is described in the WCH SPA #8, Section 3, Exhibits 27 and 28. and is conceptually delineated on the VlTM with seven street sections.

1. The proposed typical street parameters (cross-sections) and streetscape improvements shall conform to the latest State and Federal guidelines and the City of Fullerton General Plan Update 2012 that supports Assembly Bill 1358, The California Complete Streets Act. Therefore, Property Owner shall construct the street to accommodate the following requirements along the entire length of Street HA" (except on Gilbert Bridge and its approaches), to the extent these street elements can be accommodated within the right of way delineated in SPA #8:
a. Concrete sidewalk, both sides
b. Landscaped parkway, both sides of the street with drought tolerant plant material c. A minimum 14-foot-wide outside travel lane, when the lane adjoins the outside curb, or a 12-foot minimum lane if adjoining a bike lane or parking lane (if parking is allowed)
d. Bike lane, both sides
e. No on-street parking except as approved by the Directors of Public Works and Community Development Department
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f. As part of final roadway cross-section design for the local collector road (Street "A"), the City will analyze the feasibility of incorporating a partial rural street standard.

This may include the use of asphalt rolled curb, limited concrete sidewalks, and optional street lights. Final design standards shall be approved by the Director of Public Works.

2. The intersections of Street " A" with Coyote Hills Drive, Risner Way, and Street " R" require traffic controls, and the City Traffic Engineer recommendation is to utilize roundabout traffic calming features at all three locations. The Property Owner shall provide engineering studies to demonstrate the feasibility of these roundabouts prior to approval of street improvement plans. If any of these roundabouts are determined to be infeasible as a result of design standards and requirements, alternate traffic control measure options shall be submitted to the Director of Public Works and the City Traffic Engineer for review and approval. City-approved options shall be designed as a part of street improvement plans.

3. Two additional traffic control elements may be required at the locations determined by the City Traffic Engineer during the design phase of the project. All traffic control options shall be reviewed and approved by the City Traffic Engineer prior to preparation of final construction documents and shall be designed to include horizontal and vertical control, drainage, hardscape, landscape, lighting, and signage. Overall design shall be subject to the approval of the Director of Public Works.

4. The Property Owner shall construct a recreational backbone trail along a significant portion of Street " A" as described in PC Resolution No. PC-2015-31, Exhibit A, Conditions of Approval, Exhibit 1.

5. The location/alignment of the recreational trail shall be designed in conjunction with design of Street "A". A consideration shall be given to the street crossing location where the trail transitions from the south to the north side of the street. The proposed mid- block crossing at the beginning of the bridge approach east of Gilbert Street is not an optimal location. The Property Owner shall relocate the trail crossing to the street intersection of Street "A" and Risner Way.

6. The 16-foot-wide trail right of way shall be improved with a minimum 10-foot-wide tread, drainage, landscaping, and fencing in accordance with Table# 6 of SPA# 8.

7. The Specific Plan designates the project collector road ( page 1- 1) as a scenic corridor that creates a driving and walking experience by capturing scenic vistas, appreciation of natural open spaces, and provides landscaped edges along neighborhoods. The street and trail design shall include the scenic corridor elements and shall comply with the Specific Plan guidelines.

E. GILBERT STREET BRIDGE

1. Street "A" over- crosses Gilbert Street at the location of the existing bridge.

2. The Property Owner shall widen the existing 37-foot-wide concrete arch bridge to accommodate two vehicular lanes, two Class II bike lanes, a sidewalk on one side of the bridge, and a recreational trail on the other side of the bridge. 0303
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f. As part of final roadway cross-section design for the local collector road (Street UN), the City will analyze the feasibility of incorporating a partial rural street standard.

This may include the use of asphalt rolled curb, limited concrete sidewalks, and optional street lights. Final design standards shall be approved by the Director of Public Works.

2. The intersections of Street "An with Coyote Hills Drive, Risner Way, and Street "R" require traffic controls, and the City Traffic Engineer recommendation is to utilize roundabout traffic calming features at all three locations. The Property Owner shall provide engineering studies to demonstrate the feasibility of these roundabouts prior to approval of street improvement plans. If any of these roundabouts are determined to be infeasible as a result of design standards and requirements, alternate traffic control measure options shall be submitted to the Director of Public Works and the City Traffic Engineer for review and approval. City-approved options shall be designed as a part of street improvement plans.

3. Two additional traffic control elements may be required at the locations determined by the City Traffic Engineer during the design phase of the project. All traffic control options shall be reviewed and approved by the City Traffic Engineer prior to preparation of final construction documents and shall be designed to include horizontal and vertical control, drainage, hardscape, landscape, lighting, and signage. Overall design shall be subject to the approval of the Director of Public Works.

4. The Property Owner shall construct a recreational backbone trail along a significant portion of Street "An as described in PC Resolution No. PC-2015-31, Exhibit A, Conditions of Approval, Exhibit 1.

5. The location/alignment of the recreational trail shall be designed in conjunction with design of Street "A". A consideration shall be given to the street crossing location where the trail transitions from the south to the north side of the street. The proposed mid-block crossing at the beginning of the bridge approach east of Gilbert Street is not an optimal location. The Property Owner shall relocate the trail crossing to the street intersection of Street "An and Risner Way.

6. The 16-foot-wide trail right of way shall be improved with a minimum 10-foot-wide tread, drainage, landscaping, and fencing in accordance with Table #6 of SPA #8.

7. The Specific Plan designates the project collector road (page 1-1) as a scenic corridor that creates a driving and walking experience by capturing scenic vistas, appreciation of natural open spaces, and provides landscaped edges along neighborhoods. The street and trail design shall include the scenic corridor elements and shall comply with the Specific Plan guidelines.

E. GILBERT STREET BRIDGE

1. Street "N over-crosses Gilbert Street at the location of the existing bridge.

2. The Property Owner shall widen the existing 37-foot-wide concrete arch bridge to accommodate two vehicular lanes, two Class II bike lanes, a sidewalk on one side of the bridge, and a recreational trail on the other side of the bridge.

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3. An absolute minimum width of the widened bridge shall be 44 feet that will be sufficient to accommodate the following street components:
a. Two 11- foot-wide vehicular lanes
b. Two 4-foot-wide Class II bike lanes
c. A 6-foot-wide sidewalk on north side of the bridge
d. A 6-foot-wide recreational trail on south side of the bridge e. 1- foot-wide barrier on each side of the bridge

4. The Property Owner shall evaluate the existing bridge structure based on the latest California Building Code requirements. A California Registered Structural Engineer shall provide a complete seismic, dead load, and dynamic analysis to assure that existing bridge structure can support two cantilever extensions that are needed to accommodate, as absolute minimum, the above-listed bridge improvements.

5. Additionally, the analysis shall consider and analyze the structural retrofit options that will accommodate a wider bridge allowing for wider vehicular and bike lanes and sidewalks on each side of the bridge. The preferred width to provide more viable long term solution that will allow for 12-foot-wide travel lanes and 5-foot-wide Class II bike lanes is 48 feet. The Property Owner shall provide an analysis from a Registered Structural Engineer that clearly shows that the existing structure cannot support the additional 5 '/ Z foot cantilever on each side of the bridge.

6. If determined that the required absolute minimum bridge widening is not feasible, the Property Owner shall demolish the existing bridge and design and construct a new 55- foot-wide bridge, aesthetics of which shall be subject to City approval. The 55-foot-wide bridge is based on the need to provide the following:
a. Two 12-foot-wide vehicular lanes
b. Two 5- foot-wide Class II bike lanes
c. 6-foot-wide sidewalk on both side of the bridge
d. A 7-foot-wide recreational trail on south side of the street e. 1- foot-wide barrier on each side of the bridge
F. RISNER WAY
Risner Way is a two-lane collector road currently providing access to the Westridge Development in the City of La Habra from Idaho ( Gilbert) Street. The Property Owner proposes to extend the street southerly to provide an access from Gilbert Street into West Coyote Hills Specific Plan development. The street will match the existing street right of way of 56 feet which will accommodate 2-lane traffic, two Class II 6-feet-wide bike lanes, and parkways on both sides of the street improved with a curb-adjacent landscaped parkway and minimum 5-feet-wide sidewalk. No on street parking will be allowed on Risner Way.

1. The Property Owner shall coordinate the design of the street extension with the City of La Habra and shall secure all necessary permits necessary for any construction activities within City of La Habra boundary.

G. COYOTE HILLS DRIVE
Coyote Hills Drive is a two-lane local collector street that currently dead ends with a cul-desac approximately 100 feet east of the Property Owner's easterly boundary. The existing 0304
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3. An absolute minimum width of the widened bridge shall be 44 feet that will be sufficient to accommodate the following street components:
a. Two 11-foot-wide vehicular lanes
b. Two 4-foot-wide Class II bike lanes
c. A 6-foot-wide sidewalk on north side of the bridge
d. A 6-foot-wide recreational trail on south side of the bridge e. 1-foot-wide barrier on each side of the bridge

4. The Property Owner shall evaluate the eXisting bridge structure based on the latest California Building Code requirements. A California Registered Structural Engineer shall provide a complete seismic, dead load, and dynamic analysis to assure that existing bridge structure can support two cantilever extensions that are needed to accommodate, as absolute minimum, the above-listed bridge improvements.

5. Additionally, the analysis shall consider and analyze the structural retrofit options that will accommodate a wider bridge allowing for wider vehicular and bike lanes and sidewalks on each side of the bridge. The preferred width to provide more viable long term solution that will allow for 12-foot-wide travel lanes and 5-foot-wide Class " bike lanes is 48 feet. The Property Owner shall provide an analysis from a Registered Structural Engineer that clearly shows that the existing structure cannot support the additional 5 Y:z foot cantilever on each side of the bridge.

6. If determined that the required absolute minimum bridge widening is not feasible. the Property Owner shall demolish the existing bridge and design and construct a new 55- foot-wide bridge, aesthetics of which shall be subject to City approval. The 55-foot-wide bridge is based on the need to provide the following:
a. Two 12-foot-wide vehicular lanes
b. Two 5-foot-wide Class" bike lanes
c. 6-foot-wide sidewalk on both side of the bridge
d. A 7-foot-wide recreational trail on south side of the street e. 1-foot-wide barrier on each side of the bridge
F. RISNER WAY
Risner Way is a two-lane collector road currently providing access to the Westridge Development in the City of La Habra from Idaho (Gilbert) Street. The Property Owner proposes to extend the street southerly to provide an access from Gilbert Street into West Coyote Hills Specific Plan development. The street will match the existing street right of way of 56 feet which will accommodate 2-lane traffic, two Class II 6-feet-wide bike lanes, and parkways on both sides of the street improved with a curb-adjacent landscaped parkway and minimum 5-feet-wide sidewalk. No on street parking will be allowed on Risner Way.

1. The Property Owner shall coordinate the design of the street extension with the City of La Habra and shall secure all necessary permits necessary for any construction activities within City of La Habra boundary.

G. COYOTE HILLS DRIVE
Coyote Hills Drive is a two-lane local collector street that currently dead ends with a cul-desac approximately 100 feet east of the Property Owner's easterly boundary. The existing PRJ03-00075A
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street right of way is 56 feet wide accommodating 40 feet of roadway and an 8- foot-wide sidewalk on both sides of the street.

1. The Property Owner proposes to extend the street westerly to connect Coyote Hills Drive to the project collector road (Street "A"). The extended street section will include 2-way traffic and concrete sidewalks on both sides of the street. Street extension shall match the existing right of way, roadway, and sidewalk width.

2. Street design and construction shall include removal of a portion of existing street improvements and realigning the street as necessary to accommodate the proposed connection to the collector road to the west including the roundabout. Realignment of the existing portion of Coyote Hills Drive is located on City-owned property. However, a condominium development ( Tract 10252) is immediately adjacent to the street right of way on the south. The Property Owner shall perfect a Right of Entry agreement with the HOA of Tract 10252, if grading and other minor construction activity encroachments are needed during the street realignment. Final street design may also require reconstruction of the intersection with the private street Coventry Circle, including the curb returns.

The Property owner shall also design and install landscaping improvements on Castlewood Drive as described in Reso No. PC-2015-31, Exhibit A, Conditions of Approval, Condition M, Item 13.

H. PRIVATE STREETS
Local private streets and drives that provide onsite circulation and connect neighborhoods to the Street " A" are conceptually designed on the VTTM and designated as Lot D. Street widths vary from 30-foot wide to 56-foot wide,

1. Double loaded streets ( streets with residences on both sides of the street) shall be minimum 56 feet wide to accommodate two lanes of traffic, parking, parkways, and sidewalks on both sides of the street. Sidewalks shall be a minimum 5 feet wide and separated from the roadway by a landscaped parkway (Specific Plan, Exhibit# 28).

2. Single loaded streets with residences on one side of the street shall be a minimum 42 feet wide to accommodate two lanes of traffic, parking, landscaped parkway, and sidewalk on the side of the street adjacent to the houses. Similar to double loaded streets, sidewalks shall be a minimum 5 feet wide and separated from the roadway by a landscaped parkway( Specific Plan, Exhibit# 28).

3. Additional parking may be provided in parking pockets along the side of the street adjacent to open space.

4. Street " NN" that will be designed to City Rural Road standards is located in the neighborhood with larger estate lots ( SPA # 8, Neighborhood 1). This street will have a minimum 40-feet-wide right of way that will accommodate a minimum 20-foot-wide paved roadway, 5- foot-wide drainage swale improved with permeable asphalt or equal permeable material, and unimproved shoulders. The street will have a widened terminus with a landscaped median divider at its easterly end. A 30-feet-wide road extension is proposed easterly of Street " NN" terminus up to Euclid Street for Emergency Vehicular Access only.
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street right of way is 56 feet wide accommodating 40 feet of roadway and an 8-foot-wide sidewalk on both sides of the street.

1. The Property Owner proposes to extend the street westerly to connect Coyote Hills Drive to the project collector road (Street "An). The extended street section will include 2-way traffic and concrete sidewalks on both sides of the street. Street extension shall match the existing right of way, roadway, and sidewalk width.

2. Street design and construction shall include removal of a portion of existing street improvements and realigning the street as necessary to accommodate the proposed connection to the collector road to the west including the roundabout. Realignment of the existing portion of Coyote Hills Drive is located on City-owned property. However, a condominium development (Tract 10252) is immediately adjacent to the street right of way on the south. The Property Owner shall perfect a Right of Entry agreement with the HOA of Tract 10252. if grading and other minor construction activity encroachments are needed during the street realignment. Final street design may also require reconstruction of the intersection with the private street Coventry Circle, including the curb returns.

The Property owner shall also design and install landscaping improvements on Castlewood Drive as described in Reso No. PC-2015-31, Exhibit A, Conditions of Approval, Condition M.

Item 13.

H. PRIVATE STREETS
Local private streets and drives that provide onsile circulation and connect neighborhoods to the Street "An are conceptually designed on the VTTM and deSignated as Lot D. Street widths vary from 3D-foot wide to 56-foot wide.

1. Double loaded streets (streets with residences on both sides of the street) shall be minimum 56 feet wide to accommodate two lanes of traffic, parking, parkways, and sidewalks on both sides of the street. Sidewalks shall be a minimum 5 feet wide and separated from the roadway by a landscaped parkway (Specific Plan, Exhibit #28).

2. Single loaded streets with residences on one side of the street shall be a minimum 42 feet wide to accommodate two lanes of traffic, parking, landscaped parkway, and sidewalk on the side of the street adjacent to the houses. Similar to double loaded streets, sidewalks shall be a minimum 5 feet wide and separated from the roadway by a landscaped parkway (Specific Plan, Exhibit #28).

3. Additional parking may be provided in parking pockets along the side of the street adjacent to open space.

4. Street "NN" that will be designed to City Rural Road standards is located in the neighborhood with larger estate lots (SPA #8, Neighborhood 1). This street will have a minimum 40-feet-wide right of way that will accommodate a minimum 20-foot-wide paved roadway, 5-foot-wide drainage swale improved with permeable asphalt or equal permeable material, and unimproved shoulders. The street will have a widened terminus with a landscaped median divider at its easterly end. A 30-feet-wide road extension is proposed easterly of Street "NN" terminus up to Euclid Street for Emergency Vehicular Access only.

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5. Private drives will be utilized to access a limited number of residences and can be either one or two-way streets with a minimum 30-foot-wide right of way accommodating a minimum 20 feet of paved roadway, and parkway on both sides of the street.

6. Private streets are proposed to be widened at the entries into neighborhoods or neighborhood groupings to accommodate landscaped median dividers and potential gated entrances to the neighborhoods. Entries may have enhanced pavement and landscaping treatments, entry monuments, and, if security gating is provided, shall be designed to accommodate car cueing and turnaround. All widened entries shall be privately owned and maintained ( Lot D).

7. The private streets shall be designed and constructed in accordance with the City of Fullerton Standards that are in effect at the time of grading permit issuance and shall be subject to the review and approval of the Director of Public Works. All cul- de-sacs and knuckles shall be constructed in accordance with City Standard Drawings Nos. 105 and 106 respectively. Six-inch high curbs may be allowed on the private streets, provided that they contain ' design' storm flows within the street right of ways. All intersections shall be improved with 27-foot radii curb returns with wheelchair ramps. All street pavement sections shall be designed and constructed in accordance with a soils investigation report prepared by a registered Civil Engineer to be submitted for review and approval by the Director of Public Works. The minimum street grade for any new street shall be 1 percent. Wheelchair ramps shall be constructed at all intersections in accordance with City Standards. Streetscape shall comply with the Specific Plan guidelines. Street names for all of the streets shall be submitted to the Director of Public Works for review and approval prior to recordation of the Final Map( s). Additional raised landscaped medians may be installed within the interior streets provided that they allow adequate circulation for fire trucks, trash trucks, and delivery vehicles. Traffic calming features such as bulbouts and/ or speed tables may be required on the interior streets at the locations determined by the City Traffic Engineer.

VII. DRAINAGE

1. The Revised Draft Environmental Impact Report ( DEIR) completed in January, 2008, which is part of FEIR, provides a detailed description of the site's existing drainage conditions. The DEIR also describes the proposed conceptual drainage design and storm drain improvements for the WCH Specific Plan that was based on the Drainage Analysis prepared by Walden & Associates in 2001 and updated in 2004,

2. The Drainage Analysis recognized eighteen drainage areas (Areas A through R in 2008 DEIR, Exhibits 4. 10- 1 and 4. 10- 2) that have distinct tributary area boundaries, flow pattern and direction, and different downstream points of discharge into the public storm drain system.

3. It was determined that twelve of the eighteen drainage areas( A-E, G-I, K- N) would experience an increased volume of storm water runoff that is mainly contributed by the addition of impervious surfaces ( 2008 DEIR, Potential Impact 4. 10- 1). In order for the runoff rate and flow velocities not to exceed those of the pre-development conditions, the Property Owner proposes construction of five detention basins on- site and utilizes one existing detention basin off-site that was constructed as part of Tract 15030 in the City of La Habra. Should any improvements to the facilities located within the City of La Habra be required, the Property Owner shall obtain an Encroachment Permit from the City of La Habra. 0306
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S. Private drives will be utilized to access a limited number of residences and can be either one or two-way streets with a minimum 30-foot-wide right of way accommodating a minimum 20 feet of paved roadway. and parkway on both sides of the street.

6. Private streets are proposed to be widened at the entries into neighborhoods or neighborhood groupings to accommodate landscaped median dividers and potential gated entrances to the neighborhoods. Entries may have enhanced pavement and landscaping treatments, entry monuments, and. if security gating is provided, shall be designed to accommodate car cueing and turnaround. All widened entries shall be privately owned and maintained (Lot D).

7. The private streets shall be designed and constructed in accordance with the City of Fullerton Standards that are in effect at the time of grading permit issuance and shall be subject to the review and approval of the Director of Public Works. All cul-de-sacs and knuckles shall be constructed in accordance with City Standard Drawings Nos. 10S and 106 respectively. Six-inch high curbs may be allowed on the private streets, provided that they contain 'design' storm flows within the street right of ways. All intersections shall be improved with 27 -foot radii curb returns with wheelchair ramps. All street pavement sections shall be designed and constructed in accordance with a soils investigation report prepared by a registered Civil Engineer to be submitted for review and approval by the Director of Public Works. The minimum street grade for any new street shall be 1 percent. Wheelchair ramps shall be constructed at all intersections in accordance with City Standards. Streetscape shall comply with the Specific Plan guidelines. Street names for all of the streets shall be submitted to the Director of Public Works for review and approval prior to recordation of the Final Map(s). Additional raised landscaped medians may be installed within the interior streets provided that they allow adequate circulation for fire trucks, trash trucks, and delivery vehicles. Traffic calming features such as bulbouts and/or speed tables may be required on the interior streets at the locations determined by the City Traffic Engineer.

VII. DRAINAGE

1. The Revised Draft Environmental Impact Report (DEIR) completed in January, 2008, which is part of FEIR, provides a detailed description of the site's existing drainage conditions. The DEIR also describes the proposed conceptual drainage design and storm drain improvements for the WCH Specific Plan that was based on the Drainage Analysis prepared by Walden & Associates in 2001 and updated in 2004.

2. The Drainage Analysis recognized eighteen drainage areas (Areas A through R in 2008 DEIR, Exhibits 4.10-1 and 4.10-2) that have distinct tributary area boundaries, flow pattern and direction, and different downstream points of discharge into the public storm drain system.

3. It was determined that twelve of the eighteen drainage areas (A-E. G-I, K-N) would experience an increased volume of storm water runoff that is mainly contributed by the addition of impervious surfaces (2008 DEIR, Potential Impact 4.10-1). In order for the runoff rate and flow velocities not to exceed those of the pre-development conditions, the Property Owner proposes construction of five detention basins on-site and utilizes one existing detention basin off-site that was constructed as part of Tract 1S030 in the City of La Habra. Should any improvements to the facilities located within the City of La Habra be required. the Property Owner shall obtain an Encroachment Permit from the City of La Habra.

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4. The Property Owner has submitted a preliminary grading plan indicating on-site and off-site storm drain improvements. The preliminary plans represent the conceptual design that may change as a result of Property Owner' s design development and as necessary to comply with City requirements for onsite grading and drainage, storm drain improvements within the public right of way, and the latest NPDES requirements. The Property Owner shall prepare a final Hydrology and Hydraulic Analysis that shall be utilized for the final design of the proposed onsite and offsite storm drain system, detention basins, velocity dissipaters, and other related drainage facilities and structural BMPs. The final analysis shall also verify if the existing storm drain facilities proposed to be utilized by the Property Owner have sufficient capacity to convey the runoff from the drainage areas. If project-caused deficiencies are identified, the Property Owner shall design and construct additional on- site improvements and/or improve the deficient segments of the public storm drain system.

5. The drainage system shall be designed to provide protection to all buildings from a 100- year storm flood levels. No surface concentrated storm water flow runoff shall be allowed across sidewalks and driveway approaches. All pipes within private and public streets shall be reinforced concrete pipes minimum 18-inch diameter. Storm drain lines shall be constructed within streets or open space wherever possible for ease of access and maintenance purposes.

6. Existing storm drain improvements that are in conflict with the proposed development shall be removed and reconstructed in accordance with City of Fullerton Standards.

7. Existing substandard drainage facilities shall be removed and replaced with the new storm drain facilities to comply with the latest APWA and City Standards.

8. The design of the storm drain system is subject to review and approval by the Director of Public Works and the City' s Building Official.

9. All storm drain facilities exclusively serving the proposed development shall be privately owned and maintained up to the point of connection to the existing public storm drain, or as otherwise determined by the Director of Public Works.

10. The storm drain system located within proposed collector road ( Street " A") will be added to City storm drain system inventory and will be maintained by the City upon completion and acceptance.

11. Inlet and outlet structures that are located in open space at the project collector road ( Street A") daylight line and laterals connecting these structures to the new public storm drain in Street "A" will be owned and maintained by the City of Fullerton.

12. All storm drain main pipes ( public and/or private) shall be extended within street right of way. If any storm drain main system cannot be constructed within the street right of way, all-weather access/service roads shall be designed on grading plans as necessary to provide an adequate access to drainage facilities such as junction structures with manholes, inlet and outlet structures for repair, maintenance of drainage facilities. These roads shall be designed and constructed in a manner as not to impact Habitat areas and as approved by the Director of Public Works.
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4. The Property Owner has submitted a preliminary grading plan indicating on-site and off-site storm drain improvements. The preliminary plans represent the conceptual design that may change as a result of Property Owner's design development and as necessary to comply with City requirements for onsite grading and drainage, storm drain improvements within the public right of way, and the latest NPDES requirements. The Property Owner shall prepare a final Hydrology and Hydraulic Analysis that shall be utilized for the final design of the proposed onsite and offsite storm drain system, detention basins, velocity dissipaters, and other related drainage facilities and structural BMPs. The final analysis shalf also verify if the existing storm drain facilities proposed to be utilized by the Property Owner have sufficient capacity to convey the runoff from the drainage areas. If project-caused deficiencies are identified, the Property Owner shall design and construct additional on-site improvements and/or improve the deficient segments of the public storm drain system.

5. The drainage system shall be designed to provide protection to all buildings from a 100-year storm flood levels. No surface concentrated storm water flow runoff shall be allowed across sidewalks and driveway approaches. All pipes within private and public streets shall be reinforced concrete pipes minimum 18-inch diameter. Storm drain lines shalf be constructed within streets or open space wherever possible for ease of access and maintenance purposes.

6. Existing storm drain improvements that are in conflict with the proposed development shall be removed and reconstructed in accordance with City of Fullerton Standards.

7. Existing substandard drainage facilities shall be removed and replaced with the new storm drain facilities to comply with the latest APWA and City Standards.

8. The design of the storm drain system is subject to review and approval by the Director of Public Works and the City's Building Official.

9. All storm drain facilities exclusively serving the proposed development shall be privately owned and maintained up to the point of connection to the existing public storm drain, or as otherwise determined by the Director of Public Works.

10. The storm drain system located within proposed collector road (Street "An) will be added to City storm drain system inventory and will be maintained by the City upon completion and acceptance.

11. Inlet and outlet structures that are located in open space at the project collector road (Street "An) daylight line and laterals connecting these structures to the new public storm drain in Street "A" will be owned and maintained by the City of Fullerton.

12. All storm drain main pipes (public and/or private) shall be extended within street right of way. If any storm drain main system cannot be constructed within the street right of way, all-weather access/service roads shall be designed on grading plans as necessary to provide an adequate access to drainage facilities such as junction structures with manholes, inlet and outlet structures for repair, maintenance of drainage facilities. These roads shall be designed and constructed in a manner as not to impact Habitat areas and as approved by the Director of Public Works.

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A. STORM WATER QUALITY
All water quality requirements for the NPDES storm water program shall be compliant with the latest regulations and guidance documents. California Regional Water Quality Control Board —Santa Ana Region Order No. R8-2009-0030, amended by Order R8- 2010-0062 will be superseded by Draft Order No. R8- 2015-0001, which is pending adoption. State Water Resources Control Board Construction General Permit, Order No. 2009-0009- DWQ NPDES No. CAS000002 has been amended by Order 2010-0014-DWQ and Order 2012-0006- DWQ. See PC Reso No. PC-2015-31, Exhibit A, Conditions of Approval, Condition H.

VIII. SEWER

1. The Property Owner proposes four sewer tributary areas each served by a separate point of connection (WCH SPA# 8, Exhibit# 33 "Sewer Facilities). a. Tributary Area A, which includes Residential Neighborhood 1 located northeast of Robert E.

Ward Nature Preserve, will connect to an existing 8-inch sewer in Euclid Street b. Tributary Area B, which includes Residential Neighborhood 3, will connect to an existing 8- inch sewer stub provided for this area at Coyote Hills Drive c. Tributary Area C, which includes Residential Neighborhood 4, will connect to an existing 8- inch sewer main in Chantilly Way, just west of Gilbert Street d. Tributary Area D is the largest area covering the westerly half of the Property Owner's site.

This area includes Residential Neighborhoods 5 through 9, the multiple use area including 53 single-family residential lots, and the commercial shopping center site. The Property Owner proposes to install a new 8- inch sewer main in Rosecrans Avenue to convey sewer flow from the collector road/ Rosecrans Avenue intersection to Orange County Sanitation District ( OCSC) Miller-Holder Trunk Sewer located in Beach Boulevard. Sewer Analysis prepared by Walden & Associates in June of 2014 was submitted to OCSD for review and was found acceptable.

2. A new City of Fullerton Sewer Master Plan that was completed in October 2009 identified project-caused deficiencies in 880 feet long segment of sewer main located in Conejo Lane between Sunrise Lane and Camino Centroloma. In order to accommodate the project, the subject segment sewer main has to be upgraded from 10- inch diameter to 12- inch diameter pipe. For planning purposes, the preliminary cost for the sewer upgrade project is currently estimated at $ 463,000. The Property Owner shall complete subject sewer improvements prior to issuance of Temporary Occupancy Certificate for the Phase 1 of the project.

3. The new sewer system for the WCH Development shall be designed based on a detailed sewer analysis and calculations. Separate Sewer Improvement plans for public and private sewer systems shall be prepared by a California registered Civil Engineer in accordance with City of Fullerton Standard Drawings that are in effect at time of the issuance of the permits for subject sewer improvements and shall be submitted to Public Works Department for review and approval.

4. The entire sewer system consisting of sewer tributary areas A, B, C, and D that exclusively serve the project shall be privately owned, operated and maintained up to the point of connection to the existing public sewer system, or as otherwise determined by the Director of Public Works. The newly installed sewer in the collector road and Rosecrans Avenue will be added to City sewer main inventory and will be maintained by the City upon completion and acceptance.
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A. STORM WATER QUALITY
All water quality requirements for the NPDES storm water program shall be compliant with the latest regulations and guidance documents. California Regional Water Quality Control Board - Santa Ana Region Order No. R8-2009-0030, amended by Order R8-2010-0062 will be superseded by Draft Order No. R8-201S-0001, which is pending adoption. State Water Resources Control Board Construction General Permit, Order No. 2009-0009-0Wa NPDES No. CAS000002 has been amended by Order 2010-0014-DWQ and Order 2012-0006- DWQ. See PC Reso No. PC-2015-31, Exhibit A. Conditions of Approval, Condition H.

VIII. SEWER
1 . The Property Owner proposes four sewer tributary areas each served by a separate point of connection (WCH SPA #8, Exhibit #33 "Sewer Facilities). a. Tributary Area A, which includes Residential Neighborhood 1 located northeast of Robert E.

Ward Nature Preserve, will connect to an existing 8-inch sewer in Euclid Street b. Tributary Area B, which includes Residential Neighborhood 3, will connect to an eXisting 8- inch sewer stub provided for this area at Coyote Hills Drive c. Tributary Area C, which includes Residential Neighborhood 4, will connect to an eXisting 8- inch sewer main in Chantilly Way, just west of Gilbert Street d. Tributary Area D is the largest area covering the westerly half of the Property Owner's site.

This area includes Residential Neighborhoods 5 through 9, the multiple use area including 53 single-family residential lots, and the commercial shopping center site. The Property Owner proposes to install a new 8-inch sewer main in Rosecrans Avenue to convey sewer flow from the collector road/Rosecrans Avenue intersection to Orange County Sanitation District (OCSC) Miller-Holder Trunk Sewer located in Beach Boulevard. Sewer Analysis prepared by Walden & Associates in June of 2014 was submitted to OCSD for review and was found acceptable.

2. A new City of Fullerton Sewer Master Plan that was completed in October 2009 identified project-caused deficiencies in 880 feet long segment of sewer main located in Conejo Lane between Sunrise Lane and Camino Centroloma. In order to accommodate the project, the subject segment sewer main has to be upgraded from 10-inch diameter to 12-inch diameter pipe. For planning purposes, the preliminary cost for the sewer upgrade project is currently estimated at $463,000. The Property Owner shall complete subject sewer improvements prior to issuance of Temporary Occupancy Certificate for the Phase 1 of the project.

3. The new sewer system for the WCH Development shall be designed based on a detailed sewer analysis and calculations. Separate Sewer Improvement plans for public and private sewer systems shall be prepared by a California registered Civil Engineer in accordance with City of Fullerton Standard Drawings that are in effect at time of the issuance of the permits for subject sewer improvements and shall be submitted to Public Works Department for review and approval.

4. The entire sewer system conSisting of sewer tributary areas A, B, C, and D that exclusively serve the project shall be privately owned, operated and maintained up to the point of connection to the existing public sewer system, or as otherwise determined by the Director of Public Works. The newly installed sewer in the collector road and Rosecrans Avenue will be added to City sewer main inventory and will be maintained by the City upon completion and acceptance.

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5. All sewer mains ( public and/or private) shall be extended within street right of way. If any sewer main cannot be constructed within the street right of way, all-weather access/service roads shall be designed on grading plans as necessary to provide an adequate access to sewer manholes for repair and maintenance of sewer facilities. These access roads shall be designed and constructed in a manner as not to impact Habitat areas and as approved by the Director of Public Works.

IX. WATER

1. The Water System for the WCH Development shall be designed in accordance with the City of Fullerton November 1997 Water Master Plan, the City of Fullerton June 1998 WCH Hydraulic Analysis report, and a yet to be composed updated WCH Hydraulic Analysis report. The updated WCH Hydraulic Analysis report will reflect the Property Owner's latest version of the proposed development and shall be prepared by a Registered Civil Engineer and approved by the City. All water system components associated with the proposed development are subject to the approval of the Water System Manager.

2. The following list contains the major components to be included as part of the water system installation and modifications to be completed in conjunction with the proposed development prior to issuance of building permits:
a. A minimum 4 million gallon underground concrete reservoir (4A); increased capacity may be required if determined by the Director of Public Works b. Hydropneumatic tank ( 10, 000 gallon)
c. Zone 5 booster station (4A- 5, VFD)
d. Zone 5 fire pump (2D-5) at Tank Farm
e. Zone 4 booster station ( 2D- 4C) at Tank Farm with backup generator at the location approved by the City
f. Distribution and transmission water mains with looped connections to existing water system for pressure zones 5, 4C, and 3 ( at Muir Trail Drive, Gilbert Street, " Tank Farm", and Euclid Street) g. Complete fixed network automated meter reading system

3. The portion of the collector road immediately west of Euclid Street is located on the property owned by the City of Fullerton Water Enterprise. The Property Owner shall purchase the segment of the land needed for construction of said portion of the collector road from the Water Enterprise and dedicate the subject segment of the land for the street right of way purposes to the City of Fullerton by a separate instrument.

4. The Property Owner shall design and construct a new access road and the automated gate at the new entry to the Euclid tank site for City use. The new access road shall have sufficient width to accommodate service trucks movement at the Tank Farm.

5. The Property Owner shall relocate and/ or protect in place existing underground facilities associated with the Tank Farm that are affected by the construction of the proposed Street A .

6. The Property Owner shall install wrought iron fencing along the Tank Farm' s perimeter for the site security.

7. The Property Owner has a Water Delivery Agreement with the City of La Habra that was executed in March of 2011 ( PC Resolution No. PC- 2015- 31, Exhibit B). Under this agreement, 0309
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5. All sewer mains (public and/or private) shall be extended within street right of way. If any sewer main cannot be constructed within the street right of way, all-weather access/service roads shall be designed on grading plans as necessary to provide an adequate access to sewer manholes for repair and maintenance of sewer facilities. These access roads shall be designed and constructed in a manner as not to impact Habitat areas and as approved by the Director of Public Works.

IX. WATER

1. The Water System for the WCH Development shall be designed in accordance with the City of Fullerton November 1997 Water Master Plan, the City of Fullerton June 1998 WCH Hydraulic Analysis report, and a yet to be composed updated WCH Hydraulic Analysis report. The updated WCH Hydraulic Analysis report will reflect the Property Owner's latest version of the proposed development and shall be prepared by a Registered Civil Engineer and approved by the City. All water system components associated with the proposed development are subject to the approval of the Water System Manager.

2. The following list contains the major components to be included as part of the water system installation and modifications to be completed in conjunction with the proposed development prior to issuance of building permits:
a. A minimum 4 million gal/on underground concrete reservoir (4A); increased capacity may be required if determined by the Director of Public Works b. Hydropneumatic tank (10,000 gallon)
c. Zone 5 booster station (4A-5, VFD)
d. Zone 5 fire pump (20-5) at Tank Farm
e. Zone 4 booster station (2D-4C) at Tank Farm with backup generator at the location approved by the City
f. Distribution and transmission water mains with looped connections to existing water system for pressure zones 5, 4C, and 3 (at Muir Trail Drive, Gilbert Street, ''Tank Farm", and Euclid Street)
g. Complete fixed network automated meter reading system

3. The portion of the co/lector road immediately west of Euclid Street is located on the property owned by the City of Fullerton Water Enterprise. The Property Owner shall purchase the Water
segment of the land needed for construction of said portion of the collector road from the Enterprise and dedicate the subject segment of the land for the street right of way purposes to the City of Fullerton by a separate instrument.

4. The Property Owner shall deSign and construct a new access road and the automated gate at the new entry to the Euclid tank site for City use. The new access road shall have sufficient width to accommodate service trucks movement at the Tank Farm.

5. The Property Owner shall relocate and/or protect in place existing underground facilities associated with the Tank Farm that are affected by the construction of the proposed Street "An
,

6. The Property Owner shall install wrought iron fencing along the Tank Farm's perimeter for the site security.

7. The Property Owner has a Water Delivery Agreement with the City of La Habra that was executed in March of 2011 (PC Resolution No. PC-201S-31, Exhibit B). Under this agreement, PRJ03-00075A
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the Property Owner shall assign water rights to the City of Fullerton and plan, design, and construct delivery facilities.

8. The water system shall be installed throughout the development in accordance with a plan to Water be prepared by a registered Civil Engineer and submitted for review and approval by the System Management Division of the Public Works Department. The system shall be designed in conformance with the City of Fullerton's Water Utility Standard Specifications that are in effect at the time of the issuance of the permit for the subject water improvements. All water mains shall be located within public streets or dedicated public easements. When water mains cannot be constructed within the street right of way, all-weather access/ service roads shall be designed on grading plans as necessary to provide an adequate access for water facilities repair and maintenance of water facilities. These access roads shall be designed and constructed in a manner as not to impact Habitat areas and as approved by the Director of Public Works.

X. OPEN SPACE DISTRICT

1. WCH SPA # 8 identifies improvements to 355.2 acres of open space. The open space consists of four primary areas and includes the Robert E. Ward Nature preserve owned in fee by the City of Fullerton, and three open space areas located within Property Owner's site.

VTTM 17609 and Addendum No. 1 to FEIR identify additional 18 acres to be dedicated as open space in the area formerly identified as Neighborhood 2.

2. Open space areas shown as Lots A, B, and C on VTTM 17609 will be improved for permitted uses that include an extensive trail network, five Key Vista Points, drainage and water quality facilities, water storage facilities, public and private utilities, grading and slope restoration, fuel modification and service roads.

3. Open space areas shall be offered for dedication in fee for open space purposes to the City of Fullerton in a form of an Irrevocable Future Offer of Dedication in Fee on the Final Map( s). Separate lettered lots shall be designated to various elements of the open space areas such as trails, Vista Parks, and other facilities to allow acceptance of the improvements at various times upon their completion.

4. Additional requirements pertaining to open space and trail system improvements are included in PC Resolution No. PC-2015-31, Exhibit A, Conditions of Approval, Condition M.

A. RECREATIONAL TRAILS

1. The WCH trail network totals about 10 miles of recreational trails ( including 2 miles within Robert E. Ward Nature Preserve) and will provide linkages between residential neighborhoods and open space resources. This Recreational Trail System has been depicted on the VTTM and in the WCH SPA # 8. A Recreational Trail System Exhibit PC Resolution No. PC-2015- 31, Exhibit A, Conditions of Approval, Exhibit 1) identifies location of existing trails adjacent to or traversing the Property Owner' s site that will be improved by the project, the approximate location of new trails that will be developed as part of the project, location of trail heads, public vs. private ownership, access control points, and trail type. In addition to the trails in the Specific Plan, a public trail shall be designed and constructed through the area formerly designated as Neighborhood 2 as determined by the Parks and Recreation Department. 0310
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the Property Owner shall assign water rights to the City of Fullerton and plan, design, and construct delivery facilities.

8. The water system shall be installed throughout the development in accordance with a plan to be prepared by a registered Civil Engineer and submitted for review and approval by the Water System Management Division of the Public Works Department. The system shall be designed in conformance with the City of Fullerton's Water Utility Standard Specifications that are in effect at the time of the issuance of the permit for the subject water improvements. All water mains shall be located within public streets or dedicated public easements. When water mains cannot be constructed within the street right of way, all-weather access/service roads shall be designed on grading plans as necessary to provide an adequate access for water facilities repair and maintenance of water facilities. These access roads shall be designed and constructed in a manner as not to impact Habitat areas and as approved by the Director of Public Works.

X. OPEN SPACE DISTRICT

1. WCH SPA #8 identifies improvements to 355.2 acres of open space. The open space consists of four primary areas and includes the Robert E. Ward Nature preserve owned in fee by the City of Fullerton, and three open space areas located within Property Owner's site.

VTTM 17609 and Addendum No.1 to FEIR identify additional 18 acres to be dedicated as open space in the area formerly identified as Neighborhood 2.

2. Open space areas shown as Lots A, B, and C on VTTM 17609 will be improved for permitted uses that include an extensive trail network. five Key Vista Points, drainage and water quality facilities, water storage facilities, public and private utilities, grading and slope restoration, fuel modification and service roads.

3. Open space areas shall be offered for dedication in fee for open space purposes to the City of Fullerton in a form of an Irrevocable Future Offer of Dedication in Fee on the Final Map(s).

Separate lettered lots shall be designated to various elements of the open space areas such as trails, Vista Parks, and other facilities to allow acceptance of the improvements at various times upon their completion.

4. Additional requirements pertaining to open space and trail system improvements are included in PC Resolution No. PC-2015-31, Exhibit A. Conditions of Approval, Condition M.

A. RECREATIONAL TRAILS

1. The WCH trail network totals about 10 miles of recreational trails (including 2 miles within Robert E. Ward Nature Preserve) and will provide linkages between residential neighborhoods and open space resources. This Recreational Trail System has been depicted on the VTTM and in the WCH SPA #8. A Recreational Trail System Exhibit (PC Resolution No. PC-201S-31 , Exhibit A, Conditions of Approval. Exhibit 1) identifies location of existing trails adjacent to or traversing the Property Owner's site that will be improved by the project, the approximate location of new trails that will be developed as part of the project, location of trail heads, public vs. private ownership, access control points. and trail type. In addition to the trails in the Specific Plan, a public trail shall be designed and constructed through the area formerly designated as Neighborhood 2 as determined by the Parks and Recreation Department.

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2. The Property Owner will construct and/or improve four types of trails: regional, backbone, connector/feeder, and nature preserve trails. The trails shall be developed in accordance with the City of Fullerton Recreational Trail Design Standards and the WCH SPA # 8 ( Table 6) that include minimum tread and overall right of way width, maximum allowable grade, acceptable trails material, and associated improvements.

3. All interconnecting public and private trail systems shall be clearly differentiated in terms of signage and access controls to the satisfaction of Directors of Public Works, Parks and Recreation, and Community Development.

4. Where trails cross public or private streets, appropriate traffic control regulatory signage shall be provided. Where trails cross at signalized intersections, equestrian height signal activation buttons shall be provided in addition to pedestrian and/or bicyclist oriented controls. Where trails are located within service or maintenance access roads, an appropriate trail tread such as compacted base with rolled aggregate, fencing, signage and access controls shall be provided to accommodate recreational trail users and maintenance vehicles.

5. The design of the trail system, including grading, tread construction, erosion control, striping, signage, and fencing shall be submitted as a part of street improvements plans, separate trail improvement plans, and shall be approved by the Directors of Public Works and Parks and Recreation Departments prior to recordation of the Final Map( s).

6. Public trails shall be located within public easements and shall be dedicated to the City of Fullerton on the Final Map(s) for each affected phase except trails that are located on the property owned by the City in fee. Public access easements shall be dedicated at the locations of public trail crossings with private streets and common areas, and over private trails and sidewalks as necessary to provide a continuous public trail system.

7. Upon completion of the final trail system, a field survey shall be performed providing the exact alignment and configuration of the WCH SPA # 8 public trail system, including the improvements to the Robert E. Ward Nature Preserve. The final trail survey shall be submitted and approved prior to acceptance of the final trail improvements and release of any related improvement bonds.

Xl. STREETLIGHT SYSTEM

1. A privately owned and maintained onsite streetlight system shall be installed on interior streets and in private common areas in compliance with SPA # 8 and applicable codes and shall be subject to approval of the Directors of Public Works and Community Development.

2. The new public streetlight systems shall be installed along the new collector road (Street "A") and Property Owner's frontages on Rosecrans Avenue and Euclid Street, on Gilbert Street within the WCH boundaries, on the Gilbert Street Bridge, and at the street extensions of Coyote Hills Drive and Risner Way. A separate street lighting plan shall be prepared for the new streetlights to be installed within public right of way in accordance with the City of Fullerton Standards and Special Provisions for Ornamental Lighting. Street lighting plan(s) shall be submitted to the Public Works Department for review and approval. 0311
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2. The Property Owner will construct and/or improve four types of trails: regional, backbone, connector/feeder, and nature preserve trails. The trails shall be developed in accordance with the City of Fullerton Recreational Trail Design Standards and the WCH SPA #8 (Table 6) that include minimum tread and overall right of way width, maximum allowable grade, acceptable trails material, and associated improvements.

3. All interconnecting public and private trail systems shall be clearly differentiated in terms of signage and access controls to the satisfaction of Directors of Public Works, Parks and Recreation, and Community Development.

4. Where trails cross public or private streets, appropriate traffic control regulatory signage shall be provided. Where trails cross at signalized intersections, equestrian height signal activation buttons shall be provided in addition to pedestrian and/or bicyclist oriented controls. Where trails are located within service or maintenance access roads, an appropriate trail tread such as compacted base with rolled aggregate, fencing, signage and access controls shall be provided to accommodate recreational trail users and maintenance vehicles.

5. The design of the trail system, including grading, tread construction, erosion control, striping, signage, and fencing shall be submitted as a part of street improvements plans, separate trail improvement plans, and shall be approved by the Directors of Public Works and Parks and Recreation Departments prior to recordation of the Final Map(s).

6. Public trails shall be located within public easements and shall be dedicated to the City of Fullerton on the Final Map(s) for each affected phase except trails that are located on the property owned by the City in fee. Public access easements shall be dedicated at the locations of public trail crossings with private streets and common areas, and over private trails and sidewalks as necessary to provide a continuous public trail system.

7. Upon completion of the final trail system, a field survey shall be performed providing the exact alignment and configuration of the WCH SPA #8 public trail system, including the improvements to the Robert E. Ward Nature Preserve. The final trail survey shall be submitted and approved prior to acceptance of the final trail improvements and release of any related improvement bonds.

XI. STREETLIGHT SYSTEM

1. A privately owned and maintained onsite streetlight system shall be installed on interior streets and in private common areas in compliance with SPA #8 and applicable codes and shall be subject to approval of the Directors of Public Works and Community Development.

2. The new public streetlight systems shall be installed along the new collector road (Street "A") and Property Owner's frontages on Rosecrans Avenue and Euclid Street. on Gilbert Street within the WCH boundaries, on the Gilbert Street Bridge, and at the street extensions of Coyote Hills Drive and Risner Way. A separate street lighting plan shall be prepared for the new streetlights to be installed within public right of way in accordance with the City of Fullerton Standards and Special Provisions for Ornamental Lighting. Street lighting plan(s) shall be submitted to the Public Works Department for review and approval.

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3. The proposed public street lighting system shall be equipped with City-approved LED luminaires ( Cooper Navion, GE Evolve, or Leotek). The streetlight quantity and spacing shall be based on the photometric study that shall be prepared by the Property Owner and reviewed/ approved by the City Traffic Engineer.

4. The private streetlights shall be on separate circuits from the streetlights on the public streets.

XII. 1 UTILITIES

1. All utilities serving and/ or traversing the WCH, including electric, telephone, and cable TV shall be installed underground except as specified in the PC Resolution No. PC-2015-31, Exhibit A. Existing overhead facilities located on Rosecrans Avenue shall be undergrounded along the Property Owner's frontage.

XIII. TRAFFIC

1. The potential traffic impacts of the proposed project were evaluated in the Traffic Impact Analysis prepared by Kunzman Associates under supervision of the City Traffic Engineer in March 2006 ( DEIR, Volume 2, March 2006) and in an updated Traffic Validation Report prepared in 2014. The traffic analysis concluded that project implementation will not create a significant traffic impact, as defined by established City significance criteria. Project traffic will however, contribute to cumulative degradation of several intersections in the study area including: Bastanchury/Brea, Bastanchury/Harbor, Beach/ Malvern, Beach/ Rosecrans, Chapman/Harbor, Malvern/ Euclid, Imperial/Beach, and Imperial/ Harbor. The Property Owner will be required to pay traffic impact mitigation fees to provide financial resources for future public improvements planned for those intersections, to maintain City level of service standards, See PC Resolution No. PC-2015-31, Exhibit C, Mitigation Monitoring and Reporting Program, Mitigation Measure MM 4.2- 1, 2, 3,4.

2. The following new intersections shall be constructed and/or improved by the Property Owner, and shall be subject to approval of the City Traffic Engineer:
a. Signalized 3-way intersection of new collector road ( Street" A") and Rosecrans Avenue b. Non- signalized 4-way intersection of new collector road ( Street "An) and the extension of Coyote Hills Drive; traffic control measures shall be constructed at this intersection c. Non- signalized 3-way intersection of new collector road ( Street" A") and the extension of Risner Way; a traffic control measure shall be constructed at this intersection d. Non- signalized 3-way intersection of new collector road ( Street" A") and Euclid Street. The Property Owner shall perform a Traffic Signal Warrant Study at this location that evaluates traffic volumes, access delays and intersection collisions 2 years after intersection improvements have been constructed and opened to traffic. If the study determines that the traffic signal at the intersection of Street " A" and Euclid Street is warranted, the Property Owner shall design and install a new three-way traffic signal at subject location.

The Property Owner shall submit a cash bond in the amount of$ 350,000 to insure a traffic study, design, installation, and City' s review and inspection prior to recordation of the first Final Map( s) in Phase 1. If intersection collision history warrants the traffic signal at this location prior to the time for a Traffic Signal Warrant Study, the Property Owner will be required to design and install this traffic signal within 6 months from the time the warrant determination is made.

3. Street "A" and existing public streets that will be extended and/or improved as a part of the WCH project shall be striped and signed to comply with the Fullerton General Plan Update 0312
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3. The proposed public street lighting system shall be equipped with City-approved LED luminaires (Cooper Navion. GE Evolve. or Leotek). The streetlight quantity and spacing shall be based on the photometric study that shall be prepared by the Property Owner and reviewed/approved by the City Traffic Engineer.

4. The private streetlights shall be on separate circuits from the streetlights on the public streets.

XII. I. UTILITIES

1. All utilities serving and/or traversing the WCH, including electric, telephone. and cable TV shall be installed underground except as specified in the PC Resolution No. PC-2015-31, Exhibit A. Existing overhead facilities located on Rosecrans Avenue shall be undergrounded along the Property Owner's frontage.

XIII. TRAFFIC

1. The potential traffic impacts of the proposed project were evaluated in the Traffic Impact Analysis prepared by Kunzman Associates under supervision of the City Traffic Engineer in March 2006 (DEIR, Volume 2. March 2006) and in an updated Traffic Validation Report prepared in 2014. The traffic analysis concluded that project implementation will not create a significant traffic impact, as defined by established City significance criteria. Project traffic will however, contribute to cumulative degradation of several intersections in the study area including: Bastanchury/Brea, Bastanchury/Harbor. Beach/Malvern. Beach/Rosecrans, Chapman/Harbor. Malvern/Euclid, Imperial/Beach, and Imperial/Harbor. The Property Owner will be required to pay traffic impact mitigation fees to provide financial resources for future public improvements planned for those intersections, to maintain City level of service standards. See PC Resolution No. PC-2015-31, Exhibit C. Mitigation Monitoring and Reporting Program, Mitigation Measure MM 4.2-1,2,3,4.

2. The following new intersections shall be constructed and/or improved by the Property Owner, and shall be subject to approval of the City Traffic Engineer:
a. Signalized 3-way intersection of new collector road (Street "An) and Rosecrans Avenue b. Non-signalized 4-way intersection of new collector road (Street "An) and the extension of Coyote Hills Drive; traffic control measures shall be constructed at this intersection c. Non-signalized 3-way intersection of new collector road (Street "A") and the extension of Risner Way; a traffic control measure shall be constructed at this intersection d. Non-signalized 3-way intersection of new collector road (Street "A") and Euclid Street. The Property Owner shall perform a Traffic Signal Warrant Study at this location that evaluates traffic volumes, access delays and intersection collisions 2 years after intersection improvements have been constructed and opened to traffic. If the study determines that the traffic signal at the intersection of Street "AU and Euclid Street is warranted. the Property Owner shall design and install a new three-way traffic signal at subject location.

The Property Owner shall submit a cash bond in the amount of $350,000 to insure a traffic study. design, installation, and City's review and inspection prior to recordation of the first Final Map(s) in Phase 1. If intersection collision history warrants the traffic signal at this location prior to the time for a Traffic Signal Warrant Study, the Property Owner will be required to design and install this traffic signal within 6 months from the time the warrant determination is made.

3. Street UN and existing public streets that will be extended and/or improved as a part of the WCH project shall be striped and Signed to comply with the Fullerton General Plan Update PRJ03-00075A
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2012, Mobility Element. Limits of striping and signage may extend beyond the Property Owner limits as necessary to provide a safe transition between existing and new conditions. All arterial streets shall be provided with raised, reflective pavement markers.

4. The Property Owner shall install 2- inch diameter rigid conduit with pull rope and # 5 pull boxes every 200-feet along Property Owner's frontage on Rosecrans Avenue, Euclid Street, Gilbert Street, and Street " A" for traffic signal interconnect system as approved by City of Fullerton Traffic Engineer.

5. Traffic signal, striping and signage plans shall be prepared by a professional traffic engineer and shall be approved by the City's Traffic Engineer and the Director of Public Works.

6. Prior to issuance of the first grading permit in each phase, the Property Owner shall submit a Traffic Management Plan to the Public Works Department for review and approval. The Traffic Management Plan shall describe traffic control measures to be implemented during the construction phase of the project. It shall also identify construction haul routes, location of parking for public and construction workers, use of flagmen, any pedestrian- related impacts to sidewalks and intersection crossings. Implementation of the Traffic Management Plan will be monitored by the Public Works Department during all phases of the project construction.

XIV. MAINTENANCE RESPONSIBILITIES

1. The final precise boundaries and alignments of certain public and private improvements such as streets, open space, trails, drainage facilities, maintenance roads, landscaping, parkways, and sidewalks as indicated on the VTTM have not yet been perfected. Consequently, the ultimate delineation of maintenance responsibility limits and assignments will be determined based on the Final Map( s), precise grading and improvement plans, and as it will be specified in Subdivision Implementation Agreement per PC Resolution No. PC- 2015-31, Exhibit A, Standard Conditions of Approval, Condition 20.

2. The PC Resolution provides for the formation of a Landscaping and Lighting Maintenance District or other appropriate assessment district for the Property, to finance the maintenance of the project collector parkway and median landscaping ( No. PC- 2015-3lxxxx, Exhibit A, Conditions of Approval, Condition M, Item 14).

3. A separate Maintenance Agreement between the City and the Property Owner shall be prepared and submitted to the Director of Public Works Department for review and approval prior to recordation of Final Map( s), The Maintenance Agreement shall delineate the maintenance responsibilities between the City, HOA( s), Lighting and Landscaping Maintenance District, and Open Space Management Entity.

XV. PERMITS, BONDS, AND CASH

1. Prior to issuance of grading permits for each phase, all of the above public improvements shall be guaranteed to be installed by the execution of a subdivision agreement and secured by sufficient bonds or sureties for both Faithful Performance and Labor and Materials as required by the State Subdivision Map Act and in a form approved by the City Attorney.

2. In addition, all cash fees and deposits shall be collected by the City prior to issuance of grading permits for each phase.
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2012, Mobility Element. Limits of striping and signage may extend beyond the Property Owner limits as necessary to provide a safe transition between existing and new conditions. All arterial streets shall be provided with raised, reflective pavement markers.

4. The Property Owner shall install 2-inch diameter rigid conduit with pull rope and #5 pull boxes every 200-feet along Property Owner's frontage on Rosecrans Avenue, Euclid Street, Gilbert Street, and Street "A" for traffic signal interconnect system as approved by City of Fullerton Traffic Engineer.

5. Traffic signal, striping and signage plans shall be prepared by a professional traffic engineer and shall be approved by the City's Traffic Engineer and the Director of Public Works.

6. Prior to issuance of the first grading permit in each phase, the Property Owner shall submit a Traffic Management Plan to the Public Works Department for review and approval. The Traffic Management Plan shall describe traffic control measures to be implemented during the construction phase of the project. It shall also identify construction haul routes, location of parking for public and construction workers, use of flagmen, any pedestrian-related impacts to sidewalks and intersection crossings. Implementation of the Traffic Management Plan will be monitored by the Public Works Department during all phases of the project construction.

XIV. MAINTENANCE RESPONSIBILITIES
1 . The final precise boundaries and alignments of certain public and private improvements such as streets, open space, trails, drainage facilities, maintenance roads, landscaping, parkways, and sidewalks as indicated on the VITM have not yet been perfected. Consequently, the ultimate delineation of maintenance responsibility limits and aSSignments will be determined based on the Final Map(s), precise grading and improvement plans, and as it will be speCified in Subdivision Implementation Agreement per PC Resolution No. PC-2015-31, Exhibit A, Standard Conditions of Approval, Condition 20.

2. The PC Resolution provides for the formation of a Landscaping and Lighting Maintenance District or other appropriate assessment district for the Property, to finance the maintenance of the project collector parkway and median landscaping (No. PC-2015-31xxxx, Exhibit A.

Conditions of Approval, Condition M, Item 14).

3. A separate Maintenance Agreement between the City and the Property Owner shall be prepared and submitted to the Director of Public Works Department for review and approval prior to recordation of Final Map(s). The Maintenance Agreement shall delineate the maintenance responsibilities between the City, HOA(s), lighting and Landscaping Maintenance District, and Open Space Management Entity.

XV. PERMITS, BONDS, AND CASH

1. Prior to issuance of grading permits for each phase, all of the above public improvements shall be guaranteed to be installed by the execution of a subdivision agreement and secured by sufficient bonds or sureties for both Faithful Performance and Labor and Materials as required by the State Subdivision Map Act and in a form approved by the City Attorney.

2. In addition, all cash fees and deposits shall be collected by the City prior to issuance of grading permits for each phase.

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3. Public Works Department expenses for plan check, inspection, review, processing, and recordation of Final Map( s), will be charged against the reimbursable account created for the Property Owner. The initial $ 100,000 shall be deposited with the Public Works Department concurrently with the first review submittal of the Final Map( s) and/ or public improvement plans. Any amount remaining in the account after completion of the project will be refunded to the Property Owner. If the amount deposited is insufficient to complete the plan and map check review process, or to fund the Public Works Department's inspection services during construction, additional deposit(s) will be required as necessary to obtain City approval of Final Map( s), public improvement plans, and/or final acceptance of installed public improvements.

4. The Public Works Department utilizes consultant Licensed Land Surveyor companies for Final Map(s) check that are paid on a time and material basis. The average total fee range for similar subdivisions is $ 30, 000-$ 40,000 per map. The fees may exceed the upper range limit depending on the completeness and accuracy of the Final Map(s) submitted for review and the map surveyor's responsiveness to City surveyor's comments.

5. The Engineering staff will perform plan check and inspection services for this project on time and material basis that is estimated to total approximately 3- 5 percent of the cost of public improvements for plan check services and 3- 5 percent of the total cost of public improvements for inspection. In case the consultant firm is required to supplement staff's review efforts, the consultant plan check services shall be paid at the contract hourly rate on a time and material basis.

6. All of the above improvements, studies, designs, plans, calculations, and other requirements shall be installed, provided, and supplied by the Property Owner 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 that are in effect at the time of issuance of permits for subject improvements.

7. Final Map( s) shall be recorded with the Orange County Recorder's office within the time period designated by the Subdivision Map Act and prior to the issuance of building permits.

8. Prior to the issuance of building permits, the Property Owner shall obtain permission to abandon certain unneeded easements over the property, or to provide a title report or other verification establishing a record that all unneeded easements across the property have been abandoned.

XVI. COVENANTS, CONDITIONS AND RESTRICTIONS

1. The on- site landscaping, irrigation, and maintenance of private facilities are all amenities which are essential to this type of development and the comfort and wellbeing of future residents, tenants, and customers. Therefore, the documents, covenants, conditions, restrictions, and by-laws ( CC& Rs) of the HOA(s) shall be submitted to the Directors of Community Development and Public Works, and the City Attorney for review and approval prior to recordation of Final Map( s). See PC Resolution No. PC-2015-3lxxxx, Exhibit A, Standard Conditions of Approval, Condition 4.

2. All items as described elsewhere in this report or contained in the conditions of approval for this Property Owner shall be included in the CC& Rs and HOA(s) papers including the Maintenance Agreement as described above. The CC& Rs shall specifically reference that the 0314
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